v3.26.1
Note 7 - Mortgage Notes Payable
6 Months Ended
Jun. 30, 2026
Notes to Financial Statements  
Mortgage Notes Payable Disclosure [Text Block]

7. MORTGAGE NOTES PAYABLE

 

Mortgage notes payable consist of the following:

 

  

Principal as of

          
  

June 30,

  

December 31,

 

Loan

 

Interest

     

Mortgage note property

 

2026

  

2025

 

Type

 

Rate (1)

  

Maturity

 

Dakota Center (2)

 $-  $8,739,687 

Fixed

  4.74% 

7/6/2024

 

Arapahoe Service Center

  8,602,574   8,670,000 

Fixed

  6.75% 

12/5/2029

 

One Park Centre

  6,074,378   6,096,528 

Fixed

  6.83% 

9/1/2030

 

Genesis Plaza

  6,207,197   6,235,986 

Fixed

  7.07% 

9/1/2029

 

Shea Center II (3)

  16,353,296   16,353,296 

Fixed

  4.92% 

1/5/2026

 

West Fargo Industrial

  5,750,000   5,750,000 

Fixed

  7.14% 

7/6/2029

 

Grand Pacific Center

  6,299,068   6,360,819 

Fixed

  6.35% 

5/10/2033

 

Baltimore

  5,670,000   5,670,000 

Fixed

  4.67% 

4/6/2032

 

Mandolin

  3,405,624   3,440,873 

Fixed

  4.35% 4/20/2029 

Subtotal, Presidio Property Trust, Inc. Properties

 $58,362,137  $67,317,189          

Model Home mortgage notes (4)

  22,495,913   25,604,494 

Fixed

  5.76% - 8.00%  2026 - 2030 

Mortgage Notes Payable

 $80,858,050  $92,921,683          

Unamortized loan costs

  (716,120)  (847,316)         

Mortgage Notes Payable, net

 $80,141,930  $92,074,367          

 

(1)

Interest rates as of June 30, 2026.

 

(2)

The non-recourse loan on the Dakota Center property matured on July 6, 2024. During December 2024, the lender agreed to the broker the Company would use to sell the property to settle the non-recourse debt. During July 2025, the lender approved a purchase offer from a third party for $5,125,000. On  January 14, 2026, the Company completed the disposition of Dakota Center property securing nonrecourse mortgage debt that had been in default. The lender controlled and approved the disposition process and accepted the proceeds from the sale in full satisfaction of the outstanding debt obligation. The Company recognized a gain on disposition of approximately $3.4 million, consisting primarily of the extinguishment of nonrecourse debt obligations and derecognition of the related net liabilities associated with the property.

 

(3)

During January 2026, the Company received notice that the Company's failure to repay in full by January 5, 2026 the indebtedness related to the loan agreement governing Shea Center II had triggered a default event. On February 13, 2026, the Company received notification that the Shea Center II property governed by the non-recourse loan agreement was moved into receivership and the lender has started the foreclosure process.  The foreclosure sale took place on July 1, 2026, with the property going to Argentic Services Company LP, who acquired the property by placing a minimum credit bid valued at $12.0 million, and no cash consideration was exchanged. The lender holds approximately $2.4 million in restricted cash, some of which is being utilized by the receiver to operate the property.  Please see Note 16 Subsequent Events for additional information.

 

(4)

As of June 30, 2026, there were 6 model homes included as real estate assets held for sale. Our model homes have stand-alone mortgage notes at interest rates ranging from 5.92% to 8.00% per annum as of   June 30, 2026.

 

 

The loan agreement between NetREIT Model, Homes, Inc. (“NRMH”) and its Lender has a covenant for a Fixed Charge Coverage Ratio (“FCCR”) as defined for NRMH as of any date that equals (a) the sum of (i) EBITDA for the period ended as of such date minus (ii) distributions for the period ended as of such date divided by (b) the sum of (i) principal payments paid for the period ended as of such date plus (ii) interest expense for period ended as of such date. The FCCR is to be no less than 1.10 to 1.00, tested at the end of each fiscal quarter. As of June 30, 2026, NRMH was in compliance with this covenant. The Company and standalone subsidiaries have other various quarterly and annual reporting requirements to the individual property lenders and the Company is in compliance with all material conditions and covenants on those mortgage notes payable as of June 30, 2026, with the exception for Shea Center II's loan maturity. 

 

As of April 24, 2026, the Company amended its agreement with Origin Bank (the lender) through its partnership with Dubose Model Home Investors #207, LP. The terms of the new amendment decrease the floor interest rate by 1.5 percentage points from its original value while requiring that the Company and DMH#207 LP maintain liquid assets of $200,000 on a quarterly basis, starting June 30, 2026

 

Scheduled principal payments of mortgage notes payable were as follows as of June 30, 2026:

 

  

Commercial

  

Model

     
  

Properties

  

Homes

  

Total Principal

 

Years ending December 31:

 Notes Payable  Notes Payable  Payments 

2026 (1)

 $16,571,973  $2,705,025  $19,276,998 

2027

  463,715   2,158,521   2,622,236 

2028

  454,843   6,780,085   7,234,928 

2029

  23,498,247   5,322,460   28,820,707 

2030

  5,812,731   5,529,822   11,342,553 

Thereafter

  11,560,628      11,560,628 

Total

 $58,362,137  $22,495,913  $80,858,050 

 

(1) The Shea Center II non-recourse loan totaling $16,353,296 was due in January 2026 and is included in the 2026 total for Commercial Properties Notes Payable listed above.