NexPoint Real Estate Finance Q2 2026 Earnings Report

NexPoint Real Estate Finance EPS Results

• Actual EPS: $0.46
• Consensus EPS: $0.40
• Beat/Miss: Beat by +$0.06
• One Year Ago EPS: N/A

NexPoint Real Estate Finance Revenue Results

• Actual Revenue: $27.34 million
• Expected Revenue: $14.57 million
• Beat/Miss: Beat by +$12.76 million
• YoY Revenue Growth: N/A

NexPoint Real Estate Finance Announcement Details

• Quarter: Q2 2026
• Date: 8/6/2026
• Time: Before Market Opens
• Conference Call Date: Thursday, August 6, 2026
• Conference Call Time: 11:00AM ET

NexPoint Real Estate Finance (NYSE:NREF) is a publicly traded real estate investment trust (REIT) focused on originating, acquiring and managing a diversified portfolio of commercial real estate debt investments. The company seeks to generate current income and capital appreciation by providing financing solutions across the capital structure for stabilized and transitional properties. Its investments include whole loans, mezzanine loans, preferred equity and other structured credit products secured by multifamily, office, industrial, retail and hospitality assets.

Since its initial public offering in March 2021, NexPoint Real Estate Finance has closed numerous transactions with borrowers nationwide, including both institutional sponsors and privately held owners. The company employs a disciplined underwriting process that emphasizes deep market research, conservative loan-to-value guidelines and active portfolio monitoring. Through these capabilities, it aims to mitigate risk while capturing attractive risk-adjusted returns in varying economic environments.

The firm is externally managed by NexPoint Real Estate Advisors, LLC, an affiliate of NexPoint Advisors, L.P., which brings together a team of real estate investment professionals with experience across debt origination, asset management and workout situations. This alignment of interests seeks to ensure that investment decisions are driven by thorough due diligence and ongoing oversight.

NexPoint Real Estate Finance concentrates its activities within the United States and maintains relationships with a broad network of borrowers, brokers and servicers. With access to flexible capital and a focus on tailoring financing solutions to borrower needs, the company is positioned to capitalize on lending opportunities across market cycles and geographic regions.

NexPoint Real Estate Finance Q2 2026 Earnings Call Transcript

Key Takeaways

• Positive Sentiment: Cash generation and dividend coverage improved: Q2 cash available for distribution rose to $0.58 per diluted share from $0.46 a year earlier, covering the $0.50 dividend by 1.16x. The board declared another $0.50-per-share dividend for Q3.
• Neutral Sentiment: Q2 earnings available for distribution were $0.46 per share, while management guided to a lower Q3 midpoint of $0.43; however, Q3 cash available for distribution is expected to remain above the dividend at $0.55 per share.
• Positive Sentiment: NREF replaced its $180 million senior notes with a $375 million drawable Mizuho term loan and a total return swap that reduces net interest cost to SOFR plus 245 basis points. Management said the refinancing removes a near-term liability overhang and improves balance-sheet flexibility.
• Positive Sentiment: The company funded $94.7 million of new and follow-on investments during the quarter, including a $20.2 million multifamily preferred investment and a $42.6 million life-science mezzanine loan, both carrying 14% coupons. More than $70 million of the previously identified pipeline was converted into funded assets.
• Positive Sentiment: Management reported stable credit metrics and improving operating trends, including residential lease trade-outs turning positive in July and the LYFE life-science property reaching 85% leased from 71%. The portfolio was 80.3% stabilized with 63.4% loan-to-value and a 1.39x weighted-average DSCR, although book value per share declined 1.9% sequentially.

Presentation

[Operator]

Hello, everyone. Thank you for joining us, welcome to the NexPoint Residential Trust quarter two 2026 earnings call. After today's prepared remarks, we will host a question-and-answer session. If you would like to ask a question, please press star one to raise your hand. To withdraw your question, press star one again. I will now hand the conference over to Kristen Griffith, Investor Relations. Kristen, please go ahead.

[Kristen Griffith, Investor Relations at NexPoint Residential Trust]

Thank you. Good day, everyone, welcome to NexPoint Real Estate Finance conference call to review the company results for the second quarter ended June 30th, 2026. On the call today are Paul Richards, Executive Vice President and Chief Financial Officer, and Matt McGraner, Executive Vice President and Chief Investment Officer. As a reminder, this call is being webcasted to the company's website at nref.nexpoint.com. Before we begin, I would like to remind everyone that this conference call contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 that are based on management's current expectations, assumptions, and beliefs. Listeners should not place undue reliance on any forward-looking statements and are encouraged to review the company's annual report on Form 10-K and the company's other filings with the SEC for a more complete discussion of risks and other factors that could affect the forward-looking statements.

[Kristen Griffith, Investor Relations at NexPoint Residential Trust]

The statements made during this conference call speak only as of today's date except as required by law, NREF does not undertake any obligation to publicly update or revise any forward-looking statements. This conference call also includes an analysis of non-GAAP financial measures. For a more complete discussion of these non-GAAP financial measures, see the company's presentation that was filed earlier today. I would now like to turn the call over to Paul Richards. Please go ahead, Paul.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

Thanks, Kristen, good morning, everyone. I'll walk through our quarterly results, cover the balance sheet, and provide guidance for Q3 before turning it over to Matt for a deeper dive on the portfolio and macro lending environment. For the second quarter, we reported a net income of $0.29 per diluted share, compared to $0.54 for Q2 2025. The earnings available for distribution was $0.46 per diluted share in Q2, compared to $0.43 per diluted share in the same period of 2025. Cash available for distribution was $0.58 per diluted share in Q2, compared to $0.46 per diluted share in the same period of 2025. We paid a regular dividend of $0.50 per share in the second quarter, which was 1.16x covered by cash available for distribution.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

On July 27, 2026, the board declared a dividend of $0.50 per share payable for the third quarter of 2026. Book value per diluted share decreased by 1.9% from Q1 2026 to $18.60 per diluted share, primarily driven by a small unrealized loss on our stock loan portfolio. Turning to new investments during the quarter. We have continued to originate new investments across our target asset classes, funded through a combination of retained operating cash flow, proceeds from our Series C preferred offering, and additional capacity under our secured financing facilities, reflecting our continued ability to identify and execute attractive opportunities that drive returns for our shareholders.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

We funded a $20.2 million preferred equity investment in a multifamily property that pays a monthly coupon of 14%, a $42.6 million mezzanine loan secured by a life science property at a 14% coupon, and funded an additional $31.9 million on other existing commitments in the quarter. I want to highlight what remains, in our view, the most important development here today. We closed a $375 million drawable term loan facility with Mizuho Capital Markets, which we used to repay our $180 million, 5.75% senior unsecured notes at their May 1st maturity. As of today, there is $362.2 million outstanding on the facility. Concurrently, we entered into a TRS, or a total return swap, with Mizuho, which reduces the effect of our net interest cost to SOFR plus 245.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

The transaction removed the largest near-term liability overhang on our balance sheet and replaced fixed-rate unsecured debt with a floating-rate asset-based financing structure that better aligns with our preference to have additional balance sheet flexibility in terms of prepayment ability and provides a backed leverage solution to enhance returns on new investments. Combined with the $22.6 million we raised in our Series C preferred, we head into the back half of 2026 with what we believe to be one of the cleanest, most flexible capital structures in the commercial mortgage REIT sector. Moving to the portfolio and balance sheet. Our portfolio is comprised of 85 investments, with a total outstanding balance of $1.1 billion. Our investments are allocated across sectors are as follows: 39.4% life sciences, 37.6% multifamily, 15.1% single-family rental, 4.2% storage, 2.1% industrial, and 1.6% marina.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

Our fixed income portfolio is allocated across investments as follows: 27.8% preferred equity investments, 24.9% mezz loans, 17.5% CMBS B-pieces, 17.3% revolving credit facilities, 6.2% senior loans, 4% IO strips, and 2.2% promissory notes. The asset collateralizing our investments are allocated geographically as follows: 31.2% Massachusetts, 16% Texas, 6% Florida, 4.6% Georgia, 5.2% California, 4.7% Maryland, with the remainder across states with less than 4% exposure, reflecting our heavy preference to Sun Belt markets, with Massachusetts and California exposure heavily weighted towards life science. The collateral in our portfolio is 80.3% stabilized, with a 63.4% loan to value and a weighted average DSCR of 1.39 times. We had $836.6 million of debt outstanding, with a weighted average cost of 6.3%

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

That has a weighted average maturity of 2.6 years. Our secured debt is collateralized by $1.4 billion of collateral with a weighted average maturity of 2.7 years and a debt-to-equity ratio of 0.88x. Moving to guidance for the third quarter. Earnings available for distribution, $0.43 per diluted share at the midpoint, with a range of $0.38 on the low end and $0.48 on the high end. Cash available for distribution, $0.55 per diluted share at the midpoint, with a range of $0.50 on the low end and $0.60 on the high end. With that, I'd like to turn it over to Matt for a detailed discussion of the portfolio in the current market environment. Matt?

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Thanks, Paul. Another great quarter of consistent solid execution, so appreciate it. The underlying recurring earnings power of the portfolio is continuing to tick up while we operate at the top of the commercial mortgage REIT peer group on credit. On to our verticals. As Paul noted, residential remains our largest exposure between SFR and multifamily. We believe residential fundamentals are turning and remain constructive. Blended lease trade outs across our owned residential assets progressed from negative 1.7% in April to negative 1.2% in May to negative 50 basis points in June and turned positive 30 basis points in July. That's the first positive blended print since early 2025. New lease trade outs remain the drag, but renewals have been holding up well. The 2021 and 2022 vintage loans are where the compression risk still sits, and as you know, we did very little originations during this period.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Net deliveries peaked at approximately 695,000 units in the trailing 12 months ending Q4 2024 against roughly 282,000 units of average annual deliveries since 2001. CoStar forecasts 2026 deliveries down approximately 49% from 2025, with another 20% decline in 2027, and starts are running approximately 70% below the 2022 peak. Supply is what broke pricing power in 2024 and 2025, and supply is what is going to return it. The structural backdrop has not changed. The cost to own in our markets remains roughly three times the cost to rent, and there's no reasonable mortgage rate path that closes that gap quickly. On to life science. LYFE is now tracking to be 85% leased, up from 71% leased, anchored by Lila Sciences on a long-term lease for 245,000 sq ft with expansion options.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

While indeed it does keep expanding their plan and programming at the asset, obviously a great sign and accretive to our collateral. The demand funnel for our life science collateral has widened materially because of AI and not in spite of it. AI companies need the same purpose-built infrastructure traditional lab tenants need. That is power density, cooling capacity, structural floor loads, ventilation, and vibration tolerances. They cannot retrofit older converted assets at any rent. LYFE has the bones. It's in the right submarket, adjacent to MIT and the broader Cambridge cluster. Our exposure here is not a generic bet on the sector. It's a concentrated bet on first to fill infrastructure-grade assets in elite educational districts that are now also AI corridors. The credit profile is improving as the tenant universe widens. On to self-storage.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Our NSP portfolio continues to outperform with occupancy in the low 90s, and with rent growth and NOI materially ahead of the sector. On the upcoming pipeline, in April, we walked through $190 million+ of NREF investment across 11 active deals and $225 million+ of structured product credit opportunities. As Paul mentioned, we successfully closed in excess of $70 million of this pipeline during the quarter. The pipeline's blended return profile remains well in excess of our cost of capital on the TRS facility, and even with the move higher in the forward curve, pricing power remains with disciplined solution capital providers. To close and summarize, earnings are ahead of guidance we gave in April. Credit continues to hold well. The April pipeline converted into funded assets at double-digit coupons. A residential supply trough that is now visible in operating data rather than forecasts.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Life science collateral that keeps de-risking. Storage is bottoming. A balance sheet purpose-built for exactly the rate environment we are in. As always, I want to thank the team for their hard work, and now we'd like to turn the call over to take your questions.

[Operator]

We will now begin the question-and-answer session. If you would like to ask a question, please press star one to raise your hand. To withdraw your question, press star one again. We ask that you pick up your handset when asking a question to allow for optimum sound quality. If you are muted locally, please remember to unmute your device. Please stand by while we compile the Q&A roster. Your first question comes from the line of Crispin Love with Piper Sandler. Your line is now open. Please go ahead.

[Crispin Love, Director and Senior Research Analyst at Piper Sandler]

Thank you. Good morning. Appreciate you taking my question. First, on the portfolio makeup side, life sciences, I think it's now nearly 40%, exceeds multifamily I think for the first time for you guys. When you take a longer term horizon lookout, how do you think about portfolio sizing with regards to multifamily and life sciences, where those could trend directionally, especially with the AI theme, but also kind of positive themes across multi as well as you look out next several quarters and years?

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Yeah, that's a great question, Crispin, and one that we talk about often. I think in a normalized environment, we'd probably like to keep life sciences to be about a third, or I'd say life science and advanced manufacturing, kind of biomanufacturing, those type of assets in around a third of the pie chart. Obviously in the recent kind of 12-18 months, Alewife is a one-off pretty special opportunity that we were able to take advantage of. Going forward, I think we'd like to have it be a third and have residential kind of be 50%. About the exposure on life science. We are expecting probably to get some of that capital back. The sponsor on Alewife is out running a refi process to recap Alewife whole campus.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

We would get substantial amount of capital back to then go redeploy and our goal would be to probably redeploy most of those proceeds into residential assets.

[Crispin Love, Director and Senior Research Analyst at Piper Sandler]

Perfect. That makes sense. I know there's definitely a unique situation there. Just on the dividend and the outlook, CAD has been ahead of the dividend for some time, but earnings available for distribution has been below for several quarters. Curious if you have a line of sight where you'd think when you think both EAD and CAD could be above the dividend on a sustainable basis, and are you comfortable with the current level given the CAD coverage?

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

Yeah. Another great question, Crispin. We're definitely comfortable with the CAD coverage, which is our gold standard when it comes to distributions and when we've discussed with the board those opportunities for quarterly distributions. Over time, we do think both EAD and CAD will converge. What you've seen too is the increase in CAD over the past few quarters as we discussed in prior calls due to the redeployment accretively into investments via using proceeds from our Series B and now Series C preferred raising. Hope that answers your question.

[Crispin Love, Director and Senior Research Analyst at Piper Sandler]

Perfect. Thank you. I appreciate you taking the question.

[Paul Richards, EVP and CFO at NexPoint Residential Trust]

Thanks, Crispin.

[Operator]

Your next question comes from the line of Jade Rahmani with KBW. Your line is now open. Please go ahead.

[Jade Rahmani, Managing Director and Equity Research Analyst at KBW]

Thank you very much. What are you seeing in terms of underlying credit performance in the multifamily book? Maybe you could touch on both the preferred equity exposure and also the B-piece exposure.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Thanks, Jade. Good morning. I think as it relates to our multifamily exposure, I think we benefited from largely investing and focusing on assets that were agency quality. Fannie and Freddie underwritten assets that were first screened by a JLL or Walker, et cetera, and then underwritten by our team. We did very little of sort of the non-bank floating rate bridge loans that I think some of our peers have done and gotten in trouble with. Most of our collateral on the pref book does sit behind agency loans. To the extent that we've had to take over projects like in Alexandria or Alexander at the District, for example, I think now about a year ago that deal is now leased up and healthy.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

The underlying kind of I guess credit profile of our assets both on the B-piece and preferred qualitatively I think are of a higher standard than our peer group, number one. Number two, most of that exposure was originated in kind of 2018-2020, and then some COVID era lean ins on the B-pieces where we got some outstanding collateral in terms and got paid for it. Didn't do much in 2022, 2023, and now we're kind of back in the market. The higher for longer rate environment I think helps us a little bit on the multifamily because you can see some cracks forming for folks that need to find cash in collateral to refi on the extension tests. So far so good on the B-piece collateral.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

I don't think we took any provisions or saw any credit leaks on that side nor on the pref book to the extent that anything happens there that we certainly have the team to take over the asset and nurture it back to health and then pretty constructive on the transaction market going forward. I think in Q4 as new leasing, we believe new leasing as I said in my prepared comments will inflect higher in Q4. That should attract capital providers both on the debt and the equity side and we're starting to see that in the transaction market. Long-winded answer, but I think that we like our credit exposure and certainly like the setup for supply and demand in the next two, three, four quarters.

[Jade Rahmani, Managing Director and Equity Research Analyst at KBW]

Thanks very much. Alewife seems like a great asset so definitely produce very high returns. Outside of that exposure, life science still remains quite challenged. What are you seeing in the rest of the life science exposure?

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Yeah. Alewife is doing extremely well and unfortunately and fortunately I think we will probably get that capital back sometime in the fourth quarter and it will be a great result. The broader exposure on our life science book continues to sequentially get better tours in our tenants, the attendance in the market list sequentially over Q1 into Q2 we are up 30% and more and we are already seeing in July even with the holiday soaking up the first two weeks that the third quarter is tracking to be ahead in terms of tour activity. We like our kind of broader exposure beyond Alewife and some of our investors and analysts toward those assets and then I think would agree they are first to fill great well-located.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

I'd say that beyond our exposure, the other important point to make is again when we originated it most of it was done kind of in distressed era 2024, 2025, 2026 at a reset basis. We are not originating the loans back in the go-go days in 2021 and 2022 that you are seeing some credit creep and some trouble with our peers.

[Jade Rahmani, Managing Director and Equity Research Analyst at KBW]

Thanks.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

Thanks, Jade.

[Operator]

There are no further questions at this time. I will now turn the call back to management team for closing remarks.

[Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust]

All right. Well, thanks very much for everyone's participation and interest today. Thanks to the teams here at NexPoint and I look forward to speaking after the Q3 call. Have a good day. Thank you. Bye-bye.

[Operator]

This concludes today's call. Thank you for attending. You may now disconnect.

Participants

Analysts

• Kristen Griffith, Investor Relations at NexPoint Residential Trust
• Paul Richards, EVP and CFO at NexPoint Residential Trust
• Matt McGraner, EVP and Chief Investment Officer at NexPoint Residential Trust
• Crispin Love, Director and Senior Research Analyst at Piper Sandler
• Jade Rahmani, Managing Director and Equity Research Analyst at KBW