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Good morning, welcome to the Seven Hills Realty Trust second quarter 2026 financial results conference call. All participants will be in listen-only mode. Should you need assistance, please signal a conference specialist by pressing the star key followed by zero. After today's presentation, there will be an opportunity to ask questions. To ask a question, you may press star then one on your telephone keypad. To withdraw your question, please press star then two. Please note this event is being recorded. I would now like to turn the call over to Matt Murphy, Manager of Investor Relations. Please go ahead, Matt.

Good morning. Joining me on today's call are TomLorenzini, President and Chief Investment Officer, Matt Brown, Chief Financial Officer and Treasurer, and Jared Lewis, Vice President. Today's call includes a presentation by management, followed by a question-and-answer session with analysts. Please note that the recording, retransmission, and transcription of today's conference call is prohibited without the prior written consent of the company. Also note that today's conference call 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 on Seven Hills' beliefs and expectations as of today, July 29th, 2026, and actual results may differ materially from those that we project. The company undertakes no obligation to revise or publicly release the results of any revision to the forward-looking statements made in today's conference call.

Additional information concerning factors that could cause those differences is contained in our filings with the Securities and Exchange Commission, or SEC, which can be accessed from the SEC's website. Investors are cautioned not to place undue reliance upon any forward-looking statements. In addition, we will be discussing non-GAAP financial numbers during this call, including distributable earnings and distributable earnings per share. A reconciliation of GAAP to non-GAAP financial measures can be found in our earnings release presentation, which can be found on our website at sevenreit.com. I will now turn the call over to Tom.

Thank you, Matt, and good morning, everyone. On our call today, I'll begin with an overview of our second quarter activity and portfolio performance. Jared will then discuss market conditions and our investment pipeline before Matt reviews our financial results and outlook. The second quarter reflected continued progress for Seven Hills as we deployed capital raised through our rights offering while also strengthening our overall portfolio composition. During the quarter, we generated distributable earnings of $5.1 million, or $0.23 per share. Distributable earnings came in at the lower end of our guidance range, primarily due to several loans closing later in the quarter than initially expected. Despite these delays, we continue to make meaningful progress deploying our available capital, growing the portfolio, and remaining on pace to have a covered dividend by year-end.

Our second quarter investment activity reflects the strength of our origination platform and the flexibility provided by our balance sheet. We closed three new loans totaling $75 million, including a $36.3 million loan secured by a multifamily property in Roswell, Georgia, a $22.7 million loan secured by a medical office property in Sugar Land, Texas, and a $16 million loan secured by a self-storage facility in Philadelphia. Subsequent to quarter end, we also closed a $24.3 million loan secured by a retail property in Park City, Utah. Together, these four investments reflect our ability to source attractive opportunities across varying property types and geographies. As a result, we have grown our portfolio by approximately $65 million year-to-date to roughly $790 million today.

The portfolio continues to perform well with no realized losses, all borrowers current on debt service, and a weighted average all-in yield of approximately 7.7% at quarter-end. Credit performance also remained stable during the quarter, with a weighted average risk rating of 2.9. More than 80% of our current portfolio has been originated since 2022, meaning the vast majority of our investments were underwritten in the post-pandemic environment and reflect current market conditions. Turning to Yardley, our sole REO property, the asset services team here at RMR has done a terrific job positioning the asset for an eventual sale. In addition to various lease renewals over the past 24 months, we recently signed one new lease and have another lease under LOI. As a result, the property is expected to achieve occupancy over 90%, well ahead of comparable properties in the market.

Repayment activity during the quarter also enhanced the overall composition of our portfolio while providing flexibility to pursue new originations. We received over $85 million of repayments, including the full repayment of a $54.7 million loan secured by a multifamily property in suburban Cleveland, a full repayment of a $26.5 million loan secured by an office building in suburban Chicago, and a $4 million partial repayment in conjunction with a one-year extension of a $37 million loan secured by a hotel in Boston. Following this repayment activity, we ended June with approximately $70 million of cash on hand and nearly $400 million of available capacity across our financing facilities. Importantly, our legacy office exposure continues to trend downward from 24% at year-end to 19% today, and we expect this number to decrease even further with three office loans scheduled to mature later this year.

The repayment of these relatively under-levered loans should also increase our capacity to grow the portfolio through new originations later in the year. Overall, Seven Hills enters the second half of the year from a position of strength with reduced office exposure, a largely post-pandemic loan portfolio, and ample liquidity. Looking ahead, we remain focused on thoughtfully growing the portfolio and increasing earnings throughout the remainder of the year. With that, I'll turn the call over to Jared to discuss current market conditions in our pipeline.

Thanks, Tom. Since our last earnings call, market activity has been influenced by a combination of geopolitical uncertainty and interest rate volatility. During the quarter, concerns surrounding the conflict with Iran, the potential impact of higher energy prices, and renewed inflationary pressures contributed to a meaningful increase in Treasury volatility, with interest rates ranging from between 4% and 4.7%. As we have discussed previously, periods of Treasury rate volatility often create hesitation among commercial real estate investors as they contemplate buy and sell decisions. We saw evidence of that during April, when transaction activity slowed noticeably as market participants took a cautious approach. However, activity accelerated as the quarter progressed through May and June. Against that backdrop, transaction activity today continues to be driven more by refinancings and acquisitions as lenders are increasingly requiring borrowers to repay maturing debt rather than extending.

Additionally, many of these properties have not yet reached the level of stabilization needed to secure permanent financing or achieve optimal sale proceeds. Therefore, floating rate financing remains an attractive option due to its lower borrowing costs and flexibility relative to longer-term fixed rate debt. From a capital markets perspective, liquidity remains abundant. The banks have meaningfully re-entered the market as lenders, debt funds continue to compete aggressively for new lending opportunities, and the securitization market continues to be extremely active. These competitive dynamics have led to credit spreads tightening across many property types. Multifamily continues to be the most competitive segment of the market, despite the fact that many of these assets and submarkets are still contending with elevated supply, slower absorption, and persistent rent concessions.

While we continue to evaluate a large volume of multifamily opportunities, we remain selective at current pricing levels and instead have found recent success in sectors such as retail, medical office, self-storage, industrial, and student housing, where we believe returns are more compelling relative to the underlying risk profile. From a pipeline perspective, activity remains healthy. We continue to see a steady flow of financing requests across multiple property types. We currently have seven outstanding term sheets representing approximately $300 million of potential lending opportunities. This provides a strong foundation for continued portfolio growth as we move through the third quarter. While competition has increased, we remain focused on opportunities where pricing, structure, and sponsorship align with our underwriting standards. Borrowers continue to value financing partners that can provide certainty of execution, structural flexibility, and customized solutions as they navigate upcoming maturities in an uncertain macroeconomic backdrop.

We believe this environment will continue to benefit floating rate lenders like Seven Hills that can provide bespoke financing solutions for its borrowers. I will now turn the call over to Matt to review our financial results and guidance.

Thank you, Jared, and good morning, everyone. Yesterday, we reported second quarter distributable earnings of $5.1 million, or $0.23 per share, which was at the low end of our guidance. As Tom mentioned, this was largely driven by delays in forecasted loan closings in the quarter. While deployment in the quarter was delayed from our assumptions, it is important to note that originations so far in 2026 have been executed at net interest margins of 1.86%, the highest level over the past four years. Earlier this month, our board declared a regular quarterly dividend of $0.28 per share, which equates to an annualized yield of approximately 14% based on yesterday's closing price.

While the rights offering has continued to impact distributable earnings, resulting in our dividend not being covered over the past two quarters, we remain committed to this dividend level through 2026 at a minimum and expect to cover our quarterly dividend level by the end of this year. Overall, we expect third quarter distributable earnings to be in the range of $0.23-$0.25 per share. As we deploy our available capital toward third and fourth quarter targets, we expect the incremental earnings to offset the impact of the higher share count by year-end. Credit quality remains strong at Seven Hills. Our CECL reserve stands at 190 basis points of total loan commitments, a 60-basis point increase from last quarter.

While all office loans are performing and our exposure has declined to 19% with the full office loan repayment in the quarter, the increase is largely driven by increased reserves on two of our office loans with 2026 maturities. Our full loan portfolio is supported by a conservative portfolio risk rating of 2.9. The portfolio is well diversified by property type and geography, and all loans are current on debt service. This reflects a disciplined underwriting and asset management process that we believe creates durable long-term value for our shareholders. That concludes our prepared remarks. Operator, please open the line for questions.

We will now begin the question-and-answer session. To ask a question, you may press star one on your telephone keypad. If you are using a speakerphone, please pick up your handset before pressing the keys. If at any time your question has been addressed and you would like to withdraw your question, please press star two. At this time, we will pause momentarily to assemble our roster. First question comes from Marissa Lobo with UBS.

Good morning. Thank you for taking my question. First, if you could speak to just the competition, commentary points to increased competition from banks, life companies, securitized lenders. Are you seeing that directly in your deal process?

Sure, Marissa, this is Jared. Yeah, we're absolutely seeing more competition. Where we play in the middle market, borrowers have a lot of options. They can go to local banks, regional banks for their financing needs. The life companies are active as well as the securitization market, particularly for CMBS or excuse me, for multifamily loans. Where we play in that, our average loan size now is about $30 million. Borrowers have a lot of options, more so from the banks than they have in the past because they're becoming more active. What I will say is that competition and the activity that we're seeing with the banks returning to the market is also healthy for our business because what it's allowing our existing borrowers to do, and it's providing more liquidity to refinance our assets as well.

Loans that are on our balance sheet have a lot more options to be repaid or refinanced out at their maturity as well. Overall, it's healthy, the competition certainly is having an impact on pricing and spreads.

Okay, great. Just shifting, thanks for the color on Yardley, is there any update on anticipated disposition timeline for that asset?

I think, pending the lease negotiations that are happening now that we believe we'll finalize in the very near-term, then we can consider bringing it to market towards the end of the year.

Mm-hmm. Got it. Okay. Thank you for taking my questions.

Sure.

If you have a question, please press star then two. Our next question comes from Jason Weaver with JonesTrading.

Hey, good morning, guys. Just a question on the $4.9 million provision with still no non-current, non-accrual, or realized losses. I have to think this is a specific reserve against an asset. Would that pertain to the Dallas multifamily property? If so, what sort of factor drove that decision?

Sure. Thanks for the question. We have three office loans that are maturing between August and the end of this year. The increase in reserve of about $4.9 million in the quarter was really driven off of two of those office loans, just given the near-term maturity, thinking about collateral values, et cetera. It's important to note that all of our office loans are performing and generating positive cash flow. We have a slide in our earnings presentation showing the details of those office properties. It's really just a function of the near-term risk with the maturity.

Got it. Okay. Thanks for that. Can you give any detail? I didn't see anything in the deck regarding the Plano loan extension. Are there any rate changes or is there equity injection by the sponsor?

We did a two-year extension on that asset. That property is performing terrific. Far outperforming their budget, actually. They paid an extension fee. They acquired a new interest rate cap, they invested some capital in that regard. That's a covered loan with a debt yield that's, I think, approaching 12%, and coverage that's probably approaching 1.4x. It's a very healthy loan. There was no need to have a pay down on the principal balance for that loan.

Got it. All right. Thanks for the color, guys.

Thank you.

Our next question comes from Craig Kucera with Lucid Capital Markets.

Hey, good morning, guys. I see the coupon on the Park City, Utah assets but Can we get the all-in SOFR spread for that one?

The spread on that loan was three and a quarter over. That also has an exit fee as part of the financing terms on that.

Is that roughly 40 basis points above the coupon, or how should we think about that?

Yeah, the exit fee just amortized over three years. 33 basis points as a way to think about a 1% exit fee. Right?

Okay.

You can just tack that on to the spread.

Okay, that makes sense. I'm just curious, your comments about competition and a little bit of spread compression. You look at what you originated here in the second quarter versus the fourth quarter and first quarter. SOFR spreads are a little bit down. How much of that would you attribute to mix versus just the overall market?

I think a big part of it is mix. The assets that we originated were because they were largely commercial assets, we had additional pricing power, I think, with those. That resulted in the higher returns for those loans that we originated. I think we banked a pretty meaningful amount of net interest margin over the last two quarters. We've been selectively thinking about expanding originations in this quarter to do a little bit more in the multifamily where available. Again, the pricing there, market pricing for a full loan on a multifamily deal today is probably SOFR. It can range anywhere from SOFR 235-275, depending on who's pricing the financing and the cash flow of the asset.

We're generally looking at those multifamily deals in the SOFR +265-295 range, where we can achieve that type of pricing. Again, round numbers. I think in the next quarter or two, we'll be able to originate a few of those loans at maybe a little bit tighter net interest margin to continue to grow the portfolio and balance the mix.

Got it. I feel like earlier in the year, you thought you were going to grow your loan portfolio to maybe $950 million. Is that still the target for the year? Can you talk about what's your anticipated pacing? Is that front-loaded? Is that back-loaded? Just any thoughts would be helpful.

I think they're still on target to end at that $950 million-$960 million number, which would put us about $200 million net of where we ended the quarter at. Maybe about $170 million net up from where we are today. A significant part of that will be end of Q3 and then into Q4. The pipeline of what we're looking at right now for Q3 closings would all be towards the end of the quarter.

Got it. Okay. That's helpful. Just one more for me. We're inside of a month from the maturation of the $44 million Dallas office loan. Based on your conversations with the borrower, can you handicap whether or not you think it'll be paid or extended?

We believe that loan will be paid off. We have been in negotiations. Now, what happens with these extensions and these loan mods and payoffs when we get to the situation, oftentimes it doesn't really come to a head until just prior to it needs to. We are actively in discussions with the sponsorship, but we do believe that will be a payoff.

Okay, that's helpful. Thank you.

Sure.

Our next question comes from Christopher Nolan with Ladenburg Thalmann.

Hey, guys. On the office question, is the reserve reflecting some sort of anticipation of a restructuring if these guys are short?

No, it's really more just a function of the overall CECL model, and looking at the current collateral value. As part of negotiations on this one, we did get an appraisal, and I would say that the stabilized value of that appraisal would show that we have a covered loan. It's really just a function of where we are today in the maturity window of that loan.

Great. They're going to be theoretically taken out by a bank, correct?

Most likely. Right. We're not 100% sure on how they're going to recapitalize it, but that's our belief.

In that case, what's the current LTVs that banks are making for office loans these days?

You know what, Chris? We see it all over the map, or all over the board, I should say. I don't know. My guess is maybe that's a 65% number. Something along those lines.

Chris, you've got great sponsorship here too, that's been supportive of the asset. We're not clear exactly on how they're going to recapitalize it, they've been able to step up and support the asset when needed. I'm sure that will happen come the refinance.

Great. Follow-up is on the paid-in capital. I saw a quarter-over-quarter increase to $340 million from $304 million. What was that related to, please?

I'm not sure I follow your question.

I'm looking on balance sheet, paid-in capital. Maybe I missed it. I confuse it. I take it offline. It's no big deal. Okay. Thank you.

Our next question comes from Chris Muller with Citizens Capital Markets.

Hey, guys. Thanks for taking the questions. I see the comment in the deck on deploying the rights offering still ongoing. I guess the question is, how much of a drag on earnings in the second quarter was that capital not being fully deployed? I'm just trying to get a sense of run rate earnings ex that drag.

Thanks for the question, Chris. I would say it's a little bit of a drag, right? For the quarter, we were a net reduction of $10 million when you take the $75 million of production offset by the $85 million of repayments. We're probably lagging a little bit behind our overall production forecast, but we still remain confident in hitting our numbers by the end of this year. That's consistent with the messaging we've been providing. Tom mentioned about a net portfolio growth of about $200 million, a lot of that's going to come September through Q4. We still feel really good. Jared commented we have about $300 million of term sheets outstanding currently. We remain very committed and supportive of our year-end forecast.

Got it. Maybe shifting gears a little bit. On repayments, what was the timing of repayments in the quarter? I'm just looking at the $70 million of cash and wondering if there were late repayments that elevated that number at all.

A lot of it was really the $55 million loan was repaid in early April, I think it was. From an earnings perspective, we didn't replace a lot of that until later in the quarter. That's why we saw a $0.01 decline from Q1. We were just sitting on that excess cash. We also had proactively repaid the repo associated with that loan in Q1 just because of the surety of closing. We received more cash as part of that repay.

Got it. That makes a lot of sense. Appreciate you guys taking the questions today.

Thank you.

This concludes our question-and-answer session. I would like to turn the conference back over to Tom Lorenzini, President and Chief Investment Officer, for any closing remarks.

Thank you, everyone, for joining today's call. Please reach out to investor relations if you are interested in scheduling a meeting with Seven Hills. Operator, that concludes our call.

The conference has now concluded. Thank you for attending today's presentation. You may now disconnect.

Please note this event is being recorded. I would now like to turn the call over to Matt Murphy, Manager of Investor Relations. Please go ahead.

Good morning. Joining me on today's call are Tom Lorenzini, President and Chief Investment Officer, Matt Brown, Chief Financial Officer and Treasurer, and Jared Lewis, Vice President. Today's call includes a presentation by management, followed by a question and answer session with analysts. Please note that the recording, retransmission, and transcription of today's conference call is prohibited without the prior written consent of the company. Note that today's conference call 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 on Seven Hills' beliefs and expectations as of today, April 29, 2026, and actual results may differ materially from those that we project. The company undertakes no obligation to revise or publicly release the results of any revision to the forward-looking statements made in today's conference call.

Additional information concerning factors that could cause those differences is contained in our filings with the Securities and Exchange Commission, or SEC, which can be accessed from the SEC's website. Investors are cautioned not to place undue reliance on any forward-looking statements. In addition, we will be discussing non-GAAP financial numbers during this call, including distributable earnings and distributable earnings per share. A reconciliation of GAAP to non-GAAP financial measures can be found in our earnings release presentation, which can be found on our website at sevnreit.com. With that, I will now turn the call over to Tom.

Thank you, Matt. Good morning, everyone. On our call today, I will start by providing an update on our first quarter performance and recent investment activity, followed by an overview of our loan portfolio. Jared will discuss current market conditions in our pipeline before Matt reviews our financial results and guidance. Yesterday, we reported solid first quarter results, reflecting the continued strength of our fully performing loan portfolio and our disciplined underwriting approach. Distributable earnings for the quarter came in as $5.3 million or $0.24 per share, which was at the high end of our guidance. We reached a new high water mark with approximately $776 million in total outstanding loan commitments after originating three new loans totaling $67.5 million during the quarter, reflecting our continued progress in deploying the capital raised from our December rights offering.

First quarter closings included a $30.5 million loan secured by a medical office property in Atlanta, a $19.5 million loan secured by a grocery anchored retail property in Palmdale, California, and a $17.5 million loan secured by a select service hotel in Scottsdale, Arizona. We also have three additional loans in process that we expect to close in the near term, totaling approximately $78 million, which Jared will speak to in more detail. These originations reflect our ability to source opportunities across property types and geographies while maintaining disciplined underwriting. Importantly, we remain selective in deploying capital and continue to focus on opportunities that meet our return thresholds.

Originations so far in 2026 have been executed at a net interest margin of approximately 195 basis points, representing the highest level we have achieved over the past four years. When including the impact of exit fees, total returns are incrementally higher. We believe this reflects both the strength of our platform and an improved first quarter transaction environment. Turning to our loan portfolio, as of March 31st, we had total loan commitments of approximately $776 million across 26 floating rate first mortgage loans. Our portfolio continues to demonstrate strong credit performance with a weighted average risk rating of 2.8, no realized losses, and all loans current on debt service. Our weighted average all-in yield at quarter end was 7.8%, and our weighted average loan-to-value at origination remained conservative at 66%.

During the quarter, we received the full repayment of a $16 million loan secured by a hotel in Lake Mary, Florida, and subsequent to quarter end, we received an additional $54.6 million from the repayment of a multifamily loan in Ohio. We are also expecting the repayment of a $26.5 million loan secured by an office building in suburban Chicago as early as this week. Upon payoff, this will reduce our overall office exposure to approximately 21% of the current portfolio. This repayment activity meaningfully increases our available capital and supports continued deployment into new investments. With recent loan repayments, we currently have approximately $110 million of cash on hand and nearly $400 million of available capacity under our secured financing facilities.

As previously announced, we extended the maturities of our UBS and Wells Fargo financing facilities to 2028 and doubled the capacity of the Wells Fargo facility to $250 million, further enhancing our ability to deploy capital and continue growing the portfolio. In summary, we believe Seven Hills is well-positioned to capitalize on an active pipeline of middle-market lending opportunities. While recent headlines have raised concerns around private credit, it is important to note that Seven Hills remains narrowly focused on senior secured commercial real estate lending. This approach is reinforced by RMR's multi-decade track record managing and operating commercial real estate, providing deep asset-level insight, disciplined underwriting, and proven experience across market cycles. With strong liquidity, expectations of improving transaction activity and attractive lending spreads, we remain focused on disciplined execution and generating compelling risk-adjusted returns for our shareholders.

With that, I'll turn the call over to Jared.

Thanks, Tom. Since our last call, we have seen increased volatility across the capital markets, driven in part by the ongoing conflict in Iran and its impact on investor sentiment. Interest rates have also moved higher, with the ten-year treasury rate increasing from approximately 3.95% at the end of February to 4.39% today. The expectation is that the FOMC will maintain its target range for the federal funds rate at 3.5%-3.75% later this afternoon. While the year began with strong transaction activity, continuing the momentum we saw at the end of 2025, recent market volatility has started to have an impact on owners' decision making.

Over the past month, we have seen some moderation in acquisition and sales activity as market participants take a slightly more cautious approach due to the uncertainty around interest rates, inflation, monetary policy, and broader geopolitical developments. With respect to debt capital markets, CMBS market appeared to slow a bit earlier this month given the macroeconomic uncertainty and interest rate volatility. Overall, we have not seen a meaningful pullback in capital availability. Banks, debt funds, life companies and government-sponsored enterprises all remain active. Importantly, our bank partners continue to support transactions through our secured financing facilities. From an activity standpoint, we are seeing a divergence across asset classes. Multifamily refinancing continues to dominate as borrowers work through maturing bridge and construction loans originated in 2021 and 2022.

In contrast, for new acquisitions and in many other asset classes, owners that are not under pressure to transact are generally waiting for greater clarity on macroeconomic conditions before moving forward with buy, sell, or refinance decisions. However, despite this period of slow acquisition transaction volume, assets still need to be financed, and we continue to see consistent demand for flexible lending solutions. As a result, our pipeline remains strong and we have over $125 million of term sheets outstanding for new loan opportunities and three loans totaling $78 million currently in diligence that we expect to close imminently. These include a $39.2 million loan secured by a multifamily property in Georgia, a $22.7 million loan secured by a medical office property in Texas, and a $16 million loan secured by a self-storage property in Pennsylvania.

In addition, we continue to evaluate a range of opportunities across the industrial, storage, retail, and hospitality sectors, where we believe we can achieve more attractive risk-adjusted returns relative to more competitive segments of the market. Importantly, we remain disciplined in our approach. While competition remains elevated in certain sectors, particularly multifamily, we are focused on transactions that offer attractive yields. We believe our ability to provide certainty of execution and flexibility to borrowers is a key differentiator in the current environment. Overall, while near-term transaction activity may remain somewhat uneven given ongoing macro uncertainty, we believe the current backdrop represents an attractive opportunity for lenders with available capital and a disciplined underwriting approach. As conditions stabilize, we expect to continue to selectively deploy capital into opportunities that meet both our credit standards and return thresholds.

With that, I'll turn the call over to Matt to discuss our financial results.

Thank you, Jared, and good morning, everyone. Yesterday, we reported first quarter distributable earnings of $5.3 million or $0.24 per share, which includes $0.08 of dilution related to our rights offering in December. As expected, the rights offering has impacted earnings in the near term. However, deployment of the proceeds is progressing well. New loan investments over the last 2 quarters have contributed $0.03 per share to distributable earnings in the first quarter. As Tom mentioned, originations so far in 2026 have been executed at net interest margins of 1.95%, the highest level over the past 4 years. During the first quarter, interest rate floors remained active for seven of our loans, a structural feature of our portfolio that actively protects earnings in a declining rate environment.

These floors contributed $0.01 per share of earnings protection for the quarter based on SOFR as of March 31st. All but one of our loans contain floors ranging from 25 basis points to 4.34%, providing a meaningful baseline of downside protection as the rate environment evolves. Earlier this month, our board declared a regular quarterly dividend of $0.28 per share, which equates to an annualized yield of approximately 14% based on yesterday's closing price. Although distributable earnings have not covered our dividend over the past quarter, we remain committed to this dividend level through 2026 at a minimum and expect distributable earnings to trend back to our quarterly dividend level by the end of this year. Overall, we expect second quarter distributable earnings to be in the range of $0.23-$0.25 per share.

As the proceeds from the rights offering are invested and capital from loan repayments is redeployed, we expect the incremental earnings contribution by the end of the year to offset the impact of the higher share count. Credit quality remains strong at Seven Hills. Our CECL reserve stands at a modest 130 basis points of total loan commitments, flat from last quarter, and is supported by a conservative portfolio risk rating of 2.8, also unchanged. The portfolio is well diversified by property type and geography, and all loans are current on debt service. Importantly, we have no 5-rated loans, no collateral-dependent loans, and no loans with specific reserves.

This reflects a disciplined underwriting and asset management process that we believe creates durable long-term value for shareholders. That concludes our prepared remarks. Operator, please open the line for questions.

We will now begin the question-and-answer session. To ask a question, you may press star then one on your telephone keypad. If you are using a speakerphone, please pick up your handset before pressing the keys. If at any time your question has been addressed and you would like to withdraw your question, please press star then two. At this time, we will pause momentarily to assemble our roster. The first question today comes from Jason Weaver with Jones Trading. Please go ahead.

Hi. Good morning, guys. Thanks for taking my question. I thought it was notable about your origination NIM of 195 in this quarter being about 35 basis points wider than last year's average. Is that a function of just mix? You know, pocket to the market that you're able to access that others aren't? We're just seeing, you know, opposite sort of trends at some of your peers. Where do you see the rest of the year's NIM settling? How much of that is step of the base rate?

Yeah. Thanks for the question. The loans that we did in Q1, the properties were medical office, retail, and hospitality. There was no multifamily in there, which is where we see the tightest pricing and the narrowest margin. We were able to, you know, attract some outsized returns, especially when we look at select service hospitality, which, you know, technically, tend to price at a little bit wider spreads. And then medical office as well, and then retail. Those are just, it's really product mix, I think, on those. I would also say that it's. You know, we take a rifle shot approach to the originations, right? You know, while we have a lot of transactions come through the shop, robust pipeline, we really pick our spots.

We're looking to take deals off the street where we're going to achieve that outsized return rather than get into a commodity situation where we're simply bidding against, you know, several other lenders and we're just, you know, everybody's cutting their spreads by 1 or 2 basis points to win the business. We try to avoid those auction-type situations. For the going forward, I would tell you that the 3 loans that we're anticipating closing here in short order, net interest margin on those is probably a little bit inside of that 195, probably closer to about 180. That is just again, as a function of the product types there. We do have a multifamily loan in there that's fairly sizable, relative to the three, which drives down that net interest margin a little bit.

Then the other properties, another medical office and a self-storage, as Jared had mentioned, help round that out. We're able to maintain a healthy margin. It's really the multifamily loans where we're seeing the most compression.

Got it. Understood. That's helpful. I wanted to ask, after the Olmsted Falls repayment in April, I think you're sitting on a, you know, a pretty large chunk of liquidity, almost $0.5 billion. What does the qualifying pipeline look like by sector and size as well as probability of closing, in the near term? What's the realistic deployment timeline?

Thanks, Jason. This is Jared. Right now, the pipeline averages about $1 billion, and it continues to turn over pretty frequently. We're seeing a lot of transactions. As we, you know, mine through them and meet up the ones we wanna look at, they get replenished. We're still seeing quite a bit of activity. The majority of the activity we are seeing today is really for refinancing of assets as opposed to acquisition. Those are a little bit more challenging to underwrite. We do have three loans right now that we're negotiating term sheets on for about $125 million. The average deal size there is, you know, it's a little bit barbell, but we're kind of targeting deals that are in the $25 million-$40 million range as a sweet spot.

When you have the pipeline with the majority of it being refinance, they're a little bit harder to quantify because we're trying to determine whether or not the borrowers, you know, we wanna do deals where borrowers are bringing new cash to the table. We wanna do deals that we understand a reset basis in the transaction, a refinance is much harder to do that than in an acquisition. In terms of our ability to deploy the capital that we have now, like I said, we're negotiating three term sheets at $125 million. We're far along in a couple of those right now. I can't handicap whether or not we'll win all of them, feel pretty good about it.

Then going forward, we'll continue to evaluate quite a bit of multifamily. The majority of our pipeline is in multifamily, but we're not going to. Again, as Tom mentioned, we're not gonna chase deals down to win business by 5, 10, 15 basis points. I think the point is that over the next two quarters, we should have the ability to kind of meet our targets of origination activity in that 100 to 300 over the next two quarters.

Got it. Thank you. I appreciate the color.

Again, if you have a question, please press star one. Your next question comes from Chris Muller with Citizens Capital Markets. Please go ahead.

Hey, everyone. Thanks for taking the questions. Q originations were pretty diverse, and you guys touched on this a little bit. Is there a particular asset type that you guys do wanna increase exposure to? Or are you more just looking at the best opportunities across the board that aren't in super competitive, asset classes?

We would certainly like to increase exposure further to multifamily. I think that's beneficial, given it's an extremely liquid market, right? With, you know, Fannie and Freddie playing there, et cetera, and from an investor standpoint as well. The transactions that we are going to pursue there are gonna be ones where we feel that we're making a decent return. That said, other product types certainly make sense in today's world. You know, we've seen the self-storage, like that product. Student housing has been attractive to us. Medical office has been attractive to us. Industrial still remains an attractive asset class. The only thing we're not actively pursuing right now really is new office loans and healthcare related assets.

We don't target per se and say, "Hey, we need to have X% per property type." It's a little bit more of a holistic, making sure we have a diverse portfolio, which we do, and we wanna continue to maintain that. We're really looking for just making the proper returns, you know, risk-adjusted returns, right? If we can pick off a few multifamilies, we'll do that. We're more than capable with the other products as well. Grocery anchored retail is somewhere that we are focused as well.

I know that's a broad-based answer for your question, but, you know, it's, it's a little less formulaic and more about taking that rifle shot approach and making sure that we're lending against quality real estate and making an outsized return to do so.

That's helpful. Then I guess were 1Q origination volumes impacted at all by the geopolitical disruptions? Just how are you thinking about net portfolio growth over the coming quarters?

Yeah, I think, we touched on a little bit. Certainly the first quarter we saw quite a bit of activity. We were very happy with what we saw coming through the pipeline. With the war in Iran, things have slowed a little bit from a transaction standpoint. I think borrowers and investors, if they don't need to make a decision right now, they might pause just to see what's gonna happen with interest rates, given all the volatility that there's been. That said, there's still adequate flow. We anticipate this quarter, with the loans that we've closed, the loans that we're closing, and add a couple spec loans in there, probably $200 million.

We are really from a repayment standpoint, you know, we mentioned we do have an office loan that we believe is repaying possibly this week. Beyond that, we're not expecting any other payoffs in the quarter. We should have pretty good net portfolio growth, maybe $50 million, $75 million, something along those lines, compared to where we are today. You know, Q4, or Q3 and Q4, another $200 million of net portfolio growth.

Got it. Very helpful. If I could just squeeze one last one in. Are there any updates you guys could share on the plans for the Yardley REO property?

That property, it continues to perform just remarkably well. Occupancy right now remains at about 81%-82%. We did renew a large tenant in there. The WALT is almost six years now on that asset, and there's been quite a bit of activity over the last quarter of new tenants coming in and looking at. We've done some test fit outs for a few tenants that are looking for space. Our goal there really would be if we're able to lease a little bit incrementally some additional space, then we can consider chatting with the board and, you know, looking to dispose of the asset late this year.

Got it. Very helpful. Thanks again for taking the questions.

Yep.

Your next question comes from Christopher Nolan with Ladenburg Thalmann. Please go ahead.

Hi. Just to follow up on the last question in terms of the portfolio growth. Did you say that you're expecting roughly $200 million in incremental portfolio growth for 2026?

Yeah. Ideally, Chris, we end up, you know, close to $950 or so at the end of the year for total portfolio size.

Great. On the allowance reserve, does the steeper yield curve sort of impact the reserving? What I'm thinking about is if someone has a property and, you know, interest rates are higher and they have to refinance, they're going to have to toss in more equity to do that. Does CECL sort of require you to increase your allowances, loan rates go up?

Yeah. It's an interesting question. You know, there's a lot of factors that go into the CECL reserve. Some of them are related to our specific portfolio, you know, maturities, et cetera, as well as a lot of, you know, economic factors. You know, what I would say is, we would expect our reserve at 1.3% of total commitments to be probably, you know, hanging around there for a while. It could tick down a little bit. You know, Tom mentioned an office loan we're expected to repay in the near term. We have some other office loan maturities coming up this year.

Overall, you know, we have a pretty modest overall reserve at 1.3%, which I think is on the low end for some of our mortgage REIT peers.

Great. Final question. Given the jump in fuel prices, for projects which are being repositioned, you know, with the developer, is there any sort of requirement for the developer? I mean, obviously the construction costs are gonna go up, the input's gonna go up. How does that impact your underwriting? Do you require the developer to put in more equity or no real impact at all?

A couple things. One, our portfolio as far as future fundings is really somewhat limited. I think it's 6% of the total commitment, so it's not that sizable. If we're in a situation where it's a value add transaction and there are cost increases beyond what we have budgeted for, when we close the transaction, there's typically going to be an equity rebalance that's required from sponsorship. Meaning if a project is started and they commence rehab or construction, what have you, and there's X dollars available inside the loan to fund those costs, but the costs actually come in higher, they would be required to rebalance and come to the table with equity to do so.

Great. Thanks, Tom.

This concludes our question and answer session. I would like to turn the conference back over to Tom Lorenzini, President and Chief Investment Officer, for any closing remarks.

Thanks, everyone, for joining today's call. We look forward to seeing many of you at the upcoming Nareit Conference in New York City this June. Please reach out to investor relations if you're interested in scheduling a meeting with Seven Hills. Operator, that concludes our call.

The conference is now concluded. Thank you for attending today's presentation. You may now disconnect.