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INVESTMENT IN UNCONSOLIDATED AND CONSOLIDATED JOINT VENTURES | 6 Months Ended
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Jun. 30, 2026
Equity Method Investments and Joint Ventures [Abstract] |
INVESTMENT IN UNCONSOLIDATED AND CONSOLIDATED JOINT VENTURES | INVESTMENT IN UNCONSOLIDATED AND CONSOLIDATED JOINT VENTURES The Company maintains investments in joint ventures. The Company accounts for its investments in unconsolidated joint ventures using the equity method of accounting, unless the venture is a variable interest entity, or VIE, and meets the requirements for consolidation. The Company’s investment in its unconsolidated joint ventures as of June 30, 2026 was $39,267,000. The equity in the income of unconsolidated joint ventures was $4,390,000 for the six months ended June 30, 2026. The unconsolidated joint ventures have not been consolidated as of June 30, 2026, because the Company does not control the investments. The Company’s current joint ventures are as follows: •Petro Travel Plaza Holdings, LLC – TA/Petro is an unconsolidated joint venture with TravelCenters of America Inc. for the development and management of travel plazas and convenience stores. The Company has 50% voting rights and shares 60% of profit and losses in this joint venture. It houses multiple commercial eating establishments, as well as diesel and gasoline operations in TRCC. The Company does not control the investment due to it having only 50% voting rights, and because the partner in the joint venture is the managing partner and performs all of the day-to-day operations and has significant decision-making authority regarding key business components, such as fuel inventory and pricing at the facility. The Company's investment in this joint venture was $22,510,000 as of June 30, 2026. •Majestic Realty Co. – Majestic Realty Co., or Majestic, is a privately-held developer and owner of master planned business parks across the United States. The Company partnered with Majestic to form five active 50/50 joint ventures to acquire, develop, manage, and operate industrial real estate at TRCC. The partners have equal voting rights and equally share in the profit and loss of each joint venture. All outstanding debt attributed to our joint ventures with Majestic have met their respective debt covenants, and hence were not subject to an effective guarantee at June 30, 2026. For those investments in a deficit position, in accordance with the applicable accounting guidance, the Company reclassified excess distributions to Other Liabilities within the Consolidated Balance Sheets. The Company expects to continue to record equity in earnings as a debit to the investment account and if it were to become positive, the Company would reclassify the liability to an asset. If it becomes obvious that any excess distribution may not be returned (upon joint venture liquidation or otherwise), the Company will immediately recognize the liability as income. •On March 29, 2022, TRC-MRC 5, LLC was formed to pursue the development, construction, lease-up, and management of an approximately 446,400 square foot industrial building located within TRCC-East. The construction of the building was completed in the fourth quarter of 2023, and the joint venture has leased 100% of the rentable space. The joint venture refinanced the construction loan in February 2024 with a promissory note. The note matures on February 3, 2035, and had an outstanding balance of $51,630,000 as of June 30, 2026. Since its inception, the Company has received excess distributions resulting in a deficit balance in its investment of $2,006,000. •On March 25, 2021, TRC-MRC 4, LLC was formed to pursue the development, construction, lease-up, and management of a 629,274 square foot industrial building located within TRCC-East. The construction of the building was completed in the fourth quarter of 2022, and the joint venture has leased 100% of the rentable space. The joint venture refinanced its construction loan in March 2023 with a promissory note. The note matures on March 1, 2033, and had an outstanding balance of $59,468,000 as of June 30, 2026. Since its inception, the Company has received excess distributions resulting in a deficit balance in its investment of $6,946,000. •In November 2018, TRC-MRC 3, LLC was formed to pursue the development, construction, leasing, and management of a 579,040 square foot industrial building located within TRCC-East. TRC-MRC 3, LLC qualified as a VIE from inception, but the Company is not the primary beneficiary therefore it does not consolidate TRC-MRC 3, LLC in its financial statements. The construction of the building was completed in 2019, and the joint venture has leased 100% of the rentable space to two tenants. In March 2019, the joint venture entered into a promissory note with a financial institution to finance the construction of the building. The note matures on May 1, 2030 and had an outstanding principal balance of $31,288,000 as of June 30, 2026. The Company's investment in this joint venture was $319,000 as of June 30, 2026. •In August 2016, the Company partnered with Majestic to form TRC-MRC 2, LLC to acquire, lease, and maintain a fully occupied warehouse at TRCC-West. The partnership acquired the 651,909 square foot building for $24,773,000, and was largely financed through a promissory note. The promissory note was refinanced on June 1, 2018 with a $25,240,000 promissory note. The note matures on July 3, 2028 and had an outstanding principal balance of $20,114,000 as of June 30, 2026. The building was 100% leased as of June 30, 2026. During 2026, the Company received excess distributions resulting in a deficit balance in its investment of $308,000. •In September 2016, TRC-MRC 1, LLC was formed to develop and operate an approximately 480,480 square foot industrial building at TRCC-East. The joint venture completed construction in 2017. The joint venture refinanced its construction loan in December 2018 with a mortgage loan. The original balance of the mortgage loan was $25,030,000, of which $20,397,000 was outstanding as of June 30, 2026. Since inception of the joint venture, the Company has received excess distributions resulting in a deficit balance in its investment of $1,176,000. •TRC-DP1, LLC - This joint venture was formed on October 4, 2024 with Dedeaux Properties to develop, manage, and operate a 510,385 square foot industrial building at TRCC-East on land to be contributed by the Company. On April 28, 2026, the Company contributed approximately 24.57 acres of land to TRC-DP1, LLC at a fair value of $9,632,423, in addition to $220,000 of other capitalized development costs. The Company recognized revenues of $6,854,000 and deferred profit of $2,999,000 after applying the five-step revenue recognition model in accordance with ASC Topic 606 — Revenue From Contracts With Customers and ASC Topic 323, Investments — Equity Method and Joint Ventures. Substantially all project assets and liabilities are held by TRC-DP 1 Owner, LLC, a wholly owned subsidiary of TRC-DP1, LLC. On April 28, 2026, TRC-DP 1 Owner, LLC entered into a construction loan agreement with Fifth Third Bank, N.A. providing for a loan of up to $38,800,000 to fund development of the project. The loan bears interest at Term SOFR plus 2.50% and matures on April 28, 2029, subject to two one-year extension options. The note had no outstanding balance as of June 30, 2026. The Company, through Tejon Ranchcorp, has jointly provided customary completion and payment guarantees with Dedeaux Properties, LLC. The project is expected to be available for occupancy in the first quarter of 2027. The Company's investment in this joint venture was $7,703,000 as of June 30, 2026. The Company holds a 50% voting interest in TRC-DP1, LLC and participates in its governance through an executive committee with equal representation from each member. Substantially all significant operating and financial decisions require the approval of both members. Dedeaux Properties serves as the administrative member and is responsible for the day-to-day management and operations of TRC-DP1, LLC. The Company is entitled to 60% of TRC-DP1, LLC’s profits and losses. •TRCC/Rock Outlet Center LLC – This joint venture was formed in 2013 with Rockefeller Group Development Corporation, or Rockefeller to develop, own, and manage a net leasable 326,000 square foot outlet center on land at TRCC-East. At June 30, 2026, the Company’s equity investment balance in this joint venture was $8,735,000. The Company controls 50% of the voting interests of TRCC/Rock Outlet Center LLC; thus, it does not control the joint venture by voting interest alone. The Company is the named managing member. The managing member’s responsibilities relate to the routine day-to-day activities of TRCC/Rock Outlet Center LLC. However, all operating decisions during the development period and ongoing operations, including the setting and monitoring of the budget, leasing, marketing, financing, and selection of the contractor for any construction, are jointly made by both members of the joint venture. The Company concluded that both members have significant participating rights that are sufficient to overcome the presumption of the Company controlling the joint venture through it being named the managing member. Therefore, the investment in TRCC/Rock Outlet Center LLC is being accounted for under the equity method. On January 22, 2026, the TRCC/Rock Outlet Center LLC joint venture extended the maturity date of its term note with a financial institution from December 31, 2025 to December 30, 2028. As of June 30, 2026, the outstanding balance of the term note was $19,899,000. The Company and Rockefeller guarantee the performance of the debt. •Centennial Founders, LLC – CFL is a joint venture with TRI Pointe Homes to pursue the entitlement and development of land that the Company owns in Los Angeles County. As of June 30, 2026, the Company owned 93.95% of CFL. The Company’s investment balance in each of its unconsolidated joint ventures differs from its capital accounts in the respective joint ventures. The variance represents the difference between the cost basis of assets contributed by the Company and the agreed upon fair value of those assets.
| Three Months Ended June 30,
| 2026 |  | 2025 |  | 2026 |  | 2025 |  | 2026 |  | 2025
| Joint Venture |  | TRC
($ in thousands) | Revenues |  | Earnings (Loss) |  | Equity in Earnings (Loss)
Petro Travel Plaza Holdings, LLC | $ | 43,688 |  |  | $ | 37,426 |  |  | $ | 3,683 |  |  | $ | 3,485 |  |  | $ | 2,210 |  |  | $ | 2,091 |
TRCC/Rock Outlet Center LLC 1 | 1,802 |  |  | 1,541 |  |  | (459) |  |  | (1,007) |  |  | (229) |  |  | (503) |
TRC-MRC 1, LLC | 1,287 |  |  | 1,293 |  |  | 503 |  |  | 487 |  |  | 251 |  |  | 244 |
TRC-MRC 2, LLC | 1,766 |  |  | 1,775 |  |  | 1,060 |  |  | 968 |  |  | 530 |  |  | 484 |
TRC-MRC 3, LLC | 1,110 |  |  | 1,105 |  |  | 256 |  |  | 242 |  |  | 129 |  |  | 121 |
TRC-MRC 4, LLC | 1,923 |  |  | 1,917 |  |  | 215 |  |  | 145 |  |  | 107 |  |  | 72 |
TRC-MRC 5, LLC | 1,692 |  |  | 1,734 |  |  | 205 |  |  | 92 |  |  | 102 |  |  | 46 |
Total | $ | 53,268 |  |  | $ | 46,791 |  |  | $ | 5,463 |  |  | $ | 4,412 |  |  | $ | 3,100 |  |  | $ | 2,555 |
Centennial Founders, LLC | $ | — |  |  | $ | — |  |  | $ | (15) |  |  | $ | (18) |  |  | Consolidated
1 Revenues for TRCC/Rock Outlet Center LLC are presented net of non-cash tenant allowance amortization of $0.2 million and $0.3 million for the three months ended June 30, 2026 and June 30, 2025, respectively.
The condensed statements of operations for the six months ended June 30, 2026 and 2025 and condensed balance sheet information of the Company’s unconsolidated joint ventures as of June 30, 2026 and December 31, 2025 are as follows:
| Six Months Ended June 30,
| 2026 |  | 2025 |  | 2026 |  | 2025 |  | 2026 |  | 2025
| Joint Venture |  | TRC
($ in thousands) | Revenues |  | Earnings (Loss) |  | Equity in Earnings (Loss)
Petro Travel Plaza Holdings, LLC | $ | 76,255 |  |  | $ | 68,898 |  |  | $ | 4,377 |  |  | $ | 4,373 |  |  | $ | 2,626 |  |  | $ | 2,624 |
TRCC/Rock Outlet Center LLC 1 | 3,757 |  |  | 3,191 |  |  | (821) |  |  | (1,736) |  |  | (410) |  |  | (868) |
TRC-MRC 1, LLC | 2,574 |  |  | 2,576 |  |  | 983 |  |  | 925 |  |  | 491 |  |  | 463 |
TRC-MRC 2, LLC | 3,583 |  |  | 3,595 |  |  | 2,116 |  |  | 2,045 |  |  | 1,058 |  |  | 1,022 |
TRC-MRC 3, LLC | 2,229 |  |  | 2,226 |  |  | 509 |  |  | 489 |  |  | 255 |  |  | 244 |
TRC-MRC 4, LLC | 3,845 |  |  | 3,853 |  |  | 416 |  |  | 354 |  |  | 208 |  |  | 177 |
TRC-MRC 5, LLC | 3,332 |  |  | 3,432 |  |  | 325 |  |  | 101 |  |  | 162 |  |  | 51 |
Total | $ | 95,575 |  |  | $ | 87,771 |  |  | $ | 7,905 |  |  | $ | 6,551 |  |  | $ | 4,390 |  |  | $ | 3,713 |
Centennial Founders, LLC | $ | — |  |  | $ | — |  |  | $ | (37) |  |  | $ | (54) |  |  | Consolidated
1 Revenues for TRCC/Rock Outlet Center LLC are presented net of non-cash tenant allowance amortization of $0.3 million and $0.3 million for the six months ended June 30, 2026 and June 30, 2025, respectively.
| June 30, 2026 |  | December 31, 2025
| Joint Venture | TRC |  | Joint Venture | TRC
($ in thousands) | Assets | Debt | Equity (Deficit) | Equity |  | Assets | Debt | Equity (Deficit) | Equity
Petro Travel Plaza Holdings, LLC | $ | 77,106 |  | $ | (10,649) |  | $ | 57,907 |  | $ | 22,510 |  |  | $ | 70,763 |  | $ | (11,030) |  | $ | 53,530 |  | $ | 19,884 |
TRCC/Rock Outlet Center LLC | 53,818 |  | (19,899) |  | 33,104 |  | 8,735 |  |  | 54,881 |  | (20,039) |  | 33,940 |  | 9,146 |
TRC-MRC 1, LLC | 23,031 |  | (20,397) |  | 1,995 |  | — |  |  | 23,510 |  | (20,763) |  | 2,112 |  | — |
TRC-MRC 2, LLC | 19,769 |  | (20,114) |  | (252) |  | — |  |  | 21,759 |  | (20,496) |  | 380 |  | 234 |
TRC-MRC 3, LLC | 33,484 |  | (31,288) |  | 2,252 |  | 319 |  |  | 33,503 |  | (31,777) |  | 1,450 |  | 98 |
TRC-MRC 4, LLC | 46,549 |  | (59,468) |  | (12,620) |  | — |  |  | 47,004 |  | (59,960) |  | (13,709) |  | — |
TRC-MRC 5, LLC | 47,845 |  | (51,630) |  | (2,057) |  | — |  |  | 48,510 |  | (52,027) |  | (2,488) |  | — |
TRC-DP1, LLC | 12,903 |  | — |  | 12,850 |  | 7,703 |  |  | — |  | — |  | — |  | 624 |
Total | $ | 314,505 |  | $ | (213,445) |  | $ | 93,179 |  | $ | 39,267 |  |  | $ | 299,930 |  | $ | (216,092) |  | $ | 75,215 |  | $ | 29,986 |
Centennial Founders, LLC | $ | 110,571 |  | $ | — |  | $ | 110,269 |  | *** |  | $ | 109,287 |  | $ | — |  | $ | 108,906 |  | ***
*** Centennial Founders, LLC, is consolidated within the Company's financial statements.

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- Definition The entire disclosure for equity method investments and joint ventures. Equity method investments are investments that give the investor the ability to exercise significant influence over the operating and financial policies of an investee. Joint ventures are entities owned and operated by a small group of businesses as a separate and specific business or project for the mutual benefit of the members of the group. + References Reference 1: http://www.xbrl.org/2003/role/recommendedDisclosureRef -Topic 740 -SubTopic 323 -Name Accounting Standards Codification -Section 50 -Paragraph 2 -Subparagraph (f) -Publisher FASB -URI https://asc.fasb.org/1943274/2147478156/740-323-50-2 Reference 2: http://www.xbrl.org/2003/role/disclosureRef -Topic 323 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 3 -Subparagraph (a)(3) -Publisher FASB -URI https://asc.fasb.org/1943274/2147481687/323-10-50-3 Reference 3: http://www.xbrl.org/2003/role/disclosureRef -Topic 323 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 3 -Subparagraph (d) -Publisher FASB -URI https://asc.fasb.org/1943274/2147481687/323-10-50-3 Reference 4: http://www.xbrl.org/2003/role/disclosureRef -Name Accounting Standards Codification -Topic 323 -Publisher FASB -URI https://asc.fasb.org/323/tableOfContent + Details
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