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Note 7 - Mortgage Notes Payable

6 Months Ended

Jun. 30, 2025

Mortgage Notes Payable Disclosure [Text Block]

7. MORTGAGE NOTES PAYABLE

Mortgage notes payable consist of the following:

	*Principal as of*
	*June 30,*			*December 31,*			*Loan*	*Interest*
Mortgage note property	*2025*			*2024*			*Type*	*Rate (1)*			*Maturity*
Dakota Center (2)	$	8,873,095		$	9,091,395		Fixed		4.74	%	7/6/2024
Research Parkway (3)	-			1,526,860			N/A	N/A			N/A
Arapahoe Service Center		8,670,000			8,670,000		Fixed		6.75	%	12/5/2029
Union Town Center (3)	-			7,709,746			N/A	N/A			N/A
One Park Centre (6)		5,854,250			5,919,517		Fixed		4.77	%	9/5/2025
Genesis Plaza (6)		5,749,126			5,813,843		Fixed		4.71	%	9/6/2025
Shea Center II (6)		16,507,833			16,660,803		Fixed		4.92	%	1/5/2026
West Fargo Industrial (4)		5,750,000			5,750,000		Fixed		7.14	%	7/6/2029
Grand Pacific Center (5)		6,424,930			6,460,405		Fixed		6.35	%	5/10/2033
Baltimore		5,670,000			5,670,000		Fixed		4.67	%	4/6/2032
Mandolin		3,474,942			3,508,702		Fixed		4.35	%	4/20/2029
Subtotal, Presidio Property Trust, Inc. Properties	$	66,974,176		$	76,781,271
Model Home mortgage notes (7)		28,445,612			26,060,798		Fixed		6.00% - 8.00%		2025 - 2030
Mortgage Notes Payable	$	95,419,788		$	102,842,069
Unamortized loan costs		(815,984	)		(747,975	)
Mortgage Notes Payable, net	$	94,603,804		$	102,094,094

(1)	Interest rates as of June 30, 2025.
(2)	The non-recourse loan on the Dakota Center property matured on July 6, 2024. Management has been in negotiations with the special servicer of the loan in modifying and/or extending the loan or possibly selling the building. We have not been able to come to an agreement regarding a situation in which the loan is modified or extended. During December 2024, the lender agreed to the broker the Company would use to sell the property to settle the non-recourse debt. As of June 30, 2025, the note payable is included in the mortgage notes payable related to properties held for sale, net on the consolidated balance sheet. The loan is considered non-recourse and we will not be required to make up the difference if the property sells for less than the loan balance. See Note 4. Real Estate Assets above for further discussion on impairment of the property.
(3)	These properties were sold during February 2025 and their loan balances were paid in full.
(4)	On June 20, 2024, the Company, through its subsidiary, refinanced the mortgage loan on our West Fargo Industrial properties, and entered into a loan agreement for approximately $5.75 million, a term of five years, with an interest rate of 7.14%. The loan agreement has a Debt Service Coverage Ratio ("DSCR") minimum of 1.20 to 1.00 as calculated by Lender, in which: (a) the numerator is the Underwritten Net Cash Flow, and (b) the denominator is the annual Debt Service, tested at the end of each fiscal quarter.
(5)	On May 5, 2023, the Company, through its subsidiary, refinanced the mortgage loan on our Grand Pacific Center property and entered into a construction loan related to the tenant improvement associated with the KLJ Engineering LLC lease to occupy 33,296 square feet of the building. The refinanced loan is for approximately $3.8 million, a term of 10 years, with an interest rate of 6.35%, for the first 60 months. The interest rate is subject to reset in year five on June 10, 2028. The construction loan is for approximately $2.7 million, a term of 10 years, and will begin amortizing in year three, with an interest rate of 6.35%, for the first 60 months. The interest rate is subject to reset in year five on June 10, 2028. As of June 30, 2025, we had fully drawn down the loan amount of approximately $2.7 million on the construction loan.
(6)	These mortgage loans mature within the next twelve months and management is reviewing various options for the loan maturity, including but not limited to refinancing, restructuring and or selling these properties. As we get closer to the loan maturity date, the Company will finalize our plans. As of June 30, 2025, we have finalized terms sheets to refinance the loans on Genesis Plaza and One Park Centre from third party lenders. The Genesis Plaza loan closed on August 6, 2025 and the One Park Centre loan is expected to close in September 2025. We have begun exploring options for the Shea Center II loan which matures in January 2026, although there can be no guarantee we will be successful in refinancing the properties.
(7)	As of June 30, 2025, there were five model homes included as real estate assets held for sale. Our model homes have stand-alone mortgage notes at interest rates ranging from 6.0% to 8.0% per annum as of June 30, 2025.

The loan agreement between NetREIT Model, Homes, Inc. (“NRMH”) and its Lender has a covenant for a Fixed Charge Coverage Ratio (“FCCR”) as defined for NRMH as of any date that equals (a) the sum of (i) EBITDA for the period ended as of such date minus (ii) distributions for the period ended as of such date divided by (b) the sum of (i) principal payments paid for the period ended as of such date plus (ii) interest expense for period ended as of such date. The FCCR is to be no less than 1.10 to 1.00, tested at the end of each fiscal quarter. As of June 30, 2025, NRMH was in compliance with this covenant. The Company and standalone subsidiaries have other various quarterly and annual reporting requirements to the individual property lenders and the Company is in compliance with all material conditions and covenants on those mortgage notes payable as of June 30, 2025, with the exception for Dakota Center's loan maturity.

Scheduled principal payments of mortgage notes payable were as follows as of June 30, 2025:

	*Commercial*		*Model*
	*Properties*		*Homes*		*Total Principal*
Years ending December 31:	*Notes Payable*		*Notes Payable*		*Payments*
2025	$	20,695,521	$	3,665,513	$	24,361,034
2026		16,645,343		3,031,062		19,676,405
2027		302,885		626,929		929,814
2028		322,652		9,075,310		9,397,962
2029		17,292,071		6,207,711		23,499,782
Thereafter		11,715,704		5,839,087		17,554,791
Total	$	66,974,176	$	28,445,612	$	95,419,788