# EDGAR Filing Document

**Accession Number:** 0001654948
**File Stem:** 0001654948-25-000024
**Filing Date:** 2025-9
**Character Count:** 12736
**Document Hash:** b06922d6264da359f21abd2e77af128b
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001654948-25-000024.hdr.sgml**: 20250912

**ACCESSION NUMBER**: 0001654948-25-000024

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 61

**CONFORMED PERIOD OF REPORT**: 20250813

**ITEM INFORMATION**: Entry into a Material Definitive Agreement

**ITEM INFORMATION**: Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20250912

**DATE AS OF CHANGE**: 20250911

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Hartman vREIT XXI, Inc.
- **CENTRAL INDEX KEY:** 0001654948
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 383978914
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-207711
- **FILM NUMBER:** 251309612

**BUSINESS ADDRESS:**
- **STREET 1:** 11211 KATY FREEWAY
- **STREET 2:** SUITE 309
- **CITY:** HOUSTON
- **STATE:** TX
- **ZIP:** 77079
- **BUSINESS PHONE:** 832-260-6060

**MAIL ADDRESS:**
- **STREET 1:** 11211 KATY FREEWAY
- **STREET 2:** SUITE 309
- **CITY:** HOUSTON
- **STATE:** TX
- **ZIP:** 77079

?xml version='1.0' encoding='ASCII'? hartmanxxi-20250813

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**FORM 8-K**

**CURRENT REPORT**

**Pursuant to Section 13 or 15(d) of the**

**Securities Exchange Act of 1934**

**Date of Report (Date of earliest event reported): August 13, 2025**

**<u>HARTMAN vREIT XXI, INC.</u>**

(Exact name of registrant as specified in its charter)

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| | | |
|:---|:---|:---|
| **<u>Maryland</u>** | **<u>333-207711</u>** | **<u>38-3978914</u>** |
| (State or other jurisdiction of<br>incorporation or organization) | (Commission<br>File Number) | (I.R.S. Employer<br>Identification No.) |

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11211 Katy Freeway, Suite 309

Houston, Texas, 77079

Registrant's telephone number, including area code: **(713) 400 1000**

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 □ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 □ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 □ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 □ Pre-commencement communications pursuant to Rule 13e-4 (c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

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| | | |
|:---|:---|:---|
| **Title of each class** | **Trading Symbol(s)** | **Name of each exchange on which registered** |

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Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2). Emerging Growth Company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

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**Item 1.01 Entry into Material Definitive Agreement**

*Modification to Master Credit Facility*

On August 13, 2025, Hartman vREIT XXI Operating Partnership L.P., Hartman Spectrum, LLC, Hartman 1400 Broadfield LLC, Hartman 16420 Park Ten LLC, Hartman 11211 LLC, and Hartman 7915 FM 1960 LLC, Hartman Timberway II, LLC, Hartman Village Pointe, LLC, Hartman Park Ten Place I & II, LLC, collectively the ("Loan Parties"), entered into an extension and modification (the "Modification") to the master credit facility agreement dated December 27, 2018 with East West Bank ("Lender").

The Modification acknowledges the unpaid principal balance of approximately $41.9 million as of August 13, 2025, and extends the term of the master credit facility agreement to July 15, 2027. The promissory note bears interest at the prime rate, as defined in the master credit facility agreement less a margin of 0.25%. The prime rate index as of August 13, 2025, was 7.50% for an applicable interest rate of 7.25% as of that date.

The Modification further provides Debt Service Coverage Ratio ("DSCR") Requirements. The new minimum DSCR is 1.40, and is tested on a semi-annually basis. Failure to maintain the DSCR triggers a cash flow sweep into a DSCR account until compliance with the DSCR is restored. Further, if the DSCR falls below 1.10, the Loan Parties are in immediate default and will have ten (10) days to cure the default by paying down the principal outstanding balance.

The material terms of the amendment and related amendment documents described herein are qualified in their entirety by the agreements attached as Exhibits 10.1 and 10.2, respectively, to this Current Report on Form 8-K and incorporated herein by reference.

**Item 2.03. Creation of a Direct Financial Obligation or an Obligation under and Off-Balance Sheet Agreement of a Registrant**

The information set forth in Item 1.01 of this Current Report on Form 8-K is incorporated into this Item 2.03 by reference.

**Item 9.01. Financial Statements and Exhibits.** 

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) Exhibits

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| | |
|:---|:---|
| **<u>Exhibit Number</u>** | **<u>Exhibit Description</u>** |
| 10.1 | <u>[M](a13a2025extensionandloan.htm)[odification](a13a2025extensionandloan.htm)[to Master Credit Agreement dated](a13a2025extensionandloan.htm)[December 27, 2018](a13a2025extensionandloan.htm)[by and between East West Bank and Hartman vREIT XXI Operating Partnership LP, Hartman Spectrum, LLC, Hartman 11211, LLC,](a13a2025extensionandloan.htm)[Hartman 1400 Broadfield LLC, Hartman 16420 Park Ten LLC, and Hartman 7915 FM 1960 LLC](a13a2025extensionandloan.htm)</u>  |
| 10.2 | <u>[Press Release](harmanproperties-refinanci.htm)</u> |

---

**SIGNATURE**

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

---

| | | |
|:---|:---|:---|
| | HARTMAN vREIT XXI, INC. | HARTMAN vREIT XXI, INC. |
| | (Registrant) | (Registrant) |
| Date: September 11, 2025 | By: | /s/ Allen R. Hartman |
|  |  | Allen R. Hartman |
|  |  | Chief Financial Officer |

---

## Exhibit 10.1

![](a13a2025extensionandloan001.jpg)

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## Exhibit 10.2

**FOR IMMEDIATE RELEASE**

**Hartman Properties Secures $41.9 Million Loan Modification, Extending Credit Facility Through 2027**

***Strategic transaction fixes interest rate at 6.49%, extends maturity, and enhances stability for Houston and San Antonio office and retail assets***

**Houston, TX — August 30, 2025** — Hartman Properties, a Houston-based real estate investment company, announced today the successful refinancing of its **$41.9 million master credit facility** with East West Bank. The refinancing extends the maturity of the facility to **July 15, 2027** and reinforces Hartman's long-term financial position while enhancing operational flexibility for its Texas real estate portfolio.

**Facility Details & Financial Impact**

The facility, collateralized by **eight office properties and one retail property** located across Houston and San Antonio, reflects Hartman's continued strength in two of Texas' most dynamic markets. The promissory note bears interest at the **prime rate minus 0.25%**, which equates to **7.25% as of August 13, 2025**.

As part of the transaction, Hartman and East West Bank strategically executed a **derivative instrument to fix the interest rate at 6.49%** for the remaining 24 months of the loan term. This structure secures a fixed rate nearly 75 basis points below the market benchmark of prime minus 25, creating a mutually advantageous outcome: the Borrower benefits from a favorable fixed rate over the next two years, while the Lender safeguards its position by locking in protection should market rates decline further. **Leadership Commentary**

"This refinancing marks a significant milestone in Hartman's ongoing strategy to manage leverage prudently, strengthen our balance sheet, and protect investor value," said **Allen R Hartman, Chief Executive Officer of Hartman Properties**. "By extending the facility and fixing our rate well below market levels, we are not only safeguarding against future interest rate risk but also ensuring that we remain well-positioned to support leasing momentum and drive long-term value across our portfolio."

**Portfolio & Market Position**

Hartman's collateralized properties represent a mix of **high-quality office and retail assets in Houston's Energy Corridor, West Houston, and San Antonio**, markets that continue to see demand from tenants in healthcare, energy, and professional services. The refinancing provides stability as Hartman continues executing leasing initiatives, including recent long-term commitments from medical and corporate tenants.

"Houston and San Antonio remain two of the strongest growth markets in the country," Hartman added. "This refinancing ensures that we can continue to meet the needs of tenants, reinvest in our properties, and create positive impact in the communities we serve."

**Community and Tenant Impact**

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Beyond financial stability, the refinancing underscores Hartman's commitment to **serving local businesses and communities**. By strengthening its capital position, Hartman can continue delivering high-quality spaces for small, mid-sized, and large enterprises. The company's properties have become home to leading medical practices, financial firms, and service providers that support thousands of local jobs across the Houston and San Antonio regions.

**About Hartman Properties**

Hartman Properties is a Houston-based real estate investment company focused on acquiring, owning, and operating a diversified portfolio of office, retail, and light industrial properties in Texas. The firm is recognized for its hands-on management style, tenant-first approach, and proven strategy of enhancing asset value through disciplined acquisitions, capital improvements, and market repositioning.

For more information, visit <u>www.hartman-properties.com</u>.

**Media Contact:**<br>Melissa Rein Lively<br>America First PR<br>602.384.4747 \| melissa@americafirstpublicrelations.com

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