OLP

– Industrial Properties Now Represent Approximately 85% of Base Rent –– Rental Income Increases 10.3% Year Over Year –– Enters into New Up To $100M Credit Facility – GREAT NECK, N.Y., Aug. 05, 2026 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on the ownership of industrial properties, today announced operating results for the quarter ended June 30, 2026. “Our transformation into an industrial-focused REIT continues to deliver meaningful results, as evidenced by our strong second quarter revenue and per share growth performance,” stated Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty. “Our disciplined approach to portfolio optimization, including the successful disposition of non-core retail assets, positions us well for continued growth in our core industrial segment, which now represents approximately 85% of our base rent. We are also pleased to have secured a new credit facility that provides additional flexibility to execute on our industrial growth strategy which will contribute to our ability to create long-term value for our stockholders.” Second Quarter and Recent Highlights: Net income of $0.71 per diluted share. 8.9% growth in FFO1 per diluted share to $0.49 per share, up $0.04 from the second quarter of 2025, and 4.1% growth in AFFO per diluted share1 to $0.51 per share, up $0.02 from the second quarter of 2025, driven primarily by the increase in rental income. Portfolio occupancy of 97.6% as of quarter end. Sold three non-core properties, generating net proceeds of $16.3 million and a $13.4 million gain. Entered into an agreement to sell a non-core retail property in Chicago, Illinois for approximately $5.7 million. Subsequent to quarter end, entered into a new up to $100 million revolving credit facility, extending maturity and enhancing flexibility, and sold a non-core retail property in Monroeville, Pennsylvania, for approximately $2.1 million. Key Drivers of Second Quarter Results: Rental income, net, grew 10.3% or $2.5 million year over year due primarily to accretive acquisitions. Total operating expenses were $17.6 million compared to $15.7 million year over year primarily due to industrial acquisitions which resulted in additional depreciation and amortization. Interest expense was up $1.0 million year over year due primarily to an increase in the weighted average principal amount of mortgage debt outstanding. The 8.9% and 4.1% per share growth in FFO and AFFO, respectively, was driven primarily by an increase in rental income related to accretive industrial acquisitions, offset primarily by an increase in interest expense. Diluted per share net income, FFO and AFFO were impacted compared to the corresponding quarter in the prior year by an average increase of approximately 236,000 in the weighted average number of shares of common stock outstanding as a result of stock issuances in connection with the equity incentive and dividend reinvestment programs. _________________ 1 A reconciliation of GAAP amounts to non-GAAP amounts (i.e., FFO and AFFO) is presented with the financial information included in this release. Balance Sheet: At June 30, 2026, the Company had $13.1 million of cash and cash equivalents, total assets of $872.1 million, total debt of $528.3 million, and total OLP stockholders' equity of $304.4 million. At August 3, 2026, One Liberty’s available liquidity was $110.6 million, including $15.4 million of cash and cash equivalents (including the credit facility's required $3.0 million average deposit maintenance balance) and $95.2 million available under its credit facility. Subsequent to quarter end, the Company entered into, with the lenders on its prior facility, a new up to $100 million credit facility with a scheduled maturity in December 2029 and an extension right to December 2030. Interest is based on the 30-day SOFR plus an applicable margin, based on the ratio of total debt to the value of the Company’s properties, of between 175 and 250 basis points. The new facility adds an “accordion” feature which provides the option to increase the facility by up to $50 million, and it expands the purposes for which the facility can be used, further enhancing the Company’s financial flexibility. Transaction Activity: Acquired approximately 14 acres of land for $800,000, adjacent to an industrial property located in Blythewood, SC that the Company acquired in the first quarter 2026. Sold non-core retail properties including: an Advance Auto Parts property in South Euclid, Ohio, a multi-tenant property in Champaign, Illinois, and a multi-tenant property in El Paso, Texas, for an aggregate price of $26.5 million, generating net proceeds of $16.3 million (after giving effect to the payoff of $9.1 million of mortgages) and an aggregate gain of $13.4 million. On July 28, 2026, sold a non-core retail property located in Monroeville, Pennsylvania, for approximately $2.1 million. This sale generated net proceeds of approximately $1.9 million, and the Company estimates that it will generate a net gain of approximately $887,000. Pending Transaction: Entered into an agreement to sell a non-core retail property located in Chicago, Illinois, for approximately $5.7 million, and anticipate the sale will close in third quarter 2026. The Company estimates that this sale will generate net proceeds of approximately $5.4 million and will result in a loss of approximately $280,000. Non-GAAP Financial Measures: One Liberty computes funds from operations, or FFO, in accordance with the “White Paper on Funds From Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. In computing FFO, the Company does not add back to net income the amortization of costs in connection with its financing activities or depreciation of non-real estate assets. One Liberty computes adjusted funds from operations, or AFFO, by adjusting from FFO for straight-line rent accruals and amortization of lease intangibles, deducting from income (i) additional rent from a ground lease tenant, (ii) income on settlement of litigation, (iii) income on insurance recoveries from casualties, (iv) lease termination and assignment fees, and adding back to income (i) amortization of restricted stock and restricted stock unit compensation expense, (ii) amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures), (iii) debt prepayment costs, (iv) amortization of lease incentives and (v) mortgage intangible assets. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO varies from one REIT to another. One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, the Company believes that FFO and AFFO provide a performance measure that when compared year over year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions. FFO and AFFO do not represent net income or cash flows from operations as defined by GAAP. FFO and AFFO and should not be considered to be an alternative to net income as a reliable measure of One Liberty’s operating performance; nor should FFO and AFFO be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all of the Company’s cash needs, including principal amortization, capital improvements and distributions to stockholders. Management recognizes that there are limitations in the use of FFO and AFFO. In evaluating One Liberty’s performance, management is careful to examine GAAP measures such as net income and cash flows from operating, investing and financing activities. Operating Measure: Base Rent, or base rent, generally represents the cash base rent payable to OLP during the twelve months ending June 30, 2027 under leases in effect at July 1, 2026. See OLP’s Quarterly Report on Form 10-Q for the period ended June 30, 2026 for further information on the calculation of Base Rent. Forward Looking Statement:Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe One Liberty’s future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “could,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions or variations thereof. Information regarding important factors that could cause actual outcomes or other events to differ materially from any such forward-looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and the reports filed with the Securities and Exchange Commission thereafter; in particular, the sections of such reports entitled “Cautionary Note Regarding Forward Looking Statements”, “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations”, included therein. In addition, estimates of rental income and base rent exclude any related variable rent and the adjustments required by GAAP to present rental income; anticipated property purchases, sales, financings and/or refinancings may not be completed during the period or on the terms indicated, or at all; estimates of net proceeds and gains from property sales and financings/refinancings are subject to adjustment, among other things, because actual closing costs (including the amounts, if any, required to pay-off mortgage debt on properties being sold) may differ from the estimated costs; anticipated rent increases, including those tied to filling of vacancies or as a result of market-to-market opportunities (i.e., renewing leased premises or leasing vacant premises at higher rental rates) may not be realized; and amounts presented in this press release and the Company’s Quarterly Report on Form 10-Q for the period ended June 30, 2026 may differ from one another due to rounding. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and which could materially affect the Company’s results of operations, financial condition, cash flows, performance or future achievements or events. About One Liberty Properties: One Liberty, organized in Maryland in 1982, is an industrial-focused real estate investment trust. The Company owns and operates a geographically diversified portfolio consisting primarily of industrial properties across the United States. Additional financial and descriptive information on One Liberty, its operations and its portfolio, is available on its website at: http://1liberty.com. Interested parties are encouraged to review One Liberty’s Annual Report on Form 10-K and the other reports it files with the Securities and Exchange Commission for additional information. Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100www.1liberty.com

– Approximately 84% of Base Rent to be Derived from Industrial Properties – – Rental Income Increases 11.6% Year Over Year in First Quarter – GREAT NECK, N.Y., May 06, 2026 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on the ownership of industrial properties, today announced operating results for the quarter ended March 31, 2026. “Our first quarter results reflect the success of One Liberty’s strategic transformation into an industrial-focused platform, with rental income growing 11.6% year over year and industrial properties now comprising 84% of our base rent,” stated Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty. “With strong occupancy of 98.8%, and the successful integration of recent acquisitions, we are well positioned to deliver continued value for our stockholders.” First Quarter and Recent Highlights: Net income of $0.28 per diluted share. FFO1 of $0.50 per diluted share and AFFO1 of $0.48 per diluted share, as the Company realized the full benefit of acquisitions closed in 2025. Portfolio occupancy of 98.8% as of quarter end. Closed on 637,633 square feet of acquisitions comprising 10 industrial properties as previously announced. Sold two non-core properties, one vacant, generating net proceeds of $9.8 million and a $3.9 million gain. Subsequent to quarter end: Closed on the sale of two non-core properties for approximately $9.0 million; and Secured an agreement to sell a non-core retail property for approximately $17.5 million. Key Drivers of First Quarter Results: Rental income increased by $2.8 million year over year due primarily to the benefit of transaction activity. Total operating expenses were $18.7 million compared to $15.7 million year over year – acquisition activity contributed significantly to increased depreciation and amortization and, to a lesser extent, increased real estate expenses. Interest expense was up $1.5 million year over year due primarily to acquisition related borrowing activity. The growth in FFO per share is due to the increase in rental income and, to a lesser extent, the benefit of lease termination fee income, that was subsequently replaced with new leases at higher rates. FFO growth was offset primarily from additional expenses related to the growth of the portfolio. Diluted per share net income, FFO and AFFO were impacted negatively in the three months ended March 31, 2026 compared to the corresponding quarter in the prior year by an average increase of approximately 179,000 in the weighted average number of shares of common stock outstanding as a result of stock issuances in connection with the equity incentive and dividend reinvestment programs. ______________________________ 1 A reconciliation of GAAP amounts to non-GAAP amounts (i.e., FFO and AFFO) is presented with the financial information included in this release. Balance Sheet: At March 31, 2026, the Company had $20.4 million of cash and cash equivalents, total assets of $898.6 million, total debt of $561.5 million, and total OLP stockholders' equity of $297.4 million. At May 1, 2026, One Liberty’s available liquidity was $79.8 million, including $5.3 million of cash and cash equivalents (including the credit facility's required $3.0 million average deposit maintenance balance) and $74.5 million available under its credit facility. Transaction Activity: In January 2026, as previously disclosed, the Company closed on the acquisition of a 637,633 square foot portfolio of ten well-located industrial properties. The properties are leased to six tenants, each of which has a global or national presence, and the two largest tenants are wholly owned subsidiaries of investment grade companies. The average in place rent is below market, providing attractive mark to market upside. The acquisition was financed with a $17 million mortgage on six properties, and approximately $30 million borrowed under OLP’s $100 million credit facility. In March 2026, the Company sold a vacant retail property in Cary, North Carolina and a Havertys retail property in Newport News, Virginia for an aggregate sales price of $10.2 million, generating net proceeds of $9.8 million and a $3.9 million gain. Subsequent Events: The Company, in the second quarter of 2026, closed on the sale of two non-core properties in South Euclid, Ohio, and Champaign, Illinois, for an aggregate sales price of $9.0 million and anticipates that the sale will generate net proceeds of approximately $7.6 million and a net gain of approximately $3.4 million. During the three months ended March 31, 2026 and the year ended December 31, 2025, these properties contributed an aggregate of $253,000 and $917,000 of rental income net, $88,000 and $245,000 of depreciation and amortization expense, $73,000 and $537,000 of real estate expenses and $6,000 and $27,000 of mortgage interest expense, respectively. The Company entered into a contract to sell a retail property located in El Paso, Texas, for $17.5 million. It is anticipated that the sale will close by the end of the second quarter 2026, and that the net proceeds and net gain therefrom will be approximately $8.7 million and $9.8 million, respectively. This property contributed $408,000 and $1.7 million of rental income net, $124,000 and $572,000 of depreciation and amortization expense, $54,000 and $333,000 of real estate expenses and $84,000 and $345,000 of mortgage interest expense during the three months ended March 31, 2026 and the year ended December 31, 2025, respectively. Non-GAAP Financial Measures: One Liberty computes funds from operations, or FFO, in accordance with the “White Paper on Funds From Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. In computing FFO, we do not add back to net income the amortization of costs in connection with our financing activities or depreciation of non-real estate assets. One Liberty computes adjusted funds from operations, or AFFO, by adjusting from FFO for straight-line rent accruals and amortization of lease intangibles, deducting from income (i) additional rent from a ground lease tenant, (ii) income on settlement of litigation, (iii) income on insurance recoveries from casualties, (iv) lease termination and assignment fees, and adding back to income (i) amortization of restricted stock and restricted stock unit compensation expense, (ii) amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures), (iii) debt prepayment costs, (iv) amortization of lease incentives and (v) mortgage intangible assets. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO varies from one REIT to another. One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, we believe that FFO and AFFO provide a performance measure that when compared year over year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions. FFO and AFFO do not represent net income or cash flows from operations as defined by GAAP. FFO and AFFO and should not be considered to be an alternative to net income as a reliable measure of One Liberty’s our operating performance; nor should FFO and AFFO be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all our cash needs, including principal amortization, capital improvements and distributions to stockholders. Management recognizes that there are limitations in the use of FFO and AFFO. In evaluating our performance, management is careful to examine GAAP measures such as net income and cash flows from operating, investing and financing activities. Operating Measure: Base Rent, or base rent, generally represents the cash base rent payable to OLP during the twelve months ending March 31, 2027 under leases in effect at April 1, 2026. See OLP’s Quarterly Report on Form 10-Q for the period ended March 31, 2026 for further information on the calculation of Base Rent. Forward Looking Statement: Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “could,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions or variations thereof. Information regarding important factors that could cause actual outcomes or other events to differ materially from any such forward-looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and the reports filed with the Securities and Exchange Commission thereafter; in particular, the sections of such reports entitled “Cautionary Note Regarding Forward Looking Statements”, “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations”, included therein. In addition, estimates of rental income and base rent exclude any related variable rent and the adjustments required by GAAP to present rental income; anticipated property purchases, sales, financings and/or refinancings may not be completed during the period or on the terms indicated, or at all; estimates of net proceeds and gains from property sales and financings/refinancings are subject to adjustment, among other things, because actual closing costs (including the amounts, if any, required to pay-off mortgage debt on properties being sold) may differ from the estimated costs; anticipated rent increases, including those tied to filling of vacancies or as a result of market-to-market opportunities (i.e., renewing leased premises or leasing vacant premises at higher rental rates) may not be realized; and amounts presented in this press release and the Company’s Quarterly Report on Form 10-Q for the period ended March 31, 2026 may differ from one another due to rounding. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and which could materially affect the Company’s results of operations, financial condition, cash flows, performance or future achievements or events. About One Liberty Properties: One Liberty, organized in Maryland in 1982, is an industrial-focused real estate investment trust. The Company owns and operates a geographically diversified portfolio consisting primarily of industrial properties across the United States. Additional financial and descriptive information on One Liberty, its operations and its portfolio, is available on its website at: http://1liberty.com. Interested parties are encouraged to review One Liberty’s Annual Report on Form 10-K and the other reports it files with the Securities and Exchange Commission for additional information. Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.1liberty.com

– Approximately 82% of Annual Base Rent from Industrial Properties – – Acquires 23 Industrial Properties for $245.5 Million in 2025 and Subsequent to Year End – – Completes Sale of 12 Non-Core Assets for $61.3 Million of Net Proceeds in 2025 – GREAT NECK, N.Y., March 05, 2026 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on the ownership of industrial properties, today announced operating results for the quarter and year ended December 31, 2025. “We have successfully transformed One Liberty into a predominantly industrial-focused platform, comprising 82% of our annual base rent, after completing $246 million in strategic acquisitions through disciplined capital recycling over the past 14 months,” stated Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty. “As a result, we believe this period marked an important inflection point, and we are confident this foundation will drive stronger, more durable earnings growth in 2026 and beyond.” Recent Events, Fourth Quarter and Full Year 2025 Highlights: Net income of $0.10 per diluted share in the fourth quarter and $1.15 per diluted share for 2025. FFO1 of $0.50 per diluted share in the fourth quarter and $1.80 per diluted share for 2025. AFFO of $0.48 per diluted share in the fourth quarter and $1.91 per diluted share for 2025. Extended or renewed leases for 116,000 square feet in the fourth quarter and 888,000 square feet for 2025. Portfolio occupancy of 98.5% as of year end. Acquired 13 industrial properties for $188.8 million in 2025. In 2025, sold 10 wholly owned properties for $58.9 million of net proceeds and an $18.7 million gain, and two properties owned by unconsolidated JVs for $2.4 million of net proceeds and a $991,000 gain. In 2025 and early 2026, entered into contracts to sell a vacant retail property for $6.0 million and a retail property for $4.2 million, respectively. Subsequent to year end, acquired ten industrial properties for $56.7 million and entered into a contract to acquire an additional 14 acres of land adjacent to one of such properties for $800,000. Approximately 82% of portfolio annual base rent, or ABR, generated by industrial properties, including acquisitions closed subsequent to year end. _________________ 1 A reconciliation of GAAP amounts to non-GAAP amounts (i.e., FFO and AFFO) is presented with the financial information included in this release. Key Drivers of Fourth Quarter Results: Rental income increased by $0.9 million year-over-year due primarily to the net impact of acquisitions and dispositions. Total operating expenses increased by $4.6 million year-over-year primarily due to a $3.3 million non-cash impairment charge related to assets targeted for sale and the net impact of acquisitions and dispositions. Interest expense increased by $0.8 million year-over-year due primarily to increased mortgage debt incurred in connection with acquisitions. During the quarter, the Company recognized $2.0 million gain on sale of real estate and collected $1.3 million of litigation settlement income. The improvement in FFO is due primarily to litigation settlement income and an increase in rental income, offset by higher interest expense. The change in AFFO is due primarily to the same factors, excluding the litigation settlement income. Diluted per share net income, FFO and AFFO were impacted in the quarter ended December 31, 2025 compared to the corresponding quarter in the prior year by an average increase of approximately 150,000 in the weighted average number of shares of common stock outstanding as a result of stock issuances in connection with the non-cash equity incentive and dividend reinvestment programs. Key Drivers of 2025 Results: Rental income increased by $6.8 million year-over-year due primarily to the net impact of acquisitions and dispositions. Total operating expenses increased by $9.3 million year-over-year primarily due to the net impact of acquisitions and dispositions and a $3.5 million increase in non-cash impairment charge related to the Beachwood, Ohio and St. Louis Park, Minnesota properties. Interest expense increased by $3.3 million year-over-year due primarily to acquisitions and the related increases in the weighted average principal amount of mortgage debt and weighted average interest rate. During the year, the Company recognized an $18.7 million gain on sale of real estate. The improvement in FFO is due primarily to increases in rental income and litigation settlement income, offset by higher interest expense and real estate expenses. The increase in AFFO is due to the same factors, excluding the litigation settlement income and non-cash equity compensation awards. Diluted per share net income, FFO and AFFO were impacted in 2025 compared to 2024 by an average increase of approximately 204,000 in the weighted average number of shares of common stock outstanding as a result of stock issuances in connection with the non-cash equity incentive and dividend reinvestment programs. Balance Sheet: At December 31, 2025, the Company had $14.4 million of cash and cash equivalents, total assets of $857.6 million, total debt of $517.3 million, and total OLP stockholders' equity of $299.6 million. At February 27, 2026, One Liberty’s available liquidity was $78.5 million, including $8.5 million of cash and cash equivalents (including the credit facility's required $3.0 million average deposit maintenance balance) and $70 million available under its credit facility. 2025 Transaction Activity: The Company acquired 13 industrial properties for $188.8 million, from which the Company expects to recognize, in 2026, approximately $13.3 million of rental income and $6.5 million of mortgage interest expense. The Company sold ten properties (seven retail, a restaurant, a veterinary hospital and a property ground leased to a multi-unit apartment complex owner/operator) for aggregate net sales proceeds of $58.9 million and an aggregate net gain on sale of real estate of $18.7 million. The properties sold accounted for $4.5 million of rental income in 2024, the last year of full ownership, and accounted for $2.4 million of rental income in 2025. The Company sold two joint venture properties; its 50% share of the net sales proceeds and gain were $2.4 million and $991,000, respectively. The Company entered into a contract in October 2025, to sell a vacant retail property located in Cary, North Carolina for $6.0 million. It is anticipated that the sale will close by the end of the first quarter 2026 and will result in a gain on sale of approximately $2.5 million. This property accounted for $192,000 of rental income and $45,000 of mortgage interest expense in 2025. Subsequent Events: The Company completed, in January 2026, the purchase of ten industrial properties totaling 637,633 square feet located in seven markets and leased to six tenants (each of which has a global or national presence) for $56.7 million, including new mortgage debt on six of the properties of $17.0 million bearing an interest rate of 5.53% and maturing in 2033. The Company also entered into a contract to purchase an additional 14 acres of land adjacent to one of such properties for $800,000. The Company drew $30 million on its credit facility as part of its purchase. The Company anticipates using the net proceeds from property sales and mortgage financings on two of the unencumbered properties to pay down the credit facility. The Company expects to recognize approximately $2.8 million of base rent from these properties and, after giving effect to anticipated lease renewals (as to which no assurance can be provided), estimates that the base rent from these properties in 2026 will be approximately $3.6 million. The Company entered into a contract in January 2026, to sell a retail property located in Newport News, Virginia for $4.2 million. It is anticipated that the sale will close in April 2026 and should result in a gain on sale of approximately $1.3 million. This property accounted for $360,000 of rental income in 2025. Non-GAAP Financial Measures: One Liberty computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with generally accepted accounting principles), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. In computing FFO, management does not add back to net income the amortization of costs in connection with its financing activities or depreciation of non-real estate assets. One Liberty computes adjusted funds from operations, or AFFO, by adjusting from FFO for its straight-line rent accruals and amortization of lease intangibles, deducting from income additional rent from ground lease tenant, income on settlement of litigation, income on insurance recoveries from casualties, lease termination and assignment fees, and adding back amortization of restricted stock and restricted stock unit compensation expense, amortization of costs in connection with its financing activities (including its share of its unconsolidated joint ventures), debt prepayment costs and amortization of lease incentives and mortgage intangible assets. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another. One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, management believes that FFO and AFFO provide a performance measure that when compared period-over-period, should reflect the impact to operations from trends in, among other things, occupancy rates, rental rates, operating costs and interest costs, without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions. FFO and AFFO do not represent net income or cash flows from operating, investing or financing activities as defined by GAAP. FFO and AFFO are not alternatives to net income as a reliable measure of One Liberty’s operating performance nor an alternative to cash flows as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization, capital improvements and distributions to stockholders. Management recognizes that there are limitations in the use of FFO and AFFO. In evaluating our performance, management is careful to examine GAAP measures such as net income and cash flows from operating, investing and financing activities. Operating Measure: Annual base rent, or ABR, generally represents the cash base rent payable to OLP during the twelve months ending December 31, 2026 under leases in effect at December 31, 2025. See OLP’s Annual Report on Form 10-K for the year ended December 31, 2025 (the “Form 10-K”) for further information on the calculation of ABR, which is referred to in the Form 10-K as “2026 base rent.” Forward Looking Statement: Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “could,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions or variations thereof. Information regarding important factors that could cause actual outcomes or other events to differ materially from any such forward-looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2025 and the reports filed with the Securities and Exchange Commission thereafter; in particular, the sections of such reports entitled “Cautionary Note Regarding Forward Looking Statements”, “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations”, included therein. In addition, estimates of rental income and base rent exclude any related variable rent and the adjustments required by GAAP to present rental income; anticipated property purchases, sales, financings and/or refinancings may not be completed during the period or on the terms indicated, or at all; estimates of net proceeds and gains from property sales and financings/refinancings are subject to adjustment, among other things, because actual closing costs (including the amounts, if any, required to pay-off mortgage debt on properties being sold) may differ from the estimated costs; anticipated rent increases, including those tied to filling of vacancies or as a result of market-to-market opportunities (i.e., renewing leased premises or leasing vacant premises at higher rental rates) may not be realized; and amounts presented in this press release and the Company’s Annual Report on Form 10-K for the year ended December 31, 2025 may differ from one another due to rounding. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and which could materially affect the Company’s results of operations, financial condition, cash flows, performance or future achievements or events. About One Liberty Properties: One Liberty is an industrial-focused real estate investment trust organized in Maryland in 1982. The Company owns and operates a geographically diversified portfolio consisting primarily of industrial properties across the United States. Additional financial and descriptive information on One Liberty, its operations and its portfolio, is available on its website at: http://1liberty.com. Interested parties are encouraged to review One Liberty’s Annual Report on Form 10-K and the other reports it files with the Securities and Exchange Commission for additional information. Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.1liberty.com

– Approximately 80% of Annual Base Rent from Industrial Properties at Quarter End – – Acquired Industrial Property for $23M and Agreed to Acquire Six Building Industrial Portfolio for $53.5M After Quarter End – – Completed Sale of Non-Core Asset for Net Proceeds of $17.7M After Quarter End – GREAT NECK, N.Y., Nov. 06, 2025 (GLOBE NEWSWIRE) -- One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on the ownership of industrial properties, today announced operating results for the quarter ended September 30, 2025. “Our portfolio transformation towards industrial properties continues, with approximately 80% of our ABR generated from this sector at quarter end,” stated Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty. “With approximately $189 million of acquisitions completed and to be completed in 2025, we have meaningfully scaled our industrial platform through the recycling of capital from non-core asset sales. Importantly, with additional cash available from our dispositions, we are well positioned to continue our disciplined pursuit of additional accretive acquisition opportunities that we believe will further enhance cash flow.” Third Quarter and Recent Highlights: Net income of $0.48 per diluted share. FFO1 of $0.42 per diluted share and AFFO of $0.46 per diluted share. Entered into, extended or renewed leases for 281,000 square feet. During the quarter, completed the sale of four non-core properties resulting in $16.3 million of net proceeds and a $9.1 million gain. During the quarter, completed the sale of two unconsolidated properties generating $991,000 of equity in earnings and $2.4 million of net proceeds. Subsequent to quarter end, acquired an industrial property for $23 million and agreed to acquire six building industrial portfolio for $53.5 million, bringing completed and to be completed acquisitions in 2025 to approximately $189 million. Subsequent to quarter end, completed the sale of, and settled litigation involving, a non-core asset, generating net proceeds of approximately $17.7 million. Approximately 80% of portfolio annual base rent, or ABR, generated by industrial properties as of quarter end. _________________ 1 A reconciliation of GAAP amounts to non-GAAP amounts (i.e., FFO and AFFO) is presented with the financial information included in this release. Key Drivers of Operating Results: Rental income increased year-over-year due primarily to the net impact of acquisitions and dispositions. Total operating expenses increased year-over-year primarily due to the net impact of acquisitions and dispositions. Gain on sale of real estate was $9.1 million. Non-cash impairment charge of $1.3 million was recognized in connection with the sale of a non-core asset in Beachwood, Ohio. The change in FFO is due primarily to increases in interest and real estate operating expense due to net impact of acquisitions and dispositions, offset by an increase in rental income. The increase in AFFO is due to the factors impacting the change in FFO, excluding non-cash items related to straight line rent and non-cash equity compensation awards. Diluted per share net income, FFO and AFFO were impacted negatively in the quarter ended September 30, 2025 compared to the corresponding quarter in the prior year by an average increase of approximately 214,000 in the weighted average number of shares of common stock outstanding as a result of stock issuances in connection with the non-cash equity incentive and dividend reinvestment programs. Balance Sheet: The Company had $18.8 million of cash and cash equivalents, total assets of $802.3 million, total debt of $458.7 million, and total stockholders' equity of $305.6 million at quarter end. At October 31, 2025, One Liberty’s available liquidity was approximately $109.4 million, including approximately $9.4 million of cash and cash equivalents (including the credit facility's required $3.0 million average deposit maintenance balance) and $100 million available under its credit facility. Recent Transaction Activity: In August, completed the previously disclosed acquisition of a 210,600 square foot, single-tenant industrial property located in Blythewood, South Carolina for $24.0 million, including new mortgage debt of $14.0 million bearing an interest rate of 5.77% (interest only through maturity) and maturing in 2030. The Company expects the quarterly rental income (excluding variable lease revenues), depreciation and amortization expense and mortgage interest expense from this property will be $405,000, $223,000 and $202,000, respectively. From July through September, sold four non-core assets for $16.3 million of net proceeds and an aggregate gain of $9.1 million. In August, sold its two remaining unconsolidated joint venture properties in Savannah, Georgia for $4.6 million, net of closing costs. OLP’s 50% share of the gain and net proceeds from these sales were approximately $991,000 and $2.4 million, respectively. In September, entered into an agreement to sell a non-core property located in Port Clinton, Ohio for $1.3 million. It is anticipated that the transaction will close by year-end 2025, will generate net proceeds of approximately $500,000, and a gain of approximately $200,000. In October, closed on the purchase of a 199,919 square foot, single-tenant industrial property located in Oakdale, Minnesota for $23.0 million. OLP obtained mortgage debt of $13.8 million, maturing in 2030 and bearing an interest rate of 5.10% (interest only until maturity). OLP estimates the annual base rent will be approximately $1.5 million (with annual base rent increases of 4.0%). In November, OLP and its ground lease tenant sold the entire collective interest in The Vue Apartments, a multi-family property located in Beachwood, Ohio, for approximately $17.7 million of net proceeds, including $1.3 million to be received in connection with the settlement of a related litigation. In October, entered into a contract to acquire a 397,440 square foot, six building, multi- tenant industrial property located in the Pittsburgh, PA. MSA, for $53.5 million. Simultaneously with the closing, OLP anticipates obtaining new mortgage debt of approximately $32.4 million, bearing an interest rate of 5.45% (interest only for five years) and maturing in 2032. OLP anticipates funding the balance of the purchase from available cash (including proceeds from property sales) and if needed, its line of credit. It is anticipated that the annual base rent will be approximately $3.4 million (with annual increases ranging from 2% to 3%) and with an expected closing by year end 2025. Non-GAAP Financial Measures: One Liberty computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT’s related guidance. FFO is defined in the White Paper as net income (calculated in accordance with generally accepted accounting principles), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. In computing FFO, management does not add back to net income the amortization of costs in connection with its financing activities or depreciation of non-real estate assets. One Liberty computes adjusted funds from operations, or AFFO, by adjusting from FFO for its straight-line rent accruals and amortization of lease intangibles, deducting from income additional rent from ground lease tenant, income on settlement of litigation, income on insurance recoveries from casualties, lease termination and assignment fees, and adding back amortization of restricted stock and restricted stock unit compensation expense, amortization of costs in connection with our financing activities (including its share of its unconsolidated joint ventures), debt prepayment costs and amortization of lease incentives and mortgage intangible assets. Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another. One Liberty believes that FFO and AFFO are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present FFO and AFFO when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assumes that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, management believes that FFO and AFFO provide a performance measure that when compared year-over-year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. Management also considers FFO and AFFO to be useful in evaluating potential property acquisitions. FFO and AFFO do not represent net income or cash flows from operating, investing or financing activities as defined by GAAP. FFO and AFFO should not be an alternative to net income as a reliable measure of our operating performance nor as an alternative to cash flows as measures of liquidity. FFO and AFFO do not measure whether cash flow is sufficient to fund all of the Company’s cash needs. Operating Measure: Annual base rent, or ABR, generally represents the base rent payable to OLP during the twelve months ending September 30, 2026 under leases in effect at September 30, 2025. See OLP’s Quarterly Report on Form 10-Q for the period ended September 30, 2025 (the “Form 10-Q”) for further information on the calculation of ABR, which is referred to in the Form 10-Q as “2026 base rent.” Forward Looking Statement: Certain information contained in this press release, together with other statements and information publicly disseminated by One Liberty Properties, Inc. is forward looking within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. The Company intends such forward looking statements to be covered by the safe harbor provision for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Forward looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “could,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions or variations thereof. Information regarding important factors that could cause actual outcomes or other events to differ materially from any such forward looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2024 and the reports filed with the Securities and Exchange Commission thereafter; in particular, the sections of such reports entitled “Cautionary Note Regarding Forward Looking Statements”, “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations”, included therein. In addition, estimates of rental income for 2025 and thereafter exclude any related variable rent, anticipated property purchases and/or sales may not be completed during the period indicated or at all, estimates of net proceeds and gains from property sales are subject to adjustment, among other things, because actual closing costs (including the amounts, if any, required to pay-off mortgage debt on properties being sold) may differ from the estimated costs, and amounts presented in this press release and the Company’s Quarterly Report on Form 10-Q for the period ended September 30, 2025 may differ from one another due to rounding. You should not rely on forward-looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company’s control and which could materially affect the Company’s results of operations, financial condition, cash flows, performance or future achievements or events. About One Liberty Properties: One Liberty is a self-administered and self-managed real estate investment trust incorporated in Maryland in 1982. The Company acquires, owns and manages a portfolio consisting primarily of industrial properties. Contact: One Liberty Properties Investor Relations Phone: (516) 466-3100 www.1liberty.com