ILPT

NEWTON, Mass., October 08, 2026--(BUSINESS WIRE)--Industrial Logistics Properties Trust (Nasdaq: ILPT) today announced a regular quarterly cash distribution on its common shares of $0.10 per share ($0.40 per share per year). This distribution will be paid to ILPT's common shareholders of record as of the close of business on October 19, 2026 and distributed on or about November 12, 2026. About Industrial Logistics Properties Trust ILPT is a real estate investment trust, or REIT, focused on owning and leasing high quality industrial and logistics properties. As of June 30, 2026, ILPT's portfolio consisted of 409 properties containing approximately 59.6 million rentable square feet located in 39 states. Approximately 79% of ILPT's annualized rental revenues as of June 30, 2026 are derived from investment grade tenants, tenants that are subsidiaries of investment grade rated entities or Hawaii land leases. ILPT is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $37 billion in assets under management as of June 30, 2026 and 40 years of institutional experience in buying, selling, financing and operating commercial real estate. ILPT is headquartered in Newton, MA. For more information, visit www.ilptreit.com. WARNING CONCERNING FORWARD-LOOKING STATEMENTS This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. These forward-looking statements are based upon ILPT's present intent, beliefs and expectations, but these statements and the implications of these statements are not guaranteed to occur and may not occur for various reasons, some of which are beyond ILPT's control. For example, this press release states that ILPT's regular quarterly cash distribution rate is $0.10 per share per quarter or $0.40 per share per year. A possible implication of this statement is that ILPT will continue to pay quarterly distributions of $0.10 per share per quarter or $0.40 per share per year in the future. ILPT's distribution rate may be set and reset from time to time by ILPT's Board of Trustees. ILPT's Board of Trustees considers many factors when setting or resetting ILPT's distribution rate, including ILPT's funds from operations and normalized funds from operations, cash available for distribution, requirements to maintain ILPT's qualification for taxation as a REIT, the then current and expected needs and availability of cash to pay ILPT's obligations and fund its investments, limitations in ILPT's debt agreements, the availability to ILPT of debt and equity capital, ILPT's dividend yield and its dividend yield compared to the dividend yields of other REITs, ILPT's expectation of its future capital requirements and operating performance, ILPT's expected needs for and availability of cash to pay its obligations and other factors deemed relevant by ILPT's Board of Trustees in its discretion. Accordingly, future distributions to ILPT's shareholders may be increased or decreased and ILPT cannot be sure as to the rate at which future distributions will be paid. You should not place undue reliance upon forward-looking statements. Except as required by law, ILPT does not intend to update or change any forward-looking statements as a result of new information, future events or otherwise. View source version on businesswire.com: https://www.businesswire.com/news/home/20261007671387/en/ Contacts Kevin Barry, Senior Director, Investor Relations (617) 219-1489

NEWTON, Mass., October 01, 2026--(BUSINESS WIRE)--Industrial Logistics Properties Trust (Nasdaq: ILPT) today announced that it will issue a press release containing its third quarter 2026 financial results after the Nasdaq closes on Wednesday, October 28, 2026. On Thursday, October 29, 2026 at 10:00 a.m. Eastern Time, President and Chief Executive Officer Yael Duffy, Chief Financial Officer and Treasurer Anthony Paula and Vice President Marc Krohn will host a conference call to discuss these results. The conference call telephone number is (877) 418-4826. Participants calling from outside the United States and Canada should dial (412) 902-6758. No pass code is necessary to access the call from either number. Participants should dial in about 15 minutes prior to the scheduled start of the call. A replay of the conference call will be available through 11:59 p.m. on Thursday, November 5, 2026. To access the replay, dial (855) 669-9658. The replay pass code is 3044444. A live audio webcast of the conference call will also be available in a listen-only mode on the company's website, which is located at www.ilptreit.com. Participants wanting to access the webcast should visit the company's website about five minutes before the call. The archived webcast will be available for replay on the company's website after the call. About Industrial Logistics Properties Trust ILPT is a real estate investment trust, or REIT, focused on owning and leasing high quality industrial and logistics properties. As of June 30, 2026, ILPT's portfolio consisted of 409 properties containing approximately 59.6 million rentable square feet located in 39 states. Approximately 79% of ILPT's annualized rental revenues as of June 30, 2026 are derived from investment grade tenants, tenants that are subsidiaries of investment grade rated entities or Hawaii land leases. ILPT is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $37 billion in assets under management as of June 30, 2026 and 40 years of institutional experience in buying, selling, financing and operating commercial real estate. ILPT is headquartered in Newton, MA. For more information, visit www.ilptreit.com. A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq. No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust. View source version on businesswire.com: https://www.businesswire.com/news/home/20261001479750/en/ Contacts Kevin Barry, Senior Director, Investor Relations (617) 219-1489

This article first appeared on GuruFocus. Normalized FFO: $20.8 million, or $0.31 per share, a 51% increase year-over-year. Same Property Cash Basis NOI: Increased 2% year-over-year. Consolidated Occupancy: Rose 450 basis points to 99%. Leasing Volume: Completed 5.4 million square feet in the quarter. Leasing Spreads: GAAP leasing spreads of 35% and cash leasing spreads of 14%. Adjusted EBITDAre: $87.4 million, a 3% increase year-over-year. Dividend: Quarterly dividend doubled to $0.10 per share. CAD Payout Ratio: Rose to 50% from 29% in the prior quarter. Capital Expenditures: Totaled approximately $14 million for the quarter, with $10 million tied to leasing commissions. Net Debt Leverage Ratio: Improved to 11.5 times. Net Debt to Total Assets Ratio: Increased to 69.2%. Full Year 2026 Normalized FFO Guidance: Increased to a range of $1.31 to $1.39 per share. Full Year 2026 Adjusted EBITDAre Guidance: Increased to a range of $348 million to $353 million. Warning! GuruFocus has detected 10 Warning Signs with ILPT. High Yield Dividend Stocks in Gurus' Portfolio This Powerful Chart Made Peter Lynch 29% A Year For 13 Years How to calculate the intrinsic value of a stock? Is ILPT fairly valued? Test your thesis with our free DCF calculator. Release Date: July 30, 2026 For the complete transcript of the earnings call, please refer to the full earnings call transcript. Normalized FFO grew 51% year-over-year, driven by a record leasing quarter with 5.4 million square feet at 35% leasing spreads. Consolidated occupancy rose 450 basis points to 99%, reflecting successful lease-up of two large vacancies in Indianapolis and Hawaii. 100% of ILPT's consolidated debt is now fixed rate with no maturities until 2029, reducing financial risk and enhancing cash flow predictability. The quarterly dividend was doubled to $0.10 per share, signaling confidence in durable earnings and commitment to shareholder returns. ILPT shares delivered a 63% total return in the first half of 2026, outperforming the industrial REIT benchmark by 55 percentage points. Net debt to total assets ratio remains elevated at 69.2%, indicating high leverage despite recent refinancing. Same property cash basis NOI growth was only 2%, impacted by a bad debt reserve for a Hawaii tenant. Capital expenditures totaled $14 million in the quarter, with $10 million tied to leasing commissions, pressuring cash flows. The CAD payout ratio rose to 50% from 29% in the prior quarter, largely due to elevated leasing commissions. A three-year free rent period on the new Hawaii ground lease will delay cash rent recognition until 2029. Here are the key highlights from Industrial Logistics Properties Trust (NASDAQ:ILPT)'s Q2 2026 earnings call. Q: What drove the strong financial results and the raised guidance for 2026? A: (Yael Duffy, President & CEO) Normalized FFO grew 51% year-over-year, driven by a record leasing quarter of 5.4 million square feet at 35% GAAP leasing spreads. This performance, along with the successful refinancing of $1.6 billion in floating-rate debt to fixed-rate debt, allowed us to raise our full-year 2026 normalized FFO guidance to a range of $1.31 to $1.39 per share. Q: How did the company resolve its two large vacancies, and what was the financial impact? A: (Yael Duffy, President & CEO) We resolved both vacancies. In Indianapolis, we signed a 10-year lease with FedEx for 532,000 square feet at a 14% GAAP rent roll-up. In Hawaii, we completed a 53-year ground lease on 2.2 million square feet with a construction company at a 162% GAAP rent roll-up. These deals pushed consolidated occupancy up 450 basis points to 99%. Q: What is the outlook for the leasing pipeline and future rent growth? A: (Mark Crum, Vice President) Our leasing pipeline stands at 3.4 million square feet, with 2.2 million square feet of upcoming expirations already in advanced negotiations. On this activity, we expect average rent roll-ups of 20% on the mainland and 30% in Hawaii, providing clear visibility into durable organic cash flow growth. Q: What was the impact of the debt refinancing on the company's financial position? A: (Tiffany Sy, CFO) In May, we closed a $1.62 billion five-year interest-only mortgage at a fixed rate of 5.71% for our consolidated joint venture. As a result, 100% of ILPT's consolidated debt is now fixed-rate with no maturities until 2029, materially reducing financial risk and providing greater predictability of future cash flows. Q: Why did the company double its quarterly dividend, and is it sustainable? A: (Yael Duffy, President & CEO) The dividend increase to $0.10 per share underscores our confidence in the durability of our earnings. While the Q2 CAD payout ratio rose to 50% due to elevated leasing commissions from record leasing volume, we believe the new dividend rate remains well covered by underlying cash flows with ample capacity to fund our priorities. Q: What caused the same property NOI growth to be only 2% despite strong leasing? A: (Yael Duffy, President & CEO) The 2% growth was impacted by two factors: the timing of when new leases commence and a one-time bad debt reserve we took for a tenant in Hawaii. Excluding that reserve, our cash NOI year-over-year would have been 3.8%, which is more in line with our underlying trends. Q: How should we think about the use of excess cash flow now that the debt is refinanced? A: (Yael Duffy, President & CEO) For now, we are comfortable building cash reserves. While we have no maturities until 2029, we would like to be in a position to potentially reduce our leverage when the Hawaii portfolio comes due in 2029, using some of that cash to pay down debt and refinance at a lower level. Q: What is the outlook for capital expenditures in the near term? A: (Yael Duffy, President & CEO) Q2 CapEx was elevated at $14 million, largely due to $10 million in leasing commissions from our record leasing activity. Our run rate for building improvements is typically $2 million to $4 million per quarter. We may see some one-time redevelopment capital in 2027 for a potential tenant expansion. Q: What are the typical annual rent escalators on your leases? A: (Mark Crum, Vice President) We are seeing escalators generally in the 2% to 3% range, though in some markets we are seeing them as high as 4%. An average of 3% is a good way to think about it. For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Our analysts just identified a stock with the potential to be the next Nvidia. Tell us how you invest and we'll show you why it's our #1 pick. Tap here. Achieved a record leasing quarter with 5.4 million square feet completed at 35% spreads, marking the fifth consecutive quarter of accelerating mark-to-market growth. Successfully resolved major vacancies in Indianapolis and Hawaii, driving consolidated occupancy to 99%, which is 590 basis points above the national industrial average. Completed a $1.6 billion refinancing of floating rate debt into fixed rate debt, effectively eliminating variable rate exposure and extending the maturity profile to 2029. Realized a significant 162% GAAP rent roll-up on a 53-year ground lease in Hawaii, demonstrating the irreplaceable nature and long-term value of the company's land holdings. Doubled the quarterly dividend to $0.10 per share, reflecting management's confidence in the durability of earnings and improved predictability of future cash flows. Maintained disciplined capital allocation with costs and concessions averaging $0.23 per square foot, consistent with historical trends despite record leasing volume. Attributed the 51% year-over-year growth in normalized FFO to lower interest expenses following refinancing and sustained organic rent growth across the portfolio. Increased full-year 2026 Adjusted EBITDAre and normalized FFO guidance based on strong operating momentum and the impact of the Hawaii ground lease. Anticipates continued organic cash flow growth with approximately 70% of the quarter's $8.2 million in annualized rental revenue gains yet to be realized in late 2026 or 2027. Projects average rent roll-ups of 20% on the mainland and 30% in Hawaii for the 2.2 million square feet of expirations currently in advanced negotiations. Intends to build cash reserves in the absence of a revolving credit facility to potentially reduce leverage ahead of the 2029 Hawaii portfolio maturities. Expects building capital to ramp up seasonally in the second half of 2026 for projects like roofing and parking lots, though full-year capital expenditures are guided to a range of $29 million to $34 million. Recorded a bad debt reserve for a tenant in Hawaii, which negatively impacted same-property cash NOI; management is pursuing direct deals with existing subtenants to mitigate revenue loss. Recognized a one-time $1.5 million adjustment to normalized FFO related to the loss on debt extinguishment from the May refinancing activity. Noted that the new Hawaii ground lease includes a three-year free rent period, meaning cash growth from this transaction will not be realized until 2029, though tax recoveries begin immediately. Identified a potential redevelopment capital requirement in 2027 driven by a specific tenant's request for building expansion. One stock. Nvidia-level potential. 30M+ investors trust Moby to find it first. Get the pick. Tap here. Management plans to build cash reserves rather than deploy capital immediately, citing the lack of a current revolver and a desire to deleverage. The goal is to be positioned to pay down or refinance the Hawaii portfolio at lower levels when it matures in 2029. The 2% same-property NOI growth was dampened by a conservative bad debt reserve for a Hawaii tenant; excluding this, cash NOI would have been 3.8%. Management is optimistic about recovering the revenue by converting subtenants to direct leases, viewing the reserve as a temporary accounting requirement. Standard lease escalators are currently averaging around 3%, with some markets achieving annual increases as high as 4%. Management noted that demand remains healthy enough to push these annual growth rates despite elevated market supply. With the joint venture debt now fixed and distributions commencing, management believes the Mountain JV could be an attractive vehicle for potential new investors. While no immediate sales are planned, the stabilization of the portfolio's largest vacancies makes the JV structure more marketable.

Interested in Industrial Logistics Properties Trust? Here are five stocks we like better. Strong leasing momentum lifted occupancy to 99%: ILPT leased 5.4 million square feet in the second quarter at a 35% GAAP rent spread and a 14% cash spread, adding $8.2 million in annualized rental revenue. The company’s pipeline includes 3.4 million square feet, with expected roll-ups of about 20% on mainland properties and 30% in Hawaii. Refinancing eliminated floating-rate debt exposure: ILPT’s joint venture closed a $1.62 billion, five-year fixed-rate mortgage at 5.71%, making all consolidated debt fixed-rate with no maturities until 2029. Leverage remains high, however, at 11.5 times net debt leverage and 69.2% net debt to total assets. ILPT raised its 2026 outlook: Full-year adjusted EBITDAre guidance increased to $348 million-$353 million, while normalized FFO guidance rose to $1.31-$1.39 per share. Second-quarter normalized FFO reached $0.31 per share, up 51% year over year, and the company recently doubled its quarterly dividend to $0.10 per share. 3 Small Cap Stocks That May Someday be Large Caps Industrial Logistics Properties Trust (NASDAQ:ILPT) reported second-quarter 2026 normalized funds from operations, or FFO, of $20.8 million, or $0.31 per share, up 51% from a year earlier and in line with its guidance. The industrial real estate investment trust raised its full-year outlook after a quarter marked by record leasing volume, higher occupancy and a refinancing that fixed the interest rate on all of its consolidated debt. President and Chief Executive Officer Yael Duffy said the company completed 5.4 million square feet of leasing activity during the quarter at GAAP and cash leasing spreads of 35% and 14%, respectively. The activity represented ILPT’s seventh consecutive quarter of double-digit rent growth and fifth straight quarter of accelerating mark-to-market spreads, according to Duffy. → Why SK hynix Could Be the Best AI Chip Stock to Buy Now As of June 30, ILPT owned 409 properties totaling 60 million square feet, with a weighted-average lease term of eight years. Portfolio occupancy rose 450 basis points during the quarter to 99%, which Vice President Marc Krohn said was 590 basis points above the national industrial average. The company signed 14 new and renewal leases, along with one rent reset, covering 5.4 million square feet. The leases carried a weighted-average term of 18.6 years and are expected to add $8.2 million of annualized rental revenue. Krohn said about 70% of that increase has not yet been realized and is expected to commence during the second half of 2026 or in 2027. → 3 Value ETFs to Consider as Growth Stocks Lag Behind ILPT also addressed two large vacancies during the period. In Indianapolis, the company signed a 10-year lease with FedEx for a 532,000-square-foot property. The transaction produced GAAP and cash rent roll-ups of 14% and 4%, respectively. In Hawaii, ILPT completed a 53-year ground lease covering 2.2 million square feet with a construction company. The lease had GAAP and cash rent roll-ups of 162% and 52%, respectively. However, Duffy said the tenant took possession on July 1 and has a three-year free-rent period. The company will recognize the lease’s GAAP impact immediately, while cash rent growth is not expected for three years. The tenant will pay real estate taxes of about $800,000 annually, which ILPT expects to recover immediately. → 5 AI Stocks Are Pulling Back—Which Growth Catalysts Still Look Strongest? Other notable transactions included a 10-year, 218,000-square-foot lease with Southern States in Georgia at a 35% rent roll-up, following one month of downtime after the former tenant’s expiration. ILPT also renewed Shaw Industries for 832,000 square feet in Georgia and ABC Technology Solutions for 581,000 square feet in Ohio, with each renewal generating a 21% rent roll-up and carrying seven-year terms. Krohn said ILPT’s current pipeline totals 3.4 million square feet, including 2.2 million square feet tied to leases expiring over the next 12 months that are in advanced negotiation or documentation. The company expects average roll-ups of 20% on mainland properties and 30% in Hawaii on that activity. In May, ILPT’s consolidated joint venture closed a $1.62 billion, five-year interest-only mortgage loan at a fixed rate of 5.71%. The proceeds refinanced a $1.4 billion floating-rate loan and $205 million of fixed-rate amortizing debt secured by 90 mainland properties. The refinancing means that 100% of ILPT’s consolidated debt is now fixed rate, with no maturities until 2029. Duffy said leverage remains elevated but that the company has reduced financial risk by eliminating variable-rate debt exposure. The transaction also allowed the joint venture to release cash previously reserved for debt amortization and interest-rate caps. The venture distributed $38 million in the quarter, including more than $23 million to ILPT, which owns 61% of the venture. ILPT ended the quarter with $135 million of cash and $46 million of restricted cash. Its net debt-to-total-assets ratio was 69.2%, while its net debt leverage ratio improved to 11.5 times. During the question-and-answer session, Duffy said the company is comfortable building cash reserves at the wholly owned ILPT level. While there are no maturities before 2029, she said ILPT could use accumulated cash to reduce leverage when its Hawaii portfolio debt comes due and potentially refinance at a lower level. She also noted ILPT currently does not have a revolving credit facility. Same-property net operating income was $88.6 million, while same-property cash-basis NOI was $85.7 million, with both measures increasing 2% year over year. Adjusted EBITDAre rose 3% to $87.4 million. Duffy said same-property cash-basis NOI growth was affected by timing of lease commencements and a bad-debt reserve for a Hawaii tenant. Excluding the reserve, she said cash-basis NOI growth would have been 3.8%. ILPT is in discussions regarding the tenant and said it may seek direct arrangements with subtenants occupying the parcel. Capital expenditures totaled approximately $14 million in the second quarter, including $10 million in leasing commissions associated with the elevated volume of leasing. Costs and concessions averaged $0.23 per square foot per year. Duffy said building-improvement spending has generally run at $2 million to $4 million per quarter, while Chief Financial Officer and Treasurer Tiffany Sy said capital spending is typically heavier in the third and fourth quarters because roofing and parking-lot work is easier to complete in warmer weather. Earlier in July, ILPT doubled its quarterly dividend to $0.10 per share. The company’s second-quarter cash available for distribution payout ratio increased to 50% from 29% in the first quarter, which Duffy attributed largely to leasing commissions tied to the record leasing activity. For the third quarter, ILPT expects adjusted EBITDAre of $87.5 million to $88.5 million and normalized FFO of $0.34 to $0.36 per share. It forecast interest expense of $61 million, including $59 million of cash interest expense. For full-year 2026, the company raised its adjusted EBITDAre guidance to $348 million to $353 million, an increase of $4 million at the midpoint. It raised normalized FFO guidance to $1.31 to $1.39 per share, an increase of $0.05 at the midpoint. ILPT expects full-year capital expenditures of $29 million to $34 million and interest expense of about $245 million, including $234.5 million of cash interest expense. Sy said the range of outcomes in the outlook reflects timing of leasing activity and potential fluctuations in general and administrative expenses. Industrial Logistics Properties Trust (NASDAQ: ILPT) is a real estate investment trust focused on acquiring, owning and operating industrial logistics properties across the United States. The company specializes in modern distribution centers, cross-dock facilities and last-mile delivery hubs designed to support e-commerce, retail, manufacturing and third-party logistics customers. ILPT’s assets are characterized by high ceilings, ample loading docks and clear spans to accommodate a wide range of warehouse functions. Formed as a spin-off from STAG Industrial, Inc in January 2022, ILPT commenced operations with a portfolio of strategically located facilities and a disciplined acquisition strategy. This instant news alert was generated by narrative science technology and financial data from MarketBeat in order to provide readers with the fastest reporting and unbiased coverage. Please send any questions or comments about this story to [email protected]. The article "Industrial Logistics Properties Trust Q2 Earnings Call Highlights" was originally published by MarketBeat. View MarketBeat's top stocks for July 2026.

NEWTON, Mass., July 09, 2026--(BUSINESS WIRE)--Industrial Logistics Properties Trust (Nasdaq: ILPT) today announced that its Board of Trustees has increased its quarterly cash distribution on its common shares from $0.05 per share to $0.10 per share ($0.40 per share per year). This distribution will be paid on or about August 13, 2026, to ILPT’s shareholders of record as of the close of business on July 20, 2026. Tiffany Sy, Chief Financial Officer and Treasurer of ILPT, made the following statement: "ILPT has made significant strides over the past year, including increasing occupancy to over 98%, continuing to grow rents and refinancing debt to eliminate exposure to variable interest rates. As a result, the Board has approved a meaningful increase to our quarterly dividend, reflecting the durability of our portfolio, the sustainability of our cash flows and our commitment to delivering shareholder value." About Industrial Logistics Properties Trust ILPT is a real estate investment trust, or REIT, focused on owning and leasing high quality industrial and logistics properties. As of March 31, 2026, ILPT’s portfolio consisted of 409 properties containing approximately 59.6 million rentable square feet located in 39 states. Approximately 77% of ILPT’s annualized rental revenues as of March 31, 2026 are derived from investment grade tenants, tenants that are subsidiaries of investment grade rated entities or Hawaii land leases. ILPT is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $37 billion in assets under management as of March 31, 2026 and 40 years of institutional experience in buying, selling, financing and operating commercial real estate. ILPT is headquartered in Newton, MA. For more information, visit www.ilptreit.com. WARNING CONCERNING FORWARD-LOOKING STATEMENTS This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. These forward-looking statements are based upon ILPT’s present intent, beliefs and expectations, but these statements and the implications of these statements are not guaranteed to occur and may not occur for various reasons, some of which are beyond ILPT’s control. These statements include, among others, statements regarding ILPT’s distribution rate, which may imply that ILPT will continue to pay quarterly distributions at that rate in the future, and statements regarding the performance of ILPT’s portfolio, the sustainability of its cash flows and ILPT’s commitment to delivering shareholder value. However, ILPT’s portfolio may not continue to perform consistent with prior or expected levels which may impact ILPT’s ability to generate sustainable cash flows and deliver shareholder value as it currently expects, in each case for various reasons beyond its control. ILPT’s distribution rate may be set and reset from time to time by ILPT’s Board of Trustees. ILPT’s Board of Trustees considers many factors when setting or resetting ILPT’s distribution rate, including ILPT’s funds from operations and normalized funds from operations, cash available for distribution, requirements to maintain ILPT’s qualification for taxation as a REIT, the then current and expected needs and availability of cash to pay ILPT’s obligations and fund its investments, limitations in ILPT’s debt agreements, the availability to ILPT of debt and equity capital, ILPT’s dividend yield and its dividend yield compared to the dividend yields of other REITs, ILPT’s expectation of its future capital requirements and operating performance and other factors deemed relevant by ILPT’s Board of Trustees in its discretion. Accordingly, any future distributions to ILPT’s shareholders may be increased, decreased, suspended or discontinued, and ILPT cannot be sure as to the rate at which future distributions, if any, will be paid. As a result, ILPT may not be able to deliver shareholder value. The information contained in ILPT’s filings with the Securities and Exchange Commission, or SEC, including under the caption "Risk Factors" in ILPT’s periodic reports, or incorporated therein, identifies other important factors that could cause differences from ILPT’s forward-looking statements. ILPT’s filings with the SEC are available on the SEC’s website at www.sec.gov. You should not place undue reliance upon forward-looking statements. Except as required by law, ILPT does not intend to update or change any forward-looking statements as a result of new information, future events or otherwise. A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq.No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust. View source version on businesswire.com: https://www.businesswire.com/news/home/20260708053182/en/ Contacts Kevin Barry, Senior Director, Investor Relations(617) 219-1410

NEWTON, Mass., July 01, 2026--(BUSINESS WIRE)--Industrial Logistics Properties Trust (Nasdaq: ILPT) today announced that it will issue a press release containing its second quarter 2026 financial results after the Nasdaq closes on Wednesday, July 29, 2026. On Thursday, July 30, 2026 at 10:00 a.m. Eastern Time, President and Chief Executive Officer Yael Duffy, Chief Financial Officer and Treasurer Tiffany Sy and Vice President Marc Krohn will host a conference call to discuss these results. The conference call telephone number is (877) 418-4826. Participants calling from outside the United States and Canada should dial (412) 902-6758. No pass code is necessary to access the call from either number. Participants should dial in about 15 minutes prior to the scheduled start of the call. A replay of the conference call will be available through 11:59 p.m. on Thursday, August 6, 2026. To access the replay, dial (855) 669-9658. The replay pass code is 6713740. A live audio webcast of the conference call will also be available in a listen-only mode on the company’s website, which is located at www.ilptreit.com. Participants wanting to access the webcast should visit the company’s website about five minutes before the call. The archived webcast will be available for replay on the company’s website after the call. About Industrial Logistics Properties Trust ILPT is a real estate investment trust focused on owning and leasing high quality industrial and logistics properties. As of March 31, 2026, ILPT’s portfolio consisted of 409 properties containing approximately 59.6 million rentable square feet located in 39 states. Approximately 77% of ILPT’s annualized rental revenues as of March 31, 2026 are derived from investment grade tenants, tenants that are subsidiaries of investment grade rated entities or Hawaii land leases. ILPT is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with over $37 billion in assets under management as of March 31, 2026 and 40 years of institutional experience in buying, selling, financing and operating commercial real estate. ILPT is headquartered in Newton, MA. For more information, visit www.ilptreit.com. A Maryland Real Estate Investment Trust with transferable shares of beneficial interest listed on the Nasdaq.No shareholder, Trustee or officer is personally liable for any act or obligation of the Trust. View source version on businesswire.com: https://www.businesswire.com/news/home/20260630633898/en/ Contacts Kevin Barry, Senior Director, Investor Relations(617) 219-1489

Interested in The RMR Group Inc.? Here are five stocks we like better. The RMR Group said fiscal Q2 2026 results came in at or above the high end of guidance, with distributable earnings of $0.44 per share and Adjusted EBITDA of $18.5 million. Management also said the company earned $23.6 million in incentive fees for 2025 and expects more incentive fees this year. RMR highlighted progress at its managed REITs, including stronger operating trends at Diversified Healthcare Trust, a major deleveraging move at Service Properties Trust, and better-than-expected results and refinancing at Industrial Logistics Properties Trust. Office Properties Income Trust also received court approval for its reorganization plan and is expected to emerge from bankruptcy by the end of the quarter. The company said its private capital platform has grown to nearly $12 billion in assets under management, even as fundraising remains challenged by geopolitical uncertainty. RMR also entered the Greenwich multifamily market with a roughly $350 million acquisition, and management guided for Q3 distributable earnings of $0.48 to $0.50 per share. The RMR Group (NASDAQ:RMR) reported fiscal second-quarter 2026 results at or above the high end of its outlook, as management highlighted incentive fees from managed REITs, ongoing private capital fundraising efforts and recent balance sheet investments. President and CEO Adam Portnoy said RMR generated distributable earnings of $0.44 per share and Adjusted EBITDA of $18.5 million for the quarter. He said the results came “despite operating in what remains an unsettled economic environment,” citing market volatility and geopolitical uncertainty. → Insider Sales: Top AST SpaceMobile Insider Cuts Postion Over 30% RMR earned $23.6 million of incentive fees for 2025, and Portnoy said the company is on track to earn incentive fees again this year, with both Diversified Healthcare Trust and Industrial Logistics Properties Trust accruing incentive fees during the quarter. Portnoy reviewed several developments across RMR’s managed REITs, saying the company has been active in executing clients’ strategic initiatives. → Light Speed Returns: Corning Cashes In on NVIDIA Growth At Diversified Healthcare Trust, or DHC, Portnoy said the company has focused on improving senior housing operating performance after transitioning 116 senior living communities to new operators in the second half of 2025. DHC generated first-quarter Normalized FFO of $33 million, or $0.14 per share, and Adjusted EBITDA of $74 million, both above analyst consensus estimates, according to Portnoy. Same-property NOI in the senior housing operating portfolio rose 13.5% year over year, while occupancy increased 110 basis points. DHC also sold 13 unencumbered non-core communities in March for gross proceeds of approximately $23 million. Portnoy said asset sales are expected to slow in 2026 after DHC completed about $605 million of sales in 2025, with management now focused on improving NOI in the retained portfolio. He also noted that Moody’s upgraded DHC’s debt ratings in April and revised its outlook to positive from stable. → Years in the Making, AMD’s Upside Movement Has Just Begun At Service Properties Trust, or SVC, Portnoy said RMR helped complete a $575 million equity offering that accelerated deleveraging, eliminated near-term refinancing risk and provided flexibility to improve hotel performance and pursue additional asset sales. RMR participated in the offering with a $50 million anchor investment. Portnoy said the proceeds allowed SVC to eliminate all unsecured debt maturities until 2028. For Industrial Logistics Properties Trust, or ILPT, Portnoy said first-quarter Normalized FFO of $0.33 per share and Adjusted EBITDA of $87 million exceeded the high end of management’s guidance. ILPT completed about 862,000 square feet of leasing during the quarter at rental rates 26% above prior rents. RMR also assisted ILPT with the refinancing of $1.6 billion of debt for its consolidated Mountain Joint Venture, replacing floating-rate and amortizing debt with interest-only fixed-rate debt at a 5.7% rate. Seven Hills Realty Trust originated three loans totaling $67.5 million during the quarter and generated distributable earnings of $0.24 per share, Portnoy said. Total loan commitments reached approximately $776 million, a record high for the portfolio. Portnoy also said Office Properties Income Trust, or OPI, received court approval for its plan of reorganization and is expected to emerge from bankruptcy by the end of the fiscal second quarter. He said RMR expects to continue managing OPI under previously disclosed terms, including a five-year term and a flat business management fee of $14 million per year for the first two years, while property management economics remain unchanged. Chief Operating Officer Matt Jordan said RMR’s private capital business has grown from “essentially zero” assets under management in 2020 to nearly $12 billion today. He said RMR is building brand awareness with global investors and has met with nearly 200 global investors representing almost $7 trillion in assets under management. Jordan said fundraising has been disrupted by the ongoing conflict in the Middle East, with global fundraising in the first quarter of 2026 down 50% from the prior year. However, he said North American real estate still attracted 65% of all dollars raised, and value-add strategies accounted for 56% of fundraising. RMR’s residential business now represents more than $4.7 billion in value-add residential real estate across 18,500 owned and managed units, Jordan said. In April, RMR closed on the acquisition of a multifamily portfolio in Greenwich, Connecticut, for almost $350 million. The transaction was sourced off-market and marks RMR’s entry into what Jordan described as one of the country’s most supply-constrained and affluent housing markets. RMR Residential will manage the properties and pursue a multiyear strategy to modernize communities, enhance the resident experience and improve efficiencies. The acquisition was completed through a joint venture in which RMR is a co-general partner and invested $6 million for a 5% ownership interest. Jordan said the remaining approximately $120 million of equity was raised from two institutional partners. RMR expects to recognize $600,000 of revenue from the transaction in fiscal Q3 and earn ongoing operating fees of about $750,000 annually. Jordan said the venture is expected to generate annual cash-on-cash returns of approximately 7.5% over the longer term, with potential carried interest as investment hurdles are met. Chief Financial Officer Matt Brown said recurring service revenues were $42 million in the quarter, down about $1 million sequentially, primarily due to hotel sales, lower enterprise values at SVC and DHC as those companies paid down debt, and the wind-down of AlerisLife’s business. Brown said RMR expects recurring service revenues to rise to about $44 million next quarter, driven by revenue from the Greenwich acquisition, higher construction management fees and enterprise value improvements at certain managed REITs. Recurring cash compensation was $37.7 million, up modestly from the prior quarter due to payroll tax and benefit resets, and is expected to remain consistent in fiscal Q3. Recurring general and administrative expense was $10.1 million, excluding $600,000 in annual director share grants, and is expected to remain around that level for the rest of the fiscal year. For fiscal Q3, Brown guided for Adjusted EBITDA of approximately $19 million to $21 million and distributable earnings of $0.48 to $0.50 per share. He said RMR will no longer provide guidance for adjusted net income because investments in leveraged real estate have reduced the metric’s usefulness due to depreciation and interest expense. Brown said RMR’s current liquidity is approximately $133 million, including $75 million of capacity on its revolving credit facility, after the $50 million SVC investment and the $6 million Greenwich joint venture investment. The SVC investment is expected to generate about $420,000 of incremental quarterly dividends. During the question-and-answer session, Portnoy said RMR’s multifamily investments are likely to remain private and continue to be structured through joint ventures and small portfolio investments. He said RMR is also trying to build a dedicated fund around the strategy, but he does not expect a transaction that would roll up the full $4.7 billion multifamily portfolio into a public vehicle. Portnoy said development and credit remain priorities, though development is difficult in the current market because of uncertainty and elevated required returns. He said Seven Hills has close to $500 million of capacity for new investments over the next year, supported by new capital and expected loan payoffs. Asked about RMR’s cash position, Portnoy said the company remains “all systems go” for the right opportunities, with more than $100 million of liquidity between cash and revolver capacity. He added that RMR is optimistic it could recover cash if it successfully syndicates its Enhanced Growth Venture tied to the multifamily strategy. Jordan said fundraising for equity remains challenging, with geopolitical volatility slowing conversations with investors. He said allocations to real estate remain in place over the long term, but fundraising cycles are taking longer. The RMR Group, Inc (NASDAQ: RMR) is a publicly traded asset management company that specializes in providing comprehensive real estate and investment management services to both public and private entities. Acting as an external manager, RMR offers a range of services encompassing property management, asset management, fund administration, accounting, investor relations and compliance oversight. Its client base includes real estate investment trusts (REITs), real estate operating companies (REOCs), closed-end real estate funds and institutional investors. Founded in 1986, RMR Group has built a business model centered on recurring fee revenue generated through long-term service agreements with its managed entities. The article "The RMR Group Q2 Earnings Call Highlights" was originally published by MarketBeat. View MarketBeat's top stocks for May 2026.