Industrial Logistics Properties Trust 10-Q

Item 1. Financial Statements INDUSTRIAL LOGISTICS PROPERTIES TRUST CONDENSED CONSOLIDATED BALANCE SHEETS (dollars in thousands, except per share data) (unaudited) June 30, December 31, 2024 2023 ASSETS Real estate properties: Land $ 1,113,714 $ 1,113,723 Buildings and improvements 4,059,694 4,055,829 Total real estate properties, gross 5,173,408 5,169,552 Accumulated depreciation ( 460,526 ) ( 397,454 ) Total real estate properties, net 4,712,882 4,772,098 Investment in unconsolidated joint venture 117,451 115,360 Acquired real estate leases, net 219,975 243,521 Cash and cash equivalents 146,150 112,341 Restricted cash and cash equivalents 112,419 133,382 Rents receivable, including straight line rents of $ 100,750 and $ 94,309 , respectively 118,173 119,170 Other assets, net 62,772 67,803 Total assets $ 5,489,822 $ 5,563,675 LIABILITIES AND EQUITY Mortgages and notes payable, net $ 4,306,586 $ 4,305,941 Accounts payable and other liabilities 74,021 72,455 Assumed real estate lease obligations, net 16,692 18,534 Due to related persons 4,756 4,966 Total liabilities 4,402,055 4,401,896 Commitments and contingencies Equity: Equity attributable to common shareholders: Common shares of beneficial interest, $ .01 par value: 100,000,000 shares authorized; 65,992,509 and 65,843,387 shares issued and outstanding, respectively 660 658 Additional paid in capital 1,016,980 1,015,777 Cumulative net (deficit) income ( 37,382 ) 9,196 Cumulative other comprehensive income 5,235 10,171 Cumulative common distributions ( 367,165 ) ( 365,848 ) Total equity attributable to common shareholders 618,328 669,954 Noncontrolling interest 469,439 491,825 Total equity 1,087,767 1,161,779 Total liabilities and equity $ 5,489,822 $ 5,563,675 The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 3 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) (amounts in thousands, except per share data) (unaudited) Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Rental income $ 110,621 $ 108,043 $ 222,856 $ 218,301 Expenses: Real estate taxes 15,149 15,100 31,010 31,567 Other operating expenses 9,207 8,519 19,529 17,837 Depreciation and amortization 43,421 44,909 86,998 90,366 General and administrative 7,939 8,131 15,628 16,038 Loss on impairment of real estate — 254 — 254 Total expenses 75,716 76,913 153,165 156,062 Interest income 2,935 1,797 5,787 2,943 Interest expense ( 73,631 ) ( 71,846 ) ( 146,861 ) ( 142,617 ) Loss on sale of real estate — — — ( 974 ) Loss on early extinguishment of debt — ( 359 ) — ( 359 ) Loss before income taxes and equity in earnings of unconsolidated joint venture ( 35,791 ) ( 39,278 ) ( 71,383 ) ( 78,768 ) Income tax expense ( 36 ) ( 45 ) ( 69 ) ( 62 ) Equity in earnings of unconsolidated joint venture 2,348 2,743 4,071 6,704 Net loss ( 33,479 ) ( 36,580 ) ( 67,381 ) ( 72,126 ) Net loss attributable to noncontrolling interest 10,304 10,752 20,803 21,489 Net loss attributable to common shareholders ( 23,175 ) ( 25,828 ) ( 46,578 ) ( 50,637 ) Other comprehensive income: Unrealized (loss) gain on derivatives ( 1,510 ) 12,021 ( 6,356 ) 3,243 Less: unrealized (gain) loss on derivatives attributable to noncontrolling interest ( 468 ) ( 419 ) 1,420 1,341 Other comprehensive (loss) income attributable to common shareholders ( 1,978 ) 11,602 ( 4,936 ) 4,584 Comprehensive loss attributable to common shareholders $ ( 25,153 ) $ ( 14,226 ) $ ( 51,514 ) $ ( 46,053 ) Weighted average common shares outstanding (basic and diluted) 65,626 65,369 65,591 65,339 Per common share data (basic and diluted): Net loss attributable to common shareholders $ ( 0.35 ) $ ( 0.40 ) $ ( 0.71 ) $ ( 0.77 ) The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 4 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY (dollars in thousands) (unaudited) Cumulative Total Equity Number of Additional Cumulative Other Cumulative Attributable to Common Common Paid In Net (Deficit) Comprehensive Common Common Noncontrolling Total Shares Shares Capital Income Income Distributions Shareholders Interest Equity Balance at December 31, 2023 65,843,387 $ 658 $ 1,015,777 $ 9,196 $ 10,171 $ ( 365,848 ) $ 669,954 $ 491,825 $ 1,161,779 Net loss — — — ( 23,403 ) — — ( 23,403 ) ( 10,499 ) ( 33,902 ) Share grants, repurchases and forfeitures ( 11,857 ) — 290 — — — 290 — 290 Distributions to common shareholders — — — — — ( 658 ) ( 658 ) — ( 658 ) Other comprehensive loss — — — — ( 2,958 ) — ( 2,958 ) ( 1,888 ) ( 4,846 ) Distributions to noncontrolling interest — — — — — — — ( 163 ) ( 163 ) Balance at March 31, 2024 65,831,530 658 1,016,067 ( 14,207 ) 7,213 ( 366,506 ) 643,225 479,275 1,122,500 Net loss — — — ( 23,175 ) — — ( 23,175 ) ( 10,304 ) ( 33,479 ) Share grants, repurchases and forfeitures 160,979 2 913 — — — 915 — 915 Distributions to common shareholders — — — — — ( 659 ) ( 659 ) — ( 659 ) Other comprehensive (loss) income — — — — ( 1,978 ) — ( 1,978 ) 468 ( 1,510 ) Balance at June 30, 2024 65,992,509 $ 660 $ 1,016,980 $ ( 37,382 ) $ 5,235 $ ( 367,165 ) $ 618,328 $ 469,439 $ 1,087,767 Balance at December 31, 2022 65,568,145 $ 656 $ 1,014,201 $ 117,185 $ 21,903 $ ( 363,221 ) $ 790,724 $ 540,047 $ 1,330,771 Net loss — — — ( 24,809 ) — — ( 24,809 ) ( 10,737 ) ( 35,546 ) Share grants, repurchases and forfeitures ( 2,176 ) — 384 — — — 384 — 384 Distributions to common shareholders — — — — — ( 656 ) ( 656 ) — ( 656 ) Other comprehensive loss — — — — ( 7,018 ) — ( 7,018 ) ( 1,760 ) ( 8,778 ) Balance at March 31, 2023 65,565,969 656 1,014,585 92,376 14,885 ( 363,877 ) 758,625 527,550 1,286,175 Net loss — — — ( 25,828 ) — — ( 25,828 ) ( 10,752 ) ( 36,580 ) Share grants, repurchases and forfeitures 131,990 1 553 — — — 554 — 554 Distributions to common shareholders — — — — — ( 656 ) ( 656 ) — ( 656 ) Other comprehensive income — — — — 11,602 — 11,602 419 12,021 Distributions to noncontrolling interest — — — — — — — ( 225 ) ( 225 ) Balance at June 30, 2023 65,697,959 $ 657 $ 1,015,138 $ 66,548 $ 26,487 $ ( 364,533 ) $ 744,297 $ 516,992 $ 1,261,289 The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 5 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (dollars in thousands) (unaudited) Six Months Ended June 30, 2024 2023 CASH FLOWS FROM OPERATING ACTIVITIES: Net loss $ ( 67,381 ) $ ( 72,126 ) Adjustments to reconcile net loss to net cash provided by operating activities: Depreciation 63,111 62,464 Net amortization of debt issuance costs, premiums and discounts 9,748 13,434 Amortization of acquired real estate leases and assumed real estate lease obligations 21,704 26,308 Amortization of deferred leasing costs 1,458 1,101 Straight line rental income ( 6,441 ) ( 7,117 ) Loss on sale of real estate — 974 Loss on impairment of real estate — 254 Loss on early extinguishment of debt — 359 Proceeds from settlement of derivatives ( 34,429 ) ( 24,445 ) General and administrative expenses paid in common shares 1,263 954 Other non-cash expenses 19,473 12,290 Distributions of earnings from unconsolidated joint venture 1,980 1,980 Equity in earnings of unconsolidated joint venture ( 4,071 ) ( 6,704 ) Change in assets and liabilities: Rents receivable 7,438 3,065 Other assets 3,701 ( 1,862 ) Accounts payable and other liabilities 1,495 ( 627 ) Due to related persons ( 210 ) 329 Net cash provided by operating activities 18,839 10,631 CASH FLOWS FROM INVESTING ACTIVITIES: Real estate improvements ( 3,606 ) ( 7,301 ) Purchase of interest rate cap ( 26,175 ) — Proceeds from settlement of derivatives 34,429 24,445 Proceeds from sale of real estate — 243 Net cash provided by investing activities 4,648 17,387 CASH FLOWS FROM FINANCING ACTIVITIES: Proceeds from issuance of mortgage notes payable — 91,000 Repayment of mortgage notes payable ( 8,974 ) ( 46,607 ) Payment of debt issuance costs ( 129 ) ( 1,271 ) Distributions to common shareholders ( 1,317 ) ( 1,312 ) Repurchase of common shares ( 58 ) ( 15 ) Distributions to noncontrolling interest ( 163 ) ( 225 ) Net cash (used in) provided by financing activities ( 10,641 ) 41,570 Increase in cash and cash equivalents and restricted cash and cash equivalents 12,846 69,588 Cash and cash equivalents and restricted cash and cash equivalents at beginning of period 245,723 140,780 Cash and cash equivalents and restricted cash and cash equivalents at end of period $ 258,569 $ 210,368 SUPPLEMENTAL DISCLOSURES: Interest paid $ 118,509 $ 142,095 Income taxes received (paid) $ 80 $ ( 545 ) NON-CASH INVESTING ACTIVITIES: Real estate improvements accrued not paid $ 1,509 $ 4,950 6 Table of Contents SUPPLEMENTAL DISCLOSURE OF CASH, CASH EQUIVALENTS AND RESTRICTED CASH AND CASH EQUIVALENTS: The following table provides a reconciliation of cash and cash equivalents and restricted cash and cash equivalents reported within the condensed consolidated balance sheets to the amounts shown in the condensed consolidated statements of cash flows: As of June 30, 2024 2023 Cash and cash equivalents $ 146,150 $ 71,695 Restricted cash and cash equivalents (1) 112,419 138,673 Total cash and cash equivalents and restricted cash $ 258,569 $ 210,368 (1) Restricted cash and cash equivalents consist of amounts escrowed at certain of our mortgaged properties and cash held for the operations of our consolidated joint venture. The accompanying notes are an integral part of these unaudited condensed consolidated financial statements. 7 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 1. Basis of Presentation The accompanying condensed consolidated financial statements of Industrial Logistics Properties Trust and its consolidated subsidiaries, or the Company, ILPT, we, us or our, are unaudited. Certain information and disclosures required by U.S. generally accepted accounting principles, or GAAP, for complete financial statements have been condensed or omitted. We believe the disclosures made are adequate to make the information presented not misleading. However, the accompanying condensed consolidated financial statements should be read in conjunction with the consolidated financial statements and notes contained in our Annual Report on Form 10-K for the year ended December 31, 2023, or our 2023 Annual Report. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair statement of results for the interim period have been included. All intercompany transactions and balances with or among our consolidated subsidiaries have been eliminated. Our operating results for interim periods are not necessarily indicative of the results that may be expected for the full year. The preparation of financial statements in conformity with GAAP requires us to make estimates and assumptions that affect reported amounts. Actual results could differ from those estimates. Significant estimates in the condensed consolidated financial statements include purchase price allocations, useful lives of fixed assets and assessment of impairment of real estate and related intangibles. Note 2. Recent Accounting Pronouncements New Accounting Pronouncements. In November 2023, the Financial Accounting Standards Board issued Accounting Standards Update, or ASU, 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures, which requires public entities, including those with a single reportable segment, to: (i) provide disclosures of significant segment expenses and other segment items if they are regularly provided to the chief operating decision maker, or the CODM, and included in each reported measure of segment profit or loss; (ii) provide all annual disclosures about a reportable segment’s profit or loss and assets currently required by Accounting Standards Codification, or ASC, 280, Segment Reporting , in interim periods; and (iii) disclose the CODM’s title and position, as well as an explanation of how the CODM uses the reported measures and other disclosures. ASU 2023-07 does not change how a public entity identifies its operating segments, aggregates those operating segments or applies the quantitative thresholds to determine its reportable segments. ASU 2023-07 is required to be applied retrospectively and is effective for fiscal years beginning after December 15, 2023, and interim periods within fiscal years beginning after December 15, 2024, with early adoption permitted. We are currently evaluating the impact ASU 2023-07 will have on our condensed consolidated financial statements. Note 3. Real Estate Investments As of June 30, 2024, our portfolio was comprised of 411 properties containing approximately 59,893,000 rentable square feet located in 39 states, including 226 buildings, leasable land parcels and easements containing approximately 16,729,000 rentable square feet that were primarily industrial lands located on the island of Oahu, Hawaii, or our Hawaii Properties, and 185 properties containing approximately 43,164,000 rentable square feet that were industrial and logistics properties located in 38 other states, or our Mainland Properties, which included 94 properties in 27 states totaling approximately 20,981,000 rentable square feet, owned by Mountain Industrial REIT LLC, or Mountain JV, or our consolidated joint venture, in which we own a 61 % equity interest. As of June 30, 2024, we also owned a 22 % equity interest in an unconsolidated joint venture. We operate in one business segment: ownership and leasing of properties that include industrial and logistics buildings and leased industrial lands. 8 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) During the three and six months ended June 30, 2024 and 2023, amounts capitalized at our properties for tenant improvements, leasing costs, building improvements and development, redevelopment and other activities were as follows: Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Tenant improvements (1) $ 142 $ 1,221 $ 586 $ 1,699 Leasing costs (1) 184 1,277 2,311 2,839 Building improvements (2) 2,506 1,283 3,308 1,653 Development, redevelopment and other activities (3) — 3,870 — 6,391 $ 2,832 $ 7,651 $ 6,205 $ 12,582 (1) Tenant improvements and leasing costs include capital expenditures used to improve tenants’ space or amounts paid directly to tenants to improve their space and leasing related costs, such as brokerage commissions and tenant inducements. (2) Building improvements generally include expenditures to replace obsolete building components and expenditures that extend the useful life of existing assets. (3) Development, redevelopment and other activities generally include capital expenditure projects that reposition a property or result in new sources of revenues. During the six months ended June 30, 2024, we committed $ 4,348 for expenditures related to tenant improvements and leasing costs for leases executed during the period for approximately 2,609,000 rentable square feet. Committed, but unspent, tenant related obligations based on existing leases as of June 30, 2024 were $ 5,646 , all of which is expected to be spent during the next 12 months. Consolidated Joint Venture We own a 61 % equity interest in our consolidated joint venture. We control this consolidated joint venture and therefore account for the properties owned by this joint venture on a consolidated basis in our condensed consolidated financial statements. We recognized net loss attributable to noncontrolling interest in our condensed consolidated financial statements for the three months ended June 30, 2024 and 2023 of $ 10,314 and $ 10,676 , respectively, and $ 20,828 and $ 21,404 for the six months ended June 30, 2024 and 2023, respectively. As of June 30, 2024, our consolidated joint venture had total assets of $ 2,964,265 and total liabilities of $ 1,769,499 . Consolidated Tenancy in Common An unrelated third party owns an approximate 33 % tenancy in common interest in one property located in Somerset, New Jersey with approximately 64,000 rentable square feet, and we own the remaining 67 % tenancy in common interest in this property. We recognized net income (loss) attributable to noncontrolling interest in our condensed consolidated financial statements for the three months ended June 30, 2024 and 2023 of $ 10 and $( 76 ), respectively, and $ 25 and $( 85 ) for the six months ended June 30, 2024 and 2023, respectively. The tenancy in common made cash distributions to the unrelated third party investor of $ 0 and $ 225 during the three months ended June 30, 2024 and 2023, respectively, and cash distributions of $ 163 and $ 225 during the six months ended June 30, 2024 and 2023, respectively. As of June 30, 2024, the tenancy in common had total assets of $ 10,786 and total liabilities of $ 188 . Unconsolidated Joint Venture We own a 22 % equity interest in The Industrial Fund REIT LLC, or the unconsolidated joint venture, which owns 18 industrial properties located in 12 states totaling approximately 11,726,000 rentable square feet. We account for the unconsolidated joint venture using the equity method of accounting under the fair value option. We recognize changes in the fair value of our investment in the unconsolidated joint venture as equity in earnings of the unconsolidated joint venture in our condensed consolidated statements of comprehensive income (loss). Note 4. Leases We are a lessor of industrial and logistics properties. Our leases provide our tenants with the contractual right to use and economically benefit from all the physical space specified in their respective leases and are generally classified as operating leases. 9 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) We do not include in our measurement of our lease receivables certain variable payments, including payments determined by changes in the index or market-based indices after the inception of the lease, certain tenant reimbursements and other income until the specific events that trigger the variable payments have occurred. Such payments totaled $ 19,067 and $ 18,291 for the three months ended June 30, 2024 and 2023, respectively, and $ 40,242 and $ 39,390 for the six months ended June 30, 2024 and 2023, respectively. Generally, payments of ground lease obligations are made by our tenants. However, if a tenant does not perform obligations under a ground lease or does not renew any ground lease, we may have to perform obligations under, or renew, the ground lease in order to protect our investment in the affected property. Right of Use Assets and Lease Liabilities We are the lessee for three of our properties subject to ground leases and one office lease that we assumed in an acquisition. For leases with a term greater than 12 months under which we are the lessee, we recognize right of use assets and lease liabilities. The values of our right of use assets and related lease liabilities were $ 4,421 and $ 4,512 , respectively, as of June 30, 2024, and $ 4,646 and $ 4,730 , respectively, as of December 31, 2023. Our right of use assets and related lease liabilities are included in other assets, net and accounts payable and other liabilities, respectively, in our condensed consolidated balance sheets. Geographic Concentration For the three months ended June 30, 2024 and 2023, our Hawaii Properties represented 27.2 % and 28.1 %, respectively, of our rental income. For the six months ended June 30, 2024 and 2023, our Hawaii Properties represented 27.6 % and 27.8 %, respectively, of our rental income. Tenant Concentration We define annualized rental revenues as the annualized contractual base rents from our tenants pursuant to our lease agreements as of the measurement date, including straight line rent adjustments and estimated recurring expense reimbursements to be paid to us, and excluding amortization of deferred leasing costs. Subsidiaries of FedEx Corporation, or FedEx, and subsidiaries of Amazon.com Services, Inc., or Amazon, represented 29.0 % and 6.8 % of our annualized rental revenues as of June 30, 2024, respectively, and 29.6 % and 6.8 % as of June 30, 2023, respectively. 10 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 5. Indebtedness Our outstanding indebtedness as of June 30, 2024 and December 31, 2023 is summarized below: Number of Properties Principal Interest Carrying Value Entity Secured By Balance Rate (1) Type Maturity of Collateral As of June 30, 2024 ILPT 104 $ 1,235,000 6.18 % Floating 10/09/2024 $ 1,030,514 ILPT 186 650,000 4.31 % Fixed 02/07/2029 490,024 ILPT 17 700,000 4.42 % Fixed 03/09/2032 497,758 Mountain JV 82 1,400,000 5.81 % Floating 03/09/2025 1,829,100 Mountain JV 4 91,000 6.25 % Fixed 06/10/2030 180,679 Mountain JV 1 10,706 3.67 % Fixed 05/01/2031 28,688 Mountain JV 1 12,283 4.14 % Fixed 07/01/2032 42,876 Mountain JV 1 27,423 4.02 % Fixed 10/01/2033 83,618 Mountain JV 1 38,369 4.13 % Fixed 11/01/2033 128,854 Mountain JV 1 23,542 3.10 % Fixed 06/01/2035 45,732 Mountain JV 1 38,043 2.95 % Fixed 01/01/2036 97,715 Mountain JV 1 42,683 4.27 % Fixed 11/01/2037 109,208 Mountain JV 1 47,921 3.25 % Fixed 01/01/2038 111,911 Total / weighted average 4,316,970 5.35 % $ 4,676,677 Unamortized debt issuance costs ( 10,384 ) Total indebtedness, net $ 4,306,586 As of December 31, 2023 ILPT 104 $ 1,235,000 6.18 % Floating 10/09/2024 $ 1,044,028 ILPT 186 650,000 4.31 % Fixed 02/07/2029 490,149 ILPT 17 700,000 4.42 % Fixed 03/09/2032 505,153 Mountain JV 82 1,400,000 6.17 % Floating 03/09/2024 1,857,062 Mountain JV 4 91,000 6.25 % Fixed 06/10/2030 183,264 Mountain JV 1 11,380 3.67 % Fixed 05/01/2031 28,932 Mountain JV 1 12,916 4.14 % Fixed 07/01/2032 43,510 Mountain JV 1 28,622 4.02 % Fixed 10/01/2033 84,793 Mountain JV 1 40,019 4.13 % Fixed 11/01/2033 129,749 Mountain JV 1 24,433 3.10 % Fixed 06/01/2035 46,394 Mountain JV 1 39,411 2.95 % Fixed 01/01/2036 99,108 Mountain JV 1 43,850 4.27 % Fixed 11/01/2037 110,097 Mountain JV 1 49,313 3.25 % Fixed 01/01/2038 113,477 Total / weighted average 4,325,944 5.47 % $ 4,735,716 Unamortized debt issuance costs ( 20,003 ) Total indebtedness, net $ 4,305,941 (1) Interest rates reflect the impact of interest rate caps, if any, and exclude the impact of the amortization of debt issuance costs, premiums and discounts. 11 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Our $ 1,235,000 loan, or the ILPT Floating Rate Loan, which is secured by 104 of our properties, matures in October 2024, subject to three , one year extension options, and requires that interest be paid at an annual rate of secured overnight financing rate, or SOFR, plus a weighted average premium of 3.93 %. The weighted average interest rate under the ILPT Floating Rate Loan was 6.18 %, including the impact of our interest rate cap on SOFR of 2.25 %, as of June 30, 2024 and December 31, 2023, and for the three and six months ended June 30, 2024 and 2023. Subject to the satisfaction of certain conditions, we have the option to prepay the ILPT Floating Rate Loan in full or in part at any time at par with no premium. As of July 30, 2024, we intend to exercise the first of our three , one year options to extend the maturity date of this loan. Our consolidated joint venture’s $ 1,400,000 loan, or the Mountain Floating Rate Loan, matures in March 2025, subject to two remaining one year extension options, and requires that interest be paid at an annual rate of SOFR plus a premium of 2.77 %. In March 2024, in connection with the exercise of its option to extend the maturity date of this loan to March 2025, our consolidated joint venture purchased a one year interest rate cap for $ 26,175 with a SOFR strike rate equal to 3.04 %, which replaced the previous interest rate cap with a SOFR strike rate equal to 3.40 %. As of June 30, 2024 and December 31, 2023, the interest rate under the Mountain Floating Rate Loan was 5.81 % and 6.17 %, respectively. The weighted average interest rate under the Mountain Floating Rate Loan was 5.81 % and 5.95 % for the three and six months ended June 30, 2024, respectively, including the impact of our interest rate caps. The weighted average annual interest rate under the Mountain Floating Rate Loan was 6.17 % for both the three and six months ended June 30, 2023, including the impact of our interest rate caps. Subject to the satisfaction of certain conditions, we have the option to prepay up to $ 280,000 of the Mountain Floating Rate Loan at par with no premium, and to prepay the balance of the Mountain Floating Rate Loan at any time, subject to a premium. In May 2023, our consolidated joint venture obtained a $ 91,000 fixed rate, interest only mortgage loan secured by four properties owned by our consolidated joint venture. This mortgage loan matures in June 2030 and requires that interest be paid at an annual rate of 6.25 %. A portion of the net proceeds from this mortgage loan was used to repay four then outstanding mortgage loans of our consolidated joint venture with an aggregate outstanding principal balance of $ 35,910 and a weighted average interest rate of 3.70 %. We recognized a loss on early extinguishment of debt of $ 359 in conjunction with the repayment of these mortgage loans. The agreements governing certain of our indebtedness contain customary covenants and provide for acceleration of payment of all amounts due thereunder upon the occurrence and continuation of certain events of default. See Note 10 for further information regarding our interest rate caps. The required principal payments due during the next five years and thereafter under all our outstanding debt as of June 30, 2024 are as follows: Principal Payment 2024 $ 1,244,140 2025 1,418,794 2026 19,495 2027 20,229 2028 20,989 Thereafter 1,593,323 $ 4,316,970 Note 6. Fair Value of Assets and Liabilities Our financial instruments include cash and cash equivalents, restricted cash and cash equivalents, mortgages and notes payable, accounts payable and interest rate caps. As of June 30, 2024 and December 31, 2023, the fair value of our financial instruments approximated their carrying values in our condensed consolidated financial statements due to their short term nature or floating interest rates, except for our fixed rate mortgage notes payable. Our fixed rate mortgage notes payable had an aggregate carrying value of $ 1,674,158 and $ 1,682,501 as of June 30, 2024 and December 31, 2023, respectively, and a fair value of $ 1,525,930 and $ 1,553,863 as of June 30, 2024 and December 31, 2023, respectively. We estimate the fair value of our fixed rate mortgage notes payable using significant unobservable inputs (Level 3), including discounted cash flow analyses and prevailing market interest rates. 12 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The table below presents certain of our assets measured on a recurring basis at fair value as of June 30, 2024 and December 31, 2023, categorized by the level of inputs as defined in the fair value hierarchy under ASC 820, Fair Value Measurement , used in the valuation of each asset: Quoted Prices in Significant Other Significant Active Markets for Observable Unobservable Identical Assets Inputs Inputs Total (Level 1) (Level 2) (Level 3) As of June 30, 2024 Investment in unconsolidated joint venture $ 117,451 $ — $ — $ 117,451 Interest rate caps $ 30,929 $ — $ 30,929 $ — As of December 31, 2023 Investment in unconsolidated joint venture $ 115,360 $ — $ — $ 115,360 Interest rate caps $ 30,576 $ — $ 30,576 $ — The fair value of our investment in the unconsolidated joint venture is determined by applying our ownership percentage to the net asset value of the entity. The net asset value of the unconsolidated joint venture is determined by using similar estimation techniques as those used for consolidated real estate properties, including discounting expected future cash flows of the underlying real estate investments based on prevailing market rents over a holding period and including an exit capitalization rate to determine the final year of cash flows. The fair values of our interest rate cap derivatives are based on prevailing market prices in secondary markets for similar derivative contracts as of the measurement date. The discount rates, exit capitalization rates and holding periods used to determine the fair value of our investment in the unconsolidated joint venture are Level 3 significant unobservable inputs and are shown in the table below: Exit Valuation Discount Capitalization Holding Technique Rates Rates Periods As of June 30, 2024 Investment in unconsolidated joint venture Discounted cash flow 5.75 % - 8.00 % 5.25 % - 6.50 % 10 - 12 years As of December 31, 2023 Investment in unconsolidated joint venture Discounted cash flow 5.75 % - 8.00 % 5.25 % - 6.50 % 9 - 12 years The table below presents a summary of the changes in fair value for our investment in the unconsolidated joint venture: Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Beginning balance $ 116,093 $ 127,329 $ 115,360 $ 124,358 Equity in earnings of unconsolidated joint venture 2,348 2,743 4,071 6,704 Distributions from unconsolidated joint venture ( 990 ) ( 990 ) ( 1,980 ) ( 1,980 ) Ending balance $ 117,451 $ 129,082 $ 117,451 $ 129,082 13 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 7. Shareholders’ Equity Common Share Awards On May 30, 2024, in accordance with our Trustee compensation arrangements, we awarded to each of our seven Trustees 23,316 of our common shares, valued at $ 3.86 per share, the closing price of our common shares on The Nasdaq Stock Market LLC, or Nasdaq, on that day. Common Share Purchases During the six months ended June 30, 2024, we purchased an aggregate of 14,090 of our common shares, valued at a weighted average price of $ 4.14 per common share, from certain former officers and employees of The RMR Group LLC, or RMR, in satisfaction of tax withholding and payment obligations in connection with the vesting of awards of our common shares. We withheld and purchased these common shares at their fair market values based upon the trading prices of our common shares at the close of trading on Nasdaq on the applicable purchase dates. Distributions During the six months ended June 30, 2024, we declared and paid regular quarterly distributions to common shareholders as follows: Distribution Total Declaration Date Record Date Payment Date Per Share Distribution January 11, 2024 January 22, 2024 February 15, 2024 $ 0.01 $ 658 April 11, 2024 April 22, 2024 May 16, 2024 0.01 659 $ 0.02 $ 1,317 On July 11, 2024, we declared a regular quarterly distribution to common shareholders of record on July 22, 2024 of $ 0.01 per share, or approximately $ 660 . We expect to pay this distribution to our shareholders on or about August 15, 2024 using cash on hand. Note 8. Business and Property Management Agreements with RMR We have no employees. The personnel and various services we require to operate our business are provided to us by RMR. We have two agreements with RMR to provide management services to us: (1) a business management agreement, which relates to our business generally; and (2) a property management agreement, which relates to our property level operations. Pursuant to our business management agreement with RMR, we recognized business management fees of $ 5,809 and $ 11,639 for the three and six months ended June 30, 2024, respectively, and $ 5,656 and $ 11,382 for the three and six months ended June 30, 2023, respectively. Based on our common share total return, as defined in our business management agreement, as of June 30, 2024 and 2023, no incentive fees are included in the business management fees we recognized for the three or six months ended June 30, 2024 or 2023. The actual amount of annual incentive fees for 2024, if any, will be based on our common share total return, as defined in our business management agreement, for the three year period ending December 31, 2024, and will be payable in January 2025. We did no t incur any incentive fee payable to RMR for the year ended December 31, 2023. We include business management fees in general and administrative expenses in our condensed consolidated statements of comprehensive income (loss). Pursuant to our property management agreement with RMR, we recognized aggregate property management and construction supervision fees of $ 3,231 and $ 6,634 for the three and six months ended June 30, 2024, respectively, and $ 3,370 and $ 6,822 for the three and six months ended June 30, 2023, respectively. Of these amounts, for the three and six months ended June 30, 2024, $ 3,116 and $ 6,446 , respectively, were included in other operating expenses in our condensed consolidated financial statements and $ 115 and $ 188 , respectively, were capitalized as building improvements in our condensed consolidated balance sheets. For the three and six months ended June 30, 2023, $ 3,133 and $ 6,452 , respectively, were included in other operating expenses in our condensed consolidated statements of comprehensive income (loss) and $ 237 and $ 370 , respectively, were capitalized as building improvements in our condensed consolidated balance sheets. The amounts capitalized are being depreciated over the estimated useful lives of the related capital assets. 14 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) We are generally responsible for all of our operating expenses, including certain expenses incurred or arranged by RMR on our behalf. We are generally not responsible for payment of RMR’s employment, office or administrative expenses incurred to provide management services to us, except for the employment and related expenses of RMR’s employees assigned to work exclusively or partly at our properties, our share of the wages, benefits and other related costs of RMR’s centralized accounting personnel, our share of RMR’s costs for providing our internal audit function, or as otherwise agreed. Our property level operating expenses are generally incorporated into the rents charged to our tenants, including certain payroll and related costs incurred by RMR. We reimbursed RMR $ 1,647 and $ 3,334 for these expenses and costs for the three and six months ended June 30, 2024, respectively, and $ 2,000 and $ 3,841 for the three and six months ended June 30, 2023, respectively. These amounts are included in other operating expenses and general and administrative expenses, as applicable, in our condensed consolidated statements of comprehensive income (loss). Management Agreements Between Our Joint Ventures and RMR. We have two separate joint venture arrangements, our consolidated joint venture and the unconsolidated joint venture. RMR provides management services to both of these joint ventures. We are not obligated to pay management fees to RMR under our management agreements with RMR for the services it provides to the unconsolidated joint venture. We are obligated to pay management fees to RMR under our management agreements with RMR for the services it provides to our consolidated joint venture; however, our consolidated joint venture pays management fees directly to RMR, and any such fees paid by our consolidated joint venture are credited against the fees payable by us to RMR. See Note 9 for further information regarding our relationships, agreements and transactions with RMR. Note 9. Related Person Transactions We have relationships and historical and continuing transactions with RMR, The RMR Group Inc., or RMR Inc., and others related to them, including other companies to which RMR or its subsidiaries provide management services and some of which have trustees, directors or officers who are also our Trustees or officers. RMR is a majority owned subsidiary of RMR Inc. The Chair of our Board of Trustees and one of our Managing Trustees, Adam D. Portnoy, is the sole trustee, an officer and the controlling shareholder of ABP Trust, which is the controlling shareholder of RMR Inc., the chair of the board of directors, a managing director and the president and chief executive officer of RMR Inc. and an officer and employee of RMR. Matthew P. Jordan, our other Managing Trustee, is an executive vice president and the chief financial officer and treasurer of RMR Inc., an officer and employee of RMR and an officer of ABP Trust. Each of our officers is also an officer and employee of RMR. Some of our Independent Trustees also serve as independent trustees of other public companies to which RMR or its subsidiaries provide management services. Mr. Portnoy serves as chair of the boards and as a managing trustee of these public companies. Yael Duffy, our President and Chief Operating Officer, is also the president and chief operating officer of Office Properties Income Trust, one of the other public companies managed by RMR. Other officers of RMR, including Mr. Jordan, serve as managing trustees or officers of certain of these public companies. Our Manager, RMR . We have two agreements with RMR to provide management services to us. See Note 8 for further information regarding our management agreements with RMR. Joint Ventures. We have two separate joint venture arrangements. RMR provides management services to each of these joint ventures. See Note 3 for further information regarding our joint ventures. As of June 30, 2024 and December 31, 2023, we owed $ 443 and $ 680 , respectively, to the unconsolidated joint venture for rents that we collected on behalf of that joint venture. These amounts are presented as due to related persons in our condensed consolidated balance sheets. For further information about these and other such relationships and certain other related person transactions, see our 2023 Annual Report. 15 Table of Contents INDUSTRIAL LOGISTICS PROPERTIES TRUST NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 10. Derivatives and Hedging Activities We are exposed to certain risks relating to our ongoing business operations, including the impact of changes in interest rates. The only risk currently managed by us using derivative instruments is our interest rate risk. We have interest rate cap agreements to manage our interest rate risk exposure on each of the ILPT Floating Rate Loan and the Mountain Floating Rate Loan, both with interest payable at a rate equal to SOFR plus a premium. The use of derivative financial instruments carries certain risks, including the risk that the counterparties to these contractual arrangements are not able to perform under the agreements. To mitigate this risk, we only enter into derivative financial instruments with counterparties with high credit ratings and with major financial institutions with which we or our related parties may also have other financial relationships. We do not anticipate that any of the counterparties will fail to meet their obligations. Our interest rate cap agreements are designated as cash flow hedges of interest rate risk and are measured on a recurring basis at fair value. See Notes 5 and 6 for further information regarding the debt our interest rate caps are related to and the fair value of our interest rate caps. The following table summarizes the terms of our outstanding interest rate cap agreements as of June 30, 2024 and December 31, 2023: Balance Sheet Underlying Maturity Strike Notional Fair Value at Line Item Instrument Date Rate Amount June 30, 2024 December 31, 2023 Other assets ILPT Floating Rate Loan 10/15/2024 2.25 % $ 1,235,000 $ 10,943 $ 25,060 Other assets Mountain Floating Rate Loan 03/15/2024 3.40 % $ 1,400,000 — 5,516 Other assets Mountain Floating Rate Loan 03/15/2025 3.04 % $ 1,400,000 19,986 — $ 30,929 $ 30,576 Interest rate caps designated as cash flow hedges involve the receipt of variable amounts from a counterparty if interest rates rise above the strike rate on the contract in exchange for an up-front premium. For derivatives designated and qualifying as cash flow hedges of interest rate risk, the gain or loss on the derivative is recorded in cumulative other comprehensive income and subsequently reclassified into interest expense in the same period during which the hedged transaction affects earnings. Gains and losses on the derivative representing hedge components excluded from the assessment of effectiveness are recognized over the life of the hedge on a systematic and rational basis, as documented at hedge inception in accordance with our accounting policy election. The earnings recognition of excluded components is presented in interest expense. Amounts reported in cumulative other comprehensive income related to derivatives will be reclassified to interest expense as interest payments are made on our applicable debt. The following table summarizes the activity related to our cash flow hedges within cumulative other comprehensive income for the periods shown: Three Months Ended June 30, Six Months Ended June 30, 2024 2023 2024 2023 Unrealized gain on derivatives recognized in cumulative other comprehensive income $ 3,926 $ 20,025 $ 8,600 $ 16,249 Realized gain on derivatives reclassified from cumulative other comprehensive income into interest expense ( 5,436 ) ( 8,004 ) ( 14,956 ) ( 13,006 ) Unrealized (loss) gain on derivatives recognized in cumulative other comprehensive income $ ( 1,510 ) $ 12,021 $ ( 6,356 ) $ 3,243 16 Table of Contents