Seven Hills Realty Trust 10-K

Item 9A. Controls and Procedures As of the end of the period covered by this Annual Report on Form 10-K, our management carried out an evaluation, under the supervision and with the participation of our Managing Trustees, our President and Chief Investment Officer and our Chief Financial Officer and Treasurer, of the effectiveness of our disclosure controls and procedures pursuant to Rules 13a-15 and 15d-15 under the Exchange Act. Based upon that evaluation, our Managing Trustees, our President and Chief Investment Officer and our Chief Financial Officer and Treasurer concluded that our disclosure controls and procedures are effective. There have been no changes in our internal control over financial reporting during the quarter ended December 31, 2024 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting. Management Report on Assessment of Internal Control Over Financial Reporting We are responsible for establishing and maintaining adequate internal control over financial reporting. Our internal control system is designed to provide reasonable assurance to our management and Board of Trustees regarding the preparation and fair presentation of published financial statements. All internal control systems, no matter how well designed, have inherent limitations. Therefore, even those systems determined to be effective can provide only reasonable assurance with respect to financial statement preparation and presentation. Our management assessed the effectiveness of our internal control over financial reporting as of December 31, 2024. In making this assessment, it used the criteria set forth by the Committee of Sponsoring Organizations of the Treadway 75 Table of Contents Commission (2013 Framework) in Internal Control - Integrated Framework . Based on our assessment, we believe that, as of December 31, 2024, our internal control over financial reporting is effective. This Annual Report on Form 10-K does not include an attestation report from our registered public accounting firm on our internal control over financial reporting due to the exemption for non-accelerated filers. Item 9B. Other Information None . Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections None. 76 Table of Contents PART III Item 10. Directors, Executive Officers and Corporate Governance We have a Code of Conduct that applies to our officers and Trustees, Tremont, RMR, members of the board of directors of Tremont and RMR Inc., employees of Tremont and employees of RMR who provide significant services to us. Our Code of Conduct is posted on our website, www.sevnreit.com. A printed copy of our Code of Conduct is also available free of charge to any person who requests a copy by writing to our Secretary, Seven Hills Realty Trust, Two Newton Place, 255 Washington Street, Suite 300, Newton, MA 02458-1634. We intend to satisfy the requirements under Item 5.05 of Form 8-K regarding disclosure of any amendments to, or waivers from, our Code of Conduct that apply to our principal executive officer, principal financial officer, principal accounting officer or controller, or persons performing similar functions, on our website. We have adopted comprehensive insider trading policies and procedures that apply to trustees, directors, officers and employees, as applicable, of us and RMR. These policies are designed to prevent trading on the basis of material nonpublic information and to ensure compliance with applicable securities laws. The policies include provisions for pre-clearance of trades, blackout periods and the establishment of Rule-10b5-1 trading plans. A copy of our insider trading policy is filed as an exhibit to this Annual Report on Form 10-K. The remainder of the information required by Item 10 will be included in our 2025 Proxy Statement, and is incorporated herein by reference. Item 11. Executive Compensation The information required by Item 11 will be included in our 2025 Proxy Statement and is incorporated herein by reference. Item 12. Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters Equity Compensation Plan Information. We may grant common shares to our officers and other employees of Tremont and of RMR under our Amended and Restated 2021 Equity Compensation Plan, or the 2021 Plan. In addition, each of our Trustees receives common shares as part of his or her annual compensation for serving as a Trustee and such shares are awarded under the 2021 Plan. The terms of awards made under the 2021 Plan are determined by the Compensation Committee of our Board of Trustees at the time of the awards. The table below is as of December 31, 2024: Plan category Number of securities to be issued upon exercise of outstanding options, warrants and rights Weighted-average exercise price of outstanding options, warrants and rights Number of securities remaining available for future issuance under equity compensation plans (excluding securities reflected in column (a)) (a) (b) (c) Equity compensation plans approved by security holders - 2021 Plan None None 57,466 (1) Equity compensation plans not approved by security holders None None None Total None None 57,466 (1) (1) Consists of common shares available for issuance pursuant to the terms of the 2021 Plan. Share awards that are repurchased or forfeited will be added to the common shares available for issuance under the 2021 Plan. Payments by us to RMR and RMR employees are described in Notes 7 and 9 to our Consolidated Financial Statements included in Part IV, Item 15 of this Annual Report on Form 10-K. The remainder of the information required by Item 12 will be included in our 2025 Proxy Statement and is incorporated herein by reference. Item 13. Certain Relationships and Related Transactions, and Director Independence The information required by Item 13 will be included in our 2025 Proxy Statement and is incorporated herein by reference. Item 14. Principal Accountant Fees and Services The information required by Item 14 will be included in our 2025 Proxy Statement and is incorporated herein by reference. 77 Table of Contents PART IV Item 15. Exhibits and Financial Statement Schedules (a) Index to Financial Statements and Financial Statement Schedules The following consolidated financial statements of Seven Hills Realty Trust are included on the pages indicated: Page Report of Independent Registered Public Accounting Firm (PCAOB ID No. 34 ) F-1 Consolidated Balance Sheets as of December 31, 2024 and 2023 F-3 Consolidated Statements of Operations for the years ended December 31, 2024 and 2023 F-4 Consolidated Statements of Shareholders' Equity for the years ended December 31, 2024 and 2023 F-5 Consolidated Statements of Cash Flows for the years ended December 31, 2024 and 2023 F-6 Notes to Consolidated Financial Statements F-7 Schedule IV - Mortgage Loans on Real Estate S-1 All other schedules for which provision is made in the applicable accounting regulations of the SEC are not required under the related instructions, or are inapplicable, and therefore have been omitted. 78 Table of Contents (b) Exhibits Exhibit Number Description 3.1 Declaration of Trust of the Company, dated December 21, 2021. (Incorporated by reference to Exhibit 3.1 of the Current Report on Form 8-K filed by the Company on December 22, 2021.) 3.2 Second Amended and Restated Bylaws of the Company, as of May 30, 2024. (Incorporated by reference to Exhibit 3.2 of the Current Report on Form 8-K filed by the Company on June 3, 2024.) 4.1 Form of Common Share Certificate. (Incorporated by reference to Exhibit 4.1 of the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.) 4.2 Description of Securities. (Incorporated by reference to Exhibit 4.2 of the Company’s Annual Report on Form 10-K for the year ended December 31, 2022.) 8.1 Opinion of Sullivan & Worcester LLP as to certain tax matters. (Filed herewith.) 10.1 Management Agreement, dated January 5, 2021, by and between the Company and Tremont Realty Capital LLC, and, solely in respect to Section 29 thereof, The RMR Group Inc.(+) (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on January 6, 2021.) 10.2 Letter Agreement, dated as of April 26, 2021, among the Company, Tremont Mortgage Trust and Tremont Realty Capital LLC.(+) (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on April 27, 2021.) 10.3 Amended and Restated Seven Hills Realty Trust 2021 Equity Compensation Plan.(+) (Incorporated by reference to the Company's Registration Statement on Form S-8 filed by the Company on December 23, 2021.) 10.4 Form of Share Award Agreement.(+) (Incorporated by reference to Exhibit 10.2 of the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.) 10.5 Form of Indemnification Agreement.(+) (Incorporated by reference to Exhibit 10.3 of the Company’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2023.) 10.6 Master Repurchase Agreement, dated February 18, 2021, by and between RMTG Lender LLC and UBS AG. (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on February 22, 2021.) 10.7 Limited Guaranty, dated February 18, 2021, by the Company, in favor of UBS AG. (Incorporated by reference to Exhibit 10.2 of the Current Report on Form 8-K filed by the Company on February 22, 2021.) 10.8 Amendment No. 2 to Master Repurchase Agreement, dated March 9, 2022, by and between RMTG Lender LLC and UBS AG. (Incorporated by reference to Exhibit 10.3 of the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2022.) 10.9 Amended and Restated Master Repurchase Agreement, dated March 15, 2022, by and between TRMT CB Lender LLC and Citibank, N.A. (Incorporated by reference to Exhibit 10.3 of the Current Report on Form 8-K filed by the Company on March 16, 2022.) 10.10 Amended and Restated Guaranty, dated as of September 30, 2021, by the Company in favor of Citibank, N.A. (Incorporated by reference to Exhibit 10.13 of the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.) 10.11 First Amendment to Amended and Restated Master Repurchase Agreement, dated September 27, 2024, by and between TRMT CB Lender LLC and Citibank, N.A. (Filed herewith.) 10.12 Facility Loan Program Agreement and Security Agreement, dated November 9, 2021, by and between Seven Hills BH Lender LLC and BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on November 12, 2021.) 10.13 First Amendment to Facility Loan Program Agreement and Security Agreement, dated April 25, 2022, by and between Seven Hills BH Lender, LLC and BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.4 of the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2022.) 10.14 Guaranty, dated November 9, 2021, by the Company, to and for the benefit of BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.2 of the Current Report on Form 8-K filed by the Company on November 12, 2021.) 10.15 First Amendment to Guaranty, dated April 25, 2022, by the Company, to and for the benefit of BMO Harris Bank N.A. (Incorporated by reference to Exhibit 10.5 of the Company’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2022.) 79 Table of Contents 10.16 Master Repurchase and Securities Contract, dated March 11, 2022, by and between Seven Hills WF Lender LLC and Wells Fargo Bank, National Association. (Incorporated by reference to Exhibit 10.1 of the Current Report on Form 8-K filed by the Company on March 16, 2022.) 10.17 Guarantee Agreement, dated March 11, 2022, by the Company, in favor of Wells Fargo Bank, National Association. (Incorporated by reference to Exhibit 10.2 of the Current Report on Form 8-K filed by the Company on March 16, 2022.) 10.18 First Amendment to Master Repurchase and Securities Contract, dated October 25, 2024, by and between Seven Hills WF Lender LLC and Wells Fargo Bank, National Association. (Filed herewith.) 10.19 Property Management Agreement, dated as of July 8, 2023, between The RMR Group LLC and Floral Vale LLC, a subsidiary of the Company. (Incorporated by reference to Exhibit 10.1 of the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.) 19.1 Seven Hills Realty Trust Insider Trading Policies and Procedures. (Filed herewith.) 21.1 Subsidiaries of the Company. (Filed herewith.) 23.1 Consent of Deloitte & Touche LLP. (Filed herewith.) 23.2 Consent of Sullivan & Worcester LLP. (Contained in Exhibit 8.1) 31.1 Rule 13a-14(a) Certification. (Filed herewith.) 31.2 Rule 13a-14(a) Certification. (Filed herewith.) 31.3 Rule 13a-14(a) Certification. (Filed herewith.) 31.4 Rule 13a-14(a) Certification. (Filed herewith.) 32.1 Section 1350 Certification of Chief Executive Officer and Chief Financial Officer. (Furnished herewith.) 97.1 Seven Hills Realty Trust Clawback Policy. (Incorporated by reference to Exhibit 97.1 of the Company’s Annual Report on Form 10-K for the year ended December 31, 2023.) 101.INS XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document. 101.SCH XBRL Taxonomy Extension Schema Document. (Filed herewith.) 101.CAL XBRL Taxonomy Extension Calculation Linkbase Document. (Filed herewith.) 101.DEF XBRL Taxonomy Extension Definition Linkbase Document. (Filed herewith.) 101.LAB XBRL Taxonomy Extension Label Linkbase Document. (Filed herewith.) 101.PRE XBRL Taxonomy Extension Presentation Linkbase Document. (Filed herewith.) 104 Cover Page Interactive Data File. (Formatted as Inline XBRL and contained in Exhibit 101.) (+) Contract with management or compensatory plan or arrangement. Item 16. Form 10-K Summary None. 80 Table of Contents Report of Independent Registered Public Accounting Firm To the Trustees and Shareholders of Seven Hills Realty Trust Opinion on the Financial Statements We have audited the accompanying consolidated balance sheets of Seven Hills Realty Trust (the "Company") as of December 31, 2024 and 2023, the related consolidated statements of operations, shareholders' equity, and cash flows, for each of the two years in the period ended December 31, 2024, and the related notes and the schedule listed in the Index at Item 15 (collectively referred to as the "financial statements"). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2024 and 2023, and the results of its operations and its cash flows for each of the two years in the period ended December 31, 2024, in conformity with accounting principles generally accepted in the United States of America. Basis for Opinion These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB. We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits, we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion. Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion. Critical Audit Matter The critical audit matter communicated below is a matter arising from the current-period audit of the financial statements that was communicated or required to be communicated to the audit committee and that (1) relates to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion on the financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates. Allowance for credit losses – Refer to Notes 2 and 3 to the financial statements The allowance for credit losses for loans held for investment is a management estimate that is developed using an analytical model. The allowance is estimated at the individual loan level and utilizes significant inputs in the analytical model that includes loan specific data, as well as macroeconomic forecast assumptions. Macroeconomic forecast assumptions include the performance of commercial real estate assets, unemployment rates, interest rates and other factors. We have identified the macroeconomic factors within the CECL allowance estimate as a critical audit matter because of the subjectivity, complexity and estimate uncertainty in determining the impact of the factors on the Company’s allowance for credit losses. How the Critical Audit Matter Was Addressed in the Audit Our audit procedures to assess the macroeconomic factors applied by management to determine the allowance for credit losses included, among others: F-1 Table of Contents • We tested the design and implementation of controls over management’s review of the allowance for credit losses, including management’s judgements involved in determination of the macroeconomic factors applied to determine the allowance for credit losses. • We evaluated the reasonableness of the methodology and macroeconomic assumptions used by management to develop the allowance for credit losses. • We tested the accuracy and completeness of quantitative data used by management to develop the adjustments to account for current and future economic conditions. • We utilized credit specialists to assist in the evaluation of management’s allowance for credit losses methodology and assumptions, including the macroeconomic assumptions. /s/ Deloitte & Touche LLP Boston, Massachusetts February 18, 2025 We have served as the Company's auditor since 2021. F-2 Table of Contents SEVEN HILLS REALTY TRUST CONSOLIDATED BALANCE SHEETS (dollars in thousands, except per share data) December 31, 2024 2023 ASSETS Cash and cash equivalents $ 70,750 $ 87,855 Loans held for investment 609,916 626,462 Allowance for credit losses ( 8,074 ) ( 4,376 ) Loans held for investment, net 601,842 622,086 Real estate owned, net 11,187 11,278 Acquired real estate leases, net 3,366 4,137 Accrued interest receivable 2,954 3,632 Prepaid expenses and other assets, net 2,709 2,537 Total assets $ 692,808 $ 731,525 LIABILITIES AND SHAREHOLDERS' EQUITY Accounts payable, accrued liabilities and other liabilities $ 3,982 $ 3,808 Secured financing facilities, net 417,796 454,422 Due to related persons 1,752 2,047 Total liabilities 423,530 460,277 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $ 0.001 par value per share; 25,000,000 shares authorized; 14,902,773 and 14,811,410 shares issued and outstanding, respectively 15 15 Additional paid in capital 240,425 239,443 Cumulative net income 89,480 71,660 Cumulative distributions ( 60,642 ) ( 39,870 ) Total shareholders' equity 269,278 271,248 Total liabilities and shareholders' equity $ 692,808 $ 731,525 See accompanying notes. F-3 Table of Contents SEVEN HILLS REALTY TRUST CONSOLIDATED STATEMENTS OF OPERATIONS (amounts in thousands, except per share data) Year Ended December 31, 2024 2023 INCOME FROM INVESTMENTS: Interest and related income $ 62,415 $ 66,337 Purchase discount accretion 2,347 4,128 Less: interest and related expenses ( 31,769 ) ( 33,518 ) Income from loan investments, net 32,993 36,947 Revenue from real estate owned 2,281 1,288 Total revenue 35,274 38,235 OTHER EXPENSES: Base management fees 4,329 4,303 Incentive fees 974 968 General and administrative expenses 3,902 3,947 Reimbursement of shared services expenses 2,647 2,596 Provision for (reversal of) credit losses 3,080 ( 799 ) Expenses from real estate owned 2,489 1,293 Total other expenses 17,421 12,308 Income before income taxes 17,853 25,927 Income tax (expense) benefit ( 33 ) 38 Net income $ 17,820 $ 25,965 Weighted average common shares outstanding - basic and diluted 14,712 14,625 Net income per common share - basic and diluted $ 1.20 $ 1.76 See accompanying notes. F-4 Table of Contents SEVEN HILLS REALTY TRUST CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY (amounts in thousands) Number of Common Shares Common Shares Additional Paid In Capital Cumulative Net Income Cumulative Distributions Total Balance at December 31, 2022 14,709 $ 15 $ 238,505 $ 52,290 $ ( 19,231 ) $ 271,579 Cumulative-effect adjustment upon adoption of credit loss accounting standard — — — ( 6,595 ) — ( 6,595 ) Share grants 122 — 1,124 — — 1,124 Share repurchases ( 17 ) — ( 183 ) — — ( 183 ) Share forfeitures ( 3 ) — ( 3 ) — — ( 3 ) Net income — — — 25,965 — 25,965 Distributions — — — — ( 20,639 ) ( 20,639 ) Balance at December 31, 2023 14,811 15 239,443 71,660 ( 39,870 ) 271,248 Share grants 120 — 1,359 — — 1,359 Share repurchases ( 28 ) — ( 377 ) — — ( 377 ) Net income — — — 17,820 — 17,820 Distributions — — — — ( 20,772 ) ( 20,772 ) Balance at December 31, 2024 14,903 $ 15 $ 240,425 $ 89,480 $ ( 60,642 ) $ 269,278 See accompanying notes. F-5 Table of Contents SEVEN HILLS REALTY TRUST CONSOLIDATED STATEMENTS OF CASH FLOWS (dollars in thousands) Year Ended December 31, 2024 2023 CASH FLOWS FROM OPERATING ACTIVITIES: Net income $ 17,820 $ 25,965 Adjustments to reconcile net income to net cash provided by operating activities: Accretion of purchase discount ( 2,347 ) ( 4,128 ) Provision for (reversal of) credit losses 3,080 ( 799 ) Amortization of loan origination and exit fees ( 2,697 ) ( 3,333 ) Amortization of deferred financing costs 1,423 1,405 Straight line rental income ( 447 ) ( 647 ) Depreciation and amortization 1,291 604 Share based compensation 1,359 1,121 Changes in operating assets and liabilities: Accrued interest receivable 678 ( 498 ) Prepaid expenses and other assets 188 630 Accounts payable, accrued liabilities and other liabilities 57 ( 253 ) Due to related persons ( 295 ) 203 Net cash provided by operating activities 20,110 20,270 CASH FLOWS FROM INVESTING ACTIVITIES: Origination of loans held for investment ( 132,061 ) ( 131,679 ) Additional funding of loans held for investment ( 12,333 ) ( 5,416 ) Repayment of loans held for investment 165,984 172,283 Cash assumed from transfer of loans held for investment to real estate owned — 1,742 Real estate owned improvements ( 329 ) ( 1,086 ) Net cash provided by investing activities 21,261 35,844 CASH FLOWS FROM FINANCING ACTIVITIES: Proceeds from secured financing facilities 101,335 123,208 Repayments under secured financing facilities ( 137,529 ) ( 141,009 ) Payments of deferred financing costs ( 1,133 ) ( 703 ) Repurchase of common shares ( 377 ) ( 183 ) Distributions ( 20,772 ) ( 20,639 ) Net cash used in financing activities ( 58,476 ) ( 39,326 ) (Decrease) increase in cash and cash equivalents ( 17,105 ) 16,788 Cash and cash equivalents at beginning of period 87,855 71,067 Cash and cash equivalents at end of period $ 70,750 $ 87,855 SUPPLEMENTAL DISCLOSURES: Interest paid $ 30,555 $ 32,079 Income taxes (refunded) paid $ ( 35 ) $ 135 NON-CASH INVESTING ACTIVITIES Transfer of loans held for investment to real estate owned $ — $ 14,800 See accompanying notes. F-6 Table of Contents SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 1. Organization Seven Hills Realty Trust is a Maryland real estate investment trust, or REIT, that focuses primarily on originating and investing in first mortgage loans secured by middle market and transitional commercial real estate, or CRE. Note 2. Summary of Significant Accounting Policies Basis of Presentation. These consolidated financial statements are prepared in accordance with U.S. generally accepted accounting principles, or GAAP, which requires us to make estimates and assumptions that affect reported amounts. Actual results could differ from those estimates. Significant estimates in the accompanying consolidated financial statements include our allowance for credit losses and the fair value of financial instruments. Consolidation. These consolidated financial statements include the accounts of ours and our subsidiaries, all of which are 100 % owned directly by us. All intercompany transactions and balances with or among our consolidated subsidiaries have been eliminated. For each loan investment we make, we evaluate whether we have a controlling financial interest and consolidation of the borrower's financial statements is required under GAAP. Cash and Cash Equivalents. We consider highly liquid investments with original maturities of three months or less at the date of purchase to be cash equivalents. Secured Financing Agreements. Loans financed through our Secured Financing Agreements (as defined in Note 5) are treated as collateralized financing transactions, unless they meet sales treatment under GAAP. Pursuant to GAAP treatment of collateralized financing transactions, loans financed through our Secured Financing Agreements remain on our consolidated balance sheets as assets and cash received from the purchasers is recorded on our consolidated balance sheets as liabilities. Interest paid in accordance with our Secured Financing Agreements is recorded as interest expense. Loans Held for Investment. Generally, our loans are classified as held for investment based upon our intent and ability to hold them until maturity. Loans that are held for investment are carried at cost, net of unamortized loan origination fees, accreted exit fees, unamortized premiums and unaccreted discounts, as applicable, that are required to be recognized in the carrying value of the loans in accordance with GAAP, unless the loans are determined to be collateral dependent. Loans that we have a plan to sell or liquidate are held at the lower of cost or fair value less cost to sell. Allowance for Credit Losses. On January 1, 2023, we adopted Accounting Standards Update, or ASU, No. 2016-13, Financial Instruments - Credit Losses (Topic 326) : Measurement of Credit Losses on Financial Instruments , which replaces the “incurred loss” model for recognizing credit losses with a forward-looking “expected loss” model that generally will result in the earlier recognition of credit losses. The measurement of current expected credit losses, or CECL, is based upon historical experience, current conditions, and reasonable and supportable forecasts incorporating forward-looking information that affect the collectability of the reported amount. ASU No. 2016-13 is applicable to financial assets measured at amortized cost and off-balance sheet credit exposures, such as unfunded loan commitments. The allowance for credit losses is a valuation account that is deducted from the related loans’ amortized cost basis in our consolidated balance sheets. Our loans typically include commitments to fund incremental proceeds to borrowers over the life of the loan; these future funding commitments are also subject to the CECL model. The allowance for credit losses related to unfunded loan commitments is included in accounts payable, accrued liabilities and other liabilities in our consolidated balance sheets. F-7 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Given the lack of historical loss data related to our loan portfolio, we estimate our expected losses using an analytical model that considers the likelihood of default and loss given default for each individual loan. This analytical model incorporates data from a third party database with historical loan loss information for commercial mortgage-backed securities, or CMBS, and CRE loans since 1998. We estimate the allowance for credit losses for our portfolio, including unfunded loan commitments, at the individual loan level. Significant inputs to the model include certain loan specific data, such as loan to value, or LTV, property type, geographic location, occupancy, vintage year, remaining loan term, net operating income, expected timing and amounts of future loan fundings and macroeconomic forecast assumptions, including the performance of CRE assets, unemployment rates, interest rates and other factors. We utilize the model to estimate credit losses over a reasonable and supportable economic forecast period of 12 months, followed by a straight-line reversion period of six months to average historical losses. Average historical losses are established using a population of third party historical loss data that approximates our portfolio as of the measurement date. We evaluate the estimated allowance for each of our loans individually and we consider our internal loan risk rating as the primary credit quality indicator underlying our assessment. We have elected to exclude accrued interest receivable from amortized cost and not to measure an allowance for credit losses on accrued interest receivable. Accrued interest receivables are generally written off when payments are 120 days past due. Such amounts are reversed against interest income and no further interest will be recorded until it is collected. If a loan is determined to be collateral dependent (because the repayment of the loan is expected to be provided substantially through the operation or sale of the underlying collateral property) and the borrower is experiencing financial difficulties, but foreclosure is not probable, we may elect to apply a practical expedient to determine the loan's allowance for credit losses by comparing the collateral's fair value to the amortized cost basis of the loan. For collateral-dependent loans for which foreclosure is probable, the related allowance for credit losses is determined using the fair value, less costs to sell, if applicable, of the collateral compared to the loan's amortized cost. Upon adoption of ASU No. 2016-13 using the modified retrospective transition method and, based on our loan portfolio, the then current economic environment and expectations for future conditions, we recorded a cumulative-effect adjustment reducing our cumulative net income in our consolidated balance sheets by $ 6,595 , establishing an allowance for credit losses of $ 4,893 with respect to our then outstanding loans held for investment and increasing accounts payable, accrued liabilities and other liabilities by $ 1,702 with respect to our then unfunded loan commitments. No reserve for loan losses or allowance for credit losses was recognized within our consolidated financial statements prior to our adoption of ASU No. 2016-13. We evaluate the credit quality of each of our loans at least quarterly by assessing a variety of risk factors in relation to each loan and assigning a risk rating to each loan based on those factors. Factors considered in these evaluations include, but are not limited to, property type, geographic and local market dynamics, physical condition, leasing and tenant profile, projected cash flow, risk of loss, current LTV, debt yield, collateral performance, structure, exit plan and sponsorship. Loans are rated “1” (less risk) through “5” (greater risk) as defined below: “1” lower risk—Criteria reflects a sponsor having a strong financial condition and low credit risk and our evaluation of management's experience; collateral performance exceeding performance metrics included in the business plan or credit underwriting; and the property demonstrating stabilized occupancy and/or market rates, resulting in strong current cash flow and net operating income and/or having a very low LTV. “2” average risk—Criteria reflects a sponsor having a stable financial condition and our evaluation of management's experience; collateral performance meeting or exceeding substantially all performance metrics included in the business plan or credit underwriting; and the property demonstrating improved occupancy at market rents, resulting in sufficient current cash flow and/or having a low LTV. “3” acceptable risk—Criteria reflects a sponsor having a history of repaying loans at maturity and meeting its credit obligations and our evaluation of management's experience; collateral performance expected to meet performance metrics included in the business plan or credit underwriting; and the property having a moderate LTV. New loans and loans with a limited history will typically be assigned this rating and will be adjusted to other levels from time to time as appropriate. “4” higher risk—Criteria reflects a sponsor having a history of unresolved missed or late payments, maturity extensions and difficulty timely fulfilling its credit obligations and our evaluation of management's experience; collateral performance failing to meet the business plan or credit underwriting; the existence of a risk of default possibly leading to a loss and/or potential weaknesses that deserve management’s attention; and/or the property having a high LTV. F-8 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) “5” loss likely—Criteria reflects a very high risk of realizing a principal loss or having incurred a principal loss; a sponsor having a history of default payments, trouble fulfilling its credit obligations, deeds in lieu of foreclosures, and/or bankruptcies; collateral performance is significantly worse than performance metrics included in the business plan; loan covenants or performance milestones having been breached or not attained; timely exit via sale or refinancing being uncertain; and/or the property having a very high LTV. See Note 3 for further information regarding our allowance for credit losses and our loan portfolio’s assessment under our internal risk rating policy. Real Estate Owned. Real estate owned is property acquired in full or partial settlement of loan obligations generally through foreclosure or by deed in lieu of foreclosure. Upon acquisition, we allocate the fair value of the real estate owned in accordance with ASC 805, Business Combinations. Upon acquisition, real estate owned is recognized at the fair value of the property at the time of acquisition. We allocate the purchase price to land, building and improvements, and acquired in place leases based on determinations of the relative fair values of these assets assuming the properties are vacant. The fair value of the property is determined using Level III inputs and standard industry valuation methods, including discounted cash flow analyses that are based on a number of factors, including capitalization rates and discount rates, among others, and sales comparisons. If the amortized cost of the loan exceeds the fair value of the property the difference is recorded through the allowance for credit losses as a write off. Conversely, if the fair value of the property exceeds the amortized cost of the loan, the difference is recorded through the allowance for credit losses as a recovery, with any excess recorded as a gain. Any related shortfall or excess of previously established allowances for credit losses is recognized in the consolidated statements of operations as a provision for or reversal of credit losses, respectively. Subsequent to acquisition, costs incurred related to improvements to the property are capitalized and depreciated over their estimated useful lives and costs related to the operation of the property are expensed as incurred. We recognize depreciation on a straight line basis over estimated useful lives generally ranging from 7 to 40 years. We allocate a portion of the purchase price to acquired in place leases and tenant relationships based upon market estimates to lease up the property based on the leases in place at the time of acquisition. We allocate this aggregate value between acquired in place lease values and tenant relationships based on our evaluation of the specific characteristics of each tenant’s lease. We amortize the value of acquired in place leases (included in acquired real estate leases, net in our consolidated balance sheets) over the terms of the associated leases. Such amortization is included in expenses from real estate owned in our consolidated statements of operations. We regularly evaluate real estate owned for indicators of impairment. Impairment indicators may include declining tenant occupancy, lack of progress leasing vacant space, tenant bankruptcies, low long term prospects for improvement in property performance, weak or declining tenant profitability, cash flow or liquidity, our decision to dispose of an asset before the end of its estimated useful life and legislative, market or industry changes that could permanently reduce the value of a property. If there is an indication that the carrying value of an asset is not recoverable, we estimate the projected undiscounted cash flows to determine if an impairment loss should be recognized. The future net undiscounted cash flows are subjective and are based in part on assumptions regarding hold periods, market rents and terminal capitalization rates. We determine the amount of any impairment loss by comparing the carrying value to estimated fair value. We estimate fair value through an evaluation of recent financial performance and projected discounted cash flows using standard industry valuation methods. See Note 4 for further information regarding our real estate owned. Fair Value of Financial Instruments. We determine the estimated fair value of financial assets and liabilities using the three-tier fair value hierarchy established by GAAP, which prioritizes observable inputs in active markets when measuring fair value. The three levels of inputs that may be used to measure fair value in order of priority are as follows: Level I—Inputs include quoted prices in active markets for identical assets or liabilities that we have the ability to access. Level II—Inputs include quoted prices in markets that are less active or inactive or for which all significant inputs are observable, either directly or indirectly. Level III—Inputs include unobservable prices and are supported by little or no market activity and are significant to the overall fair value measurement. F-9 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Loan Deferred Fees. Loan origination and exit fees are fees charged to our borrowers and unamortized or unaccreted balances are reflected as a reduction in loans held for investment, net, in our consolidated balance sheets. These fees are recognized in interest income over the life of the related loans held for investment. Deferred Financing Costs. Costs incurred in connection with financings are capitalized and recorded as a reduction to the related liability in our consolidated balance sheets. Deferred financing costs are amortized over the term of the respective financing agreement and are recorded in our consolidated statements of operations as a component of interest and related expenses. Net Income Per Common Share. We calculate net income per common share - basic using the two class method. We calculate net income per common share - diluted using the more dilutive of the two class or treasury stock method. Revenue Recognition. Interest income related to our first mortgage loans secured by CRE will generally be accrued based on the coupon rates applied to the outstanding principal balance of such loans. Fees, premiums and discounts, if any, will be amortized or accreted into interest income over the remaining lives of the loans using the effective interest method, as adjusted for any prepayments. If a loan's interest or principal payments are not paid when due and there is uncertainty that such payments will be collected, the loan may be categorized as non-accrual and no interest will be recorded until it is collected. When all overdue payments are collected and, in our judgment, a loan is likely to remain current, it may be re-categorized as accrual. We did not have any non-accrual loans as of December 31, 2024. For loans purchased at a discount, GAAP limits the yield that may be accreted (accretable yield) to the excess of the investor’s estimate of undiscounted expected principal, interest and other cash flows (cash flows expected at acquisition to be collected) over the investor’s initial investment in the loan. GAAP also requires that the excess of contractual cash flows over cash flows expected to be collected (non-accretable difference) not be recognized as an adjustment of yield, loss accrual or valuation allowance. Subsequent increases in cash flows expected to be collected from such loans generally will be recognized prospectively through adjustment of the loan’s yield over its remaining life. Decreases in cash flows expected to be collected will be recorded through our provision for credit losses. Revenue from real estate owned represents rental income from operating leases with tenants and is recognized on a straight line basis over the lease term. Segments. Effective for the fiscal year ended December 31, 2024, we adopted ASU No. 2023-07, Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures , or ASU No. 2023-07, which requires public entities 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 ASC 280, Segment Reporting , or ASC 280, 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. Public entities with a single reportable segment must apply all the disclosure requirements of ASU No. 2023-07, as well as all the existing segment disclosures under ASC 280. The amendments in ASU No. 2023-07 are incremental to the requirements in ASC 280 and do not change how a public entity identifies its operating segments, aggregates those operating segments, or applies the quantitative thresholds to determine its reportable segments. As a result, we have included additional information related to the required disclosures within Note 13 to our consolidated financial statements. New Accounting Pronouncements. In November 2024, the Financial Accounting Standards Board issued ASU No. 2024-03, Income Statement (Topic 220): Reporting Comprehensive Income - Expense Disaggregation Disclosures , or ASU No. 2024-03, which requires public entities to provide disaggregated disclosure of certain income statement expense captions within the footnotes to the financial statements. ASU No. 2024-03 is effective for fiscal years beginning after December 15, 2026, and interim periods within fiscal years beginning after December 15, 2027. We are currently evaluating the impact ASU No. 2024-03 will have on our consolidated financial statements and disclosures. F-10 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 3. Loans Held for Investment, net We originate first mortgage loans secured by middle market and transitional CRE, which are generally to be held as long term investments. The table below provides overall statistics for our loan portfolio as of December 31, 2024 and 2023: As of December 31, 2024 2023 Number of loans 21 24 Total loan commitments $ 641,213 $ 670,293 Unfunded loan commitments (1) $ 30,402 $ 40,401 Principal balance $ 610,811 $ 629,892 Carrying value $ 601,842 $ 622,086 Weighted average coupon rate 8.24 % 9.19 % Weighted average all in yield (2) 8.62 % 9.64 % Weighted average floor 2.12 % 1.36 % Weighted average maximum maturity (years) (3) 2.6 3.0 Weighted average risk rating 3.1 3.0 (1) Unfunded loan commitments are primarily used to finance property improvements and leasing capital and are generally funded over the term of the loan. (2) All in yield represents the yield on a loan, including amortization of deferred fees over the initial term of the loan and excluding any purchase discount accretion. (3) Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions. The table below represents our loan activities during 2023 and 2024: Principal Balance Deferred Fees and Other Items Amortized Cost Balance at December 31, 2022 $ 678,555 $ ( 8,626 ) $ 669,929 Additional funding 5,650 ( 14 ) 5,636 Originations 133,300 ( 1,621 ) 131,679 Repayments ( 171,748 ) ( 535 ) ( 172,283 ) Transfer to real estate owned ( 15,865 ) ( 95 ) ( 15,960 ) Net amortization of deferred fees — 3,333 3,333 Purchase discount accretion — 4,128 4,128 Balance at December 31, 2023 629,892 ( 3,430 ) 626,462 Additional funding 12,492 ( 158 ) 12,334 Originations 133,817 ( 1,757 ) 132,060 Repayments ( 165,390 ) ( 594 ) ( 165,984 ) Net amortization of deferred fees — 2,697 2,697 Purchase discount accretion — 2,347 2,347 Balance at December 31 , 2024 $ 610,811 $ ( 895 ) $ 609,916 F-11 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The tables below detail the property type and geographic location of the properties securing the loans in our portfolio as of December 31, 2024 and 2023: As of December 31, 2024 2023 Property Type Number of Loans Amortized Cost Percentage of Value Number of Loans Amortized Cost Percentage of Value Office 6 $ 167,749 28 % 7 $ 181,268 29 % Multifamily 5 163,987 27 % 7 207,734 33 % Industrial 5 136,646 22 % 5 118,707 19 % Hotel 3 84,028 14 % 2 45,791 7 % Retail 2 57,506 9 % 3 72,962 12 % 21 $ 609,916 100 % 24 $ 626,462 100 % As of December 31, 2024 2023 Geographic Location Number of Loans Amortized Cost Percentage of Value Number of Loans Amortized Cost Percentage of Value South 7 $ 192,108 32 % 8 $ 222,477 36 % West 6 142,560 23 % 9 185,294 30 % East 4 139,899 23 % 3 89,815 14 % Midwest 4 135,349 22 % 4 128,876 20 % 21 $ 609,916 100 % 24 $ 626,462 100 % Credit Quality Information and Allowance for Credit Losses We evaluate the credit quality of each of our loans at least quarterly by assessing a variety of risk factors in relation to each loan and assigning a risk rating to each loan based on those factors. The higher the number, the greater the risk level. As of December 31 , 2024 and 2023, the amortized cost of our loan portfolio within each internal risk rating by year of origination was as follows: December 31 , 2024 Risk Rating Number of Loans Percentage of Portfolio 2024 2023 2022 2021 Prior Total 1 — — % $ — $ — $ — $ — $ — $ — 2 4 18 % 41,570 53,070 — 15,252 — 109,892 3 12 58 % 91,515 25,086 163,228 76,034 — 355,863 4 5 24 % — — — 114,556 29,605 144,161 5 — — % — — — — — — 21 100 % $ 133,085 $ 78,156 $ 163,228 $ 205,842 $ 29,605 $ 609,916 F-12 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) December 31, 2023 Risk Rating Number of Loans Percentage of Portfolio 2023 2022 2021 Prior Total 1 — — % $ — $ — $ — $ — $ — 2 3 15 % 37,323 42,089 15,435 — 94,847 3 18 71 % 94,881 167,491 144,456 38,548 445,376 4 3 14 % — — 86,239 — 86,239 5 — — % — — — — — 24 100 % $ 132,204 $ 209,580 $ 246,130 $ 38,548 $ 626,462 The tables below present the changes to the allowance for credit losses during the years ended December 31, 2024 and 2023: Loans Held for Investment, net Unfunded Loan Commitments Total Balance at December 31, 2023 $ 4,376 $ 1,452 $ 5,828 Provision for credit losses 3,698 ( 618 ) 3,080 Balance at December 31, 2024 $ 8,074 $ 834 $ 8,908 Loans Held for Investment, net Unfunded Loan Commitments Total Balance at December 31, 2022 $ — $ — $ — Cumulative-effect adjustment upon adoption of the CECL model 4,893 1,702 6,595 Reversal of credit losses ( 549 ) ( 250 ) ( 799 ) Write offs (1) ( 708 ) — ( 708 ) Recoveries 740 — 740 Balance at December 31, 2023 $ 4,376 $ 1,452 $ 5,828 (1) Write offs for the year ended December 31, 2023 relate to our loan secured by an office property located in Yardley, PA that was originated in 2019. We assumed legal title to the property through a deed in lieu of foreclosure in June 2023. The increase in the allowance for credit losses during the year ended December 31, 2024 is primarily attributable to declining values for CRE and unfavorable CRE pricing forecasts used in our CECL model and increased provisions for our office loans. We may enter into loan modifications that include among other changes, extensions of maturity dates, repurposing or required replenishment of reserves, increases or decreases in loan commitments and required pay downs of principal amounts outstanding. Loan modifications are evaluated to determine whether a modification results in a new loan or a continuation of an existing loan under ASC 310. In August 2024, we amended the agreement governing our loan secured by an office property in Dallas, TX. As part of this amendment, the loan commitment was reduced by $ 3,189 , the borrower was required to contribute $ 2,900 to cash reserves and the maturity date was extended by two years to August 25, 2026. As of December 31, 2024, this loan had an amortized cost of $ 43,511 and a risk rating of 4. In August 2024, we amended the agreement governing our loan secured by an office property in Plano, TX. As part of this amendment, the coupon rate was reduced from SOFR + 4.75 % to SOFR + 3.75 % and the maturity date was extended by two years to July 1, 2026. As of December 31, 2024, this loan had an amortized cost of $ 26,635 and a risk rating of 4. In November 2024, we amended the agreement governing our loan secured by an office property in Carlsbad, CA. As part of this amendment, the borrower was required to contribute $ 1,100 to cash reserves and the maturity date was extended by two years to October 27, 2026. As of December 31, 2024, this loan had an amortized cost of $ 24,412 and a risk rating of 4. F-13 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) In November 2024, we amended the agreement governing our loan secured by an office property in Bellevue, WA. As part of this amendment, the maturity date was extended by 90 days to February 5, 2025. Subsequently, in January 2025, the maturity date was extended by 60 days to April 7, 2025. As of December 31, 2024, this loan had an amortized cost of $ 19,997 and a risk rating of 4. There were no other modifications to our loan portfolio for borrowers experiencing financial difficulties during the year ended December 31, 2024. We did not have any outstanding past due loans or nonaccrual loans as of December 31, 2024 or 2023. As of December 31, 2024 and February 13, 2025, our borrowers with outstanding loans had paid their debt service obligations owed and due to us. Note 4. Real Estate Owned In June 2023, we assumed legal title to an office property located in Yardley, PA through a deed in lieu of foreclosure. The table below presents the assets and liabilities of real estate owned in our consolidated balance sheets: December 31, 2024 2023 Land $ 2,880 $ 2,880 Building and improvements 7,354 7,349 Tenant improvements 1,501 1,164 Total real estate owned 11,735 11,393 Less: accumulated depreciation ( 548 ) ( 115 ) Real estate owned, net 11,187 11,278 Acquired real estate leases 4,352 4,595 Less: accumulated amortization ( 986 ) ( 458 ) Acquired real estate leases, net 3,366 4,137 Prepaid expenses and other assets, net (1) 1,826 1,352 Total assets $ 16,379 $ 16,767 Accounts payable, accrued liabilities and other liabilities $ 501 $ 517 Total liabilities $ 501 $ 517 (1) Includes $ 1,094 and $ 647 of straight line rent receivables as of December 31, 2024 and 2023, respectively. Revenue from real estate owned represents rental income from operating leases with tenants and is recognized on a straight line basis over the lease term. We increased revenue from real estate owned to record revenue on a straight line basis by $ 447 and $ 647 for the years ended December 31, 2024 and 2023, respectively. Expenses from real estate owned represents costs related to the acquisition of the property, costs to operate the property and depreciation and amortization expense. We recognized amortization expense related to our acquired real estate leases of $ 771 and $ 458 for the years ended December 31, 2024 and 2023, respectively. Future amortization of acquired in place lease values is estimated to be $ 594 in 2025, $ 493 in 2026, $ 493 in 2027, $ 466 in 2028, $ 446 in 2029 and $ 874 thereafter. As of December 31, 2024 and 2023, the weighted average amortization period of acquired real estate leases was 6.9 and 7.4 years, respectively. F-14 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The following operating lease maturity analysis presents the future contractual lease payments to be received by us through 2034 as of December 31, 2024: Year Amount 2025 $ 2,090 2026 2,034 2027 2,108 2028 2,090 2029 2,052 Thereafter 4,100 Total $ 14,474 Note 5. Secured Financing Agreements As of December 31, 2024 and 2023, we had secured financing facilities governed by master repurchase agreements with Wells Fargo, National Association, or Wells Fargo, Citibank N.A., or Citibank, and UBS AG, or UBS; and a facility loan program with BMO Harris Bank N.A, or BMO. We refer to the Wells Fargo, Citibank and UBS facilities as our Master Repurchase Facilities and the BMO facility as our BMO Facility. Collectively, we refer to our Master Repurchase Facilities and the BMO Facility as our Secured Financing Facilities. Pursuant to our Master Repurchase Facilities, we may sell to, and later repurchase from the respective lender, the purchased assets related to the applicable facility. The initial purchase price paid under our Master Repurchase Facilities is generally between 75 % and 80 % of the market value or the unpaid principal balance of such purchased asset. Our Master Repurchase Facilities each contain margin maintenance provisions that provide our lenders with the right, in certain circumstances related to a credit event, to redetermine the value of purchased assets. Where a decline in the value of a purchased asset results in a margin deficit, we may be required to eliminate such a deficit through a combination of purchased asset repurchases and cash transfers. Pursuant to our BMO Facility, BMO advances amounts to fund new mortgage loan originations and/or fund future obligations under existing loans. Advances under the BMO Facility are secured by a security interest and collateral assignment of the underlying loan, are coterminous with the pledged mortgage loans, generally up to an 80 % advance rate and are not subject to margin calls. In connection with each of our Secured Financing Facilities, we entered into guarantees that require us to guarantee 25 % of the aggregate purchase price of the asset and also contain financial covenants, which require us to maintain a minimum tangible net worth, a minimum liquidity and a minimum interest coverage ratio and to satisfy a total indebtedness to stockholders’ equity ratio. Interest expense under our Secured Financing Facilities accrues at a rate of SOFR plus a premium. In September 2024, we amended our Citibank Master Repurchase Agreement. The amendment to the Citibank Master Repurchase Agreement made certain changes to the agreement and related fee letter, including extending the stated maturity date to September 27, 2026. In October 2024, we amended our Wells Fargo Master Repurchase Agreement. The amendment to the Wells Fargo Master Repurchase Agreement made certain changes to the agreement and related fee letter, including extending the stated maturity date to March 11, 2026. In December 2024, we amended the fee letter to our UBS Master Repurchase Agreement to extend the stated maturity date to February 18, 2026 and increase the maximum facility size to $ 250,000 . As of December 31, 2024, we were in compliance with the covenants and other terms of the agreements that govern our Secured Financing Facilities. F-15 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The table below summarizes our Secured Financing Facilities as of December 31, 2024 and 2023: Debt Obligation Weighted Average Collateral Maximum Facility Size Principal Balance Carrying Value Coupon Rate (1) Remaining Maturity (years) (2) Maturity Date Principal Balance December 31, 2024: UBS Master Repurchase Facility $ 250,000 $ 181,989 $ 181,566 6.85 % 0.7 2/18/2026 $ 267,084 Citibank Master Repurchase Facility 215,000 93,314 92,700 6.57 % 1.5 9/27/2026 145,520 BMO Facility 150,000 103,855 103,622 6.39 % 0.9 Various 145,234 Wells Fargo Master Repurchase Facility 125,000 40,464 39,908 6.31 % 0.6 3/11/2026 52,973 Total/weighted average $ 740,000 $ 419,622 $ 417,796 6.62 % 0.9 $ 610,811 December 31, 2023 Citibank Master Repurchase Facility $ 215,000 $ 91,115 $ 90,811 7.47 % 0.7 3/15/2025 $ 142,465 UBS Master Repurchase Facility 205,000 181,381 181,162 7.72 % 0.8 2/18/2025 241,887 BMO Facility 150,000 87,767 87,451 7.29 % 1.3 Various 118,471 Wells Fargo Master Repurchase Facility 125,000 95,551 94,998 7.44 % 1.1 3/11/2025 127,069 Total/weighted average $ 695,000 $ 455,814 $ 454,422 7.53 % 0.9 $ 629,892 (1) The weighted average coupon rate is determined using SOFR plus a spread ranging from 1.83 % to 2.95 %, as applicable, for the respective borrowings under our Secured Financing Facilities as of the applicable date. (2) The weighted average remaining maturity of our Master Repurchase Facilities is determined using the earlier of the underlying loan investment maturity date and the respective repurchase agreement maturity date. The weighted average remaining maturity of the BMO Facility is determined using the underlying loan investment maturity date. As of December 31, 2024, our outstanding borrowings under our Secured Financing Facilities had the following remaining maturities: Maturity Year Principal Payments on Secured Financing Facilities 2025 $ 255,765 2026 147,769 2027 16,088 2028 and thereafter — $ 419,622 Based upon the performance and payment history of our commercial mortgage loans, along with our ability to obtain financing under repurchase agreements and success in extending certain of our existing Master Repurchase Agreements, we believe it is probable that we will extend our Master Repurchase Facilities prior to their maturities. Note 6. Fair Value Measurements The carrying values of cash and cash equivalents and accounts payable approximate their fair values due to the short term nature of these financial instruments. We estimate the fair values of our loans held for investment and outstanding principal balances under our Secured Financing Facilities by using Level III inputs, including discounted cash flow analyses and currently prevailing market terms as of the measurement date. F-16 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The table below provides information regarding our financial assets and liabilities not carried at fair value in our consolidated balance sheets: As of December 31, 2024 2023 Carrying Value Fair Value Carrying Value Fair Value Financial assets Loans held for investment $ 601,842 $ 603,558 $ 622,086 $ 626,079 Financial liabilities Secured Financing Facilities $ 417,796 $ 418,492 $ 454,422 $ 454,620 There were no transfers of financial assets or liabilities within the fair value hierarchy during the years ended December 31, 2024 or 2023. Note 7. Shareholders' Equity Common Share Awards We have common shares available for issuance under the terms of our Amended and Restated 2021 Equity Compensation Plan, or the 2021 Plan. During the years ended December 31, 2024 and 2023, we awarded to our officers and certain other employees of Tremont and of RMR annual share awards of 91,118 and 80,000 of our common shares, respectively, valued at $ 1,236 and $ 876 , in aggregate, respectively. In accordance with our Trustee compensation arrangements, during the years ended December 31, 2024 and 2023, we awarded each of our then Trustees 4,735 and 6,000 of our common shares, respectively, valued at $ 360 and $ 387 , respectively, as part of their annual compensation. The values of the share awards are based upon the closing price of our common shares on The Nasdaq Stock Market LLC, or Nasdaq, on the dates of awards. The common shares that we award to our Trustees as trustee compensation vest immediately. The common shares we award to our officers and certain other employees of Tremont and of RMR vest in five equal annual installments beginning on the date of award. We recognize any share forfeitures as they occur. We include the value of awarded shares in general and administrative expenses ratably over the vesting period. A summary of shares granted, forfeited, vested and unvested under the terms of the 2021 Plan for the years ended December 31, 2024 and 2023 is as follows: 2024 2023 Number of Shares Weighted Average Grant Date Fair Value Number of Shares Weighted Average Grant Date Fair Value Unvested shares, beginning of year 136,421 $ 10.57 129,680 $ 10.24 Shares granted 119,528 $ 13.35 122,000 $ 10.35 Shares forfeited — $ — ( 2,334 ) $ 10.19 Shares vested ( 108,887 ) $ 11.58 ( 112,925 ) $ 9.96 Unvested shares, end of year 147,062 $ 12.07 136,421 $ 10.57 The 147,062 unvested shares as of December 31 , 2024 are scheduled to vest as follows: 53,822 shares in 2025, 43,316 shares in 2026, 31,722 shares in 2027 and 18,202 shares in 2028. As of December 31 , 2024 , the estimated future compensation expense for the unvested shares was $ 1,594 . The weighted average period over which the compensation expense will be recorded is approximately 22 months. During the years ended December 31, 2024 and 2023, we recorded $ 1,359 and $ 1,121 , respectively, of compensation expense related to the 2021 Plan. At December 31 , 2024 , 57,466 of our common shares remained available for issuance under the 2021 Plan. F-17 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Common Share Purchases During the years ended December 31, 2024 and 2023, we purchased 28,165 and 17,421 of our common shares, respectively, from certain of our current and former officers and current and former officers and employees of Tremont and/or RMR in satisfaction of tax withholding and payment obligations in connection with the vesting of awards of our common shares, valued at the closing price of our common shares on Nasdaq on the applicable purchase date. The aggregate value of common shares purchased during the years ended December 31, 2024 and 2023 was $ 377 and $ 183 , respectively. Distributions During the years ended December 31, 2024 and 2023, we declared and paid regular quarterly distributions to common shareholders, using cash on hand, as follows: Characterization of Distributions Year Annual Per Share Distribution Total Distribution Return of Capital Ordinary Income Qualified Dividend 2024 $ 1.40 $ 20,772 — % 100 % — % 2023 $ 1.40 $ 20,639 — % 100 % — % On January 16, 2025, we declared a quarterly distribution of $ 0.35 per common share, or $ 5,216 , to shareholders of record on January 27, 2025, and we expect to pay this distribution on February 20, 2025 using cash on hand. Note 8. Management Agreement with Tremont We have no employees. T he personnel and various services we require to operate our business are provided to us, pursuant to a management agreement with Tremont, which provides for the day to day management of our operations by Tremont, subject to the oversight and direction of our Board of Trustees. Our management agreement with Tremont provides for an annual base management fee and an incentive fee, payable in cash, among other terms: • Base Management Fee . We are required to pay Tremont the annual base management fee equal to 1.5 % of our “Equity”, payable in cash quarterly ( 0.375 % per quarter) in arrears. Under our management agreement, “Equity” means (a) the sum of (i) our net asset value as of January 5, 2021, plus (ii) the net proceeds received by us from any future sale or issuance of shares of beneficial interest, plus (iii) our cumulative “Core Earnings,” as defined below, for the period commencing on January 5, 2021 to the end of the applicable most recent completed calendar quarter, less (b) (i) any distributions previously paid to holders of our common shares, (ii) any incentive fee previously paid to Tremont and (iii) any amount that we may have paid to repurchase our common shares. All items in the foregoing sentence (other than clause (a)(iii)) are calculated on a daily weighted average basis. As a result of our merger with Tremont Mortgage Trust, or TRMT, in 2021, or the Merger, as of September 30, 2021, the net book value of TRMT was included as “Equity” under the management agreement. • Incentive Fee. We are required to pay Tremont quarterly an incentive fee in arrears in cash equal to the difference between: • The product of (i) 20 % and (ii) the difference between (A) our Core Earnings for the most recent 12 month period (or such lesser number of completed calendar quarters, if applicable), including the calendar quarter (or part thereof) for which the calculation of the incentive fee is being made, and (B) the product of (1) our Equity in the most recent 12 month period (or such lesser number of completed calendar quarters, if applicable), including the calendar quarter (or part thereof) for which the calculation of the incentive fee is being made, and (2) 7 % per year, and • The sum of any incentive fees paid to Tremont with respect to the first three calendar quarters of the most recent 12 month period (or such lesser number of completed calendar quarters, if applicable). F-18 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) No incentive fee shall be payable with respect to any calendar quarter unless Core Earnings for the 12 most recently completed calendar quarters (or such lesser number of completed calendar quarters, if applicable) in the aggregate is greater than zero. Pursuant to the terms of our management agreement, any management incentive fees are subject to Tremont earning those fees in accordance with the management agreement. For purposes of the calculation of base management fees and incentive fees payable to Tremont under our management agreement, “Core Earnings” is defined as net income (or loss) attributable to our common shareholders, computed in accordance with GAAP, including realized losses not otherwise included in GAAP net income (loss), and excluding: (a) the incentive fees earned by Tremont, (b) depreciation and amortization of real estate owned and related intangible assets (if any); (c) non-cash equity compensation expense (if any); (d) unrealized gains, losses and other similar non-cash items that are included in net income for the period of the calculation (regardless of whether such items are included in or deducted from net income or in other comprehensive income or loss under GAAP); and (e) one-time events pursuant to changes in GAAP and certain material non-cash income or expense items, in each case after discussion between Tremont and our Independent Trustees and approved by a majority of our Independent Trustees. Core Earnings are reduced for realized losses on loan investments when amounts are deemed uncollectable. Pursuant to the terms of our management agreement, the exclusion of depreciation and amortization from the calculation of Core Earnings shall only apply with respect to real property we own. Our shares of beneficial interest that are entitled to a specific periodic distribution or have other debt characteristics will not be included in “Equity” for the purpose of calculating incentive fees payable to Tremont. Instead, the aggregate distribution amount that accrues to such shares during the calendar quarter of such calculation will be subtracted from Core Earnings for purposes of calculating incentive fees, unless such distribution is otherwise already excluded from Core Earnings. Equity and Core Earnings as defined in our management agreement are non-GAAP financial measures and may be different from our shareholders’ equity and our net income calculated according to GAAP. Term. The term of our management agreement ended on December 31 , 2024 , and the agreement automatically renewed for a successive one year term on January 1, 2025, and will renew for successive one year terms each January 1 thereafter, unless it is sooner terminated as detailed below. Termination Rights. We have the right to terminate our management agreement with Tremont upon written notice delivered no later than 180 days prior to a renewal date by the affirmative vote of at least two-thirds (2/3) of our Independent Trustees based upon a determination that: (a) Tremont’s performance is unsatisfactory and materially detrimental to us or (b) the base management fee and incentive fee, taken as a whole, payable to Tremont under our management agreement are not fair to us (provided that, in the instance of (b), Tremont will be afforded the opportunity to renegotiate the base management fee and incentive fee prior to termination). Our management agreement may be terminated by Tremont before each annual renewal upon written notice delivered to our Board of Trustees no later than 180 days prior to an annual renewal date. We may also terminate our management agreement at any time without the payment of any termination fee, with at least 30 days’ prior written notice from us upon the occurrence of a “cause event,” as defined in the management agreement. Tremont may terminate our management agreement in certain other circumstances, including if we become required to register as an investment company under the 1940 Act for our uncured “material breach,” as defined in our management agreement, we materially reduce Tremont’s duties and responsibilities or scope of its authority under our management agreement or we cease or take steps to cease to conduct the business of originating or investing in CRE loans. Termination Fee. In the event our management agreement is terminated by us without a cause event or by Tremont for a material breach, we will be required to pay Tremont a termination fee equal to: (a) three times the sum of (i) the average annual base management fee and (ii) the average annual incentive fee, in each case paid or payable to Tremont during the 24 month period immediately preceding the most recently completed calendar quarter prior to the date of termination plus (b) $ 1,600 . No termination fee will be payable if our management agreement is terminated by us for a cause event or by Tremont without our material breach. In addition, as described above, in connection with the Merger and the termination of TRMT’s management agreement with Tremont, the initial organizational costs related to TRMT’s formation and the costs of its initial public offering and the concurrent private placement that Tremont had paid pursuant to that management agreement of $ 6,680 will be included in the “Termination Fee” under and as defined in our management agreement with Tremont. F-19 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Expense Reimbursement. Tremont, and not us, is responsible for the costs of its employees who provide services to us, including the cost of Tremont’s personnel who originate our loans, unless any such payment or reimbursement is specifically approved by a majority of our Independent Trustees, is a shared services cost or relates to awards made under any equity compensation plan adopted by us. Generally, it is the practice of Tremont and RMR to treat individuals who spend 50 % or more of their business time providing services to Tremont as employees of Tremont. We are required to pay or to reimburse Tremont and its affiliates for all other costs and expenses of our operations, including but not limited to, the cost of rent, utilities, office furniture, equipment, machinery and other overhead type expenses, the costs of legal, accounting, auditing, tax planning and tax return preparation, consulting services, diligence costs related to our investments, investor relations expenses and other professional services, and other costs and expenses not specifically required under our management agreement to be borne by Tremont. Some of these overhead, professional and other services are provided by RMR pursuant to a shared services agreement between Tremont and RMR. We reimburse Tremont for shared services costs Tremont pays to RMR and its affiliates, and these reimbursements include an allocation of the cost of applicable personnel employed by RMR and our share of RMR’s costs of providing our internal audit function, with such shared services costs being subject to approval by a majority of our Independent Trustees at least annually. Business Opportunities. Under our management agreement, we and Tremont have agreed that for so long as Tremont is managing us, neither Tremont nor any of its affiliates, including RMR, will sponsor or manage any other publicly traded REIT that invests primarily in first mortgage loans secured by middle market and transitional CRE located in the United States, unless such activity is approved by our Independent Trustees. However, our management agreement does not prohibit Tremont or its affiliates (including RMR) or their respective directors, trustees, officers, employees or agents from competing or providing services to other persons, funds and investment vehicles, private REITs or other entities that may compete with us, including, among other things, with respect to the origination, acquisition, making, arranging or managing of first mortgage loans secured by middle market or transitional CRE or other investments like those we intend to make. Because Tremont and RMR will not be prohibited from competing with us in all circumstances, and RMR provides management services to other companies, conflicts of interest exist with regard to the allocation of investment opportunities and for the time and attention of Tremont, RMR and their personnel. Our management agreement acknowledges these conflicts of interest and, in that agreement, we agree that Tremont, RMR and their subsidiaries may resolve such conflicts in good faith in their fair and reasonable discretion. In the case of such a conflict, Tremont, RMR and their subsidiaries will endeavor to allocate such investment opportunities in a fair and reasonable manner, taking into account such factors as they deem appropriate. Our management agreement also provides that if Tremont, its affiliates (including RMR) or any of their respective directors, trustees, officers, employees or agents acquires knowledge of a potential business opportunity, we renounce any potential interest or expectation in, or right to be offered or to participate in, such business opportunity to the maximum extent permitted by Maryland law. Liability and Indemnification . Tremont maintains a contractual as opposed to a fiduciary relationship with us. Pursuant to our management agreement, Tremont does not assume any responsibility other than to render the services called for thereunder in good faith and is not responsible for any action of our Board of Trustees in following or declining to follow its advice or recommendations. Under the terms of our management agreement, Tremont and its affiliates, including RMR, and their respective directors, trustees, officers, shareholders, owners, members, managers, employees and personnel will not be liable to us or any of our Trustees, shareholders or subsidiaries, or any of the trustees, directors or shareholders of any of our subsidiaries, for any acts or omissions related to the provision of services to us under our management agreement, except by reason of acts or omissions that have been determined in a final, non-appealable adjudication to have constituted bad faith, fraud, intentional misconduct, gross negligence or reckless disregard of the duties of Tremont under our management agreement. In addition, under the terms of our management agreement, we agree to indemnify, hold harmless and advance expenses to Tremont and its affiliates, including RMR, and their respective directors, trustees, officers, shareholders, owners, members, managers, employees and personnel from and against any and all expenses, losses, damages, liabilities, demands, charges and claims of any nature whatsoever, including all reasonable attorneys’, accountants’ and experts’ fees and expenses, arising from any acts or omissions related to the provision of services to us or the performance of any matters pursuant to an instruction by our Board of Trustees, except to the extent there is a final, non-appealable adjudication that such acts or omissions constituted bad faith, fraud, intentional misconduct, gross negligence or reckless disregard of the duties of Tremont under our management agreement. Such persons will also not be liable for trade errors that may result from ordinary negligence, including errors in the investment decision making or trade process. F-20 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) Note 9. Related Person Transactions We have relationships and historical and continuing transactions with Tremont, 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. Tremont is a subsidiary of RMR, which is a majority owned subsidiary of RMR Inc., and RMR Inc. is the managing member of RMR. RMR provides certain shared services to Tremont that are applicable to us, and we reimburse Tremont or pay RMR for the amounts Tremont or RMR pays for those services. One of our Managing Trustees and Chair of our Board of 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., and he is also a director of Tremont, 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 a director and the president and chief executive officer of Tremont. Mr. Jordan is also an officer of RMR Inc. and an officer and employee of RMR, and our other officers are officers and employees of Tremont and/or RMR. Our Independent Trustees also serve as independent trustees of other public companies to which RMR or its subsidiaries provide management services. Adam D. Portnoy serves as the chair of the board and as a managing trustee of those companies and other officers of RMR, including Mr. Jordan and certain of our other officers and officers of Tremont, serve as managing trustees or officers of certain of these companies. Our Manager, Tremont Realty Capital LLC. Tremont provides management services to us pursuant to our management agreement. See Note 8 for further information regarding our management agreement. As of December 31, 2024, Tremont owned 1,708,058 of our common shares, or approximately 11.5 % of our outstanding common shares, and Mr. Portnoy beneficially owned (including through Tremont and ABP Trust) 13.5 % of our outstanding common shares. RMR Inc. and RMR . RMR provides certain shared services to Tremont which are applicable to us, and we reimburse Tremont or pay RMR for the amounts Tremont or RMR pays for those services. See Note 8 for further information regarding this shared services arrangement. Property Management Agreement with RMR . We entered into a property management agreement with RMR in July 2023 with respect to real estate owned in Yardley, PA. Pursuant to this agreement, RMR provides property management services and we pay management fees equal to 3.0 % of gross collected rents. Also under the terms of this property management agreement, we pay RMR additional fees for construction supervision services equal to 5.0 % of the cost of such construction. Either we or RMR may terminate this agreement upon 30 days' prior notice. No termination fee would be payable as a result of terminating the agreement. We recognized property management and construction supervision fees of $ 71 and $ 17 during the years ended December 31, 2024 and 2023, respectively, related to real estate owned. Note 10. Income Taxes We have elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended. Accordingly, we generally are not, and will not be, subject to U.S. federal income tax, provided that we meet certain distribution and other requirements. We are subject to certain state and local taxes, certain of which amounts are or will be reported as income taxes in our consolidated statements of operations. Note 11. Weighted Average Common Shares We calculate net income per common share - basic using the two class method. We calculate net income per common share - diluted using the more dilutive of the two class or treasury stock method. Unvested share awards are considered participating securities and the related impact on earnings are considered when calculating net income per common share - basic and net income per common share - diluted. F-21 SEVEN HILLS REALTY TRUST NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (dollars in thousands, except per share data) The calculation of net income per common share - basic and diluted is as follows (amounts in thousands, except per share data): Year Ended December 31, 2024 2023 Numerators: Net income $ 17,820 $ 25,965 Income attributable to unvested share awards ( 184 ) ( 219 ) Net income used in calculating net income per common share - basic and diluted $ 17,636 $ 25,746 Denominators: Weighted average common shares outstanding - basic and diluted 14,712 14,625 Net income per common share - basic and diluted $ 1.20 $ 1.76 Note 12. Commitments and Contingencies As of December 31, 2024, we had unfunded loan commitments of $ 30,402 related to our loans held for investment that are not reflected in our consolidated balance sheets. These unfunded loan commitments had a weighted average initial maturity of 1.2 years as of December 31, 2024. See Note 3 for further information related to our loans held for investment. Note 13. Segment Reporting We manage our business on a consolidated basis and therefore have one reportable segment: originating and investing in floating rate first mortgage loans secured by CRE properties. The Chief Operating Decision Maker, or CODM, is our President and Chief Investment Officer. The CODM assesses performance, allocates resources and makes strategic decisions based on net income as shown in our Consolidated Statements of Operations. Our significant expense categories are included in our Consolidated Statements of Operations. The accounting policies of our reportable segment are the same as the ones described in Note 2. The measure of segment assets is reported as total assets in our Consolidated Balance Sheets. F-22 Table of Contents SEVEN HILLS REALTY TRUST SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE DECEMBER 31, 2024 (dollars in thousands) # Property Type/Location Interest Rate Maturity Date Maximum Maturity Date (1) Payment Terms (2) Prior Liens (3) Principal Carrying Value First Mortgage Loans (4) 1 Multifamily, Olmsted Falls, OH (5) S + 4.00 % 01/28/2025 01/28/2026 I/O — $ 52,050 $ 52,446 2 Industrial, Passaic, NJ S + 3.85 % 09/08/2025 09/08/2027 I/O — 43,808 43,689 3 Office, Dallas, TX S + 3.25 % 08/25/2026 08/25/2026 I/O — 43,511 43,511 4 Hotel, Boston, MA S + 3.95 % 12/16/2027 12/16/2029 I/O — 39,800 39,335 5 Retail, Brandywine, MD S + 3.85 % 03/29/2025 03/29/2027 I/O — 42,200 42,254 6 Multifamily, Oxford, MS S + 2.95 % 11/26/2027 11/26/2029 I/O — 42,000 41,570 7 Multifamily, Farmington Hills, MI S + 3.15 % 05/24/2025 05/24/2027 I/O — 29,443 29,710 8 Office, Downers Grove, IL S + 5.00 % 02/24/2025 02/24/2025 I/O — 29,500 29,605 9 Hotel, Anaheim, CA S + 4.00 % 11/29/2025 11/29/2028 I/O — 29,000 28,855 10 Industrial, Fountain Inn, SC S + 4.25 % 07/13/2025 07/13/2026 I/O — 24,300 24,216 11 Office, Plano, TX S + 3.75 % 07/01/2026 07/01/2026 I/O — 26,569 26,635 12 Multifamily, Las Vegas, NV S + 3.30 % 06/10/2025 06/10/2027 I/O — 25,448 25,641 13 Industrial, Fayetteville, GA S + 3.35 % 10/06/2026 10/06/2028 I/O — 25,250 25,086 14 Office, Carlsbad, CA S + 3.25 % 10/27/2026 10/27/2026 I/O — 24,417 24,412 15 Industrial, Fontana, CA S + 3.75 % 11/18/2025 11/18/2026 I/O — 22,000 21,934 16 Industrial, Los Angeles, CA S + 3.40 % 06/28/2027 06/28/2029 I/O — 21,940 21,721 17 Office, Downers Grove, IL S + 4.25 % 12/09/2025 12/09/2026 I/O — 23,530 23,588 18 Office, Bellevue, WA (6) S + 3.85 % 02/05/2025 11/05/2026 I/O — 20,000 19,997 19 Multifamily, Newport News, VA S + 3.15 % 04/25/2027 04/25/2029 I/O — 14,759 14,620 20 Retail, Sandy Springs, GA S + 3.75 % 09/23/2025 09/23/2026 I/O — 15,286 15,252 21 Hotel, Lake Mary, FL S + 4.00 % 09/06/2027 09/06/2029 I/O — 16,000 15,839 Total $ 610,811 $ 609,916 Less: allowance for credit losses (7) ( 8,074 ) Total carrying value including allowance for credit losses $ 601,842 (1) Maximum maturity assumes all extension option have been exercised, which options are subject to the borrower meeting certain conditions. (2) I/O = interest only until final maturity. (3) Represents only third party prior liens. (4) As of December 31 , 2024 , none of our borrowers were delinquent in payment. (5) In January 2025, the maturity date of this loan was extended to January 28, 2026. (6) In January 2025, the maturity date of this loan was extended to April 7, 2025. (7) For further information regarding our allowance for credit losses, see Note 3 to our Consolidated Financial Statements. S-1 Table of Contents SEVEN HILLS REALTY TRUST SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE (CONTINUED) DECEMBER 31, 2024 (dollars in thousands) Reconciliation of Mortgage Loans on Real Estate: Carrying Value Balance as of January 1, 2023 $ 669,929 Additions during the year: Originations 133,300 Additional funding 5,636 Purchase discount accretion 4,128 Net amortization of deferred fees 3,333 Decrease in allowance for credit losses 517 Deductions during the year: Repayments ( 172,283 ) Transfer to real estate owned ( 15,960 ) Deferred fees ( 1,621 ) Cumulative effect adjustment upon adoption of the CECL model ( 4,893 ) Balance as of December 31, 2023 622,086 Additions during the year: Originations 133,817 Additional funding 12,492 Purchase discount accretion 2,347 Net amortization of deferred fees 2,697 Deductions during the year: Repayments ( 165,390 ) Deferred fees ( 2,509 ) Increase in allowance for credit losses ( 3,698 ) Balance as of December 31, 2024 $ 601,842 S-2 Table of Contents SIGNATURES Pursuant to the requirements of Section 13 and 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized. SEVEN HILLS REALTY TRUST By: /s/ Thomas J. Lorenzini Thomas J. Lorenzini President and Chief Investment Officer Dated: February 18, 2025 Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated. Signature Title Date /s/ Thomas J. Lorenzini President and Chief Investment Officer February 18, 2025 Thomas J. Lorenzini /s/ Fernando Diaz Chief Financial Officer and Treasurer February 18, 2025 Fernando Diaz (principal financial and accounting officer) /s/ Ann M. Danner Independent Trustee February 18, 2025 Ann M. Danner /s/ Barbara D. Gilmore Independent Trustee February 18, 2025 Barbara D. Gilmore /s/ Matthew P. Jordan Managing Trustee February 18, 2025 Matthew P. Jordan /s/ William A. Lamkin Independent Trustee February 18, 2025 William A. Lamkin /s/ Joseph L. Morea Independent Trustee February 18, 2025 Joseph L. Morea /s/ Adam D. Portnoy Managing Trustee February 18, 2025 Adam D. Portnoy /s/ Jeffrey P. Somers Independent Trustee February 18, 2025 Jeffrey P. Somers