# BrightSpire Capital, Inc.: Form 10-Q for the period ended Sep 30, 2025

- Company: [BrightSpire Capital, Inc.](/companies/brsp.md) (CIK 1717547)
- Form: 10-Q
- Filed: 2025-10-29
- Accepted by EDGAR: Oct 29, 2025, 16:06 ET
- Period: 2025-09-30
- Accession: 0001717547-25-000083
- Inline XBRL: yes
- Main document: https://www.sec.gov/Archives/edgar/data/1717547/000171754725000083/brsp-20250930.htm
- All documents and exhibits: https://www.sec.gov/Archives/edgar/data/1717547/000171754725000083/

## Figures reported in this filing

Standardized XBRL line items for the period ended 2025-09-30.

| Line item | Period | Value | XBRL concept |
| --- | --- | ---: | --- |
| Revenue | 3 months, 2025-07-01 to 2025-09-30 | $83.9m | us-gaap:Revenues |
| Revenue | 9 months, 2025-01-01 to 2025-09-30 | $247.4m | us-gaap:Revenues |
| Income tax | 3 months, 2025-07-01 to 2025-09-30 | −$129.0k | us-gaap:IncomeTaxExpenseBenefit |
| Income tax | 9 months, 2025-01-01 to 2025-09-30 | −$21.5m | us-gaap:IncomeTaxExpenseBenefit |
| Net income | 3 months, 2025-07-01 to 2025-09-30 | $984.0k | us-gaap:NetIncomeLoss |
| Net income | 9 months, 2025-01-01 to 2025-09-30 | −$16.8m | us-gaap:NetIncomeLoss |
| Diluted EPS | 3 months, 2025-07-01 to 2025-09-30 | $0.00 | us-gaap:EarningsPerShareDiluted |
| Diluted EPS | 9 months, 2025-01-01 to 2025-09-30 | −$0.14 | us-gaap:EarningsPerShareDiluted |
| Basic EPS | 3 months, 2025-07-01 to 2025-09-30 | $0.00 | us-gaap:EarningsPerShareBasic |
| Basic EPS | 9 months, 2025-01-01 to 2025-09-30 | −$0.14 | us-gaap:EarningsPerShareBasic |
| Diluted shares (weighted) | 3 months, 2025-07-01 to 2025-09-30 | 129,845,000 shares | us-gaap:WeightedAverageNumberOfDilutedSharesOutstanding |
| Diluted shares (weighted) | 9 months, 2025-01-01 to 2025-09-30 | 127,089,000 shares | us-gaap:WeightedAverageNumberOfDilutedSharesOutstanding |
| Operating cash flow | 9 months, 2025-01-01 to 2025-09-30 | $57.8m | us-gaap:NetCashProvidedByUsedInOperatingActivities |
| Dividends paid | 9 months, 2025-01-01 to 2025-09-30 | $62.4m | us-gaap:PaymentsOfDividendsCommonStock |
| Share repurchases | 9 months, 2025-01-01 to 2025-09-30 | $5.0m | us-gaap:PaymentsForRepurchaseOfCommonStock |
| Cash and equivalents | at 2025-09-30 | $113.4m | us-gaap:CashAndCashEquivalentsAtCarryingValue |
| Total assets | at 2025-09-30 | $3.30bn | us-gaap:Assets |
| Total liabilities | at 2025-09-30 | $2.34bn | us-gaap:Liabilities |
| Long-term debt | at 2025-09-30 | $2.17bn | us-gaap:LongTermDebt |
| Shareholders' equity | at 2025-09-30 | $976.4m | us-gaap:StockholdersEquity |

## Management's discussion and analysis

As filed, 111,566 characters.

The following discussion should be read in conjunction with our unaudited consolidated financial statements and the accompanying notes thereto, which are included in Item 1 of this Quarterly Report, as well as the information contained in our Form 10-K for the year ended December 31, 2024, which is accessible on the SEC’s website at www.sec.gov.

### Introduction

We are a commercial real estate (“CRE”) credit real estate investment trust (“REIT”) focused on originating, acquiring, financing and managing a diversified portfolio consisting primarily of CRE debt investments and net leased properties predominantly in the United States. CRE debt investments primarily consist of first mortgage loans, which is our primary investment strategy. Additionally, we may also selectively originate mezzanine loans and preferred equity investments, which may include profit participations. The mezzanine loans and preferred equity investments may be in conjunction with our origination of corresponding first mortgages on the same properties. Net leased properties consist of CRE properties with long-term leases to tenants on a net-lease basis, where such tenants generally will be responsible for property operating expenses such as insurance, utilities, maintenance capital expenditures and real estate taxes.

We were organized in the state of Maryland on August 23, 2017 and maintain key offices in New York, New York and Los Angeles, California. We elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended, beginning with our taxable year ended December 31, 2018. We conduct all our activities and hold substantially all our assets and liabilities through our operating subsidiary, BrightSpire Capital Operating Company, LLC (the “OP”).

### Our Target Assets

Our investment strategy is to originate and selectively acquire our target assets, which consist of the following:

- ***Senior Loans.*** Our primary focus is originating and selectively acquiring senior loans that are backed by CRE assets. These loans are secured by a first mortgage lien on a commercial property and provide mortgage financing to a commercial property developer or owner. The loans may vary in duration, bear interest at a fixed or floating rate and amortize, if at all, over varying periods, often with a balloon payment of principal at maturity. Senior loans may include junior participations in our originated senior loans for which we have syndicated the senior participations to other investors and retained the junior participations for our portfolio. We believe these junior participations are more like the senior loans we originate than other loan types given their credit quality and risk profile.
- ***Mezzanine Loans.*** We may originate or acquire mezzanine loans, which are structurally subordinate to senior loans, but senior to the borrower’s equity position. Generally, we will originate or acquire these loans if we believe we have the ability to protect our position and fund the first mortgage, if necessary. Mezzanine loans may be structured such that our return accrues and is added to the principal amount rather than paid on a current basis. We may also pursue equity participation opportunities in instances when the risk-reward characteristics of the investment warrant additional upside participation in the possible appreciation in value of the underlying assets securing the investment.
- ***Preferred Equity.*** We may make investments that are subordinate to senior and mezzanine loans, but senior to the common equity in the mortgage borrower. Preferred equity investments may be structured such that our return accrues and is added to the principal amount rather than paid on a current basis. We also may pursue equity participation opportunities in preferred equity investments, like such participations in mezzanine loans.
- ***Net Leased and Other Real Estate.*** We may occasionally invest directly in well-located commercial real estate with long-term leases to tenants on a net lease basis, where such tenants generally will be responsible for property operating expenses such as insurance, utilities, maintenance capital expenditures and real estate taxes. In addition, tenants of our properties typically pay rent increases based on: (1) increases in the consumer price index (typically subject to ceilings), (2) fixed increases, or (3) additional rent calculated as a percentage of the tenants’ gross sales above a specified level. We believe that a portfolio of properties under long-term, net lease agreements generally produces a more predictable income stream than many other types of real estate portfolios, while continuing to offer the potential for growth in rental income.

Our operating and reportable segments are Senior and Mezzanine Loans and Preferred Equity and Net Leased and Other Real Estate, both of which are included in our target assets, and Corporate and Other.

The allocation of our capital among our target assets will depend on prevailing market conditions at the time we invest and may change over time in response to different prevailing market conditions. In addition, in the future, we may invest in assets other than our target assets or change our target assets. With respect to all our investments, we invest so as to maintain our qualification as a REIT for U.S. federal income tax purposes and our exclusion or exemption from regulation under the Investment Company Act of 1940, as amended (the “Investment Company Act”).

We believe that events in the financial markets from time to time, including the lingering impacts of the COVID-19 pandemic, have created and will continue to create dislocation between price and intrinsic value in certain asset classes as well as a supply and demand imbalance of available credit to finance these assets. We believe that our in-depth understanding of CRE and real estate-related investments, in-house underwriting, asset management and resolution capabilities, provides an extensive platform to regularly evaluate our investments and determine primary, secondary or alternative disposition strategies. This includes intermediate servicing and negotiating, restructuring of non-performing investments, foreclosure considerations, management or development of owned real estate, in each case to reposition and achieve optimal value realization for us and our stockholders. Depending on the nature of the underlying investment, we may pursue repositioning strategies through judicious capital investment in order to extract maximum value from the investment or recognize unanticipated losses to reinvest resulting liquidity in higher-yielding performing investments.

### Our Business Segments

We present our business through three operating and reportable segments:

- Senior and Mezzanine Loans and Preferred Equity—CRE debt investments including senior and mezzanine loans, and preferred equity interests as well as participations in such loans.
- Net Leased and Other Real Estate—direct investments in commercial real estate with long-term leases to tenants on a net lease basis, where such tenants generally will be responsible for property operating expenses such as insurance, utilities, maintenance, capital expenditures and real estate taxes. It also includes other real estate, currently consisting of one investment with direct ownership in commercial real estate, with an emphasis on properties with stable cash flow, six additional properties that we acquired through foreclosure or deed-in-lieu of foreclosure and two properties that we consolidate as the primary beneficiary.
- Corporate and Other—includes corporate-level asset management and other fees including expenses related to our secured revolving credit facility (the “Bank Credit Facility”) and compensation and benefits. It also includes a sub-portfolio of private equity funds.

### Significant Developments

During the three months ended September 30, 2025, and through October 28, 2025, significant developments affecting our business and results of operations of our portfolio included the following:

### Capital Resources

- Declared and paid a second quarter dividend of $0.16 per share on October 15, 2025;
- As of the date of this report, we have approximately $280.0 million of liquidity, consisting of $87.0 million in cash and cash equivalents on hand and $165.0 million available on our Bank Credit Facility. This includes $28.0 million of approved but undrawn borrowings available on our master repurchase facilities; and
- Under our Stock Repurchase Program, we have repurchased 0.2 million shares of our Class A common stock for an aggregate cost of $1.0 million.

### Our Portfolio

- Originated 10 senior mortgage loans with a total commitment of $221.6 million. We also originated one preferred equity investment with an existing borrower for a total commitment of $2.0 million;
- Received loan repayment proceeds of $108.8 million from eight loans;
- Recorded $17.9 million in specific current expected credit loss (“CECL”) reserves related to one senior loan that were also charged-off during the third quarter of 2025. At September 30, 2025, there were no specific CECL reserves on our consolidated balance sheet;
- Our general CECL reserves decreased by $9.7 million and our general CECL reserve for our outstanding loans and future loan funding commitments is $127.5 million, which is 5.17% of the aggregate commitment amount of our loan portfolio;
- Watchlist remains at five loans (loans with a risk ranking of 4) (refer to “Our Portfolio” for further discussion):
- Removed one loan that was transferred to real estate owned;
- Added one multifamily loan with an unpaid principal balance of $23.4 million;
- Placed one senior loan with a carrying value of $24.6 million on nonaccrual status;
- Recorded our share of GAAP impairment of $2.2 million and deconsolidated the assets and liabilities of one Pennsylvania office property for which an investment subsidiary’s mortgage note payable collateralized by the property was in default. The GAAP impairment charge had no impact on our Undepreciated Book Value, which had been previously written down to zero through non-GAAP impairment. Undepreciated Book Value is a non-GAAP

financial measure. A reconciliation of these measures to GAAP book value is in the section “Non-GAAP Supplemental Financial Measures” below;

- Acquired a multifamily construction/development and an office property, respectively, through deeds-in-lieu of foreclosure; and
- Sold one multifamily property for gross proceeds of $36.1 million and recognized a realized gain of $0.5 million.

### Financial Results

- Generated GAAP net income of $1.0 million, or $0.00 per basic share and $0.00 per diluted share, Distributable Earnings of $3.3 million or $0.03 per share and Adjusted Distributable Earnings of $21.2 million or $0.16 per share for the three months ended September 30, 2025. Distributable Earnings and Adjusted Distributable Earnings are non-GAAP financial measures. A reconciliation of these measures to net income/(loss) attributable to the Company’s common stockholders is in the section “Non-GAAP Supplemental Financial Measures” below.

### Trends Affecting Our Business

#### Global Markets

Global markets pressure and uncertainties coming from the Administration’s tariff initiative, inflationary worries and geopolitical unrest continue to contribute to market volatility and impact CRE valuations. Additionally, high interest rates continue to negatively impact transaction activity in the real estate market and correspondingly the loan financing and refinancing opportunities. While the Federal Reserve lowered interest rates in the second half of 2024 and during the third quarter of 2025, it is uncertain as to if, when, how many and by how much subsequent interest rate cuts will be made during the remainder of 2025 and into 2026. To the extent certain of our borrowers are experiencing significant financial dislocation as a result of economic conditions, we have and may continue to use interest and other reserves and/or replenishment obligations of the borrower and/or guarantors to meet current interest payment obligations for a limited period. The market for office properties was particularly negatively impacted by the COVID-19 pandemic and continues to experience headwinds driven by the normalization of work from home and hybrid work arrangements and elevated costs to operate or reconfigure office properties. Although “return to office” mandates are on the rise, the demand for office space generally remains lower than pre-COVID-19 pandemic levels and has driven rising vacancy rates, other than in Manhattan, NY. Given the continuing uncertainty in the office market, there is risk of future valuation impairment or investment loss on our loans secured by office properties. Similarly, these trends may impact our ability to manage debt covenant tests, maturity dates and/or seek suitable refinancing opportunities on certain of our office property equity investments, which may adversely impact valuation assessments and cash flow generated by such investments.

While macroeconomic conditions continue to be challenged, we cannot predict whether they will in fact improve or even intensify. Due to the inherent uncertainty of these conditions, their impact on our business is difficult to predict and quantify.

### Factors Impacting Our Operating Results

Our results of operations are affected by a number of factors and depend primarily on, among other things, the ability of the borrowers of our assets to service our debt as it is due and payable, the ability of our tenants to pay rent and other amounts due under their leases, our ability to actively and effectively service any sub-performing and non-performing loans and other assets we may have from time to time in our portfolio, the market value of our assets and the supply of, and demand for, CRE senior loans, mezzanine loans, preferred equity, debt securities, net leased properties and our other assets, and the level of our net operating income (“NOI”). Our net interest income, which includes the amortization of purchase premiums and the accretion of purchase discounts, varies primarily as a result of changes in market interest rates, prepayment rates and frequency on our CRE loans and the ability of our borrowers to make scheduled interest payments. Interest rates and prepayment rates vary according to the type of investment, conditions in the financial markets, creditworthiness of our borrowers, competition and other factors, none of which can be predicted with any certainty. Our net property operating income depends on our ability to maintain the historical occupancy rates of our real estate equity investments, lease currently available space and continue to attract new tenants.

#### Changes in fair value of our assets

We consider and treat our assets as long-term investments. As a result, we do not expect that changes in market value will impact our operating results. However, at least on a quarterly basis, we assess both our ability and intent to hold such assets for the long-term. As part of this process, we monitor our assets for impairment. A change in our ability and/or intent to continue to hold any of our assets, which includes the inability to modify, extend or refinance existing mortgage debt on our real estate portfolio, may result in our recognizing an impairment charge or realizing losses upon the sale of such investments.

#### Changes in market interest rates

With respect to our business operations, increases in interest rates, in general, may over time cause:

- the value of our fixed-rate investments to decrease;
- prepayments on certain assets in our portfolio to slow, thereby slowing the amortization of our purchase premiums and the accretion of our purchase discounts;
- coupons on our floating and adjustable-rate mortgage loans to reset, although on a delayed basis, to higher interest rates;
- interest rate caps required by our borrowers to increase in cost;
- borrowers’ unwillingness to purchase new interest rate caps at loan maturity to qualify for an extension;
- financial hardship to our borrowers, whose ability to service their debt as it is due and payable and to pass maturity extension tests may be materially adversely impacted, resulting in foreclosures;
- to the extent we use leverage to finance our assets, the interest expense associated with our borrowings to increase; and
- to the extent we enter into interest rate swap agreements as part of our hedging strategy, the value of these agreements to increase.

Conversely, decreases in interest rates, in general, may over time cause:

- the value of the fixed-rate assets in our portfolio to increase;
- prepayments on certain assets in our portfolio to increase, thereby accelerating the amortization of our purchase premiums and the accretion of our purchase discounts;
- to the extent we enter into interest rate swap agreements as part of our hedging strategy, the value of these agreements to decrease;
- coupons on our floating and adjustable-rate mortgage loans to reset, although on a delayed basis, to lower interest rates; and
- to the extent we use leverage to finance our assets, the interest expense associated with our borrowings to decrease.

#### Credit risk

We are subject to varying degrees of credit risk in connection with our target assets. We seek to mitigate this risk by seeking to acquire high quality assets, at appropriate prices given anticipated and unanticipated losses and by employing a comprehensive review and asset selection process and by careful ongoing monitoring of acquired assets. Nevertheless, unanticipated credit losses could occur, which could adversely impact our operating results.

#### Size of investment portfolio

The size of our portfolio, as measured by the aggregate principal balance of our commercial mortgage loans, other commercial real estate-related debt investments and the other assets we own, is also a key revenue driver. Generally, as the size of our portfolio grows, the amount of interest income we earn increases. However, a larger portfolio may result in increased expenses to the extent that we incur additional interest expense to finance our assets.

### Our Portfolio

As of September 30, 2025, our portfolio consisted of 102 investments representing approximately $3.1 billion in carrying value (based on our share of ownership and excluding cash, cash equivalents and certain other assets). Our senior and mezzanine loans and preferred equity consisted of 85 senior mortgage loans, mezzanine loans and preferred equity investments with a weighted average cash coupon of 3.5% and a weighted average all-in unlevered yield of 7.7%. Our net leased and other real estate consisted of approximately 5.3 million total square feet of space and total third quarter 2025 NOI of that portfolio was approximately $12.9 million. Refer to “Non-GAAP Supplemental Financial Measures” below for further information on NOI.

As of September 30, 2025, our portfolio consisted of the following investments (dollars in thousands):

| Our Portfolio | Count(1) | Carrying value (Consolidated) | Carrying value (at BRSP share)(2) | Net carrying value (Consolidated)(3) | Net carrying value (at BRSP share)(4) |
| --- | ---: | ---: | ---: | ---: | ---: |
| Senior loans | 76 | $2,305,887 | $2,305,887 | $634,210 | $634,210 |
| Mezzanine loans | 2 | 47,647 | 47,647 | 47,647 | 47,647 |
| Preferred equity | 7 | 9,681 | 9,681 | 9,681 | 9,681 |
| Subtotal | 85 | 2,363,215 | 2,363,215 | 691,538 | 691,538 |
| Net leased real estate | 7 | 319,700 | 319,700 | 33,991 | 33,991 |
| Other real estate | 9 | 434,806 | 430,360 | 229,894 | 213,745 |
| Private equity interests | 1 | 2,115 | 2,115 | 2,115 | 2,115 |
| **Total/Weighted average Our Portfolio** | 102 | $3,119,836 | $3,115,390 | $957,538 | $941,389 |

(1) Count for net leased real estate and other real estate represents number of investments.

(2) Carrying value at our share represents the proportionate carrying value based on ownership by asset as of September 30, 2025.

(3) Net carrying value represents carrying value less any associated financing as of September 30, 2025.

(4) Net carrying value at our share represents the proportionate carrying value based on asset ownership less any associated financing based on ownership as of September 30, 2025.

#### Underwriting Process

We use an investment and underwriting process that has been developed by our senior management team leveraging their extensive commercial real estate expertise over many years and real estate cycles. The underwriting process focuses on some or all of the following factors designed to ensure each investment is evaluated appropriately: (i) macroeconomic conditions that may influence operating performance; (ii) fundamental analysis of underlying real estate, including tenant rosters, lease terms, zoning, necessary licensing, operating costs and the asset’s overall competitive position in its market; (iii) real estate market factors that may influence the economic performance of the investment, including leasing conditions and overall competition; (iv) the operating expertise and financial strength and reputation of a tenant, operator, partner or borrower; (v) the cash flow in place and projected to be in place over the term of the investment and potential return; (vi) the appropriateness of the business plan and estimated costs associated with tenant buildout, repositioning or capital improvements; (vii) an internal and third-party valuation of a property, investment basis relative to the competitive set and the ability to liquidate an investment through a sale or refinancing; (viii) review of third-party reports including appraisals, engineering and environmental reports; (ix) physical inspections of properties and markets; (x) the overall legal structure of the investment, contractual implications and the lenders’ rights; and (xi) the tax and accounting impact.

#### Loan Risk Rankings

In addition to reviewing loans held for investment for impairment quarterly, we evaluate loans held for investment to determine if a current expected credit losses reserve should be established. In conjunction with this review, we assess the risk factors of each senior and mezzanine loan and assign a risk ranking based on a variety of factors, including, without limitation, underlying real estate performance and asset value, values of comparable properties, durability and quality of property cash flows, sponsor experience and financial wherewithal, and the existence of a risk-mitigating loan structure. Additional key considerations include loan-to-value ratios, debt service coverage ratios, loan structure, real estate and credit market dynamics, and risk of default or principal loss. Based on a five-point scale, our loans held for investment are rated “1” through “5,” from less risk to greater risk. At the time of origination or purchase, loans held for investment are ranked as a “3” and will move accordingly going forward based on the ratings which are defined as follows:

1\. *Very Low Risk*

2\. *Low Risk*

3\. *Medium Risk*

4\. *High Risk/Potential for Loss—*A loan that has a high risk of realizing a principal loss.

5\. *Impaired/Loss Likely—*A loan that has a very high risk of realizing a principal loss or has otherwise incurred a principal loss.

At September 30, 2025, our weighted average risk ranking remained unchanged at 3.1 compared to at June 30, 2025. During the third quarter of 2025, we had the following risk ranking activity for risk ranked 4 and 5 assets:

- One office loan with a risk ranking of 4 was resolved when the property was acquired through a deed-in-lieu of foreclosure and reclassified to real estate;
- Downgrades: one multifamily loan was downgraded to a risk ranking of 4 from a risk ranking of 3 (Austin, TX; $23.4 million unpaid principal balance.

### Senior and Mezzanine Loans

The following tables provide a summary of our senior and mezzanine loans based on our internal risk rankings, collateral property type and geographic distribution as of September 30, 2025 (dollars in thousands):

| Risk Ranking | Count | Carrying Value (at BRSP share)(1) Senior loans | Mezzanine loans | Preferred Equity | Total | % of Total |
| ---: | ---: | ---: | ---: | ---: | ---: | ---: |
| 3 | 80 | $2,123,877 | $47,647 | $9,681 | $2,181,205 | 92.3% |
| 4 | 5 | 182,010 | — | — | 182,010 | 7.7% |
|  | 85 | $2,305,887 | $47,647 | $9,681 | $2,363,215 | 100.0% |
| Weighted average risk ranking |  |  |  |  |  | 3.1 |

(1) Carrying value at our share represents the proportionate carrying value based on ownership by asset as of September 30, 2025.

| Collateral property type | Count | Carrying value (at BRSP share)(1) Senior loans | Mezzanine loans | Preferred Equity | Total | % of Total |
| --- | ---: | ---: | ---: | ---: | ---: | ---: |
| Multifamily | 58 | $1,439,665 | $32,955 | $9,515 | $1,482,135 | 62.8% |
| Office | 20 | 638,372 | 14,692 | 166 | 653,230 | 27.6% |
| Other (Mixed-use)(2) | 5 | 191,637 | — | — | 191,637 | 8.1% |
| Industrial | 2 | 36,213 | — | — | 36,213 | 1.5% |
| **Total** | 85 | $2,305,887 | $47,647 | $9,681 | $2,363,215 | 100.0% |

(1) Carrying value at our share represents the proportionate carrying value based on ownership by asset as of September 30, 2025.

(2) Other includes commercial and residential development assets.

| Region | Count | Carrying value (at BRSP share)(1) Senior loans | Mezzanine loans | Preferred Equity | Total | % of Total |
| --- | ---: | ---: | ---: | ---: | ---: | ---: |
| US West | 31 | $853,349 | $32,955 | $166 | $886,470 | 37.5% |
| US Southwest | 37 | 891,156 | — | 9,515 | 900,671 | 38.1% |
| US Northeast | 8 | 313,426 | 14,692 | — | 328,118 | 13.9% |
| US Southeast | 9 | 247,956 | — | — | 247,956 | 10.5% |
| **Total** | 85 | $2,305,887 | $47,647 | $9,681 | $2,363,215 | 100.0% |

(1) Carrying value at our share represents the proportionate carrying value based on ownership by asset as of September 30, 2025.

The following table provides asset level detail for our senior and mezzanine loans as of September 30, 2025 (dollars in thousands):

| Loan Type Origination Date City, State Multifamily | Carrying value(1) | Principal balance | Coupon type Cash Coupon(2) | Unlevered all-in yield(3) | Extended maturity date | Loan-to-value(4) | Q3 Risk ranking(5) |
| --- | ---: | ---: | --- | ---: | --- | ---: | ---: |
| Loan 1 Senior 4/8/2025 Oxnard, CA | $69,614 | $70,000 | Floating 2.3% | 7.4% | 4/9/2029 | 68% | 3 |
| Loan 2 Senior 5/17/2022 Las Vegas, NV | 55,995 | 54,866 | Floating 2.0% | 6.1% | 6/9/2027 | 74% | 3 |
| Loan 3 Senior 3/8/2022 Austin, TX | 51,430 | 51,330 | Floating 3.3% | 7.4% | 3/9/2027 | 75% | 4 |
| Loan 4 Senior 7/19/2021 Dallas, TX | 50,937 | 50,763 | Floating 3.4% | 7.7% | 8/9/2026 | 74% | 3 |
| Loan 5 Senior 5/26/2021 Las Vegas, NV | 48,144 | 47,618 | Floating 3.0% | 8.8% | 6/9/2026 | 89% | 3 |
| Loan 6 Senior 7/15/2021 Jersey City, NJ | 41,886 | 41,779 | Floating 3.1% | 7.2% | 8/9/2026 | 66% | 3 |
| Loan 7 Senior 3/31/2022 Louisville, KY | 41,179 | 41,095 | Floating 2.8% | 6.9% | 4/9/2027 | 70% | 3 |
| Loan 8 Senior 7/15/2021 Dallas, TX | 40,338 | 40,338 | Floating 3.2% | 7.3% | 8/9/2026 | 77% | 3 |
| Loan 9 Senior 3/31/2022 Long Beach, CA | 39,976 | 39,976 | Floating 3.4% | 7.5% | 4/9/2027 | 80% | 3 |
| Loan 10 Senior 7/12/2022 Irving, TX | 38,394 | 38,379 | Floating 3.6% | 7.9% | 8/9/2027 | 75% | 3 |
| **Subtotal top 10 multifamily** | $477,893 | $476,144 | 20% of total loans |  |  |  |  |
| Loan 11 Senior 1/18/2022 Dallas, TX | $37,367 | $37,247 | Floating 3.5% | 7.8% | 2/9/2027 | 75% | 3 |
| Loan 12 Senior 12/21/2020 Austin, TX | 37,000 | 37,000 | Floating 3.2% | 7.3% | 1/9/2026 | 54% | 3 |
| Loan 13 Senior 1/12/2022 Los Angeles, CA | 36,470 | 36,470 | Floating 3.4% | 7.5% | 2/9/2027 | 76% | 3 |
| Loan 14 Senior 7/29/2021 Phoenix, AZ | 33,325 | 33,325 | Floating 3.4% | 7.5% | 8/9/2026 | 73% | 3 |
| Loan 15 Mezzanine 2/8/2022 Las Vegas, NV | 32,955 | 32,955 | Fixed 7.0% | 12.0% | 2/8/2027 | 57%-82% | 3 |
| Loan 16 Senior 2/20/2025 Las Vegas, NV | 32,761 | 33,000 | Floating 3.4% | 8.0% | 3/9/2030 | 59% | 3 |
| Loan 17 Senior 4/29/2021 Las Vegas, NV | 30,898 | 30,896 | Floating 3.2% | 7.3% | 5/9/2026 | 76% | 3 |
| Loan 18 Senior 2/17/2022 Long Beach, CA | 30,533 | 30,533 | Floating 3.4% | 7.5% | 3/9/2027 | 71% | 3 |
| Loan 19 Senior 4/15/2022 Mesa, AZ | 30,160 | 30,160 | Floating 3.4% | 7.5% | 5/9/2027 | 75% | 3 |
| Loan 20 Senior 2/13/2025 Las Vegas, NV | 29,354 | 29,570 | Floating 2.7% | 7.3% | 3/9/2030 | 70% | 3 |
| **Subtotal top 20 multifamily** | $808,716 | $807,300 | 34% of total loans |  |  |  |  |

56

|  | Loan Type | Origination Date | City, State | Carrying value(1) | Principal balance | Coupon type | Cash Coupon(2) | Unlevered all-in yield(3) | Extended maturity date | Loan-to-value(4) | Q3 Risk ranking(5) |
| --- | --- | --- | --- | ---: | ---: | --- | ---: | ---: | --- | ---: | ---: |
| Loan 21 | Senior | 8/31/2021 | Glendale, AZ | $28,889 | $28,802 | Floating | 3.3% | 7.4% | 3/9/2027 | 85% | 3 |
| Loan 22 | Senior | 9/18/2025 | Nashville, TN | 28,639 | 28,939 | Floating | 2.6% | 7.1% | 10/9/2030 | 68% | 3 |
| Loan 23 | Senior | 9/26/2025 | Nashville, TN | 27,720 | 28,000 | Floating | 2.7% | 7.3% | 10/9/2030 | 65% | 3 |
| Loan 24 | Senior | 5/27/2021 | Houston, TX | 27,600 | 27,600 | Floating | 3.1% | 7.2% | 6/9/2026 | 66% | 3 |
| Loan 25 | Senior | 12/16/2021 | Fort Mill, SC | 27,366 | 27,366 | Floating | 3.3% | 7.4% | 1/9/2027 | 71% | 3 |
| Loan 26 | Senior | 12/21/2021 | Phoenix, AZ | 25,596 | 25,596 | Floating | 3.6% | 7.7% | 1/9/2027 | 75% | 3 |
| Loan 27 | Senior | 7/12/2022 | Irving, TX | 25,443 | 25,433 | Floating | 3.6% | 7.9% | 8/9/2027 | 72% | 3 |
| Loan 28 | Senior | 3/8/2022 | Glendale, AZ | 25,046 | 25,046 | Floating | 3.5% | 7.6% | 3/9/2027 | 73% | 3 |
| Loan 29 | Senior | 2/25/2025 | Denver, CO | 24,226 | 24,226 | Floating | 3.3% | 7.9% | 3/9/2028 | 68% | 3 |
| Loan 30 | Senior | 3/31/2022 | Phoenix, AZ | 24,021 | 24,001 | Floating | 3.7% | 7.8% | 4/9/2027 | 74% | 3 |
| Loan 31 | Senior | 11/4/2021 | Austin, TX | 23,478 | 23,429 | Floating | 3.4% | 7.5% | 11/9/2026 | 78% | 4 |
| Loan 32 | Senior | 1/10/2025 | Lebanon, TN | 22,422 | 22,500 | Floating | 3.4% | 8.5% | 2/9/2030 | 71% | 3 |
| Loan 33 | Senior | 6/22/2021 | Phoenix, AZ | 22,292 | 22,292 | Floating | 3.3% | 7.4% | 7/9/2026 | 71% | 3 |
| Loan 34 | Senior | 12/10/2024 | Seattle, WA | 22,254 | 22,408 | Floating | 2.8% | 7.4% | 1/9/2030 | 65% | 3 |
| Loan 35 | Senior | 7/1/2021 | Aurora, CO | 21,342 | 21,305 | Floating | 3.2% | 7.4% | 7/9/2026 | 73% | 3 |
| Loan 36 | Senior | 1/12/2022 | Austin, TX | 20,276 | 20,276 | Floating | 3.4% | 7.5% | 2/9/2027 | 76% | 3 |
| Loan 37 | Senior | 12/21/2021 | Gresham, OR | 20,235 | 20,235 | Floating | 2.8% | 6.9% | 7/9/2028 | 76% | 3 |
| Loan 38 | Senior | 8/14/2025 | Dallas, TX | 20,159 | 20,400 | Floating | 3.0% | 7.6% | 9/9/2030 | 59% | 3 |
| Loan 39 | Senior | 8/6/2021 | La Mesa, CA | 19,787 | 19,787 | Floating | 2.8% | 6.9% | 8/9/2028 | 72% | 3 |
| Loan 40 | Senior | 10/18/2024 | Garland, TX | 19,717 | 19,920 | Floating | 3.7% | 8.1% | 11/9/2029 | 70% | 3 |
| Loan 41 | Senior | 9/1/2021 | Bellevue, WA | 19,308 | 19,308 | Floating | 3.4% | 7.5% | 9/9/2026 | 75% | 3 |
| Loan 42 | Senior | 7/14/2021 | Salt Lake City, UT | 18,830 | 18,783 | Floating | 2.8% | 6.9% | 8/9/2028 | 67% | 3 |
| Loan 43 | Senior | 5/5/2022 | Charlotte, NC | 18,500 | 18,500 | Floating | 3.5% | 7.6% | 5/9/2027 | 70% | 3 |
| Loan 44 | Senior | 4/29/2022 | Tacoma, WA | 18,441 | 18,441 | Floating | 3.0% | 7.1% | 5/9/2027 | 64% | 3 |
| Loan 45 | Senior | 6/25/2021 | Phoenix, AZ | 17,650 | 17,650 | Floating | 3.2% | 7.4% | 7/9/2026 | 75% | 3 |
| Loan 46 | Senior | 9/16/2025 | Glendale, AZ | 17,329 | 17,505 | Floating | 2.6% | 7.1% | 10/9/2030 | 73% | 3 |

57

| Loan Type Origination Date City, State | Carrying value(1) | Principal balance | Coupon type Cash Coupon(2) | Unlevered all-in yield(3) | Extended maturity date | Loan-to-value(4) | Q3 Risk ranking(5) |
| --- | ---: | ---: | --- | ---: | --- | ---: | ---: |
| Loan 47 Senior 5/5/2025 Dallas, TX | 13,625 | 13,750 | Floating 2.9% | 7.5% | 5/9/2030 | 65% | 3 |
| Loan 48 Senior 8/19/2025 Phoenix, AZ | 13,551 | 13,688 | Floating 2.7% | 7.2% | 9/9/2030 | 75% | 3 |
| Loan 49 Senior 7/3/2025 Northridge, CA | 13,129 | 13,250 | Floating 3.3% | 7.9% | 7/3/2030 | 74% | 3 |
| Loan 50 Senior 9/18/2025 Mobile, AL | 13,090 | 13,250 | Floating 2.8% | 7.3% | 10/9/2030 | 73% | 3 |
| Loan 51 Senior 11/22/2024 Garland, TX | 12,279 | 12,399 | Floating 3.5% | 7.9% | 12/9/2029 | 63% | 3 |
| Loan 52 Senior 3/8/2022 Glendale, AZ | 11,664 | 11,664 | Floating 3.5% | 7.6% | 3/9/2027 | 73% | 3 |
| Loan 53(6) Preferred 5/9/2025 Mesa, AZ | 1,819 | 1,837 | Fixed n/a(6) | 15.0% | 5/9/2027 | n/a | 3 |
| Loan 54(6) Preferred 5/9/2025 Phoenix, AZ | 1,656 | 1,670 | Fixed n/a(6) | 15.0% | 4/9/2027 | n/a | 3 |
| Loan 55(6) Preferred 5/9/2025 Phoenix, AZ | 1,586 | 1,599 | Fixed n/a(6) | 15.0% | 1/9/2027 | n/a | 3 |
| Loan 56(6) Preferred 5/9/2025 Phoenix, AZ | 1,581 | 1,594 | Fixed n/a(6) | 15.0% | 8/9/2026 | n/a | 3 |
| Loan 57(6) Preferred 5/9/2025 Glendale, AZ | 1,463 | 1,479 | Fixed n/a(6) | 15.0% | 3/9/2027 | n/a | 3 |
| Loan 58(6) Preferred 5/9/2025 Phoenix, AZ | 1,410 | 1,422 | Fixed n/a(6) | 15.0% | 7/9/2026 | n/a | 3 |
| **Total/Weighted average multifamily loans** | $1,482,135 | $1,482,650 | 63% of total loans 3.2% | 7.6% | 2.1 years |  | 3.1 |
| **Office** |  |  |  |  |  |  |  |
| Loan 59 Senior 1/19/2021 Phoenix, AZ | $73,870 | $73,624 | Floating 3.7% | 8.3% | 2/9/2026 | 71% | 3 |
| Loan 60 Senior 8/28/2018 San Jose, CA | 73,571 | 73,571 | Floating 4.9% | 9.0% | 2/28/2027 | 81% | 3 |
| Loan 61 Senior 2/13/2019 Baltimore, MD | 58,606 | 58,606 | Floating 3.6% | 7.7% | 2/9/2027 | 74% | 3 |
| Loan 62 Senior 9/28/2021 Reston, VA | 41,958 | 40,986 | Floating 2.1% | 6.2% | 10/9/2026 | 71% | 4 |
| Loan 63 Senior 11/17/2021 Dallas, TX | 40,526 | 40,526 | Floating 4.0% | 8.1% | 12/9/2025 | 61% | 4 |
| Loan 64 Senior 4/27/2022 Plano, TX | 38,516 | 38,438 | Floating 4.1% | 8.2% | 5/9/2027 | 68% | 3 |
| Loan 65 Senior 5/23/2022 Plano, TX | 38,495 | 38,413 | Floating 4.3% | 8.4% | 6/9/2027 | 60% | 3 |
| Loan 66 Senior 4/7/2022 San Jose, CA | 32,406 | 32,406 | Floating 4.2% | 8.3% | 4/9/2027 | 67% | 3 |
| Loan 67 Senior 4/30/2021 San Diego, CA | 32,252 | 32,252 | Floating 3.6% | 7.8% | 5/9/2026 | 57% | 3 |
| Loan 68 Senior 10/21/2021 Blue Bell, PA | 29,461 | 29,461 | Floating 3.8% | 7.9% | 4/9/2026 | 78% | 3 |
| **Subtotal top 10 office loans** | $459,661 | $458,283 | 19% of total loans |  |  |  |  |

58

| Loan Type Origination Date City, State | Carrying value(1) | Principal balance | Coupon type | Cash Coupon(2) | Unlevered all-in yield(3) | Extended maturity date | Loan-to-value(4) | Q3 Risk ranking(5) |
| --- | ---: | ---: | --- | ---: | ---: | --- | ---: | ---: |
| Loan 69 Senior 3/31/2022 Blue Bell, PA | 29,152 | 29,152 | Floating | 4.2% | 8.3% | 4/9/2026 | 81% | 3 |
| Loan 70 Senior 2/26/2019 Charlotte, NC | 27,084 | 27,084 | Floating | 4.3% | 8.4% | 7/9/2026 | 70% | 3 |
| Loan 71 Senior 12/7/2018 Carlsbad, CA | 26,788 | 26,410 | Floating | 3.9% | 8.0% | 12/9/2025 | 73% | 3 |
| Loan 72 Senior 7/30/2021 Denver, CO | 23,300 | 23,300 | Floating | 5.0% | 9.1% | 8/9/2026 | 71% | 3 |
| Loan 73 Senior 8/27/2019 San Francisco, CA | 22,716 | 22,716 | Floating | 2.9% | 7.1% | 9/9/2026 | 89% | 3 |
| Loan 74 Senior 10/13/2021 Burbank, CA | 18,216 | 18,216 | Floating | 4.0% | 8.1% | 11/9/2026 | 51% | 3 |
| Loan 75 Senior 10/29/2020 Denver, CO | 18,103 | 18,103 | Floating | 3.7% | 7.8% | 11/9/2025 | 64% | 3 |
| Loan 76(7) Mezzanine 2/13/2023 Baltimore, MD | 14,692 | 14,692 | n/a(7) | n/a(7) | n/a(7) | 2/9/2027 | 74%-75% | 3 |
| Loan 77 Senior 11/10/2021 Richardson, TX | 13,352 | 13,320 | Floating | 4.1% | 8.2% | 12/9/2026 | 68% | 3 |
| Loan 78(8) Preferred 9/9/2025 San Francisco, CA | 166 | 166 | Fixed | n/a(8) | 20.0% | 9/9/2026 | n/a | 3 |
| **Total/Weighted average office loans** | $653,230 | $651,442 | 28% of total loans | 3.8% | 7.9% | 0.9 years |  | 3.1 |
| **Other (Mixed-use)** |  |  |  |  |  |  |  |  |
| Loan 79 Senior 10/24/2019 Brooklyn, NY | $79,308 | $79,308 | Floating | 4.2% | 8.3% | 11/9/2025 | 74% | 3 |
| Loan 80 Senior 1/13/2022 New York, NY | 46,090 | 46,090 | Floating | 3.5% | 7.6% | 2/9/2027 | 76% | 3 |
| Loan 81 Senior 5/3/2022 Brooklyn, NY | 28,923 | 28,923 | Floating | 4.4% | 8.5% | 5/9/2027 | 68% | 3 |
| Loan 82 Senior 4/3/2024 South Pasadena, CA | 21,428 | 21,428 | Fixed | 15.1% | 15.1% | 2/9/2027 | 28% | 3 |
| Loan 83 Senior 8/31/2021 Los Angeles, CA | 15,888 | 15,888 | Floating | 4.6% | 8.7% | 9/9/2026 | 58% | 3 |
| **Total/Weighted average other (mixed-use) loans** | $191,637 | $191,637 |  | 5.3% | 9.0% | 0.8 years |  | 3.0 |
| **Industrial** |  |  |  |  |  |  |  |  |
| Loan 84(9) Senior 7/13/2022 Ontario, CA | $24,619 | $24,619 | n/a(9) | n/a(9) | n/a(9) | 8/9/2027 | 66% | 4 |
| Loan 85 Senior 3/21/2022 Commerce, CA | 11,594 | 11,594 | Floating | 3.3% | 7.4% | 4/9/2027 | 60% | 3 |
| **Total/Weighted average industrial loans** | $36,213 | $36,213 |  | 1.0% | 2.4% | 1.8 years |  | 3.7 |
| **Total/Weighted average senior and mezzanine loans - Our Portfolio** | $2,363,215 | $2,361,942 |  | 3.5% | 7.7% | 1.7 years |  | 3.1 |

59

(1) Represents carrying values at our share as of September 30, 2025 and excludes general CECL reserves.

(2) Represents the stated coupon rate for loans; for floating rate loans, does not include Secured Overnight Financing Rate (“SOFR”), which was 4.13% as of September 30, 2025.

(3) In addition to the stated cash coupon rate, unlevered all-in yield includes non-cash payment-in-kind interest income and the accrual of origination and exit fees. Unlevered all-in yield for the loan portfolio assumes the applicable floating benchmark rate as of September 30, 2025 for weighted average calculations.

(4) Except for construction loans, senior loans reflect the initial loan amount divided by the as-is value as of the date the loan was originated, or the principal amount divided by the appraised value for the in place collateral as of the date of the most recent as-is appraisal. Mezzanine loans include attachment loan-to-value and detachment loan-to-value, respectively. Attachment loan-to-value reflects initial funding of loans senior to our position divided by the as-is value as of the date the loan was originated, or the principal amount divided by the appraised value for the in place collateral as of the date of the most recent appraisal. Detachment loan-to-value reflects the cumulative initial funding of our loan and the loans senior to our position divided by the as-is value as of the date the loan was originated, or the cumulative principal amount divided by the appraised value for the in place collateral as of the date of the most recent appraisal.

(5) On a quarterly basis, our senior and mezzanine loans are rated “1” through “5,” from less risk to greater risk. Represents risk ranking as of September 30, 2025.

(6) Loans 53-58 have payment-in-kind provisions and accrue interest at 14%.

(7) Loan 76 was placed on nonaccrual status in April 2024; as such, no income is being recognized.

(8) Loan 78 has a payment-in-kind provision and accrues interest at 20%.

(9) Loan 84 was placed on nonaccrual status in September 2025; as such, no income is being recognized.

At September 30, 2025, our general CECL reserve for our outstanding loans and future loan funding commitments is $127.5 million, which is 5.17% of the aggregate commitment amount of our loan portfolio. This represents a decrease of $9.7 million from $137.2 million or 5.49% of the aggregate commitment amount of our loan portfolio at June 30, 2025. The decrease in our general CECL reserves was driven by the charge-off of reserves related to one loan that was acquired through deed-in-lieu of foreclosure. As a result, we have no specific CECL reserves at September 30, 2025.

### Net Leased and Other Real Estate

Our net leased real estate investment strategy focuses on direct ownership in commercial real estate with an emphasis on properties with stable cash flow, which may be structurally senior to a third-party partner’s equity. As part of our net leased real estate strategy, we explore a variety of real estate investments including multi-tenant office, multifamily, student housing and industrial. Additionally, we have one other real estate investment through a joint venture with one partner. We also own six properties included in other real estate that were acquired through deeds-in-lieu of foreclosure and foreclosure and consolidate two properties after being deemed the primary beneficiary of the variable interest entity holding it.

As of September 30, 2025, $750.1 million or 24.1% of our assets were invested in net leased and other real estate properties and these properties were 79.7% occupied. The following table presents our net leased and other real estate investments as of September 30, 2025 (dollars in thousands):

|  | Count(1) | Carrying Value(2) | NOI for the three months ended September 30, 2025(3)(4) |
| --- | ---: | ---: | ---: |
| Net leased real estate | 7 | $319,700 | $7,806 |
| Other real estate | 9 | 430,360 | 5,130 |
| **Total/Weighted average net leased and other real estate** | 16 | $750,060 | $12,936 |

(1) Count represents the number of investments.

(2) Represents carrying values at our share as of September 30, 2025; includes real estate tangible assets, deferred leasing costs and other intangible assets less intangible liabilities.

(3) Refer to “Non-GAAP Supplemental Financial Measures” for further information on NOI.

(4) Other leased real estate includes $0.3 million of NOI related to one property that was sold during the third quarter of 2025.

The following table provides asset-level detail of our net leased and other real estate as of September 30, 2025:

| Collateral type City, State Net leased real estate | Number of properties | Rentable square feet (“RSF”) / units/keys(1) | Weighted average % leased(2) | Weighted average lease term (yrs)(3) | Principal amount of debt(4) | Final debt maturity date |
| --- | ---: | --- | ---: | ---: | ---: | ---: |
| Net lease 1 Industrial Various - U.S. | 2 | 2,787,343 RSF | 100% | 12.9 | $200,000 | Sep-33 |
| Net lease 2 Office Aurora, CO | 1 | 183,529 RSF | 100% | 2.2 | 28,136 | Aug-26 |
| Net lease 3 Office Indianapolis, IN | 1 | 338,000 RSF | 100% | 5.3 | 20,893 | Oct-27 |
| Net lease 4(5)(6) Retail Various - U.S. | 7 | 319,600 RSF | 100% | 2.3 | 27,181 | Nov-26 & Mar-28 |
| Net lease 5(5) Retail Keene, NH | 1 | 45,471 RSF | 100% | 3.3 | 6,490 | Nov-26 |
| Net lease 6 Retail South Portland, ME | 1 | 52,900 RSF | 100% | 6.3 | — | — |
| Net lease 7(5) Retail Fort Wayne, IN | 1 | 50,000 RSF | 100% | 4.9 | 3,008 | Nov-26 |
| **Total/Weighted average net leased real estate** | 14 | 3,776,843 RSF | 100% | 10.2 | $285,708 |  |
| **Other real estate** |  |  |  |  |  |  |
| Other real estate 1(7) Hotel San Jose, CA | 1 | 541 Units | 67% | n/a | $— | — |
| Other real estate 2(5)(8) Office Creve Coeur, MO | 7 | 847,604 RSF | 79% | 3.7 | 92,748 | Dec-28 |
| Other real estate 3(7) Multifamily/Pre-dev(9) Santa Clara, CA | 1 | n/a | n/a | n/a | 34,240 | Jul-28 |
| Other real estate 4 Multifamily Arlington, TX | 1 | 436 Units | 58% | n/a | — | — |
| Other real estate 5(7) Multifamily Fort Worth, TX | 1 | 354 Units | 83% | n/a | — | — |
| Other real estate 6 Multifamily Mesa, AZ | 1 | 285 Units | 86% | n/a | — | — |
| Other real estate 7(7) Office Long Island City, NY | 1 | 220,872 RSF | 31% | 3.4 | — | — |
| Other real estate 8(5)(7) Office Long Island City, NY | 1 | 128,195 RSF | 2% | 4.4 | — | — |
| Other real estate 9(7) Office Tualatin, OR | 1 | 296,375 RSF | 65% | 3.1 | — | — |
| **Total/Weighted average other real estate** | 15 | n/a | 65% | 3.7 | $126,988 |  |
| **Total net leased and other real estate** | 29 |  |  |  |  |  |

(1) Rentable square feet based on carrying value at our share as of September 30, 2025.

(2) Represents the percent leased as of September 30, 2025. Weighted average calculation based on carrying value at our share as of September 30, 2025.

(3) Based on in-place leases (defined as occupied and paying leases) as of September 30, 2025, and assumes that no renewal options are exercised. Weighted average calculation based on carrying value at our share as of September 30, 2025.

(4) Represents principal amount of debt at our share as of September 30, 2025.

(5) Represents a property where we recorded impairment during the nine months ended September 30, 2025 or year ended December 31, 2024. For Net lease 4, three individual properties were impaired.

(6) Net lease 4 consists of two separate mortgage notes.

(7) Property was acquired through foreclosure or deed-in-lieu of foreclosure.

(8) The current maturity date is December 2027, with a one-year extension available, subject to satisfaction of certain customary conditions set forth in the governing documents.

(9) Represents a multifamily construction/development project.

### Results of Operations

The following table summarizes our portfolio results of operations for the three months ended September 30, 2025 and June 30, 2025 (dollars in thousands):

| Net interest income | Three Months Ended September 30, 2025 | Three Months Ended June 30, 2025 | Q3’25 vs Q2‘25 Amount% | Increase (Decrease) |
| --- | ---: | ---: | ---: | ---: |
| Interest income | $48,889 | $48,663 | $226 | 0.5% |
| Interest expense | (31,364) | (31,935) | 571 | (1.8)% |
| Net interest income | 17,525 | 16,728 | 797 | 4.8% |
| **Property and other income** |  |  |  |  |
| Property operating income | 32,536 | 35,668 | (3,132) | (8.8)% |
| Other income | 2,513 | 1,593 | 920 | 57.8% |
| Total property and other income | 35,049 | 37,261 | (2,212) | (5.9)% |
| **Expenses** |  |  |  |  |
| Property operating expense | 19,675 | 16,650 | 3,025 | 18.2% |
| Transaction, investment and servicing expense | 854 | 562 | 292 | 52.0% |
| Interest expense on real estate | 5,170 | 6,765 | (1,595) | (23.6)% |
| Depreciation and amortization | 7,188 | 10,607 | (3,419) | (32.2)% |
| Increase of current expected credit loss reserve | 8,215 | 582 | 7,633 | 1311.5% |
| Impairment of operating real estate | 2,509 | 51,127 | (48,618) | (95.1)% |
| Compensation and benefits | 8,077 | 8,194 | (117) | (1.4)% |
| Operating expense | 2,857 | 2,976 | (119) | (4.0)% |
| Total expenses | 54,545 | 97,463 | (42,918) | (44.0)% |
| **Other income** |  |  |  |  |
| Other gain (loss), net | 538 | (3,362) | 3,900 | (116.0)% |
| **Loss before income taxes** | (1,433) | (46,836) | 45,403 | (96.9)% |
| Income tax benefit | 129 | 21,664 | (21,535) | (99.4)% |
| **Net loss** | $(1,304) | $(25,172) | $23,868 | (94.8)% |

### Comparison of Three Months Ended September 30, 2025 and June 30, 2025

### Net Interest Income

#### Interest income

Interest income increased by $0.2 million to $48.9 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The increase was primarily due to $1.0 million from loan originations. This was partially offset by $0.7 million due to loan repayments.

#### Interest expense

Interest expense decreased by $0.6 million to $31.4 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The decrease was primarily due to $1.1 million from repayments on our master repurchase facilities, which was offset by $0.8 million due to the financing of newly originated loans.

### Property and other income

#### Property operating income

Property operating income decreased by $3.1 million to $32.5 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The decrease was primarily driven by $8.2 million related to two deconsolidated subsidiaries and $0.9 million related to the sale of an office property offset by $6.1 million related to the properties that the Company acquired via foreclosure or deed-in-lieu of foreclosure.

#### Other income

Other income increased by $0.9 million to $2.5 million during the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The increase was primarily driven by interest earned on tax refunds received in the third quarter of 2025.

### Expenses

#### Property operating expense

Property operating expense increased by $3.0 million to $19.7 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The increase was primarily driven by $5.8 million related to the properties that the Company acquired via foreclosure or deed-in-lieu of foreclosure offset by $1.8 million related to two deconsolidated subsidiaries.

#### Transaction, investment and servicing expense

Transaction, investment and servicing expense increased by $0.3 million to $0.9 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The increase was primarily due to higher deal-level expenses incurred during three months ended September 30, 2025.

#### Interest expense on real estate

Interest expense on real estate decreased by $1.6 million to $5.2 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The decrease was primarily driven by $2.0 million related to two deconsolidated subsidiaries offset by $0.4 million related to the multifamily construction/development project the Company acquired through a deed-in-lieu of foreclosure during the three months ended September 30, 2025.

#### Depreciation and amortization

Depreciation and amortization expense decreased by $3.4 million to $7.2 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The decrease was primarily driven by $2.4 million related to two deconsolidated subsidiaries and $1.6 million related to fully amortized intangible assets at four properties offset by $0.5 million related to the properties that the Company acquired via foreclosure or deed-in-lieu of foreclosure.

#### Increase of current expected credit loss reserve

During the three months ended September 30, 2025, we recorded a net increase in CECL reserves of $8.2 million. The increase was primarily driven by specific reserves of $17.9 million related to one office loan, which was subsequently charged off. This was offset by a net decrease in general reserves of $9.7 million.

During the three months ended June 30, 2025, we recorded a net increase in CECL reserves of $0.6 million. The increase was primarily driven by specific reserves of $19.5 million related to one multifamily loan and one hotel loan, both of which were subsequently charged off. The was offset by a net decrease in general reserves of $18.8 million.

#### Impairment of operating real estate

Impairment of operating real estate decreased by $48.6 million to $2.5 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. We deconsolidated the assets and liabilities of the Pennsylvania office during the three months ended September 30, 2025 and deconsolidated the assets and liabilities the Norwegian net lease office campus during the three months ended June 30, 2025.

#### Compensation and benefits

Compensation and benefits decreased by $0.1 million to $8.1 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025 primarily due to lower stock compensation expense.

#### Operating expense

Operating expense decreased by $0.1 million to $2.9 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025 primarily due to lower third-party costs incurred during the third quarter of 2025.

### Other income

#### Other gain (loss), net

Other loss, net increased by $3.9 million to other gain, net of $0.5 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. The increase is related to reclassification of $22.0 million of foreign currency translation loss offset by $18.6 million of designated hedge gains from accumulated other comprehensive income following the resolution of our Norwegian net lease office campus in the second quarter of 2025.

### Income tax benefit

Income tax benefit decreased by $21.5 million to $0.1 million for the three months ended September 30, 2025, as compared to the three months ended June 30, 2025. This is related to a deferred tax liability write-off when an investment subsidiary reached a maturity default on its bond financing collateralized by the Norwegian net lease office campus. Following the maturity default, the lenders exercised remedies and took control by equity pledge of the underlying investment subsidiary during the three months ended June 30, 2025.

The following table summarizes our portfolio results of operations for the nine months ended September 30, 2025 and September 30, 2024 (dollars in thousands):

| Net interest income | Nine Months Ended September 30, 2025 | Nine Months Ended September 30, 2024 | YTD 2025 vs YTD 2024 Amount% | Increase (Decrease) |
| --- | ---: | ---: | ---: | ---: |
| Interest income | $145,638 | $190,468 | $(44,830) | (23.5)% |
| Interest expense | (95,510) | (117,062) | 21,552 | (18.4)% |
| Net interest income | 50,128 | 73,406 | (23,278) | (31.7)% |
| **Property and other income** |  |  |  |  |
| Property operating income | 95,063 | 76,334 | 18,729 | 24.5% |
| Other income | 6,724 | 8,534 | (1,810) | (21.2)% |
| Total property and other income | 101,787 | 84,868 | 16,919 | 19.9% |
| **Expenses** |  |  |  |  |
| Property operating expense | 46,293 | 24,980 | 21,313 | 85.3% |
| Transaction, investment and servicing expense | 2,046 | 1,238 | 808 | 65.3% |
| Interest expense on real estate | 18,499 | 20,278 | (1,779) | (8.8)% |
| Depreciation and amortization | 28,346 | 29,430 | (1,084) | (3.7)% |
| Increase of current expected credit loss reserve | 8,562 | 115,313 | (106,751) | (92.6)% |
| Impairment of operating real estate | 53,636 | 45,216 | 8,420 | 18.6% |
| Compensation and benefits | 26,700 | 26,540 | 160 | 0.6% |
| Operating expense | 9,048 | 9,185 | (137) | (1.5)% |
| Total expenses | 193,130 | 272,180 | (79,050) | (29.0)% |
| **Other income** |  |  |  |  |
| Other gain (loss), net | (3,065) | 226 | (3,291) | (1456.2)% |
| **Loss before income taxes** | (44,280) | (113,680) | 69,400 | (61.0)% |
| Income tax benefit (expense) | 21,511 | (691) | 22,202 | (3213.0)% |
| **Net loss** | $(22,769) | $(114,371) | $91,602 | (80.1)% |

### Comparison of Nine Months Ended September 30, 2025 and Nine Months Ended September 30, 2024

### Net Interest Income

#### Interest income

Interest income decreased by $44.8 million to $145.6 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The decrease was primarily due to $27.1 million related to loan repayments, $18.4 million related to loans that were consolidated as real estate and $13.4 million due to a decrease in interest rates. This was partially offset by $14.5 million due to loan originations.

#### Interest expense

Interest expense decreased by $21.6 million to $95.5 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The decrease was primarily due to $14.9 million due to paydowns on financings, $5.2 million from the net impact of the BRSP 2024-FL2 issuance and the unwinding of the CLNC 2019-FL1 securitization trust following the redemption of all outstanding securities thereunder and $12.0 million from proceeds from loan repayments that were used to amortize the securitization bonds in accordance with the securitization priority of repayments on BRSP 2021-FL1. This was partially offset by $11.1 million relating to draws on our master repurchase facilities.

### Property and other income

#### Property operating income

Property operating income increased by $18.7 million to $95.1 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The increase was primarily driven by $30.4 million from 2024 and 2025 property acquisitions, offset by $8.4 million related to two deconsolidated subsidiaries and $2.1 million related to properties sold during 2024 and 2025.

#### Other income

Other income decreased by $1.8 million to $6.7 million during the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The decrease was primarily driven by lower income on money market investments.

### Expenses

#### Property operating expense

Property operating expense increased by $21.3 million to $46.3 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The increase was primarily driven by $25.7 million from 2024 and 2025 property acquisitions, offset by $3.1 million related to properties sold during 2024 and 2025 and $1.3 million related to two deconsolidated subsidiaries.

#### Transaction, investment and servicing expense

Transaction, investment and servicing expense increased by $0.8 million to $2.0 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The increase was primarily due to higher deal-level expenses incurred during the nine months ended September 30, 2025.

#### Interest expense on real estate

Interest expense on real estate decreased by $1.8 million to $18.5 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. This decrease was primarily driven by $2.5 million related to two deconsolidated subsidiaries, partially offset by $0.4 million related to 2024 and 2025 property acquisitions.

#### Depreciation and amortization

Depreciation and amortization expense decreased by $1.1 million to $28.3 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The decrease was primarily driven by $3.5 million related to two deconsolidated subsidiaries and $2.7 million related to properties sold during 2025, partially offset by $5.8 million from 2024 and 2025 property acquisitions.

#### Increase of current expected credit loss reserve

During the nine months ended September 30, 2025, we recorded a net increase in CECL reserves of $8.6 million. The increase was primarily driven by a net increase in specific CECL reserves of $46.2 million partially offset by a net decrease in general reserves of $37.6 million. The increase in specific CECL reserves was attributable to two multifamily loans, one office loan and one hotel loan, all of which were charged off during the nine months ended September 30, 2025.

During the nine months ended September 30, 2024, we recorded a net increase in CECL reserves of $115.3 million. The increase was primarily driven by a net increase in general reserves of $87.3 million and net increase in specific CECL reserves of $28.0 million. The increase in our general CECL reserves was primarily driven by macroeconomic conditions, as well as specific inputs on certain office and multifamily properties utilized in our general CECL model. The specific CECL reserves related to two multifamily loans, one office loan and one development mezzanine loan, all of which were charged off during the nine months ended September 30, 2024.

#### Impairment of operating real estate

We recorded $53.6 million of impairment during the nine months ended September 30, 2025 related to our Norwegian net lease office campus and our Pennsylvania office property. We deconsolidated the assets and liabilities of both properties during the nine months ended September 30, 2025.

We recorded $45.2 million of impairment on three office properties following a reduction in the current expected holding period during the nine months ended September 30, 2024 in connection with the review and preparation of our quarterly financials.

#### Compensation and benefits

Compensation and benefits increased by $0.2 million to $26.7 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The increase was driven by $1.3 million in stock compensation expense following a one-time vesting event in March 2025, offset by lower compensation costs.

#### Operating expense

Operating expense decreased by $0.1 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024 primarily due lower third-party costs incurred during the nine months ended September 30, 2025.

### Other income (loss)

#### Other gain (loss), net

Other gain, net decreased by $3.3 million to other loss, net of $3.1 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. The decrease is related to reclassification of $22.0 million of foreign currency translation loss offset by $18.6 million of designated hedge gains from accumulated other comprehensive income following the resolution of our Norwegian net lease office campus in the second quarter of 2025.

### Income tax benefit (expense)

Income tax benefit increased by $22.2 million to $21.5 million for the nine months ended September 30, 2025, as compared to the nine months ended September 30, 2024. This increase is related to a deferred tax liability write-off when an investment subsidiary reached a maturity default on its bond financing collateralized by our Norwegian net lease office campus. Following the maturity default, the lenders exercised remedies and took control by equity pledge of the underlying investment subsidiary.

### Non-GAAP Supplemental Financial Measures

#### Distributable Earnings

We present Distributable Earnings, which is a non-GAAP supplemental financial measure of our performance. We believe that Distributable Earnings provides meaningful information to consider in addition to our net income and cash flow from operating activities determined in accordance with GAAP, and this metric is a useful indicator for investors in evaluating and comparing our operating performance to our peers and our ability to pay dividends. We elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended, beginning with our taxable year ended December 31, 2018. As a REIT, we are required to distribute substantially all of our taxable income and we believe that dividends are one of the principal reasons investors invest in credit or commercial mortgage REITs such as our company. Over time, Distributable Earnings has been a useful indicator of our dividends per share and we consider that measure in determining the dividend, if any, to be paid. This supplemental financial measure also helps us to evaluate our performance excluding the effects of certain transactions and GAAP adjustments that we believe are not necessarily indicative of our current portfolio and operations.

We define Distributable Earnings as GAAP net income (loss) attributable to our common stockholders (or, without duplication, the owners of the common equity of our direct subsidiaries, such as our OP) and excluding (i) non-cash equity compensation expense, (ii) the expenses incurred in connection with our formation or other strategic transactions, (iii) acquisition costs from successful acquisitions, (iv) gains or losses from sales of real estate property and impairment write-downs of depreciable real estate, including unconsolidated joint ventures and preferred equity investments, (v) general CECL reserves, (vi) depreciation and amortization, (vii) any unrealized gains or losses or other similar non-cash items that are included in net income for the current quarter, regardless of whether such items are included in other comprehensive income or loss, or in net income, (viii) one-time events pursuant to changes in GAAP and (ix) certain material non-cash income or expense items that in the judgment of management should not be included in Distributable Earnings. For clauses (viii) and (ix), such exclusions shall only be applied after approval by a majority of our independent directors. Distributable Earnings include specific CECL reserves.

Additionally, we define Adjusted Distributable Earnings as Distributable Earnings excluding (i) realized gains and losses on asset sales, (ii) fair value adjustments, which represent mark-to-market adjustments to investments in unconsolidated ventures based on an exit price, defined as the estimated price that would be received upon the sale of an asset or paid to transfer a liability in an orderly transaction between market participants, (iii) unrealized gains or losses, (iv) specific CECL reserves and (v) one-time gains or losses that in the judgement of management should not be included in Adjusted Distributable Earnings. We believe Adjusted Distributable Earnings is a useful indicator for investors to further evaluate and compare our operating performance to our peers and our ability to pay dividends, net of the impact of any gains or losses on assets sales or fair value adjustments, as described above.

Distributable Earnings and Adjusted Distributable Earnings do not represent net income or cash generated from operating activities and should not be considered as an alternative to GAAP net income or an indication of our cash flows from operating activities determined in accordance with GAAP, a measure of our liquidity, or an indication of funds available to fund our cash needs. In addition, our methodology for calculating Distributable Earnings and Adjusted Distributable Earnings may differ from methodologies employed by other companies to calculate the same or similar non-GAAP supplemental financial measures, and accordingly, our reported Distributable Earnings and Adjusted Distributable Earnings may not be comparable to the Distributable Earnings and Adjusted Distributable Earnings reported by other companies.

The following tables present a reconciliation of net income (loss) attributable to our common stockholders to Distributable Earnings and Adjusted Distributable Earnings attributable to our common stockholders (dollars and share amounts in thousands, except per share data) for the three months ended September 30, 2025, June 30, 2025, and March 31, 2025 and for the three months ended September 30, 2024, June 30, 2024 and March 31, 2024:

|  | Three Months Ended September 30, 2025 | June 30, 2025 | March 31, 2025 |
| --- | ---: | ---: | ---: |
| Net income (loss) attributable to BrightSpire Capital, Inc. common stockholders | $984 | $(23,118) | $5,342 |
| Adjustments: |  |  |  |
| Non-cash equity compensation expense | 2,794 | 2,913 | 4,213 |
| Depreciation and amortization | 7,514 | 10,676 | 10,748 |
| Net unrealized loss (gain): |  |  |  |
| Impairment of operating real estate, net of associated income tax benefit | 2,509 | 28,820 | — |
| Other unrealized loss on investments | — | 3,361 | 2 |
| General CECL reserves | (9,676) | (18,900) | (9,018) |
| (Gain) loss on sales of real estate, preferred equity and investments in unconsolidated joint ventures | (538) | — | 239 |
| Adjustments related to noncontrolling interests | (266) | (358) | (172) |
| Distributable Earnings attributable to BrightSpire Capital, Inc. common stockholders | $3,321 | $3,394 | $11,354 |
| Distributable Earnings per share(1) | $0.03 | $0.03 | $0.09 |
| Adjustments: |  |  |  |
| Specific CECL reserves | $17,891 | $19,482 | $8,782 |
| Adjusted Distributable Earnings attributable to BrightSpire Capital, Inc. common stockholders | $21,212 | $22,876 | $20,136 |
| Adjusted Distributable Earnings per share(1) | $0.16 | $0.18 | $0.16 |
| Weighted average number of shares of Class A common stock(1) | 129,845 | 130,186 | 129,860 |

(1) We calculate Distributable Earnings (Loss) per share, and Adjusted Distributable Earnings per share, non-GAAP financial measures, based on a weighted-average number of common shares.

|  | Three Months Ended September 30, 2024 | June 30, 2024 | March 31, 2024 |
| --- | ---: | ---: | ---: |
| Net income (loss) attributable to BrightSpire Capital, Inc. common stockholders | $12,729 | $(67,860) | $(57,103) |
| Adjustments: |  |  |  |
| Non-cash equity compensation expense | 3,422 | 3,150 | 2,170 |
| Depreciation and amortization | 10,196 | 9,120 | 10,531 |
| Net unrealized loss (gain): |  |  |  |
| Impairment of operating real estate | — | 45,216 | — |
| Other unrealized loss (gain) on investments | — | 278 | (151) |
| General CECL reserves | (8,102) | 28,096 | 67,284 |
| Gain on sales of real estate, preferred equity and investments in unconsolidated joint ventures | (144) | — | — |
| Adjustments related to noncontrolling interests | (169) | (1,029) | (189) |
| Distributable Earnings attributable to BrightSpire Capital, Inc. common stockholders | $17,932 | $16,971 | $22,542 |
| Distributable Earnings per share(1) | $0.14 | $0.13 | $0.17 |
| Adjustments: |  |  |  |
| Specific CECL reserves | $9,102 | $11,804 | $7,128 |
| Adjusted Distributable Earnings attributable to BrightSpire Capital, Inc. common stockholders | $27,034 | $28,775 | $29,670 |
| Adjusted Distributable Earnings per share(1) | $0.21 | $0.22 | $0.23 |
| Weighted average number of shares of Class A common stock(1) | 130,144 | 130,665 | 130,100 |

(1) We calculate Distributable Earnings (Loss) per share, and Adjusted Distributable Earnings per share, non-GAAP financial measures, based on a weighted-average number of common shares.

#### Undepreciated Book Value Per Share

We believe that presenting Undepreciated Book Value per share is a more useful and consistent measure of the value of our current portfolio and operations for our investors as it enhances the comparability to our peers who do not hold similar real estate investments. Undepreciated Book Value per share excludes our share of accumulated depreciation and amortization on real estate investments (including related intangible assets and liabilities) and as of the quarter ended June 30, 2024, includes non-GAAP impairment of real estate and any related foreign currency translation. Non-GAAP impairment of real estate is a non-GAAP measure that reflects our share of a property’s carrying value on certain net leased and other real estate office properties whose non-recourse mortgages have matured or who have been placed in a cash flow sweep by their lender. Our ability to refinance at their maturity dates is burdened by the current interest rate environment, lenders’ aversion to finance or refinance office properties and/or associated improvements or paydowns potentially demanded at such properties. Loan maturity defaults can and have led to foreclosures. Cash flow sweeps restrict our ability to utilize earnings generated by a property. As such, we believe it is prudent to recognize impairments and exclude our share of the carrying value related to these properties.

The following table calculates our GAAP book value per share and Undepreciated Book Value per share ($ in thousands, except per share data):

|  | September 30, 2025 | December 31, 2024 |
| --- | ---: | ---: |
| Stockholders’ equity excluding noncontrolling interests in investment entities | $976,413 | $1,048,218 |
| Accumulated depreciation and amortization | 179,677 | 232,177 |
| Non-GAAP impairment of real estate | (30,521) | (134,578) |
| Foreign currency translation | — | 6,624 |
| Undepreciated Book Value | $1,125,569 | $1,152,441 |
| GAAP book value per share | $7.53 | $8.08 |
| Accumulated depreciation and amortization per share | 1.38 | 1.79 |
| Non-GAAP impairment of real estate | (0.24) | (1.04) |
| Foreign currency translation | — | 0.05 |
| Undepreciated Book Value per share(1) | $8.68 | $8.89 |
| Total outstanding shares - Class A common stock | 129,733 | 129,685 |

(1) Per share data may differ due to rounding.

|  | September 30, 2025 | December 31, 2024 |
| --- | ---: | ---: |
| Impairment attributable to BrightSpire Capital, Inc. | $53,636 | $54,211 |
| Adjustments: |  |  |
| Current year non-GAAP impairment of operating real estate | (104,057) | 134,578 |
| Non-GAAP impairment as of prior fiscal year-end | 134,578 | — |
| Impairment attributable to BrightSpire Capital, Inc. | (53,636) | (54,211) |
| Non-GAAP impairment of real estate | $30,521 | $134,578 |

#### NOI

We believe NOI to be a useful measure of operating performance of our net leased and other real estate portfolios as they are more closely linked to the direct results of operations at the property level. NOI excludes historical cost depreciation and amortization, which are based on different useful life estimates depending on the age of the properties, as well as adjustments for the effects of real estate impairment and gains or losses on sales of depreciated properties, which eliminate differences arising from investment and disposition decisions. Additionally, by excluding corporate level expenses or benefits such as interest expense, any gain or loss on early extinguishment of debt and income taxes, which are incurred by the parent entity and are not directly linked to the operating performance of the Company’s properties, NOI provides a measure of operating performance independent of the Company’s capital structure and indebtedness. However, the exclusion of these items as well as others, such as capital expenditures and leasing costs, which are necessary to maintain the operating performance of the

Company’s properties, and transaction costs and administrative costs, may limit the usefulness of NOI. NOI may fail to capture significant trends in these components of GAAP net income (loss) which further limits its usefulness.

NOI should not be considered as an alternative to net income (loss), determined in accordance with GAAP, as an indicator of operating performance. In addition, our methodology for calculating NOI involves subjective judgment and discretion and may differ from the methodologies used by other companies, when calculating the same or similar supplemental financial measures and may not be comparable with other companies.

The following tables present a reconciliation of net income (loss) on our net leased and other real estate portfolios attributable to our common stockholders to NOI attributable to our common stockholders (dollars in thousands) for the three months ended September 30, 2025, June 30, 2025 and March 31, 2025 and for the three months ended September 30, 2024, June 30, 2024 and March 31, 2024:

|  | Three Months Ended September 30, 2025 | June 30, 2025 | March 31, 2025 |
| --- | ---: | ---: | ---: |
| Net income (loss) attributable to BrightSpire Capital, Inc. common stockholders | $984 | $(23,118) | $5,342 |
| Adjustments: |  |  |  |
| Net (income) loss attributable to non-net leased and other real estate portfolios(1) | 292 | (5,917) | (6,287) |
| Net loss attributable to noncontrolling interests in investment entities | (2,288) | (2,054) | (1,634) |
| Amortization of above-and below-market lease intangibles | 180 | 1 | 59 |
| Net interest expense | 11 | 53 | 39 |
| Interest expense on real estate | 5,170 | 6,765 | 7,940 |
| Other income | (213) | (86) | (34) |
| Transaction, investment and servicing expense | 22 | 14 | 38 |
| Depreciation and amortization | 7,154 | 10,575 | 10,519 |
| Impairment of operating real estate | 2,509 | 51,127 | — |
| Operating expense | 1 | 1 | 1 |
| Other (gain) loss on investments, net | (538) | 3,428 | 742 |
| Income tax (benefit) expense | (245) | (21,770) | 254 |
| NOI attributable to noncontrolling interest in investment entities | (103) | (277) | (267) |
| Total NOI, at share | $12,936 | $18,742 | $16,712 |

(1) Net (income) loss attributable to non-net leased and other real estate portfolios includes net (income) loss on our senior and mezzanine loans and preferred equity and corporate and other business segments.

|  | Three Months Ended September 30, 2024 | June 30, 2024 | March 31, 2024 |
| --- | ---: | ---: | ---: |
| Net income (loss) attributable to BrightSpire Capital, Inc. common stockholders | $12,729 | $(67,860) | $(57,103) |
| Adjustments: |  |  |  |
| Net (income) loss attributable to non-net leased and other real estate portfolios(1) | (12,022) | 24,942 | 56,456 |
| Net loss attributable to noncontrolling interests in investment entities | (1,308) | (823) | (4) |
| Amortization of above- and below-market lease intangibles | 9 | 143 | 112 |
| Net interest income | (352) | (13) | (17) |
| Interest expense on real estate | 7,896 | 6,748 | 6,782 |
| Other income | 167 | (325) | (189) |
| Transaction, investment and servicing expense | (52) | 84 | 122 |
| Depreciation and amortization | 10,069 | 8,917 | 10,353 |
| Impairment of operating real estate | — | 45,216 | — |
| Operating expense | 7 | 1 | 24 |
| Other (gain) loss on investments, net | 242 | 224 | (150) |
| Income tax expense | 244 | 164 | 240 |
| NOI attributable to noncontrolling interest in investment entities | (299) | (330) | (307) |
| Total NOI, at share | $17,330 | $17,088 | $16,319 |

(1) Net (income) loss attributable to non-net leased and other real estate portfolios includes net (income) loss on our senior and mezzanine loans and preferred equity and corporate and other business segments.

### Liquidity and Capital Resources

### Overview

Our material cash commitments include commitments to repay borrowings, finance our assets and operations, meet future funding obligations, make distributions to our stockholders and fund other general business needs. We use significant cash to make investments, meet commitments to existing investments, repay the principal of and interest on our borrowings and pay other financing costs, make distributions to our stockholders and fund our operations.

Our primary sources of liquidity include cash on hand, cash generated from our operating activities and cash generated from asset sales and investment maturities. However, subject to maintaining our qualification as a REIT and our Investment Company Act exclusion, we may use several sources to finance our business, including bank credit facilities (including term loans and revolving facilities), Master Repurchase Facilities and securitizations, as described below. In addition to our current sources of liquidity, there may be opportunities from time to time to access liquidity through public offerings of debt and equity securities. We have sufficient sources of liquidity to meet our material cash commitments for the next 12 months and the foreseeable future.

### Financing Strategy

We have a multi-pronged financing strategy that includes an up to $165.0 million secured revolving credit facility as of September 30, 2025, up to approximately $2.0 billion in secured revolving repurchase facilities, $1.0 billion in non-recourse securitization financing, $383.3 million in commercial mortgages and $34.2 million in other asset-level financing structures.

In addition, we may use other forms of financing, including additional warehouse facilities, public and private secured and unsecured debt issuances and equity or equity-related securities issuances by us or our subsidiaries. We may also finance a portion of our investments through the syndication of one or more interests in a whole loan. We will seek to match the nature and duration of the financing with the underlying asset’s cash flow, including using hedges, as appropriate.

#### Debt-to-Equity Ratio

The following table presents our debt-to-equity ratio:

|  | September 30, 2025 | December 31, 2024 |
| --- | ---: | ---: |
| Debt-to-equity ratio(1) | 2.1x | 2.1x |

(1) Represents (i) total consolidated outstanding secured debt less cash and cash equivalents of $113.4 million and $302.2 million at September 30, 2025 and December 31, 2024, respectively to (ii) total equity, in each case, at period end.

### Potential Sources of Liquidity

As discussed in greater detail above under “Trends Affecting our Business,” and “Factors Impacting Our Operating Results” overall market uncertainty coupled with rising inflation and high interest rates have tempered the loan financing markets recently. A high interest rate environment will result in increased interest expense on our variable rate debt that is not hedged and may result in disruptions to our borrowers’ and tenants’ ability to finance their activities, which would similarly adversely impact their ability to make their monthly mortgage payments and meet their loan obligations. Additionally, due to the current market conditions, warehouse lenders may take a more conservative stance by increasing funding costs, which may lead to margin calls.

Our primary sources of liquidity include borrowings available under our credit facilities, Master Repurchase Facilities and monthly mortgage payments from our borrowers.

#### Bank Credit Facilities

We use bank credit facilities (including term loans and revolving facilities) to finance our business. These financings may be collateralized or non-collateralized and may involve one or more lenders. Credit facilities typically have maturities ranging from two to five years and may accrue interest at either fixed or floating rates.

On January 28, 2022, the OP (together with certain subsidiaries of the OP from time to time party thereto as borrowers, collectively, the “Borrowers”) entered into an Amended and Restated Credit Agreement (the “Credit Agreement”) with JPMorgan Chase Bank, N.A., as administrative agent (the “Administrative Agent”), and the several lenders from time to time party thereto (the “Lenders”), pursuant to which the Lenders agreed to provide a revolving credit facility in the aggregate principal amount of up to $165.0 million, of which up to $25.0 million is available as letters of credit. Loans under the Credit Agreement may be advanced in U.S. dollars and certain foreign currencies, including euros, pounds sterling and Swiss francs. The Credit Agreement amended and restated the OP’s prior $300.0 million revolving credit facility that would have matured on February 1, 2022.

The Credit Agreement also includes an option for the Borrowers to increase the maximum available principal amount of up to $300.0 million, subject to one or more new or existing Lenders agreeing to provide such additional loan commitments and satisfaction of other customary conditions.

Advances under the Credit Agreement accrue interest at a per annum rate equal to, at the applicable Borrower’s election, either (x) an adjusted SOFR rate plus a margin of 2.25%, or (y) a base rate equal to the highest of (i) the Wall Street Journal’s prime rate, (ii) the federal funds rate plus 0.50% and (iii) the adjusted SOFR rate plus 1.00%, plus a margin of 1.25%. An unused commitment fee at a rate of 0.25% or 0.35%, per annum, depending on the amount of facility utilization, applies to un-utilized borrowing capacity under the Credit Agreement. Amounts owed under the Credit Agreement may be prepaid at any time without premium or penalty, subject to customary breakage costs in the case of borrowings with respect to which a SOFR rate election is in effect.

The maximum amount available for borrowing at any time under the Credit Agreement is limited to a borrowing base valuation of certain investment assets, with the valuation of such investment assets generally determined according to a percentage of adjusted net book value. As of September 30, 2025, the borrowing base valuation is sufficient to permit borrowings of up to the entire $165.0 million. If any borrowing is outstanding for more than 180 days after its initial draw, the borrowing base valuation will be reduced by 50% until all outstanding borrowings are repaid in full. The ability to borrow new amounts under the Credit Agreement terminates on January 31, 2026, at which time the OP may, at its election and by written notice to the Administrative Agent, extend the termination date for two additional terms of six months each, subject to the terms and conditions in the Credit Agreement, resulting in a latest termination date of January 31, 2027.

The obligations of the Borrowers under the Credit Agreement are guaranteed pursuant to a Guarantee and Collateral Agreement by substantially all material wholly owned subsidiaries of the OP (the “Guarantors”) in favor of the Administrative Agent (the “Guarantee and Collateral Agreement”) and, subject to certain exceptions, secured by a pledge of substantially all equity interests owned by the Borrowers and the Guarantors, as well as by a security interest in deposit accounts of the Borrowers and the Guarantors in which the proceeds of investment asset distributions are maintained.

The Credit Agreement contains various affirmative and negative covenants, including, among other things, the obligation of the Company to maintain REIT status and be listed on the New York Stock Exchange, and limitations on debt, liens and restricted payments. In addition, the Credit Agreement includes the following financial covenants applicable to the OP and its consolidated subsidiaries: (a) minimum consolidated tangible net worth of the OP to be greater than or equal to the sum of (i) $1,112,000,000 and (ii) 70% of the net cash proceeds received by the OP from any offering of its common equity after September 30, 2021 and of the net cash proceeds from any offering by the Company of its common equity to the extent such proceeds are contributed to the OP, excluding any such proceeds that are contributed to the OP within ninety (90) days of receipt and applied to acquire capital stock of the OP; (b) the OP’s ratio of EBITDA plus lease expenses to fixed charges for any period of four consecutive fiscal quarters to be not less than 1.50 to 1.00; (c) the OP’s minimum interest coverage ratio to be not less than 3.00 to 1.00; and (d) the OP’s ratio of consolidated total debt to consolidated total assets to be not more than 0.80 to 1.00. The Credit Agreement also includes customary events of default, including, among other things, failure to make payments when due, breach of covenants or representations, cross default to material indebtedness, material judgment defaults, bankruptcy matters involving any Borrower or any Guarantor and certain change of control events. The occurrence of an event of default will limit the ability of the OP and its subsidiaries to make distributions and may result in the termination of the credit facility, acceleration of repayment obligations and the exercise of remedies by the Lenders with respect to the collateral.

As of September 30, 2025, we were in compliance with all of our financial covenants under the Credit Agreement.

#### Master Repurchase Facilities

Currently, our primary sources of financing the origination of first mortgage loans and senior loan participations secured by senior loan investments are our repurchase agreements with multiple global financial institutions (each, a “Master Repurchase Facility” and collectively, the “Master Repurchase Facilities”). The Master Repurchase Facilities, effectively allow us to borrow against loans that we own in an amount generally equal to (i) the market value of such loans multiplied by (ii) the applicable advance rate. Under these agreements, we sell our loans to a counterparty and agree to repurchase the same loans from the counterparty at a price equal to the original sales price plus an interest factor. During the term of a repurchase agreement, we receive the principal and interest on the related loans and pay interest to the lender under the master repurchase agreement. We intend to maintain formal relationships with multiple counterparties to obtain master repurchase financing.

The following table presents a summary of our Master Repurchase Facilities and Bank Credit Facility as of September 30, 2025 (dollars in thousands):

| Master Repurchase Facilities | Maximum Facility Size | Current Borrowings | Weighted Average Final Maturity (Years) | Weighted Average Interest Rate(1) |
| --- | ---: | ---: | ---: | --- |
| Bank 1 | $600,000 | $361,230 | 1.5 | SOFR + 2.35% |
| Bank 2 | 600,000 | 118,350 | 4.5 | SOFR + 1.93% |
| Bank 3 | 400,000 | 276,454 | 4.7 | SOFR + 1.69% |
| Bank 4 | 400,000 | 22,637 | 4.1 | SOFR + 1.90% |
| **Total Master Repurchase Facilities** | 2,000,000 | 778,671 |  |  |
| **Bank Credit Facility** | 165,000 | — | 1.3 | SOFR + 2.25% |
| **Total Facilities** | $2,165,000 | $778,671 |  |  |

(1) All facilities utilize Term SOFR at September 30, 2025.

The following table presents the quarterly average unpaid principal balance (“UPB”), end of period UPB and the maximum UPB at any month-end related to our Master Repurchase Facilities and Bank Credit Facility (dollars in thousands):

| Quarter Ended | Quarterly Average UPB | End of Period UPB | Maximum UPB at Any Month-End |
| --- | ---: | ---: | ---: |
| September 30, 2025 | $784,202 | $778,671 | $823,583 |
| June 30, 2025 | 761,613 | 789,729 | 791,532 |
| March 31, 2025 | 759,339 | 733,494 | 818,603 |
| December 31, 2024 | 816,782 | 785,183 | 848,381 |
| September 30, 2024 | 923,540 | 848,381 | 987,017 |

73

|  |  |  |  |
| --- | ---: | ---: | ---: |
| June 30, 2024 | 1,015,107 | 998,699 | 1,031,514 |
| March 31, 2024 | 1,092,119 | 1,031,516 | 1,121,264 |

The decrease in our end of period UPB from June 30, 2025 to September 30, 2025 was driven by financing paydowns during the period.

#### Securitizations

We may seek to utilize non-recourse long-term securitizations of our investments in mortgage loans, especially loan originations, to the extent consistent with the maintenance of our REIT qualification and exclusion from the Investment Company Act in order to generate cash for funding new investments. This would involve conveying a pool of assets to a special purpose vehicle (or the issuing entity), which would issue one or more classes of non-recourse notes pursuant to the terms of an indenture. The notes would be secured by the pool of assets. In exchange for the transfer of assets to the issuing entity, we would receive the cash proceeds on the sale of non-recourse notes and a 100% interest in the equity of the issuing entity. The securitization of our portfolio investments might magnify our exposure to losses on those portfolio investments because any equity interest we retain in the issuing entity would be subordinate to the notes issued to investors and we would, therefore, absorb all of the losses sustained with respect to a securitized pool of assets before the owners of the notes experience any losses.

#### BRSP 2021-FL1

In July 2021, we executed a securitization transaction through our subsidiaries, BRSP 2021-FL1, Ltd. and BRSP 2021-FL1, LLC, which resulted in the sale of $670.0 million of investment grade notes.

BRSP 2021-FL1 included a two-year reinvestment feature that allowed us to contribute existing or newly originated loan investments in exchange for proceeds from repayments or repurchases of loans held in BRSP 2021-FL1, subject to the satisfaction of certain conditions set forth in the indenture. The reinvestment period for BRSP 2021-FL1 expired on July 20, 2023. At September 30, 2025, we had $528.8 million of unpaid principal balance of CRE debt investments financed with BRSP 2021-FL1. As of September 30, 2025, the securitization reflects an advance rate of 75.4% at a weighted average cost of funds of Term SOFR plus 1.72% (before transaction costs), and is collateralized by a pool of 19 senior loan investments.

Additionally, BRSP 2021-FL1 contains note protection tests that can be triggered as a result of contributed loan defaults, losses, and certain other events outlined in the indenture, beyond established thresholds. A note protection test failure that is not remedied can result in the redirection of interest proceeds from the below investment grade tranches to amortize the most senior outstanding tranche. We did not fail any note protection tests during the nine months ended September 30, 2025 and September 30, 2024. While we continue to closely monitor all loan investments contributed to BRSP 2021-FL1, a deterioration in the performance of an underlying loan could negatively impact our liquidity position.

#### BRSP 2024-FL2

In August 2024, we executed a $675.0 million securitization transaction through wholly-owned subsidiaries, BRSP 2024-FL2, Ltd. and BRSP 2024-FL2, LLC (collectively, “BRSP 2024-FL2”), which resulted in the sale of $583.9 million of the 2024-FL2 Notes.

BRSP 2024-FL2 included a six-month ramp-up acquisition period that allowed us to contribute existing or newly originated loan investments in exchange for $84.8 million in unused proceeds held in BRSP 2024-FL2, subject to the satisfaction of certain conditions set forth in the indenture. BRSP 2024-FL2 also includes a two-year reinvestment feature that allows us to contribute existing or newly originated loan investments in exchange for proceeds from repayments of loans held in BRSP 2024-FL2, subject to the satisfaction of certain conditions set forth in the indenture. As of September 30, 2025, the securitization reflects an advance rate of 86.5% at a weighted average cost of funds of Term SOFR plus 2.47% (before transaction costs), and is collateralized by a pool of 27 senior loan investments. During the nine months ended September 30, 2025, we contributed existing or newly originated loan investments totaling $101.5 million, in exchange for a combination of reinvestment and unused proceeds. At September 30, 2025, the unused proceeds have been fully utilized and we had $675.0 million of unpaid principal balance of CRE debt investments financed with BRSP 2024-FL2.

Additionally, BRSP 2024-FL2 contains note protection tests that can be triggered as a result of contributed loan defaults, losses, and certain other events outlined in the indenture, beyond established thresholds. A note protection test failure that is not remedied can result in the redirection of interest proceeds from the below investment grade tranches to amortize the most senior outstanding tranche. We did not fail any note protection tests during the nine months ended September 30, 2025. While we continue to closely monitor all loan investments contributed to BRSP 2024-FL2, a deterioration in the performance of an underlying loan could negatively impact our liquidity position.

#### Other potential sources of financing

In the future, we may also use other sources of financing to fund the acquisition of our target assets, including secured and unsecured forms of borrowing and selective wind-down and dispositions of assets. We may also seek to raise equity capital or issue debt securities in order to fund our future investments.

### Liquidity Needs

In addition to our loan origination activity and general operating expenses, our primary liquidity needs include interest and principal payments under our Bank Credit Facility, securitization bonds, and secured debt. Information concerning our contractual obligations and commitments to make future payments, including our commitments to repay borrowings, is included in the following table as of September 30, 2025. This table excludes our obligations that are not fixed and determinable (dollars in thousands):

|  | Payments Due by Period Total | Less than a Year | 1-3 Years | 3-5 Years | More than 5 Years |
| --- | ---: | ---: | ---: | ---: | ---: |
| Bank credit facility(1) | $1,238 | $413 | $825 | $— | $— |
| Secured debt(2) | 1,309,060 | 721,507 | 194,613 | 164,531 | 228,409 |
| Securitization bonds payable(3) | 1,028,545 | 804,649 | 223,896 | — | — |
| Ground lease obligations(4) | 23,849 | 3,186 | 5,794 | 3,980 | 10,889 |
| Office leases | 4,719 | 1,320 | 2,685 | 714 | — |
|  | $2,367,411 | $1,531,075 | $427,813 | $169,225 | $239,298 |
| Lending commitments(5) | 105,469 |  |  |  |  |
| Total | $2,472,880 |  |  |  |  |

(1) Future interest payments were estimated based on the applicable index at September 30, 2025 and unused commitment fee of 0.25% per annum, assuming principal is repaid on the current maturity date of January 2027.

(2) Amounts include minimum principal and interest obligations through the initial maturity date of the collateral assets. Interest on floating rate debt was determined based on Term SOFR at September 30, 2025.

(3) The timing of future principal payments was estimated based on expected future cash flows of underlying collateral loans. Repayments are estimated to be earlier than contractual maturity only if proceeds from underlying loans are repaid by the borrowers.

(4) The amounts represent minimum future base rent commitments through initial expiration dates of the respective noncancellable operating ground leases, excluding any contingent rent payments. Rents paid under ground leases are recoverable from tenants.

(5) Future lending commitments may be subject to certain conditions that borrowers must meet to qualify for such fundings. Commitment amount assumes future fundings meet the terms to qualify for such fundings.

#### Share Repurchases

In April 2025, our board of directors authorized a stock repurchase program (“Stock Repurchase Program”) under which we may repurchase up to $50.0 million of our outstanding Class A common stock until April 30, 2026. The Stock Repurchase Program replaces the prior stock repurchase program authorization which expired on April 30, 2025. Under the Stock Repurchase Program, we may repurchase shares in open market purchases, in privately negotiated transactions or otherwise. We have a written trading plan as part of the Share Repurchase Program that provides for share repurchases in open market transactions that is intended to comply with Rule 10b-18 under the Exchange Act. The Stock Repurchase Program will be utilized at our discretion and in accordance with the requirements of the SEC. The timing and actual number of shares repurchased will depend on a variety of factors including price, corporate requirements and other conditions.

During the nine months ended September 30, 2025, we repurchased 0.9 million shares of Class A common stock at a weighted average price of $5.30 per share for an aggregate cost of $5.0 million.

As of September 30, 2025, there was $46.1 million remaining available to make repurchases under the Stock Repurchase Program.

### Cash Flows

The following presents a summary of our consolidated statements of cash flows for the nine months ended September 30, 2025 and 2024 (dollars in thousands):

| Cash flow provided by (used in): | Nine Months Ended September 30, 2025 | 2024 | Change |
| --- | ---: | ---: | ---: |
| Operating activities | $57,800 | $78,701 | $(20,901) |
| Investing activities | (88,066) | 235,662 | (323,728) |
| Financing activities | (198,683) | (237,540) | 38,857 |

### Operating Activities

Cash inflows from operating activities are generated primarily through interest received from loans and preferred equity held for investment, and property operating income from our real estate portfolio. This is partially offset by payment of interest expenses for credit facilities and mortgages payable, and operating expenses supporting our various lines of business, including property management and operations, loan servicing and workout of loans in default, investment transaction costs, as well as general administrative costs.

Our operating activities provided net cash inflows of $57.8 million and $78.7 million for the nine months ended September 30, 2025 and 2024, respectively. Net cash provided by operating activities decreased for the nine months ended September 30, 2025 compared to the nine months ended September 30, 2024 primarily due to lower net interest income recorded during the nine months ended September 30, 2025.

We believe cash flows from operations, available cash balances and our ability to generate cash through short and long-term borrowings are sufficient to fund our operating liquidity needs.

### Investing Activities

Investing activities include cash outlays for disbursements on new and/or existing loans, which are partially offset by repayments of loans held for investment.

Investing activities used net cash of $88.1 million for the nine months ended September 30, 2025. Net cash used in investing activities during the nine months ended September 30, 2025 resulted primarily from origination and fundings on our loans and preferred equity held for investment, net of $356.6 million, partially offset by repayments on loans and preferred equity held for investment, net of $243.6 million and proceeds from the sale of real estate $39.6 million.

Investing activities generated net cash inflows of $235.7 million for the nine months ended September 30, 2024. Net cash provided by investing activities during the nine months ended September 30, 2024 resulted primarily from repayments on loans and preferred equity held for investment, net of $282.9 million partially offset by the origination and fundings on our loans and preferred equity held for investment, net of $47.2 million.

### Financing Activities

We finance our investing activities largely through borrowings secured by our investments along with capital from third party investors. We also have the ability to raise capital in the public markets through issuances of common stock, as well as draws upon our corporate credit facility, to finance our investing and operating activities. Accordingly, we incur cash outlays for payments on third party debt and dividends to our common stockholders.

Financing activities used net cash of $198.7 million for the nine months ended September 30, 2025, which resulted primarily from repayment of credit facilities of $235.8 million, repayment of securitization bonds of $111.7 million and distributions paid on common stock of $62.4 million partially offset by borrowings from credit facilities of $229.3 million.

Financing activities used net cash of $237.5 million for the nine months ended September 30, 2024, which resulted primarily from repayment of credit facilities of $602.0 million, repayment of securitization bonds of $403.4 million and distributions paid on common stock of $78.3 million, partially offset by borrowings from securitization bonds of $582.5 million and borrowings from credit facilities $297.6 million.

### Our Investment Strategy

Our objective is to generate consistent and attractive risk-adjusted returns to our stockholders. We seek to achieve this objective primarily through cash distributions and the preservation of invested capital. We believe our investment strategy provides flexibility through economic cycles to achieve attractive risk-adjusted returns. This approach is driven by a disciplined investment strategy, focused on:

- leveraging long standing relationships, our organization structure and the experience of the team;
- the underlying real estate and market dynamics to identify investments with attractive risk-return profiles;
- primarily originating and structuring CRE senior loans and selective investments in mezzanine loans and preferred equity with attractive return profiles relative to the underlying value and financial operating performance of the real estate collateral, given the strength and quality of the sponsorship;
- structuring transactions with a prudent amount of leverage, if any, given the risk of the underlying asset’s cash flows, attempting to match the structure and duration of the financing with the underlying asset’s cash flows, including through the use of hedges, as appropriate; and
- operating our net leased real estate investments and selectively pursuing new investments based on property location and purpose, tenant credit quality, market lease rates and potential appreciation of, and alternative uses for, the real estate.

The period for which we intend to hold our investments will vary depending on the type of asset, interest rates, investment performance, micro and macro real estate environment, capital markets and credit availability, among other factors. We generally expect to hold debt investments until the stated maturity and equity investments in accordance with each investment’s proposed business plan. We may sell all or a partial ownership interest in an investment before the end of the expected holding period if we believe that market conditions have maximized its value to us, or the sale of the asset would otherwise be in the best interests of our stockholders.

Our investment strategy is flexible, enabling us to adapt to shifts in economic, real estate and capital market conditions and to exploit market inefficiencies. We may expand or change our investment strategy or target assets over time in response to opportunities available in different economic and capital market conditions. This flexibility in our investment strategy allows us to employ a customized, solutions-oriented approach, which we believe is attractive to borrowers and tenants. We believe that our diverse portfolio, our ability to originate, acquire and manage our target assets and the flexibility of our investment strategy positions us to capitalize on market inefficiencies and generate attractive long-term risk-adjusted returns for our stockholders through a variety of market conditions and economic cycles.

### Underwriting, Asset and Risk Management

We closely monitor our portfolio and actively manage risks associated with, among other things, our assets and interest rates. Prior to investing in any particular asset, the underwriting team, in conjunction with third party providers, undertakes a rigorous asset-level due diligence process, involving intensive data collection and analysis, to ensure that we understand fully the state of the market and the risk-reward profile of the asset. Beginning in 2021, our investment and portfolio management and risk assessment practices diligence the environmental, social and governance (“ESG”) standards of our business counterparties, including borrowers, sponsors and that of our investment assets and underlying collateral, which may include sustainability initiatives, recycling, energy efficiency and water management, volunteer and charitable efforts, anti-money laundering and know-your-client policies, and engagement and belonging practices in workforce leadership, composition and hiring practices. Prior to making a final investment decision, we focus on portfolio diversification to determine whether a target asset will cause our portfolio to be too heavily concentrated with, or cause too much risk exposure to, any one borrower, real estate sector, geographic region, source of cash flow for payment or other geopolitical issues. If we determine that a proposed acquisition presents excessive concentration risk, we may determine not to acquire an otherwise attractive asset.

For each asset that we acquire, our asset management team engages in active management of the asset, the intensity of which depends on the attendant risks. The asset manager works collaboratively with the underwriting team to formulate a strategic plan for the particular asset, which includes evaluating the underlying collateral and updating valuation assumptions to reflect changes in the real estate market and the general economy. This plan also generally outlines several strategies for the asset to extract the maximum amount of value from each asset under a variety of market conditions. Such strategies may vary depending on the type of asset, the availability of refinancing options, recourse and maturity, but may include, among others, the restructuring of non-performing or sub-performing loans, the negotiation of discounted payoffs or other modification of the terms governing a loan, and the foreclosure and management of assets underlying non-performing loans in order to reposition them for profitable disposition. We continuously track the progress of an asset against the original business plan to ensure that the attendant risks of continuing to own the asset do not outweigh the associated rewards. Under these circumstances, certain assets will require intensified asset management in order to achieve optimal value realization.

Our asset management team engages in a proactive and comprehensive on-going review of the credit quality of each asset it manages. In particular, for debt investments on at least an annual basis, the asset management team will evaluate the financial wherewithal of individual borrowers to meet contractual obligations as well as review the financial stability of the assets securing such debt investments. Further, there is ongoing review of borrower covenant compliance including the ability of borrowers to meet certain negotiated debt service coverage ratios and debt yield tests. For equity investments, the asset management team, with the assistance of third-party property managers, monitors and reviews key metrics such as occupancy, same-store sales, tenant payment rates, property budgets and capital expenditures. If through this analysis of credit quality, the asset management team encounters declines in credit quality not in accordance with the original business plan, the team evaluates the risks and determines what changes, if any, are required to the business plan to ensure that the attendant risks of continuing to hold the investment do not outweigh the associated rewards.

In addition, the audit committee of our board of directors, in consultation with management, periodically reviews our policies with respect to risk assessment and risk management, including key risks to which we are subject, including credit risk, liquidity risk and market risk, and the steps that management has taken to monitor and control such risks.

### Inflation

Virtually all of our assets and liabilities are interest rate sensitive in nature. As a result, interest rates and other factors influence our performance significantly more than inflation does. A change in interest rates may correlate with the inflation rate. Substantially all of the leases at our multifamily properties allow for monthly or annual rent increases which provide us with the opportunity to achieve increases, where justified by the market, as each lease matures. Such types of leases generally minimize the risks of inflation on our multifamily properties.

Refer to Item 3, “Quantitative and Qualitative Disclosures About Market Risk” for additional details.

### Critical Accounting Estimates

Our consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States, or U.S. GAAP, which requires the use of estimates and assumptions that involve the exercise of judgment and that affect the reported amounts of assets and liabilities at the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. There have been no material changes to our critical accounting estimates described in our Annual Report on Form 10-K for the fiscal year ended December 31, 2024.

### Recent Accounting Updates

For recent accounting updates, refer to Note 2, “Summary of Significant Accounting Policies” in our accompanying consolidated financial statements included in Part I, Item 1, “Financial Statements.”

## Market risk

As filed, 10,770 characters.

Our primary market risks are interest rate risk, prepayment risk, extension risk, credit risk, real estate market risk, capital market risk and foreign currency risk, either directly through the assets held or indirectly through investments in unconsolidated ventures.

#### Interest Rate Risk

Interest rate risk relates to the risk that the future cash flow of a financial instrument will fluctuate because of changes in market interest rates. Interest rate risk is highly sensitive to many factors, including governmental, monetary and tax policies, domestic and international economic and political considerations, international conflicts, inflation and other factors beyond our control. Credit curve spread risk is highly sensitive to the dynamics of the markets for loans and securities we hold. Excessive supply of these assets combined with reduced demand will cause the market to require a higher yield. This demand for higher yield will cause the market to use a higher spread over the U.S. Treasury securities yield curve, or other benchmark interest rates, to value these assets.

As U.S. Treasury securities are priced to a higher yield and/or the spread to U.S. Treasuries used to price the assets increases, the price at which we could sell some of our fixed rate financial assets may decline. Conversely, as U.S. Treasury securities are priced to a lower yield and/or the spread to U.S. Treasuries used to price the assets decreases, the value of our fixed rate financial assets may increase. Fluctuations in SOFR may affect the amount of interest income we earn on our floating rate borrowings and interest expense we incur on borrowings indexed to SOFR, including under credit facilities and investment-level financing.

We have utilized, and in the future may utilize, a variety of financial instruments on some of our investments, including interest rate swaps, caps, floors and other interest rate exchange contracts, in order to limit the effects of fluctuations in interest rates on our operations. The use of these types of derivatives to hedge interest-earning assets and/or interest-bearing liabilities carries certain risks, including the risk that losses on a hedge position will reduce the funds available for distribution and that such losses may exceed the amount invested in such instruments. A hedge may not perform its intended purpose of offsetting losses of rising interest rates. Moreover, with respect to certain of the instruments used as hedges, there is exposure to the risk that the counterparties may cease making markets and quoting prices in such instruments, which may inhibit the ability to enter into an offsetting transaction with respect to an open position. Our profitability may be adversely affected during any period as a result of changing interest rates. At September 30, 2025, we held no derivative instruments.

As of September 30, 2025, a hypothetical 100 basis point increase or decrease in the applicable interest rate benchmark on our loan portfolio would increase or decrease interest income by $5.2 million annually, net of interest expense.

See the “Factors Impacting Our Operating Results” section in “Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations” for further discussion on interest rates.

#### Prepayment risk

Prepayment risk is the risk that principal will be repaid at a different rate than anticipated, resulting in a less than expected return on an investment. As prepayments of principal are received, any premiums paid on such assets are amortized against interest income, while any discounts on such assets are accreted into interest income. Therefore, an increase in prepayment rates has the following impact: (i) accelerates amortization of purchase premiums, which reduces interest income earned on the assets; and conversely, (ii) accelerates accretion of purchase discounts, which increases interest income earned on the assets.

#### Extension risk

The weighted average life of assets is projected based on assumptions regarding the rate at which borrowers will prepay or extend their mortgages. If prepayment rates decrease or extension options are exercised by borrowers at a rate that deviates significantly from projections, the life of fixed rate assets could extend beyond the term of the secured debt agreements. This in turn could negatively impact liquidity to the extent that assets may have to be sold and losses may be incurred as a result.

#### Credit risk

Investment in loans held for investment is subject to a high degree of credit risk through exposure to loss from loan defaults. Default rates are subject to a wide variety of factors, including, but not limited to, borrower financial condition, property performance, property management, supply/demand factors, construction trends, consumer behavior, regional economics, interest rates, the strength of the U.S. economy and other factors beyond our control. All loans are subject to a certain probability of default. We manage credit risk through the underwriting process, acquiring investments at the appropriate discount to face value, if any, and establishing loss assumptions. We carefully monitor performance of all loans, including those held through joint venture investments, as well as the external factors that may affect their value.

We are also subject to the credit risk of the tenants in our properties, including business closures, occupancy levels, meeting rent or other expense obligations, lease concessions, and ESG standards and practices among other factors. We seek to undertake a rigorous credit evaluation of the tenants prior to acquiring properties. This analysis includes an extensive due diligence investigation of the tenants’ businesses, as well as an assessment of the strategic importance of the underlying real estate to the respective tenants’ core business operations. Where appropriate, we may seek to augment the tenants’ commitment to the properties by structuring various credit enhancement mechanisms into the underlying leases. These mechanisms could include security deposit requirements or guarantees from entities that are deemed credit worthy.

Our in-depth understanding of CRE and real estate-related investments, and in-house underwriting, asset management and resolution capabilities, provides us and management with a sophisticated full-service platform to regularly evaluate our investments and determine primary, secondary or alternative strategies to manage the credit risks described above. This includes intermediate servicing and complex and creative negotiating, restructuring of non-performing investments, foreclosure considerations, intense management or development of owned real estate, in each case to manage the risks faced to achieve value realization events in our interests and our stockholders. Solutions considered may include defensive loan or lease modifications, temporary interest or rent deferrals or forbearances, converting current interest payment obligations to payment-in-kind, repurposing reserves and/or covenant waivers. Depending on the nature of the underlying investment and credit risk, we may pursue repositioning strategies through judicious capital investment in order to extract value from the investment or limit losses.

There can be no assurance that the measures we take will be sufficient to address or mitigate the impact of credit risk on our future operating results, liquidity and financial condition.

#### Real estate market risk

We are exposed to the risks generally associated with the commercial real estate market. The market values of commercial real estate are subject to volatility and may be affected adversely by a number of factors, including, but not limited to, national, regional, and local economic conditions, as well as changes or weakness in specific industry segments, and other macroeconomic factors beyond our control which have and may continue to affect occupancy rates, capitalization rates and absorption rates. This in turn could impact the performance of tenants and borrowers. We seek to manage these risks through our underwriting due diligence and asset management processes and the solutions-oriented process described above.

#### Capital markets risk

We are exposed to risks related to the debt capital markets, specifically the ability to finance our business through borrowings under secured revolving repurchase facilities, secured and unsecured warehouse facilities or other debt instruments. We seek to mitigate these risks by monitoring the debt capital markets to inform our decisions on the amount, timing and terms of our borrowings.

Our Master Repurchase Facilities are partial recourse, and margin call provisions do not permit valuation adjustments based on capital markets events; rather they are limited to collateral-specific credit marks generally determined on a commercially reasonable basis. For the nine months ended September 30, 2025, and through October 28, 2025, we have not received any margin calls under our Master Repurchase Facilities.

We have amended our Bank Credit Facility and Master Repurchase Facilities to adjust certain covenants (such as the tangible net worth covenant), reduce advance rates on certain financed assets, obtain margin call holidays and permitted modification flexibilities, in an effort to mitigate the risk of future compliance issues, including margin calls, under our financing arrangements.

#### Foreign Currency Risk

We previously had foreign currency rate exposures related to our prior foreign currency-denominated investments held by our foreign subsidiaries. Changes in foreign currency rates could have adversely affected the fair values and earning of our non-U.S. holdings. We generally mitigated this foreign currency risk by utilizing currency instruments to hedge our prior net investments in our foreign subsidiaries. The type of hedging instruments that we employed on our foreign subsidiary investments were put options.

We had no foreign exchange contracts in place at September 30, 2025. The maturity dates of the prior instruments approximated the projected dates of related cash flows for specific investments. Termination or maturity of currency hedging instruments may have resulted in an obligation for payment to or from the counterparty to the hedging agreement. We were exposed to credit loss in the event of non-performance by counterparties for these contracts. To manage this risk, we selected major international banks and financial institutions as counterparties and performed a quarterly review of the financial health and stability of our trading counterparties. No counterparty defaulted on its obligations when we held foreign exchange contracts.

## Controls and procedures

As filed, 1,664 characters.

### Evaluation of Disclosure Controls and Procedures

We maintain disclosure controls and procedures, as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act, that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure.

As required by Rule 13a-15(b) under the Exchange Act, our management carried out an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures. Based on this evaluation, our Chief Executive Officer and Chief Financial Officer concluded that as of September 30, 2025, our disclosure controls and procedures were effective at providing reasonable assurance regarding the reliability of the information required to be disclosed by us in reports that we file under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in SEC rules and forms.

### Changes in Internal Control over Financial Reporting

There have been no changes in our internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the most recent fiscal quarter that materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

## Risk factors

As filed, 508 characters.

In addition to the other information in this Quarterly Report on Form 10-Q, you should carefully consider the risks described in our Annual Report on Form 10-K for the year ended December 31, 2024, in Part I, Item 1A, Risk Factors, and in our other filings with the SEC. These factors may materially affect our business, financial condition and operating results. There have been no material changes to the risk factors relating to the Company disclosed in our Form 10-K for the year ended December 31, 2024.

Filed Oct 29, 2025.
Source: SEC EDGAR, the filing index for accession 0001717547-25-000083. Last ingested by Listed: Oct 31, 2026, 12:33 ET. No prices; not investment advice.