GLADSTONE COMMERCIAL CORP 10-Q

Item 1. Financial Statements Gladstone Commercial Corporation Condensed Consolidated Balance Sheets (Dollars in Thousands, Except Share and Per Share Data) (Unaudited) June 30, 2026 December 31, 2025 ASSETS Real estate, at cost $ 1,418,722 $ 1,390,445 Less: accumulated depreciation 381,606 359,513 Total real estate, net 1,037,116 1,030,932 Lease intangibles, net 113,157 115,579 Real estate and related assets held for sale — 11,260 Cash and cash equivalents 10,361 10,810 Restricted cash 5,437 5,781 Funds held in escrow 2,266 5,336 Right-of-use assets from operating leases 3,575 3,707 Right-of-use assets from finance leases, net 2,836 2,877 Deferred rent receivable, net 49,205 47,922 Other assets 19,015 12,729 TOTAL ASSETS $ 1,242,968 $ 1,246,933 LIABILITIES, MEZZANINE EQUITY AND EQUITY LIABILITIES Mortgage notes payable, net $ 244,081 $ 250,193 Borrowings under Revolver 51,570 37,370 Borrowings under Term Loan A, Term Loan B and Term Loan C, net 398,046 397,702 Senior unsecured notes, net 158,353 158,201 Deferred rent liability, net 16,885 17,191 Operating lease liabilities 3,688 3,816 Finance lease liabilities 2,977 2,964 Asset retirement obligation 5,577 5,363 Accounts payable and accrued expenses 16,010 10,959 Liabilities related to assets held for sale — 397 Due to Adviser and Administrator (1) 3,478 3,223 Other liabilities 14,778 17,621 TOTAL LIABILITIES $ 915,443 $ 905,000 Commitments and contingencies (2) MEZZANINE EQUITY Series E and G redeemable preferred stock, net, par value $ 0.001 per share; $ 25 per share liquidation preference; 10,750,886 and 10,750,886 shares authorized; and 7,052,334 and 7,052,334 shares issued and outstanding at June 30, 2026 and December 31, 2025, respectively (3) $ 170,041 $ 170,041 TOTAL MEZZANINE EQUITY $ 170,041 $ 170,041 EQUITY Senior common stock, par value $ 0.001 per share; 950,000 shares authorized; and 378,766 and 379,223 shares issued and outstanding at June 30, 2026 and December 31, 2025, respectively (3) $ 1 $ 1 Common stock, par value $ 0.001 per share, 62,639,994 and 62,599,663 shares authorized; and 48,407,375 and 48,406,993 shares issued and outstanding at June 30, 2026 and December 31, 2025, respectively (3) 48 48 Series F redeemable preferred stock, par value $ 0.001 per share; $ 25 per share liquidation preference; 25,659,120 and 25,699,451 shares authorized and 716,971 and 750,247 shares issued and outstanding at June 30, 2026 and December 31, 2025, respectively (3) 1 1 Additional paid in capital 840,812 841,574 Accumulated other comprehensive income 9,768 3,314 Distributions in excess of accumulated earnings ( 693,257 ) ( 673,168 ) TOTAL STOCKHOLDERS' EQUITY $ 157,373 $ 171,770 OP Units held by Non-controlling OP Unitholders (3) 111 122 TOTAL EQUITY $ 157,484 $ 171,892 TOTAL LIABILITIES, MEZZANINE EQUITY AND EQUITY $ 1,242,968 $ 1,246,933 (1) Refer to Note 2 “Related Party Transactions” (2) Refer to Note 6 “Commitments and Contingencies” (3) Refer to Note 7 “Equity and Mezzanine Equity” The accompanying notes are an integral part of these condensed consolidated financial statements. 4 Table of Contents Gladstone Commercial Corporation Condensed Consolidated Statements of Operations and Comprehensive Income (Dollars in Thousands, Except Share and Per Share Data) (Unaudited) For the three months ended June 30, For the six months ended June 30, 2026 2025 2026 2025 Operating revenues Lease revenue $ 43,989 $ 39,533 $ 85,898 $ 77,034 Total operating revenues $ 43,989 $ 39,533 $ 85,898 $ 77,034 Operating expenses Depreciation and amortization $ 14,957 $ 14,249 $ 29,753 $ 27,492 Property operating expenses 7,157 7,258 14,192 14,158 Base management fee (1) 1,745 1,640 3,480 3,207 Incentive fee (1) 597 709 1,195 1,348 Administration fee (1) 622 590 1,293 1,212 General and administrative 1,181 1,400 2,187 2,284 Impairment charge — 9 — 9 Total operating expense before incentive fee waiver $ 26,259 $ 25,855 $ 52,100 $ 49,710 Incentive fee waiver (1) ( 22 ) ( 709 ) ( 619 ) ( 709 ) Total operating expenses $ 26,237 $ 25,146 $ 51,481 $ 49,001 Other (expense) income Interest expense $ ( 11,397 ) $ ( 10,058 ) $ ( 22,851 ) $ ( 19,196 ) Gain on sale of real estate, net 1,894 377 3,676 377 Other income (expense) 21 ( 72 ) ( 3 ) 559 Total other (expense) income, net $ ( 9,482 ) $ ( 9,753 ) $ ( 19,178 ) $ ( 18,260 ) Net income $ 8,270 $ 4,634 $ 15,239 $ 9,773 Net income available to OP Units held by Non-controlling OP Unitholders ( 4 ) ( 1 ) ( 7 ) ( 3 ) Net income available to the Company $ 8,266 $ 4,633 $ 15,232 $ 9,770 Distributions attributable to Series E, F, and G preferred stock ( 3,036 ) ( 3,085 ) ( 6,078 ) ( 6,193 ) Distributions attributable to senior common stock ( 99 ) ( 101 ) ( 197 ) ( 202 ) (Loss) gain on extinguishment of Series F preferred stock, net ( 7 ) 9 ( 3 ) ( 1 ) Net income available to common stockholders $ 5,124 $ 1,456 $ 8,954 $ 3,374 Income per weighted average share of common stock - basic & diluted Income available to common stockholders $ 0.11 $ 0.03 $ 0.18 $ 0.07 Weighted average shares of common stock outstanding Basic and Diluted 48,407,119 46,219,663 48,407,056 45,417,792 Earnings per weighted average share of senior common stock $ 0.26 $ 0.26 $ 0.52 $ 0.52 Weighted average shares of senior common stock outstanding - basic 379,078 387,496 379,150 387,136 Comprehensive income (loss) Change in unrealized gain (loss) related to interest rate hedging instruments, net $ 3,740 $ ( 2,344 ) $ 6,467 $ ( 6,360 ) Other comprehensive income (loss) 3,740 ( 2,344 ) 6,467 ( 6,360 ) Net income $ 8,270 $ 4,634 $ 15,239 $ 9,773 Comprehensive income $ 12,010 $ 2,290 $ 21,706 $ 3,413 Comprehensive income available to OP Units held by Non-controlling OP Unitholders ( 4 ) ( 1 ) ( 7 ) ( 3 ) Total comprehensive income available to the Company $ 12,006 $ 2,289 $ 21,699 $ 3,410 (1) Refer to Note 2 “Related Party Transactions” The accompanying notes are an integral part of these condensed consolidated financial statements. 5 Table of Contents Gladstone Commercial Corporation Condensed Consolidated Statements of Cash Flows (Dollars in Thousands) (Unaudited) For the six months ended June 30, 2026 2025 Cash flows from operating activities: Net income $ 15,239 $ 9,773 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 29,753 27,492 Impairment charge — 9 Gain on sale of real estate, net ( 3,676 ) ( 377 ) Amortization of deferred financing costs 1,341 913 Amortization of deferred rent asset and liability, net ( 2,508 ) ( 2,996 ) Straight-line rent adjustment ( 1,596 ) ( 1,207 ) Receipt of sales-type lease receivable — 18,618 Amortization of discount and premium on assumed debt, net 2 15 Asset retirement obligation expense 74 68 Amortization of right-of-use asset from operating leases and operating lease liabilities, net 4 3 Amortization of right-of-use asset finance lease liabilities, net 13 9 Operating changes in assets and liabilities Decrease in other assets ( 1,680 ) ( 1,374 ) Increase in accounts payable and accrued expenses 554 4,149 Increase in amount due to Adviser and Administrator 255 471 Decrease in other liabilities ( 1,003 ) ( 1,784 ) Leasing commissions ( 1,301 ) ( 250 ) Net cash provided by operating activities $ 35,471 $ 53,532 Cash flows from investing activities: Acquisition of real estate and related intangible assets $ ( 23,004 ) $ ( 153,067 ) Improvements of existing real estate ( 2,094 ) ( 7,182 ) Proceeds from sale of real estate 14,616 4,846 Receipts from tenants for reserves 422 934 Payments to tenants from reserves ( 808 ) ( 998 ) Deposits on future acquisitions ( 100 ) ( 1,450 ) Deposits applied against acquisition of real estate investments — 1,450 Net cash used in investing activities $ ( 10,968 ) $ ( 155,467 ) Cash flows from financing activities: Proceeds from issuance of equity $ — $ 38,954 Offering costs paid — ( 551 ) Redemption of Series F preferred stock ( 921 ) ( 2,383 ) Payments for deferred financing costs ( 108 ) ( 199 ) Receipts from lenders for funds held in escrow 3,447 — Payments to lenders for funds held in escrow ( 377 ) ( 361 ) Principal repayments on mortgage notes payable ( 6,397 ) ( 11,988 ) Borrowings from revolving credit facility 62,600 166,200 Repayments on revolving credit facility ( 48,400 ) ( 73,730 ) Borrowings on unsecured term loan — 20,000 Increase in security deposits 40 247 Distributions paid to common, senior common, preferred stock and Non-controlling OP Unitholders ( 35,180 ) ( 33,428 ) Net cash (used in) provided by financing activities $ ( 25,296 ) $ 102,761 Net (decrease) increase in cash, cash equivalents, and restricted cash $ ( 793 ) $ 826 Cash, cash equivalents, and restricted cash at beginning of period $ 16,591 $ 15,074 Cash, cash equivalents, and restricted cash at end of period $ 15,798 $ 15,900 NON-CASH INFORMATION 6 Table of Contents Tenant funded fixed asset improvements included in deferred rent liability, net $ 2,316 $ — Unrealized gain (loss) related to interest rate hedging instruments, net $ 6,467 $ ( 6,360 ) Right-of-use asset from finance leases $ — $ 2,938 Finance lease liabilities $ — $ ( 2,938 ) Capital improvements included in accounts payable and accrued expenses $ 5,399 $ 6,724 Increase in asset retirement obligation in connection with acquisition $ 140 $ 93 Dividends paid on Series F preferred stock via additional share issuances $ 161 $ 248 (1) Prior period conformed to current presentation. The following table provides a reconciliation of cash, cash equivalents and restricted cash reported within the condensed consolidated balance sheets that sum to the total of the same amounts shown in the condensed consolidated statements of cash flows (dollars in thousands): For the six months ended June 30, 2026 2025 Cash and cash equivalents $ 10,361 $ 11,660 Restricted cash 5,437 4,240 Total cash, cash equivalents, and restricted cash shown in the consolidated statement of cash flows $ 15,798 $ 15,900 The accompanying notes are an integral part of these condensed consolidated financial statements. 7 Table of Contents Gladstone Commercial Corporation Notes to Condensed Consolidated Financial Statements (Unaudited) 1. Organization, Basis of Presentation and Significant Accounting Policies Gladstone Commercial Corporation is a real estate investment trust (“REIT”) that was incorporated under the General Corporation Law of the State of Maryland on February 14, 2003. We focus on acquiring, owning and managing primarily industrial and office properties. Subject to certain restrictions and limitations, our business is managed by Gladstone Management Corporation, a Delaware corporation (the “Adviser”), and administrative services are provided by Gladstone Administration, LLC, a Delaware limited liability company (the “Administrator”), each pursuant to a contractual arrangement with us. Our Adviser and Administrator collectively employ all of our personnel and pay their salaries, benefits, and general expenses directly. Gladstone Commercial Corporation conducts substantially all of its operations through a subsidiary, Gladstone Commercial Limited Partnership, a Delaware limited partnership (the “Operating Partnership”). As of June 30, 2026, we owned 151 properties totaling 17.7 million square feet across 27 states. All references herein to “we,” “our,” “us” and the “Company” mean Gladstone Commercial Corporation and its consolidated subsidiaries, except where it is made clear that the term means only Gladstone Commercial Corporation. Interim Financial Information Our interim financial statements are prepared in accordance with generally accepted accounting principles (“GAAP”) for interim financial information and pursuant to the requirements for reporting on Form 10-Q and in accordance with Article 10 of Regulation S-X. Accordingly, certain disclosures accompanying annual financial statements prepared in accordance with GAAP are omitted. The year-end balance sheet data presented herein was derived from audited financial statements but does not include all disclosures required by GAAP. In the opinion of our management, all adjustments, consisting solely of normal recurring accruals, necessary for the fair statement of financial statements for the interim period, have been included. The interim financial statements and notes thereto should be read in conjunction with the financial statements and notes thereto included in our Annual Report on Form 10-K for the year ended December 31, 2025, as filed with the U.S. Securities and Exchange Commission (the “SEC”) on February 18, 2026. The results of operations for the three and six months ended June 30, 2026 are not necessarily indicative of the results that may be expected for other interim periods or for the full 2026 fiscal year. Use of Estimates The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. We base our estimates on historical experience and on various other assumptions that are believed to be reasonable under the circumstances, the results of which form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions. Significant Accounting Policies The preparation of our financial statements in accordance with GAAP requires management to make judgments that are subjective in nature and requires management to make certain estimates and assumptions. Application of these accounting policies involves the exercise of judgment regarding the use of assumptions as to future uncertainties, and as a result, actual results could materially differ from these estimates. A summary of all of our significant accounting policies is provided in Note 1, “Organization, Basis of Presentation and Significant Accounting Policies,” to our consolidated financial statements included in our Annual Report on Form 10-K for the year ended December 31, 2025. There were no material changes to our critical accounting policies during the three and six months ended June 30, 2026. Segment Reporting Our current business strategy includes one reporting segment: Real Estate Rental Operations. We generate revenues, earnings, net income, and cash flows through our single segment as follows: We collect rent from our tenants through operating leases, including reimbursements for the majority of our property operating costs. We expect to generate earnings growth by increasing rents, maintaining high occupancy rates, and controlling expenses. The primary drivers of our revenue growth will be the rolling of in-place leases to current market rents when such leases expire, and the acquisition of new properties. We believe our active portfolio management, combined with the skills of our asset management team will allow us to maximize net income across our portfolio. 8 Table of Contents Our Chief Operating Decision Maker (“CODM”) is our Chief Executive Officer. The CODM uses consolidated net income to make decisions about allocating resources to individual properties and assessing performance. The CODM will sometimes reference other metrics, including net operating income; however, as net income is the measure most consistent with the amounts disclosed in the consolidated financial statements, only consolidated net income is disclosed. Recently Issued Accounting Pronouncements In November 2024, the FASB issued ASU 2024-03, “Income Statement - Reporting Comprehensive Income-Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses” (“ASU 2024-03”). ASU 2024-03 requires public entities to disaggregate specific types of expenses, including disclosures for depreciation, intangible asset amortization, and selling expenses. ASU 2024-03 is effective for fiscal years beginning after December 15, 2026, with prospective application required and retrospective application or early adoption permitted. We are currently evaluating the impact from adopting ASU 2024-03 on our consolidated financial statements and disclosures. 2. Related Party Transactions Gladstone Management and Gladstone Administration We are externally managed pursuant to contractual arrangements with our Adviser and our Administrator, which collectively employ all of our personnel and pay their salaries, benefits, and general expenses directly. Both our Adviser and Administrator are affiliates of ours, as their parent company is owned and controlled by Mr. David Gladstone, our chairman, who also serves as the chairman and chief executive officer of our Adviser and our Administrator. Our president and chief executive officer, Mr. Arthur “Buzz” Cooper, is also an executive vice president of commercial and industrial real estate of our Adviser. Mr. John Sateri, our chief investment officer, also serves in the same role for our Adviser. Mr. Michael LiCalsi, our chief administrative officer, co-general counsel, and co-secretary, also serves in the same roles for our Adviser and Administrator (in addition to serving as president of our Administrator). Mr. Erich Hellmold, our co-general counsel and co-secretary, also serves in the same roles for our Adviser and Administrator. We have entered into an advisory agreement with our Adviser, as amended from time to time (the “Advisory Agreement”), and an administration agreement with our Administrator (the “Administration Agreement”). The services and fees under the Advisory Agreement and Administration Agreement are described below. As of June 30, 2026 and December 31, 2025, $ 3.5 million and $ 3.2 million, respectively, was collectively due to our Adviser and Administrator, pursuant to the Advisory Agreement and Administration Agreement. Our entrance into the Advisory Agreement and each amendment thereto has been approved unanimously by our Board of Directors. Our Board of Directors reviews and considers renewing the agreements with our Adviser and Administrator annually, typically during the month of July. During its July 2026 meeting, our Board of Directors reviewed and renewed the Advisory Agreement and the Administration Agreement for an additional year, through August 31, 2027. Base Management Fee The base management fee is payable quarterly in arrears and calculated at an annual rate of 0.425 % ( 0.10625 % per quarter) of the prior calendar quarter’s “Gross Tangible Real Estate,” defined in the Advisory Agreement as the current gross value of our property portfolio (meaning the aggregate of each property’s original acquisition price plus the cost of any subsequent capital improvements thereon). For the three and six months ended June 30, 2026, we recorded a base management fee of $ 1.7 million and $ 3.5 million, respectively. For the three and six months ended June 30, 2025, we recorded a base management fee of $ 1.6 million and $ 3.2 million, respectively. Incentive Fee Pursuant to the Advisory Agreement, the calculation of the incentive fee rewards the Adviser in circumstances where our quarterly Core FFO (defined at the end of this paragraph), before giving effect to any incentive fee, or pre-incentive fee Core FFO, exceeds 2.0 % quarterly, or 8.0 % annualized, of adjusted total stockholders’ equity (after giving effect to the base management fee but before giving effect to the incentive fee). We refer to this as the hurdle rate. The Adviser will receive 15.0 % of the amount of our pre-incentive fee Core FFO that exceeds the new hurdle rate. However, in no event shall the incentive fee for a particular quarter exceed by 15.0 % (the cap) the average quarterly incentive fee paid by us for the previous four quarters (excluding quarters for which no incentive fee was paid). Core FFO, as defined in the Advisory Agreement, is GAAP net income (loss) available (attributable) to common stockholders, excluding the incentive fee, depreciation and 9 Table of Contents amortization, any realized and unrealized gains, losses or other non-cash items recorded in net income (loss) available (attributable) to common stockholders for the period, and one-time events pursuant to changes in GAAP. On July 11, 2023, the Company amended and restated the Advisory Agreement by entering into the Eighth Amended and Restated Investment Advisory Agreement between the Company and the Adviser (the “Eighth Amended Advisory Agreement”), as approved unanimously by our Board of Directors, including specifically our independent directors. The Eighth Amended Advisory Agreement clarified that for any future quarter whereby an incentive fee would exceed by greater than 15 % the average quarterly incentive fee paid, the measurement would be versus the last four quarters where an incentive fee was actually paid. The calculation of all other fees was unchanged. For the three and six months ended June 30, 2026, we recorded an incentive fee of $ 0.6 million and $ 1.2 million, respectively, offset by credits related to non-contractual, unconditional, and irrevocable waivers issued by the Adviser of $ 0.02 million and $ 0.6 million, respectively. For the three and six months ended June 30, 2025, we recorded an incentive fee of $ 0.7 million and $ 1.3 million, respectively, offset by credits related to non-contractual, unconditional, and irrevocable waivers issued by the Adviser of $ 0.7 million and $ 0.7 million, respectively. Capital Gain Fee Under the Advisory Agreement, we will pay to the Adviser a capital gain-based incentive fee that will be calculated and payable in arrears as of the end of each fiscal year (or upon termination of the Advisory Agreement). In determining the capital gain fee, we will calculate aggregate realized capital gains and aggregate realized capital losses for the applicable time period. For this purpose, aggregate realized capital gains and losses, if any, equals the realized gain or loss calculated by the difference between the sales price of the property, less any costs to sell the property and the current gross value of the property (equal to the property’s original acquisition price plus any subsequent non-reimbursed capital improvements) of the disposed property. At the end of the fiscal year, if this number is positive, then the capital gain fee payable for such time period shall equal 15.0 % of such amount. No capital gain fee was recognized during the three and six months ended June 30, 2026 or 2025. Termination Fee The Advisory Agreement includes a termination fee clause whereby, in the event of our termination of the agreement without cause (with 120 days’ prior written notice and the vote of at least two-thirds of our independent directors), a termination fee would be payable to the Adviser equal to two times the sum of the average annual base management fee and incentive fee earned by the Adviser during the 24 -month period prior to such termination. A termination fee is also payable if the Adviser terminates the Advisory Agreement after we have defaulted and applicable cure periods have expired. The Advisory Agreement may also be terminated for cause by us (with 30 days’ prior written notice and the vote of at least two-thirds of our independent directors), with no termination fee payable. Cause is defined in the Advisory Agreement to include if the Adviser breaches any material provisions thereof, the bankruptcy or insolvency of the Adviser, dissolution of the Adviser and fraud or misappropriation of funds. Administration Agreement Under the terms of the Administration Agreement, we pay separately for our allocable portion of the Administrator’s overhead expenses in performing its obligations to us including, but not limited to, rent and our allocable portion of the salaries and benefits expenses of our Administrator’s employees, including, but not limited to, our chief financial officer, treasurer, chief compliance officer, chief administrative officer, co-general counsels and co-secretaries (Mr. LiCalsi also serves as our Administrator’s president), and their respective staffs. Our allocable portion of the Administrator’s expenses are generally derived by multiplying our Administrator’s total expenses by the approximate percentage of time the Administrator’s employees perform services for us in relation to their time spent performing services for all companies serviced by our Administrator under contractual agreements. We believe that the methodology of allocating the Administrator’s total expenses by approximate percentage of time services were performed among all companies serviced by our Administrator more closely approximates fees paid for actual services performed. For the three and six months ended June 30, 2026, we recorded an administration fee of $ 0.6 million and $ 1.3 million, respectively. For the three and six months ended June 30, 2025, we recorded an administration fee of $ 0.6 million and $ 1.2 million, respectively. Gladstone Securities Gladstone Securities, LLC (“Gladstone Securities”), is a privately held broker dealer registered with the Financial Industry Regulatory Authority (“FINRA”) and insured by the Securities Investor Protection Corporation (“SIPC”). Gladstone Securities 10 Table of Contents is an affiliate of ours, as its parent company is owned and controlled by David Gladstone, our chairman. Mr. Gladstone also serves on the board of managers of Gladstone Securities. Mortgage Financing Arrangement Agreement We entered into an agreement with Gladstone Securities, effective June 18, 2013, for it to act as our non-exclusive agent to assist us with arranging mortgage financing for our owned properties. In connection with this engagement, Gladstone Securities will, from time to time, continue to solicit the interest of various commercial real estate lenders or recommend to us third-party lenders offering credit products or packages that are responsive to our needs. We pay Gladstone Securities a financing fee in connection with the services it provides to us for securing mortgage financing on any of our properties. The amount of these financing fees, which are payable upon closing of the financing, are based on a percentage of the amount of the mortgage, generally ranging from 0.15 % to a maximum of 1.00 % of the mortgage obtained. The amount of the financing fees may be reduced or eliminated, as determined by us and Gladstone Securities, after taking into consideration various factors, including, but not limited to, the involvement of any third-party brokers and market conditions. We did not pay financing fees to Gladstone Securities during the three and six months ended June 30, 2026 and 2025. Our Board of Directors renewed the agreement for an additional year, through August 31, 2027, at its July 2026 meeting. Dealer Manager Agreement On February 20, 2020, we entered into a dealer manager agreement, as amended on February 9, 2023 (the “Dealer Manager Agreement”), whereby Gladstone Securities acted as the exclusive dealer manager in connection with our offering (the “Offering”) of up to (i) 20,000,000 shares of 6.00 % Series F Cumulative Redeemable Preferred Stock, par value $ 0.001 per share (the “Series F Preferred Stock”), on a “reasonable best efforts” basis (the “Primary Offering”), and (ii) 6,000,000 shares of Series F Preferred Stock pursuant to our distribution reinvestment plan (the “DRIP”) to those holders of the Series F Preferred Stock who participated in such DRIP. Prior to the effectiveness of the Company’s Registration Statement on Form S-3 (File No. 333-277877) (the “2024 Registration Statement”), the Series F Preferred Stock was registered with the SEC pursuant to an automatic shelf registration statement on Form S-3 (File No. 333-268549), as amended and supplemented (the “2022 Registration Statement”), under the Securities Act of 1933, as amended, and was offered and sold pursuant to a prospectus supplement, dated February 9, 2023, and a base prospectus dated November 23, 2022 relating to the 2022 Registration Statement. During the years ended December 31, 2020, 2021 and 2022, the Series F Preferred Stock was registered with the SEC pursuant to a registration statement on Form S-3 (File No. 333-236143) (the “2020 Registration Statement”), and offered and sold pursuant to a prospectus supplement, dated February 20, 2020, and a base prospectus dated February 11, 2020. Under the Dealer Manager Agreement, Gladstone Securities, as dealer manager, provided certain sales, promotional and marketing services to us in connection with the Offering, and we paid Gladstone Securities (i) selling commissions of 6.0 % of the gross proceeds from sales of Series F Preferred Stock in the Primary Offering (the “Selling Commissions”), and (ii) a dealer manager fee of 3.0 % of the gross proceeds from sales of Series F Preferred Stock in the Primary Offering (the “Dealer Manager Fee”). No Selling Commissions or Dealer Manager Fee are paid with respect to shares sold pursuant to the DRIP. Gladstone Securities had sole discretion to re-allow for payment of a portion of the Dealer Manager Fee to participating broker-dealers in support of the Offering. We did not pay fees to Gladstone Securities during the three and six months ended June 30, 2026 in connection with the Offering, as the Offering was terminated according to its terms on June 1, 2025. We paid fees of $ 4,950 and $ 0.03 million to Gladstone Securities during the three and six months ended June 30, 2025, respectively, in connection with the Offering. 3. Real Estate and Intangible Assets Real Estate The following table sets forth the components of our investments in real estate as of June 30, 2026 and December 31, 2025, respectively, excluding real estate held for sale (dollars in thousands): June 30, 2026 December 31, 2025 Real estate: Land (1) $ 153,385 $ 150,873 Building and improvements 1,207,539 1,183,036 Tenant improvements 57,798 56,536 Accumulated depreciation ( 381,606 ) ( 359,513 ) Real estate, net $ 1,037,116 $ 1,030,932 11 Table of Contents (1) This amount includes $ 2,711 of land value subject to land lease agreements which we may purchase at our option for a nominal fee. Real estate depreciation expense on building and tenant improvements was $ 11.1 million and $ 22.1 million, respectively, for the three and six months ended June 30, 2026. Real estate depreciation expense on building and tenant improvements was $ 10.5 million and $ 20.3 million, respectively, for the three and six months ended June 30, 2025. Acquisitions We acquired one industrial property during the six months ended June 30, 2026, and we acquired ten industrial properties during the six months ended June 30, 2025. The acquisitions are summarized below (dollars in thousands): Six Months Ended June 30, 2026 Location Aggregate Number of Properties (unaudited) Acquisition Date Aggregate Square Footage (unaudited) Weighted Average Remaining Lease Term at Time of Acquisition Aggregate Purchase Price Aggregate Capitalized Acquisition Expenses Newport News, VA 1 May 20, 2026 153,890 5.9 years $ 23,004 $ 254 1 153,890 5.9 years $ 23,004 $ 254 Six Months Ended June 30, 2025 Location Aggregate Number of Properties (unaudited) Acquisition Date Aggregate Square Footage (unaudited) Weighted Average Remaining Lease Term at Time of Acquisition Aggregate Purchase Price Aggregate Capitalized Acquisition Expenses Houston, TX 5 February 19, 2025 215,474 10.0 years $ 29,457 $ 207 Dallas, TX 1 March 28, 2025 140,304 11.3 years 44,268 268 Germantown, WI 1 May 9, 2025 303,991 19.4 years 62,851 151 Harrison Township, MI 3 June 25, 2025 215,102 10.0 years 16,491 241 10 874,871 14.3 years $ 153,067 $ 867 We determined the fair value of assets acquired and liabilities assumed related to the properties acquired during the six months ended June 30, 2026 and 2025 as follows (dollars in thousands): Six Months Ended June 30, 2026 Six Months Ended June 30, 2025 Acquired assets and liabilities Purchase price Purchase price Land $ 1,819 $ 10,640 (1) Building 16,500 117,074 Tenant Improvements 1,262 1,145 In-place Leases 1,254 10,376 Leasing Costs 544 11,595 Customer Relationships 1,741 4,285 Above Market Leases — 67 Below Market Leases ( 116 ) ( 2,115 ) (2) Total Purchase Price $ 23,004 $ 153,067 (1) The Dallas-Fort Worth, Texas property that we acquired is subject to a ground lease, therefore there is no land asset included on the condensed consolidated balance sheets. (2) This amount includes $ 250 of prepaid rent included in Other liabilities on the condensed consolidated balance sheets related to sale-leaseback acquisitions. Land Acquisition On June 25, 2026, we acquired a parcel of unimproved land adjacent to our Clintonville, Wisconsin property for $ 0.7 million. The land will be used to construct an approximately 86,000 square foot expansion of the current facility. 12 Table of Contents Future Lease Payments Future operating lease payments from tenants under non-cancelable leases, excluding tenant reimbursement of expenses, for the six months ending December 31, 2026 and each of the five succeeding fiscal years and thereafter is as follows (dollars in thousands): Year Tenant Lease Payments Six Months Ending December 31, 2026 $ 70,782 2027 127,283 2028 117,676 2029 111,603 2030 103,090 2031 94,893 Thereafter 500,849 In accordance with the lease terms, substantially all operating expenses are required to be paid by the tenant directly, or reimbursed to us by the tenant; however, we would be required to pay operating expenses on the respective properties in the event the tenants fail to pay them. Lease Revenue Reconciliation The table below sets forth the allocation of lease revenue between fixed contractual payments and variable lease payments for the three and six months ended June 30, 2026 and 2025, respectively (dollars in thousands): For the three months ended June 30, Lease revenue reconciliation 2026 2025 $ Change % Change Fixed lease payments $ 38,911 $ 34,328 $ 4,583 13.4 % Variable lease payments 5,078 5,205 ( 127 ) ( 2.4 ) % $ 43,989 $ 39,533 $ 4,456 11.3 % For the six months ended June 30, Lease revenue reconciliation 2026 2025 $ Change % Change Fixed lease payments $ 75,637 $ 66,775 $ 8,862 13.3 % Variable lease payments 10,261 10,259 2 — % $ 85,898 $ 77,034 $ 8,864 11.5 % Sales-Type Leases There was no sales-type lease activity in the three and six months ended June 30, 2026. During the six months ended June 30, 2025, we had one lease classified as a sales-type lease. We recorded a sales-type lease receivable of $ 18.5 million in the condensed consolidated balance sheets, net of $ 0.02 million in allowance for credit loss. For the three and six months ended June 30, 2025, the interest income earned from sales-type leases of $ 0.1 million and $ 0.5 million, respectively, was included in other income in the condensed consolidated statements of operations. In developing the expected credit loss, we reviewed the tenant’s credit rating, which is AA- stable, performed a collectability analysis, and confirmed they were current on payments as of June 30, 2025. On April 1, 2025, the tenant exercised their purchase option provided in their lease agreement with us. The sale transaction was completed on April 30, 2025, resulting in the realization of the sales-type lease receivable from the condensed consolidated balance sheets. Refer to see Note 4, “Real Estate Dispositions, Held for Sale, and Impairment Charges” for additional detail. 13 Table of Contents Intangible Assets The following table summarizes the carrying value of intangible assets, liabilities and the accumulated amortization for each intangible asset and liability class as of June 30, 2026 and December 31, 2025, respectively, excluding real estate held for sale (dollars in thousands): June 30, 2026 December 31, 2025 Lease Intangibles Accumulated Amortization Lease Intangibles Accumulated Amortization In-place leases $ 111,214 $ ( 72,768 ) $ 109,960 $ ( 69,932 ) Leasing costs 107,670 ( 58,534 ) 105,468 ( 55,214 ) Customer relationships 66,931 ( 41,356 ) 65,190 ( 39,893 ) $ 285,815 $ ( 172,658 ) $ 280,618 $ ( 165,039 ) Deferred Rent Receivable/(Liability) Accumulated (Amortization)/Accretion Deferred Rent Receivable/(Liability) Accumulated (Amortization)/Accretion Above market leases $ 11,843 $ ( 10,364 ) $ 11,843 $ ( 10,135 ) Below market leases and deferred revenue ( 60,362 ) 43,477 ( 57,930 ) 40,739 Total amortization expense related to in-place leases, leasing costs and customer relationship lease intangible assets was $ 3.8 million and $ 7.7 million, respectively, for the three and six months ended June 30, 2026 and $ 3.8 million and $ 7.2 million, respectively, for the three and six months ended June 30, 2025, and is included in depreciation and amortization expense in the condensed consolidated statements of operations and comprehensive income. Total amortization related to above-market lease values was $ 0.1 million and $ 0.2 million for the three and six months ended June 30, 2026, respectively, and $ 0.1 million and $ 0.2 million for the three and six months ended June 30, 2025, respectively, and is included in lease revenue in the condensed consolidated statements of operations and comprehensive income. Total amortization related to below-market lease values was $ 1.2 million and $ 2.7 million for the three and six months ended June 30, 2026, respectively, and $ 1.6 million and $ 3.2 million for the three and six months ended June 30, 2025, respectively, and is included in lease revenue in the condensed consolidated statements of operations and comprehensive income. We acquired one industrial property during the six months ended June 30, 2026, and acquired ten industrial properties during the six months ended June 30, 2025. The weighted average amortization periods in years for the intangible assets acquired and liabilities assumed during the six months ended June 30, 2026 and 2025, were as follows: Intangible Assets & Liabilities June 30, 2026 June 30, 2025 In-place leases 5.9 13.9 Leasing costs 5.9 13.9 Customer relationships 5.9 18.6 Above market leases 0.0 19.4 Below market leases 5.9 10.7 All intangible assets & liabilities 5.9 15.1 4. Real Estate Dispositions, Held for Sale, and Impairment Charges Real Estate Dispositions During the six months ended June 30, 2026, we continued to execute our capital recycling program, under which we sell properties and redeploy proceeds to either fund property acquisitions in our target secondary growth markets, or repay outstanding debt. We expect to continue to execute our capital recycling plan and sell properties as reasonable disposition opportunities become available. We sold one property, located in Charlotte, North Carolina, and a portion of a land parcel, located in Ocala, Florida, during the six months ended June 30, 2026, which are summarized in the table below (dollars in thousands): 14 Table of Contents Aggregate Square Footage Sold Aggregate Sales Price Aggregate Sales Costs Aggregate Gain on Sale of Real Estate, net 161,458 $ 14,899 $ 283 $ 3,676 Our property disposition during the six months ended June 30, 2026 was not classified as discontinued operations because it did not represent a strategic shift in operations, nor will it have a major effect on our operations and financial results. Accordingly, the operating results of this property is included within continuing operations for all periods reported. The table below summarizes the components of operating income from the property disposed of during the three and six months ended June 30, 2026 and 2025 (dollars in thousands): For the three months ended June 30, For the six months ended June 30, 2026 2025 2026 2025 Operating revenue $ 2,325 $ 213 $ 2,513 $ 425 Operating expense 8 169 13 337 Other income, net 1,894 (1) — 1,894 (1) — Income from real estate and related assets sold $ 4,211 $ 44 $ 4,394 $ 88 (1) Includes a $ 1.9 million gain on sale of real estate, net, from one property sale. We sold one property and completed the sale transaction related to one property during the six months ended June 30, 2025. Real Estate Held for Sale At June 30, 2026, we did not have any properties classified as held for sale. At December 31, 2025, we had one property classified as held for sale, located in Charlotte, North Carolina, and a portion of a land parcel held for sale, located in Ocala, Florida, both of which have been sold as described above. The table below summarizes the components of the assets and liabilities held for sale at December 31, 2025, reflected on the accompanying condensed consolidated balance sheets (dollars in thousands): December 31, 2025 Assets Held for Sale Total real estate held for sale $ 10,428 Lease intangibles, net 832 Total Assets Held for Sale $ 11,260 Liabilities Held for Sale Deferred rent liability, net $ 397 Total Liabilities Held for Sale $ 397 Impairment Charges We evaluated our portfolio for triggering events to determine if any of our held and used assets were impaired during the six months ended June 30, 2026 and did not recognize any impairment charge. We did not recognize any impairment charges on our held and used assets during the six months ended June 30, 2025. We recognized an impairment charge of $ 0.01 million on our one held for sale asset during the six months ended June 30, 2025. In performing our held for sale assessment, the carrying value of this asset was above the fair value, less costs of sale. As a result, we impaired this property to equal the fair market value less costs of sale. 15 Table of Contents 5. Mortgage Notes Payable, Credit Facility, and Senior Unsecured Notes Our $ 200.0 million unsecured revolving credit facility (“Revolver”), $ 125.0 million term loan facility (“Term Loan A”), $ 143.3 million term loan facility (“Term Loan B”), and $ 131.7 million term loan facility (“Term Loan C”), are collectively referred to herein as the “Credit Facility”. Our mortgage notes payable, Credit Facility, and senior unsecured notes as of June 30, 2026 and December 31, 2025 are summarized below (dollars in thousands): Encumbered properties at Carrying Value at Stated Interest Rates at Scheduled Maturity Dates at June 30, 2026 June 30, 2026 December 31, 2025 June 30, 2026 June 30, 2026 Mortgage and other secured loans: Fixed rate mortgage loans 42 $ 245,180 $ 251,578 (1) (2) Premiums and discounts, net — 21 19 N/A N/A Deferred financing costs, mortgage loans, net — ( 1,120 ) ( 1,404 ) N/A N/A Total mortgage notes payable, net 42 $ 244,081 $ 250,193 (4) Variable rate revolving credit facility — (6) $ 51,570 $ 37,370 SOFR + 1.45 % (3) 10/10/2029 Total revolver — $ 51,570 $ 37,370 Variable rate term loan facility A — (6) $ 125,000 $ 125,000 SOFR + 1.40 % (3) 10/10/2029 Variable rate term loan facility B — (6) 143,333 143,333 SOFR + 1.40 % (3) 2/15/2030 Variable rate term loan facility C — (6) 131,667 131,667 SOFR + 1.40 % (3) 2/18/2028 Deferred financing costs, term loan facility — ( 1,954 ) ( 2,298 ) N/A N/A Total term loan, net N/A $ 398,046 $ 397,702 Senior unsecured notes 2029 — $ 75,000 $ 75,000 6.47 % 12/18/2029 Senior unsecured notes 2030 — 85,000 85,000 5.99 % 12/15/2030 Deferred financing costs, senior unsecured notes — ( 1,647 ) ( 1,799 ) N/A N/A Total senior unsecured notes, net N/A $ 158,353 $ 158,201 Total mortgage notes payable, credit facility, and senior unsecured notes 42 $ 852,050 $ 843,466 (5) (1) As of June 30, 2026, interest rates on our fixed rate mortgage notes payable varied from 2.80 % to 6.10 %. (2) As of June 30, 2026, we had 36 mortgage notes payable with maturity dates ranging from October 5, 2026 through August 1, 2037. (3) As of June 30, 2026, the Secured Overnight Financing Rate (“SOFR”) was approximately 3.68 %. (4) The weighted average interest rate on the mortgage notes outstanding as of June 30, 2026 was approximately 4.20 %. (5) The weighted average interest rate on all debt outstanding as of June 30, 2026 was approximately 5.04 %. (6) The amount we may draw under our Credit Facility is based on a percentage of the fair value of a combined pool of 108 unencumbered properties as of June 30, 2026. N/A - Not Applicable 16 Table of Contents Mortgage Notes Payable As of June 30, 2026, we had 36 mortgage notes payable, collateralized by a total of 42 properties with a net book value of $ 407.5 million. We have limited recourse liabilities that could result from any one or more of the following circumstances: a borrower voluntarily filing for bankruptcy, improper conveyance of a property, fraud or material misrepresentation, misapplication or misappropriation of rents, security deposits, insurance proceeds or condemnation proceeds, or physical waste or damage to the property resulting from a borrower’s gross negligence or willful misconduct. As of June 30, 2026, we did not have any mortgages subject to recourse. From time to time, we also indemnify lenders against claims resulting from the presence of hazardous substances or activity involving hazardous substances in violation of environmental laws on a property. During the six months ended June 30, 2026, we repaid two mortgages, collateralized by two properties, which are summarized in the table below (dollars in thousands): Aggregate Fixed Rate Debt Repaid Weighted Average Interest Rate on Fixed Rate Debt Repaid $ 1,512 6.58 % During the six months ended June 30, 2026, we extended the maturity date of one mortgage, collateralized by two properties, which is summarized in the table below (dollars in thousands): Fixed Rate Debt Extended Interest Rate on Fixed Rate Debt Extended Extension Term $ 7,771 3.78 % 1.0 year We did not make any payments for deferred financing costs during the three months ended June 30, 2026 and made payments of $ 0.1 million for deferred financing costs during the six months ended June 30, 2026. We made payments of $ 0.2 million for deferred financing costs during both the three and six months ended June 30, 2025. Scheduled principal payments of mortgage notes payable for the six months ending December 31, 2026, and each of the five succeeding fiscal years and thereafter, are as follows (dollars in thousands): Year Scheduled Principal Payments Six Months Ending December 31, 2026 $ 21,618 2027 102,710 2028 37,415 2029 34,922 2030 33,529 2031 4,573 Thereafter 10,413 Total $ 245,180 (1) (1) This figure does not include $ 20,663 of premiums and (discounts), net, and $ 1.1 million of deferred financing costs, which are reflected in mortgage notes payable, net on the condensed consolidated balance sheets. We believe we will be able to address all mortgage notes payable maturing over the next 12 months through a combination of refinancing our existing indebtedness, cash from operations, proceeds from one or more equity offerings and availability on our Credit Facility. The fair value of all mortgage notes payable outstanding as of June 30, 2026 was $ 235.3 million, as compared to the carrying value stated above of $ 244.1 million. The fair value is calculated based on a discounted cash flow analysis, using management’s estimate of market interest rates on long-term debt with comparable terms and loan to value ratios. The fair value was calculated using Level 3 inputs of the hierarchy established by ASC 820, “Fair Value Measurements and Disclosures.” 17 Table of Contents Interest Rate Cap and Interest Rate Swap Agreements We have entered into interest rate swap agreements in which we hedged our exposure to variable interest rates by agreeing to pay fixed interest rates to our respective counterparty. We have adopted the fair value measurement provisions for our financial instruments recorded at fair value. The fair value guidance establishes a three-tier value hierarchy, which prioritizes the inputs used in measuring fair value. These tiers include: Level 1, defined as observable inputs such as quoted prices in active markets; Level 2, defined as inputs other than quoted prices in active markets that are either directly or indirectly observable; and Level 3, defined as unobservable inputs in which little or no market data exists, therefore requiring an entity to develop its own assumptions. Generally, we will estimate the fair value of our interest rate swaps, in the absence of observable market data, using estimates of value including estimated remaining life, counterparty credit risk, current market yield and interest rate spreads of similar securities as of the measurement date. At June 30, 2026, and December 31, 2025, our interest rate swaps were valued using Level 2 inputs. We previously entered into interest rate cap agreements that capped the interest rate on certain variable-rate debt. All rate caps matured by March 2025. We recorded changes in the fair value of the interest rate cap agreements quarterly based on the current market valuations at quarter end. If the interest rate cap qualified for hedge accounting, then the change in the estimated fair value was recorded to accumulated other comprehensive income to the extent that it is effective, with any ineffective portion recorded to interest expense in our condensed consolidated statements of operations and comprehensive income. If the interest rate cap did not qualify for hedge accounting, or if it is determined the hedge was ineffective, then any change in the fair value was recognized in interest expense in our condensed consolidated statements of operations and comprehensive income. We have entered into interest rate swap agreements in connection with certain of our mortgage financings and Credit Facility, whereby we will pay our counterparty a fixed interest rate on a monthly basis and receive payments from our counterparty equivalent to the stipulated floating rate. The fair value of our interest rate swap agreements is recorded in other assets or other liabilities on our accompanying condensed consolidated balance sheets. We have designated our interest rate swaps as cash flow hedges, and we record changes in the fair value of the respective interest rate swap agreement to accumulated other comprehensive income on the condensed consolidated balance sheets. We record changes in fair value on a quarterly basis, using current market valuations at quarter end. During the next 12 months, we estimate that an additional $ 1.9 million will be reclassified out of accumulated other comprehensive income into interest expense in our condensed consolidated statements of operations and comprehensive income, as a reduction to interest expense. The following table summarizes our interest rate swaps at June 30, 2026 and December 31, 2025 (dollars in thousands): June 30, 2026 December 31, 2025 Aggregate Notional Amount Aggregate Fair Value Asset Aggregate Fair Value Liability Aggregate Notional Amount Aggregate Fair Value Asset Aggregate Fair Value Liability $ 625,902 $ 8,044 $ ( 39 ) $ 627,097 $ 3,130 $ ( 1,532 ) The following table presents the impact of our derivative instruments in the condensed consolidated financial statements (dollars in thousands): Amount of gain (loss), net, recognized in Comprehensive Income Three Months Ended June 30, Six Months Ended June 30, 2026 2025 2026 2025 Derivatives in cash flow hedging relationships Interest rate swaps $ 3,740 $ ( 2,344 ) 6,467 ( 6,360 ) Total $ 3,740 $ ( 2,344 ) $ 6,467 $ ( 6,360 ) The following table presents the reclassifications of our derivative instruments out of accumulated other comprehensive income into interest expense in the condensed consolidated financial statements (dollars in thousands): Amount reclassified out of Accumulated Other Comprehensive Income Three Months Ended June 30, Six Months Ended June 30, 2026 2025 2026 2025 Interest rate swaps $ — $ — $ ( 13 ) $ 15 Total $ — $ — $ ( 13 ) $ 15 18 Table of Contents The following table sets forth certain information regarding our derivative instruments (dollars in thousands): Asset (Liability) Derivatives Fair Value at Derivatives Designated as Hedging Instruments Balance Sheet Location June 30, 2026 December 31, 2025 Interest rate swaps Other assets $ 8,044 $ 3,130 Interest rate swaps Other liabilities ( 39 ) ( 1,532 ) Total derivative liabilities, net $ 8,005 $ 1,598 Credit Facility On August 18, 2022, we amended, extended and upsized our Credit Facility, increasing our Revolver from $ 100.0 million to $ 120.0 million (and extending its term to August 2026), adding the new $ 140.0 million Term Loan C, decreasing the principal balance of Term Loan B to $ 60.0 million and extending the maturity date of Term Loan A to August 2027. Term Loan C has a maturity date of February 18, 2028 and a SOFR spread ranging from 125 to 195 basis points, depending on our leverage. On September 27, 2022, we further increased the Revolver to $ 125.0 million and Term Loan C to $ 150.0 million, as permitted under the terms of the Credit Facility. We entered into multiple interest rate swap agreements on Term Loan C, which swap the interest rate to fixed rates from 3.15 % to 3.75 %. We incurred fees of approximately $ 4.2 million in connection with amending, extending, and upsizing our Credit Facility. The net proceeds of the transaction were used to repay the then-outstanding borrowings on the Revolver, pay off mortgage debt, and fund acquisitions. The Credit Facility’s bank syndicate was then comprised of KeyBank, Fifth Third Bank, The Huntington National Bank, Bank of America, Synovus Bank, United Bank, First Financial Bank, and S&T Bank. On September 18, 2025, we amended our Credit Facility, increasing our Revolver from $ 125.0 million to $ 155.0 million. We incurred fees of approximately $ 0.5 million in connection with the increase to our Credit Facility. The increased credit availability was used, in part, to fund a nine -property portfolio acquisition that closed on September 30, 2025. On October 10, 2025, we amended, extended, and upsized our Credit Facility, increasing our Revolver from $ 155.0 million to $ 200.0 million (and its term to October 2029), decreasing the principal balance of Term Loan A from $ 160.0 million to $ 125.0 million (and extending its term to October 2029), increasing the principal balance of Term Loan B from $ 60.0 million to $ 143.3 million (and its term to February 2030), decreasing the principal balance of Term Loan C from $ 150.0 million to $ 131.7 million, and repaying the full principal balance of our $ 20.0 million unsecured term loan (“Term Loan D”). The SOFR spread increased by 10 basis points, ranging from 140 to 210 basis points for the Revolver and 135 to 205 basis points for the Term Loans, depending on our leverage. We incurred fees of approximately $ 4.2 million in connection with amending, extending, and upsizing our Credit Facility. The Credit Facility’s new (and current) bank syndicate is comprised of KeyBank, Fifth Third Bank, The Huntington National Bank, Bank of America, Synovus Bank, PNC Bank, National Association (“PNC Bank”), Webster Bank, National Association (“Webster Bank”), and S&T Bank. As of June 30, 2026, there was $ 451.6 million outstanding under our Credit Facility, at a weighted average interest rate of approximately 5.09 %, and $ 4.2 million outstanding letters of credit, at a weighted average interest rate of 1.45 %. As of June 30, 2026, the maximum additional amount we could draw under the Credit Facility was $ 70.4 million. We were in compliance with all covenants under the Credit Facility as of June 30, 2026. The amount outstanding under the Credit Facility approximates fair value as of June 30, 2026. Unsecured Term Loan D On May 30, 2025, the Operating Partnership entered into a Term Loan Agreement with KeyBank in connection with the $ 20.0 million Term Loan D. Term Loan D was unsecured and had a maturity date of May 30, 2027 and a SOFR spread ranging from 155 to 200 basis points throughout the life of the loan. The proceeds from Term Loan D were used to pay down the Revolver. We repaid the full principal balance of Term Loan D in connection with the Credit Facility amendment that occurred on October 10, 2025. Senior Unsecured Notes On December 18, 2024, we and the Operating Partnership entered into a Note Purchase Agreement with the institutional investors named therein, to issue an aggregate $ 75.0 million in senior unsecured notes in a private placement, at a fixed interest 19 Table of Contents rate of 6.47 % and a maturity date of December 18, 2029 (the “2029 Notes”). The proceeds were used to pay down Term Loan B by $ 20.0 million and the Revolver by $ 55.0 million. On December 15, 2025, we and the Operating Partnership entered into a Note Purchase Agreement with the institutional investors named therein, to issue an aggregate $ 85.0 million in senior unsecured notes in a private placement, at a fixed interest rate of 5.99 % and a maturity date of December 15, 2030 (the “2030 Notes”). The proceeds were used to repay the Revolver by $ 80.3 million. The fair value of the 2029 Notes outstanding as of June 30, 2026 was $ 74.7 million, as compared to the carrying value stated above of $ 74.2 million. The fair value of the 2030 Notes outstanding as of June 30, 2026 was $ 82.6 million, as compared to the carrying value stated above of $ 84.1 million. The fair value is calculated based on a discounted cash flow analysis, using management’s estimate of market interest rates on long-term debt with comparable terms and loan to value ratios. The fair value was calculated using Level 3 inputs of the hierarchy established by ASC 820, “Fair Value Measurements and Disclosures.” 6. Commitments and Contingencies Ground Leases We are obligated as lessee under four ground leases. Future minimum rental payments due under the terms of these leases for the six months ending December 31, 2026 and each of the five succeeding fiscal years and thereafter are as follows (dollars in thousands): Year Future Lease Payments Due Under Operating Leases Six Months Ending December 31, 2026 $ 231 2027 467 2028 470 2029 470 2030 385 2031 378 Thereafter 2,596 Total anticipated lease payments $ 4,997 Less: amount representing interest ( 1,309 ) Present value of lease payments $ 3,688 Year Future Lease Payments Due Under Finance Leases Six Months Ending December 31, 2026 $ 89 2027 178 2028 178 2029 178 2030 178 2031 200 Thereafter 6,898 Total anticipated lease payments $ 7,899 Less: amount representing interest ( 4,922 ) Present value of lease payments $ 2,977 20 Table of Contents Rental expense incurred for properties with ground lease obligations during the three and six months ended June 30, 2026 was $ 0.1 million and $ 0.2 million, respectively. Rental expense incurred for properties with ground lease obligations during the three and six months ended June 30, 2025 was $ 0.1 million and $ 0.2 million, respectively. Three of our ground leases are treated as operating leases and rental expenses are reflected in property operating expenses on the condensed consolidated statements of operations and comprehensive income. One of our ground leases is treated as a finance lease and rental expense is reflected in interest expenses on the condensed consolidated statements of operations and comprehensive income. Our ground leases have a weighted average remaining lease term of 22.3 years and a weighted average discount rate of 5.81 %. Letters of Credit As of June 30, 2026, there were $ 4.2 million outstanding letters of credit related to mortgage requirements at our Maitland, Florida properties. 7. Equity and Mezzanine Equity Stockholders’ Equity The following table summarizes the changes in our equity for the three and six months ended June 30, 2026 and 2025 (dollars in thousands): Three Months Ended June 30, Six Months Ended June 30, 2026 2025 2026 2025 Senior Common Stock Balance, beginning of period $ 1 $ 1 $ 1 $ 1 Issuance of senior common stock, net — — — — Balance, end of period $ 1 $ 1 $ 1 $ 1 Common Stock Balance, beginning of period $ 48 $ 45 $ 48 $ 44 Issuance of common stock, net — 1 — 2 Balance, end of period $ 48 $ 46 $ 48 $ 46 Series F Preferred Stock Balance, beginning of period $ 1 $ 1 $ 1 $ 1 Issuance of Series F preferred stock, net — — — — Redemption of Series F preferred stock, net — — — — Balance, end of period $ 1 $ 1 $ 1 $ 1 Additional Paid in Capital Balance, beginning of period $ 841,256 $ 811,915 $ 841,574 $ 784,389 Issuance of common stock and Series F preferred stock, net 79 6,912 161 33,883 Redemption of Series F preferred stock, net ( 520 ) 1,812 ( 918 ) 2,382 Adjustment to OP Units held by Non-controlling OP Unitholders resulting from changes in ownership of the Operating Partnership ( 3 ) ( 5 ) ( 5 ) ( 20 ) Balance, end of period $ 840,812 $ 820,634 $ 840,812 $ 820,634 Accumulated Other Comprehensive Income Balance, beginning of period $ 6,028 $ 6,647 $ 3,314 $ 10,648 Comprehensive income (loss) 3,740 ( 2,344 ) 6,467 ( 6,360 ) Reclassification into interest expense — — ( 13 ) 15 Balance, end of period $ 9,768 $ 4,303 $ 9,768 $ 4,303 Distributions in Excess of Accumulated Earnings Balance, beginning of period $ ( 683,857 ) $ ( 635,393 ) $ ( 673,168 ) $ ( 623,912 ) Distributions declared to common, senior common, and preferred stockholders ( 17,659 ) ( 17,045 ) ( 35,318 ) ( 33,653 ) Redemption of Series F preferred stock, net ( 7 ) 11 ( 3 ) 1 Net income available to the Company 8,266 4,633 15,232 9,770 Balance, end of period $ ( 693,257 ) $ ( 647,794 ) $ ( 693,257 ) $ ( 647,794 ) Total Stockholders' Equity 21 Table of Contents Balance, beginning of period $ 163,477 $ 183,216 $ 171,770 $ 171,171 Issuance of common stock and Series F preferred stock, net 79 6,913 161 33,885 Redemption of Series F preferred stock, net ( 527 ) 1,823 ( 921 ) 2,383 Distributions declared to common, senior common, and preferred stockholders ( 17,659 ) ( 17,045 ) ( 35,318 ) ( 33,653 ) Comprehensive income (loss) 3,740 ( 2,344 ) 6,467 ( 6,360 ) Reclassification into interest expense — — ( 13 ) 15 Adjustment to OP Units held by Non-controlling OP Unitholders resulting from changes in ownership of the Operating Partnership ( 3 ) ( 5 ) ( 5 ) ( 20 ) Net income available to the Company 8,266 4,633 15,232 9,770 Balance, end of period $ 157,373 $ 177,191 $ 157,373 $ 177,191 Non-Controlling Interest Balance, beginning of period $ 115 $ 136 $ 122 $ 130 Distributions declared to Non-controlling OP Unit holders ( 11 ) ( 12 ) ( 23 ) ( 23 ) Adjustment to OP Units held by Non-controlling OP Unitholders resulting from changes in ownership of the Operating Partnership 3 5 5 20 Net income available to OP Units held by Non-controlling OP Unitholders 4 1 7 3 Balance, end of period $ 111 $ 130 $ 111 $ 130 Total Equity $ 157,484 $ 177,321 $ 157,484 $ 177,321 Distributions We paid the following distributions per share for the three and six months ended June 30, 2026 and 2025: For the three months ended June 30, For the six months ended June 30, 2026 2025 2026 2025 Common Stock and Non-controlling OP Units $ 0.30 $ 0.30 $ 0.60 $ 0.60 Senior Common Stock 0.2625 0.2625 0.5250 0.5250 Series E Preferred Stock 0.414063 0.414063 0.828126 0.828126 Series F Preferred Stock 0.375 0.375 0.750 0.750 Series G Preferred Stock 0.375 0.375 0.750 0.750 Recent Activity Common Stock ATM Programs On February 22, 2022, we entered into Amendment No. 1 to our At-the-Market Equity Offering Sales Agreement with sales agents Robert W. Baird & Co. Incorporated (“Baird”), Goldman Sachs & Co. LLC (“Goldman Sachs”), Stifel, Nicolaus & Company, Incorporated (“Stifel”), BTIG, LLC, and Fifth Third Securities, Inc. (“Fifth Third”), dated December 3, 2019 (together, the “Prior Common Stock Sales Agreement”). The amendment permitted shares of common stock to be issued pursuant to the Prior Common Stock Sales Agreement under the 2020 Registration Statement, and future registration statements on Form S-3. We terminated the Prior Common Stock Sales Agreement effective as of February 10, 2023, in connection with the expiration of the 2020 Registration Statement on February 11, 2023. On March 3, 2023, we entered into an At-the-Market Equity Offering Sales Agreement (the “2023 Common Stock Sales Agreement”), with BofA Securities, Inc. (“BofA”), Goldman Sachs, Baird, KeyBanc Capital Markets Inc. (“KeyBanc”), and Fifth Third (collectively, the “Common Stock Sales Agents”). In connection with the 2023 Common Stock Sales Agreement, we filed prospectus supplements with the SEC dated March 3, 2023 and March 7, 2023, to the prospectus dated November 23, 2022, for the offer and sale of an aggregate offering amount of up to $ 250.0 million of common stock. On March 26, 2024, we entered into Amendment No. 1 to the 2023 Common Stock Sales Agreement (as amended from time to time, the “2024 Common Stock Sales Agreement”). The amendment permitted shares of common stock to be issued pursuant to the 2024 Common Stock Sales Agreement under the 2024 Registration Statement, and future registration statements on Form 22 Table of Contents S-3. In connection with the 2024 Common Stock Sales Agreement, we filed a prospectus supplement with the SEC dated March 26, 2024, to the prospectus dated March 21, 2024, for the offer and sale of an aggregate offering amount of $ 250.0 million of common stock. On August 12, 2025, we entered into Amendment No. 2 (“Amendment No. 2”) to the 2024 Common Stock Sales Agreement which, among other things, (i) removed Baird as a Common Stock Sales Agent and (ii) added Huntington Securities, Inc. (“Huntington”) as a Common Stock Sales Agent. After giving effect to Amendment No. 2, the Common Stock Sales Agents are BofA, Goldman Sachs, KeyBanc, Fifth Third, and Huntington. During the six months ended June 30, 2026, we did not sell shares of common stock under the 2024 Common Stock Sales Agreement, as amended. Mezzanine Equity Our 6.625 % Series E Cumulative Redeemable Preferred Stock (“Series E Preferred Stock”), and our 6.00 % Series G Cumulative Redeemable Preferred Stock (“Series G Preferred Stock”) are classified as mezzanine equity in our condensed consolidated balance sheets because both are redeemable at the option of the stockholder upon a change of control of greater than 50 %. A change in control of our Company, outside of our control, is only possible if a tender offer is accepted by over 90 % of our stockholders. All other change in control situations would require input from our Board of Directors. In addition, our Series E Preferred Stock and Series G Preferred Stock are redeemable at the option of the applicable stockholder in the event a delisting event occurs. We will periodically evaluate the likelihood that a delisting event or change of control of greater than 50 % will take place, and if we deem this probable, we will adjust the Series E Preferred Stock, and Series G Preferred Stock presented in mezzanine equity to their redemption value, with the offset to gain (loss) on extinguishment. We currently believe the likelihood of a change of control of greater than 50 %, or a delisting event, is remote. Universal Shelf Registration Statements On March 13, 2024, we filed the 2024 Registration Statement, which was declared effective on March 21, 2024. The 2024 Registration Statement allows us to issue up to $ 1.3 billion of securities and replaced the 2022 Registration Statement. Series F Preferred Stock On February 20, 2020, we filed Articles Supplementary with the Maryland Department of Assessments and Taxation (i) setting forth the rights, preferences and terms of the Series F Preferred Stock and (ii) reclassifying and designating 26,000,000 shares of our authorized and unissued shares of common stock as shares of Series F Preferred Stock. The reclassification decreased the number of shares classified as common stock from 86,290,000 shares immediately prior to the reclassification to 60,290,000 shares immediately after the reclassification. The Primary Offering of our Series F Preferred Stock terminated according to its terms on June 1, 2025. We expensed $ 0.3 million in prepaid offering costs due to the termination, which was included in general and administrative expenses in the condensed consolidated statements of operations. Non-controlling Interest in Operating Partnership As of June 30, 2026 and December 31, 2025, we owned approximately 99.9 % and 99.9 %, re spectively, of the outstanding operating partnership units in the Operating Partnership (“OP Units”). The Operating Partnership is required to make distributions on each OP Unit in the same amount as those paid on each share of our common stock, with the distributions on the OP Units held by us being utilized to make distributions to our common stockholders. As of June 30, 2026 and December 31, 2025, there were 39,474 and 39,474 outstanding OP Units held by holders who do not control the Operating Partnership (“Non-controlling OP Unitholders”), respectively. 8. Earnings Per Share of Common Stock The following tables set forth the computation of basic and diluted earnings per share of common stock for the three and six months ended June 30, 2026 and 2025. The OP Units held by Non-controlling OP Unitholders (which may be redeemed for shares of common stock) have been excluded from the diluted earnings per share calculations, as these would be anti-dilutive. Net income figures are presented net of non-controlling interests in the income per share calculation. 23 Table of Contents We computed basic earnings per share for the three and six months ended June 30, 2026 and 2025 using the weighted average number of shares outstanding during the respective periods. The diluted earnings per share for the three and six months ended June 30, 2026 and 2025 would reflect additional shares of common stock related to our convertible senior common stock (the “Senior Common Stock”), if the effect of conversion would be dilutive, that would have been outstanding if such dilutive potential shares of common stock had been issued, as well as an adjustment to net income available to common stockholders as applicable to common stockholders that would result from their assumed issuance (dollars in thousands, except per share amounts). For the three months ended June 30, For the six months ended June 30, 2026 2025 2026 2025 Calculation of basic and diluted earnings per share of common stock: Net income available to common stockholders $ 5,124 $ 1,456 $ 8,954 $ 3,374 Denominator for basic and diluted weighted average shares of common stock (1) (2) 48,407,119 46,219,663 48,407,056 45,417,792 Basic and diluted earnings per share of common stock $ 0.11 $ 0.03 $ 0.18 $ 0.07 (1) The weighted average number of OP Units held by Non-controlling OP Unitholders was 39,474 for both the three and six months ended June 30, 2026 and 2025. (2) We excluded convertible shares of Senior Common Stock of 321,933 and 328,559 from the calculation of diluted earnings per share for the three and six months ended June 30, 2026 and 2025, respectively, because these shares were anti-dilutive. 9. Subsequent Events Distributions On July 14, 2026, our Board of Directors declared the following monthly distributions for the months of July, August and September of 2026: Record Date Payment Date Common Stock and Non-controlling OP Unit Distributions per Share Series E Preferred Distributions per Share Series G Preferred Distributions per Share July 24, 2026 July 31, 2026 $ 0.10 $ 0.138021 $ 0.125 August 18, 2026 August 31, 2026 0.10 0.138021 0.125 September 21, 2026 September 30, 2026 0.10 0.138021 0.125 $ 0.30 $ 0.414063 $ 0.375 Senior Common Stock Distributions Payable to the Holders of Record During the Month of: Payment Date Distribution per Share July August 5, 2026 $ 0.0875 August September 4, 2026 0.0875 September October 5, 2026 0.0875 $ 0.2625 Series F Preferred Stock Distributions Record Date Payment Date Distribution per Share July 28, 2026 August 5, 2026 $ 0.125 August 26, 2026 September 4, 2026 0.125 September 25, 2026 October 5, 2026 0.125 $ 0.375 24 Table of Contents Acquisition Activity On July 28, 2026, we purchased a 146,650 square foot industrial property in Red Bud, Illinois for $ 6.6 million. This property is fully leased to one tenant on an 8.4 year lease. 25 Table of Contents