Seven Hills Realty Trust
For the period ended Dec 31, 2025. Filed Feb 18, 2026.
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FY2025 · Filed Feb 18, 2026
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Schedule IV - Mortgage Loans on Real Estate S-1
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE
DECEMBER 31, 2025
| # · 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% | 01/28/2026 | 01/28/2026 | I/O | — | $54,575 | $54,982 | |
| 2 | Industrial, Passaic, NJ | S + 3.85% | 09/08/2026 | 09/08/2027 | I/O | — | 45,260 | 45,092 | |
| 3 | Office, Dallas, TX | S + 3.25% | 08/25/2026 | 08/25/2026 | I/O | — | 44,217 | 44,217 | |
| 4 | Hotel, Boston, MA | S + 3.95% | 12/16/2027 | 12/16/2029 | I/O | — | 39,800 | 39,475 | |
| 5 | Multifamily, Oxford, MS | S + 2.95% | 11/26/2027 | 11/26/2029 | I/O | — | 42,000 | 41,706 | |
| 6 | Multifamily, College Park, MD | S + 2.95% | 11/12/2028 | 11/12/2030 | I/O | — | 27,911 | 27,531 | |
| 7 | Hotel, Revere, MA | S + 3.95% | 07/01/2026 | 07/01/2029 | I/O | — | 37,000 | 37,037 | |
| 8 | Mixed Use, New York, NY | S + 3.20% | 09/05/2027 | 09/05/2030 | I/O | — | 34,500 | 34,292 | |
| 9 | Multifamily, San Marcos, TX | S + 3.25% | 01/14/2028 | 01/14/2030 | I/O | — | 28,228 | 27,992 | |
| 10 | Hotel, Anaheim, CA | S + 4.00% | 11/29/2026 | 11/29/2028 | I/O | — | 29,000 | 28,988 | |
| 11 | Industrial, San Antonio, TX | S + 3.40% | 06/13/2028 | 06/13/2030 | I/O | — | 22,800 | 22,549 | |
| 12 | Office, Plano, TX | S + 3.75% | 07/01/2026 | 07/01/2026 | I/O | — | 26,569 | 26,636 | |
| 13 | Office, Downers Grove, IL | S + 5.00% | 05/22/2026 | 05/22/2026 | I/O | — | 26,500 | 26,640 | |
| 14 | Industrial, Wayne, PA | S + 4.25% | 07/18/2027 | 07/18/2029 | I/O | — | 24,733 | 24,733 | |
| 15 | Industrial, Fayetteville, GA | S + 3.35% | 10/06/2026 | 10/06/2028 | I/O | — | 25,250 | 25,173 | |
| 16 | Office, Carlsbad, CA | S + 3.25% | 10/27/2026 | 10/27/2026 | I/O | — | 24,417 | 24,415 | |
| 17 | Industrial, Los Angeles, CA | S + 3.40% | 06/28/2027 | 06/28/2029 | I/O | — | 22,954 | 22,817 | |
| 18 | Office, Downers Grove, IL | S + 4.25% | 12/09/2026 | 12/09/2026 | I/O | — | 23,530 | 23,593 | |
| 19 | Industrial, Fontana, CA | S + 3.75% | 11/18/2026 | 11/18/2026 | I/O | — | 20,470 | 20,418 | |
| 20 | Office, Bellevue, WA | S + 2.85% | 04/07/2028 | 04/07/2029 | I/O | — | 20,245 | 20,245 | |
| 21 | Multifamily, Waco, TX | S + 3.35% | 03/06/2028 | 03/06/2030 | I/O | — | 18,500 | 18,346 | |
| 22 | Multifamily, Boise, ID | S + 3.50% | 06/26/2028 | 06/26/2030 | I/O | — | 18,000 | 17,857 | |
| 23 | Multifamily, Newport News, VA | S + 3.15% | 04/25/2027 | 04/25/2029 | I/O | — | 15,126 | 15,080 | |
| 24 | Hotel, Lake Mary, FL | S + 4.00% | 09/06/2027 | 09/06/2029 | I/O | — | 16,000 | 15,893 | |
| Total | $687,585 | $685,707 | |||||||
| Less: allowance for credit losses (6) | (8,799) | ||||||||
| Total carrying value including allowance for credit losses | $676,908 | ||||||||
(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, 2025, none of our borrowers were delinquent in payment.
(5)In January 2026, the maturity date of this loan was extended to March 31, 2026.
(6)For further information regarding our allowance for credit losses, see Note 3 to our Consolidated Financial Statements.
SCHEDULE IV - MORTGAGE LOANS ON REAL ESTATE (CONTINUED)
DECEMBER 31, 2025
| Reconciliation of Mortgage Loans on Real Estate: | Carrying Value |
|---|---|
| Balance as of January 1, 2024 | $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 |
| Additions during the year: | |
| Originations and acquisitions | 211,198 |
| Additional funding | 6,578 |
| Deferred interest capitalized to loans held for investment | 1,008 |
| Purchase discount accretion | 37 |
| Net amortization of deferred fees | 2,052 |
| Deductions during the year: | |
| Repayments | (142,010) |
| Deferred fees | (3,072) |
| Increase in allowance for credit losses | (725) |
| Balance as of December 31, 2025 | $676,908 |
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