AHRT

• FFO, As Adjusted was $14.1 million, or $0.14 per diluted share, for Q2 2026, compared to $13.8 million, or $0.14 per diluted share, in Q2 2025.
• The company raised full-year 2026 FFO, As Adjusted guidance to $0.53–$0.57 per diluted share, up 6% from original guidance.
• On May 20, 2026, the company completed the Multifamily Portfolio Sale First Closing for $485.0 million in gross proceeds, repaying $265.5 million of secured debt and $195.0 million of unsecured debt.
• Same Store NOI (cash basis) grew 8.3% for office and 2.9% for retail compared to Q2 2025.
• As of June 30, 2026, total debt outstanding was $1.0 billion, with 100.0% fixed or economically hedged.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• AH Realty Trust, Inc. held its 2026 Annual Meeting of Stockholders on June 17, 2026.
• Stockholders elected nine directors, each to serve until the 2027 annual meeting.
• The advisory vote on executive compensation was approved with 41,684,017 votes for.
• A total of 62,927,190 shares of common stock were present or represented by proxy at the meeting.

5.07 Submission of Matters to a Vote of Security Holders · 9.01 Financial Statements and Exhibits

• The presentation highlights the company's transformation into a pure-play retail and mixed-use office REIT, with a focus on the Sunbelt, Mid-Atlantic, and Southeast regions.
• Key strategic actions include the completed sale of nine multifamily properties to Harbor Group International for $485 million (closed May 20, 2026), with two more assets under contract for $77 million.
• The company targets reducing leverage from approximately 8.3x to a range of 5.5x–6.5x net debt to total adjusted EBITDAre, using proceeds from asset dispositions.
• Year-to-date through May 22, 2026, the company repurchased approximately 5.6 million shares at a weighted average price of $5.92, and raised its 2026 FFO, as adjusted, guidance midpoint by $0.01 per diluted share.
• The presentation also notes governance changes, including the nomination of two new independent directors and the retirement of two legacy board members after the 2026 Annual Meeting.

7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The nine properties sold were Encore Apartments, The Cosmopolitan, Allied | Harbor Point, 1405 Point, 1305 Dock Street, Chronicle Mill Apartments, Chandler Residences, The Edison, and Liberty Apartments.
• The company expects to complete the sale of Greenside Apartments for $50 million by the end of 2026 and Premier Apartments for $27 million by mid-2027, with no assurance of completion.
• Approximately $465 million of the proceeds were used to pay down debt, and the company intends to use remaining proceeds toward its long-term leverage target of 5.5x–6.5x net debt to total adjusted EBITDA.
• The company plans to retain Smith's Landing and is actively marketing The Everly and Solis Gainesville for sale, as part of its focus on retail and mixed-use office properties.

2.01 Completion of Acquisition or Disposition of Assets · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• As of May 13, 2026, the company had repurchased approximately $39.7 million of common shares, including $27.1 million in 2026.
• After the increase, approximately $60.3 million remains available for future repurchases.
• Repurchases may be made through open market transactions, block trades, or private transactions, subject to market conditions and legal requirements.
• The program does not obligate the company to repurchase any specific number of shares and may be suspended or discontinued at any time.

7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• FFO attributable to common stockholders and OP Unitholders was $20.6 million, or $0.20 per diluted share, for Q1 2026, up from $17.2 million, or $0.17 per diluted share, in Q1 2025.
• FFO, As Adjusted was $15.1 million, or $0.15 per diluted share, for Q1 2026, up from $14.6 million, or $0.14 per diluted share, in Q1 2025.
• The company raised its full-year 2026 FFO, As Adjusted guidance to $0.51–$0.55 per diluted share.
• Same Store NOI grew 2.2% (cash) for retail and 0.7% (cash) for office in Q1 2026 versus Q1 2025.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• On March 13, 2026, AH Realty Trust subsidiaries entered a purchase and sale agreement with an affiliate of Harbor Group International to sell 11 multifamily properties for approximately $562.0 million in cash.
• The sale is subject to customary closing conditions, including title insurance and estoppels, with a $4.0 million credit to the buyer and a 30-day extension option.
• Closing is expected in the second quarter of 2026 (mid-2026), with proceeds directed toward debt reduction to achieve a 5.5x–6.5x net debt to adjusted EBITDA target.
• The company will retain Smith's Landing and intends to market Everly and Solis Gainesville for sale, and is in advanced negotiations to sell two financing investments for about $63 million.

1.01 Entry into a Material Definitive Agreement · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The Board also approved amendments to the operating partnership's certificate and a Third Amended and Restated Agreement of Limited Partnership to rename Armada Hoffler, L.P. to AH Realty Trust, LP, effective March 2, 2026.
• The name changes are solely for rebranding; no other terms of the agreements were altered.

1.01 Entry into a Material Definitive Agreement · 5.03 Amendments to Articles of Incorporation or Bylaws; Change in Fiscal Year