# EDGAR Filing Document

**Accession Number:** 0001966394
**File Stem:** 0001193125-26-224097
**Filing Date:** 2026-5
**Character Count:** 196933
**Document Hash:** 05090810f4d6e6afea5ca7d673470c0a
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001193125-26-224097.hdr.sgml**: 20260514

**ACCESSION NUMBER**: 0001193125-26-224097

**CONFORMED SUBMISSION TYPE**: 10-Q

**PUBLIC DOCUMENT COUNT**: 89

**CONFORMED PERIOD OF REPORT**: 20260331

**FILED AS OF DATE**: 20260514

**DATE AS OF CHANGE**: 20260514

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** Fortress Net Lease REIT
- **CENTRAL INDEX KEY:** 0001966394
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 921937121
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 10-Q
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 000-56632
- **FILM NUMBER:** 26979275

**BUSINESS ADDRESS:**
- **STREET 1:** 1345 AVENUE OF THE AMERICAS
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10105
- **BUSINESS PHONE:** 212-798-6100

**MAIL ADDRESS:**
- **STREET 1:** 1345 AVENUE OF THE AMERICAS
- **CITY:** NEW YORK
- **STATE:** NY
- **ZIP:** 10105

?xml version='1.0' encoding='ASCII'? 10-Q

[**<u>**Table of Contents**</u>**](#toc_page)

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**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**FORM** 10-Q

**(Mark One)**

☒ **QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934** 

**For the quarterly period ended** **March 31,** 2026

**OR**

☐ **TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934**

**For the transition period from ___ to _______** 

**Commission File Number** 000-56536

Fortress Net Lease REIT

(Exact name of registrant as specified in its charter)

<u>Maryland</u>   <u>92-1937121</u> <br> (State or other jurisdiction of incorporation or organization) (I.R.S. Employer Identification Number)

---

| | |
|:---|:---|
| 1345 Avenue of the Americas<br>New York**,** NY | 10105 |
| (Address of principal executive offices) | (Zip Code) |

---

**Registrant's telephone number, including area code: (**212**)** 798-6100

**Not Applicable**

(Former name, former address and former fiscal year, if changed since last report)

**Securities registered pursuant to Section 12(b) of the Act: None**

---

| | | |
|:---|:---|:---|
| **Title of each class:** | **Trading Symbol(s):** | **Name of each exchange on which** <br>**registered:** |
| N/A | N/A | N/A |

---

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act.

---

| | | | |
|:---|:---|:---|:---|
| Large accelerated filer | ☐ | Accelerated filer | ☐ |
| Non-accelerated filer | ☒ | Smaller reporting company | ☐ |
|  |  | 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. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of May 14, 2026, the issuer had the following shares outstanding: 12,466,324 Class S shares, 25,892,783 Class I shares, 25,967,111 Class F-S shares, 73,530,215 Class F-I shares, 37,497,771 Class D-S shares and 2,585,086 Class E shares.

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**SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS**

This quarterly report on Form 10-Q (this "Form 10-Q") contains forward-looking statements, which relate to future events or the future performance or financial condition of Fortress Net Lease REIT (the "Company," "we," "us," or "our"). We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). Some of the statements in this Form 10-Q constitute forward-looking statements because they relate to future events or our future performance or financial condition. The forward-looking statements contained in this Form 10-Q may include statements as to:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our future operating results;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our business prospects and the prospects of the assets in which we may invest;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the impact of the investments that we expect to make;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to raise sufficient capital to execute our investment strategy;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to source adequate investment opportunities to efficiently deploy capital;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our current and expected financing arrangements and investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the effect of global and national economic and market conditions generally upon our operating results, including, but not limited to, changes with respect to inflation, interest rate changes and supply chain disruptions, and changes in government rules, regulations and fiscal policies;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the adequacy of our cash resources, financing sources and working capital;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the timing and amount of cash flows, distributions and dividends, if any, from our investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our contractual arrangements and relationships with third parties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•actual and potential conflicts of interest with FNLR Management LLC, a Delaware limited liability company (the "Adviser"), or any of its affiliates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the dependence of our future success on the general economy and its effect on the assets in which we may invest;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our use of financial leverage;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the ability of the Adviser to locate suitable investments for us and to monitor and administer our investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the ability of the Adviser or its affiliates to attract and retain highly talented professionals;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to structure investments in a tax-efficient manner and the effect of changes to tax legislation and our tax position; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our tax status and the tax status and attributes of entities and assets in which we may invest.

In addition, forward-looking statements can be identified by the use of forward-looking terminology such as "may," "will," "should," "expect," "anticipate," "target," "project," "estimate," "intend," "continue" or "believe" or the negatives thereof or other variations thereon or comparable terminology, although not all forward-looking statements include these words. The forward-looking statements contained in this Form 10-Q involve risks and uncertainties. Our actual results could differ materially from those implied or expressed in the forward-looking statements for any reason, including the factors set forth in "Item 1A. Risk Factors," "Item 2. Financial Information—Management's Discussion and Analysis of Financial Condition and Results of Operations" and elsewhere in our Annual Report on Form 10-K for the fiscal year ended December 31, 2025 (the "Annual Report") filed with the Securities and Exchange Commission (the "SEC") on March 26, 2026. Other factors that could cause our actual results to differ materially include:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•changes in the economy, particularly those affecting the real estate industry;

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&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with possible disruption in our operations or the economy generally due to terrorism, natural disasters, epidemics or other events having a broad impact on the economy;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•investing in commercial real estate assets involves certain risks, including but not limited to: tenants' inability to pay rent; increases in interest rates and lack of availability of financing; tenant turnover and vacancies; and changes in supply of or demand for similar properties in a given market;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•adverse conditions in the areas where our investments or the properties underlying such investments are and may be located and local real estate conditions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•limitations on our business and our ability to satisfy requirements to maintain our exclusion from registration under the Investment Company Act of 1940, as amended, or to maintain our qualification as a real estate investment trust (a "REIT"), for U.S. federal income tax purposes;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•certain economic events may cause our shareholders to request that we repurchase their shares, and if we decide to satisfy any or all of such requests, our cash flow and our results of operations and financial condition could be materially adversely affected. Further, our board of trustees may make exceptions to, modify or suspend our share repurchase plan (including to make exceptions to the repurchase limitations or purchase fewer shares than such repurchase limitations) if it deems such action to be in our best interest;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•distributions are not guaranteed and may be funded from sources other than cash flow from operations, including, without limitation, borrowings, offering proceeds (including from sales of our shares or units of our Operating Partnership (as defined below)), and the sale of our assets, and we have no limits on the amounts we may fund from such sources;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the purchase and repurchase prices for our shares are generally based on our prior month's net asset value ("NAV") and are not based on any public trading market. The Adviser will value our properties monthly, based on current material market data and other information deemed relevant, subject to the review and confirmation for reasonableness by our independent valuation advisor. The valuation of properties is inherently subjective and our NAV may not accurately reflect the actual price at which our properties could be liquidated on any given day;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•future changes in laws or regulations and conditions in our operating areas;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our limited opportunities to increase rents under long-term leases with tenants;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to raise additional funds to enable us to make additional investments and diversify the risk profile of our portfolio;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to capitalize on potential investment opportunities, or identify and purchase suitable properties on attractive terms;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to integrate newly acquired investments into our existing portfolio or otherwise effectively manage our assets or growth;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to accurately identify or adequately evaluate potential risks in volatile investing environments with limited market liquidity or price transparency;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the impact of macroeconomic and/or microeconomic developments on our tenants and potential tenants;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with the construction and renovation of our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to adequately maintain properties in accordance with the terms of the applicable leases or agreements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the advent of any future epidemics, pandemics, or any other public health crises;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with the termination or expiration of leases and tenant defaults, which may be further exacerbated in the case whereby a single tenant is the counterparty to more than a single property;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with our use of single master leases and the enforceability of any such master leases under applicable law and/or in bankruptcy proceedings;

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&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with investing outside of the United States;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•the incurrence of contingent liabilities as a result of our investments, including our assumption of default risk or other third-party risks;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our use of financing arrangements, including seller financing, secured and unsecured leveraged and other one-off financing solutions, could subject us to financial covenants and other covenants that could restrict our operations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to forecast correlations between the value of our portfolio and the direction of exchange rates, interest rates and the price of securities in order to effectively or appropriately mitigate risks associated with our investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with our hedging program, including our use of options and forward trading;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to accurately predict the pre-determined fixed repurchase price vis-à-vis the fair value of a property as of a future date;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•certain risks associated with limitations on our remedies under bankruptcy laws;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our limited rights and liquidity associated with our investments in non-controlling equity positions and other real-estate related interests;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•system failures and cybersecurity breaches;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•substantial compliance costs that may be required to meet the constantly evolving legal and regulatory landscape for data protection and privacy;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•competition in our markets, which may prevent our ability to increase the occupancy and rental rates of our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•potential misconduct and unauthorized conduct from third-party providers;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•substantial capital expenditures that may be required to comply with regulations and/or to obtain necessary permits and licenses to invest in certain properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to maintain our qualification as a REIT requires us to annually distribute at least 90% of our taxable income, and therefore, we may not be able to fund future capital needs, including financing for acquisitions, from our operating cash flow, and may need to rely on third-party sources for capital;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our properties and properties underlying our investments may have design, construction or other defects or problems that require unforeseen capital expenditures, special repair or maintenance expenses, or the payment of damages to third parties, which may also affect their valuations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•compliance with state and local laws, statutes, regulations and ordinances relating to pollution, the protection of the environment and human health and safety;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•our ability to obtain insurance for our properties at competitive market rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•any limitations on our recourse under purchase and sale agreements to acquire properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with joint ventures;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with litigation or threatened litigation for damages that occur on, or liabilities derived from, the acquisition, ownership and disposition of our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•risks associated with our relationship with Fortress Investment Group LLC, a Delaware limited liability company ("Fortress"), and the Adviser; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•changes to United States federal income tax laws.

Although we believe that the assumptions on which these forward-looking statements are based are reasonable, any of those assumptions could prove to be inaccurate, and as a result, the forward-looking statements based on those assumptions

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could also be inaccurate. In light of these and other uncertainties, the inclusion of a forward-looking statement in this Form 10-Q should not be regarded as a representation by us that our plans and objectives will be achieved.

You should read this Form 10-Q and the documents that we reference herein and have filed as exhibits hereto with the understanding that our actual future results, levels of activity, performance and achievements may be materially different from what we expect. We qualify all of our forward-looking statements by these cautionary statements. These forward-looking statements speak only as of the date of this Form 10-Q. Except as required by applicable law, we do not plan to publicly update or revise any forward-looking statements contained in this Form 10-Q, whether as a result of any new information, future events or otherwise.

For more information regarding these and other risks and uncertainties that we face, see the section entitled "Item 1A. Risk Factors" in our Annual Report and any such updated factors included in our periodic filings with the SEC, which are accessible on the SEC's website at www.sec.gov. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this document (or our other filings).

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**TABLE OF CONTENTS**

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| | | |
|:---|:---|:---|
| [**<u>PART I - FINANCIAL INFORMATION</u>**](#part_i_financial_information) | [**<u>PART I - FINANCIAL INFORMATION</u>**](#part_i_financial_information) | **1** |
|  | [<u>ITEM 1. FINANCIAL STATEMENTS</u>](#item_1_financial_statements) | 1 |
|  | [<u>Condensed Consolidated Financial Statements (Unaudited):</u>](#item_1_financial_statements) | 1 |
|  | [<u>Condensed Consolidated Balance Sheets as of March 31, 2026 and December 31, 2025</u>](#condensed_consolidated_balance_sheets) | 1 |
|  | [<u>Condensed Consolidated Statements of Operations for the three months ended March 31, 2026 and 2025</u>](#condensed_statements_of_operations) | 2 |
|  | [<u>Condensed Consolidated Statements of Comprehensive Income for the three months ended March 31, 2026 and 2025</u>](#statements_of_comprehensive_income) | 3 |
|  | [<u>Condensed Consolidated Statements of Changes in Equity for the three months ended March 31, 2026 and 2025</u>](#consolidated_statements_changes_equity) | 4 |
|  | [<u>Condensed Consolidated Statements of Cash Flows for the three months ended March 31, 2026 and 2025</u>](#consolidated_statements_of_cash_flows) | 5 |
|  | [<u>Notes to Condensed Consolidated Financial Statements (Unaudited)</u>](#notes_condensed_consolidated_financia) | 6 |
|  | [<u>ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS</u>](#mda) | 29 |
|  | [<u>ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.</u>](#item_3) | 42 |
|  | [<u>ITEM 4. CONTROLS AND PROCEDURES</u>](#item_4) | 44 |
| [**<u>PART II - OTHER INFORMATION</u>**](#part_ii) | [**<u>PART II - OTHER INFORMATION</u>**](#part_ii) | **45** |
|  | [<u>ITEM 1. LEGAL PROCEEDINGS</u>](#item_1_legal) | 45 |
|  | [<u>ITEM 1A. RISK FACTORS</u>](#item_1a_risk_factors) | 45 |
|  | [<u>ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS</u>](#item_2_unregistered_sales) | 46 |
|  | [<u>ITEM 3. DEFAULTS UPON SENIOR SECURITIES.</u>](#item_3_defaults_upon_se) | 47 |
|  | [<u>ITEM 4. MINE SAFETY DISCLOSURES</u>](#item_4_mine_safety_disclo) | 47 |
|  | [<u>ITEM 5. OTHER INFORMATION</u>](#item_5_other_information) | 47 |
|  | [<u>ITEM 6. EXHIBITS</u>](#item_6_exhibits) | 48 |
| [**<u>SIGNATURES</u>**](#signatures) | [**<u>SIGNATURES</u>**](#signatures) | **49** |

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**PART I - FINANCIAL INFORMATION**

**ITEM 1. FINANCIAL STATEMENTS**

**Fortress Net Lease REIT** 

**Condensed Consolidated Balance Sheets (Unaudited)** 

**(in thousands, except per share data)**

---

| | | |
|:---|:---|:---|
| **Assets** | **March 31, 2026** | **December 31, 2025** |
| Investments in real estate, net | $2732322 | $2618437 |
| Intangible assets, net | 490402 | 468200 |
| Cash and cash equivalents | 12118 | 3968 |
| Restricted cash | 114238 | 43917 |
| Other assets | 128206 | 120253 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total assets** | $3477286 | $3254775 |
| **Liabilities and Equity** |  |  |
| **Liabilities** |  |  |
| Subscriptions received in advance | 112333 | 40227 |
| Due to affiliate | 43521 | 49005 |
| Revolving credit facility | 981080 | 1010100 |
| Term loans, net | 776995 | 753905 |
| Distribution payable | 10029 | 8911 |
| Other liabilities | 36803 | 28133 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total liabilities** | $1960761 | 1890281 |
| Commitments and contingencies (Note 11) |  |  |
| Redeemable common shares (Note 8) | 28170 | 27292 |
| Redeemable non-controlling interests (Note 8) | 18387 | 5714 |
| **Equity** |  |  |
| Common shares - Class S shares, $0.01 par value per share, 4,210 and 15 shares issued and outstanding as of March 31, 2026 and December 31, 2025, respectively | 42 |  |
| Common shares - Class I shares, $0.01 par value per share, 18,983 and 12,842 shares issued and outstanding as of March 31, 2026 and December 31, 2025, respectively | 190 | 129 |
| Common shares - Class F-S shares, $0.01 par value per share, 25,583 and 24,312 shares issued and outstanding as of March 31, 2026 and December 31, 2025, respectively | 256 | 243 |
| Common shares - Class F-I shares, $0.01 par value per share, 72,661 and 68,237 shares issued and outstanding as of March 31, 2026 and December 31, 2025, respectively | 727 | 683 |
| Common shares - Class D-S shares, $0.01 par value per share, 37,514 and 37,528 shares issued and outstanding as of March 31, 2026 and December 31, 2025, respectively | 374 | 374 |
| Additional paid-in capital | 1574203 | 1414710 |
| Accumulated other comprehensive income (loss) | 822 | (790) |
| Accumulated deficit | (106646) | (83861) |
| **Total equity** | 1469968 | 1331488 |
| **Total liabilities and equity** | $3477286 | $3254775 |

---

See accompanying notes to the condensed consolidated financial statements.

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**Fortress Net Lease REIT**

**Condensed Consolidated Statements of Operations (Unaudited)**

**(in thousands, except per share data)**

---

| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| **Revenue** |  |  |
| Rental revenue | $69898 | $32597 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total revenue** | 69898 | 32597 |
| **Expenses** |  |  |
| General and administrative | 4332 | 3623 |
| Management fee | 4131 | 2346 |
| Performance participation allocation | 4284 | 1288 |
| Depreciation and amortization | 25435 | 10962 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total expenses** | 38182 | 18219 |
| **Other income (expense)** |  |  |
| Interest income | 482 | 166 |
| Interest expense, net | (26334) | (8514) |
| Other income (expense), net | (49) |  |
| &nbsp;&nbsp;**Total other income (expense)** | (25901) | (8348) |
| **Net income** | $5815 | $6030 |
| Net income attributable to non-controlling interests | 143 | 25 |
| **Net income attributable to FNLR shareholders** | $5672 | $6005 |
| **Earnings per common share - basic<br> and diluted - (Note 12)** | $0.04 | $0.06 |
| **Weighted-average common shares outstanding<br> - basic - (Note 12)** | 154881 | 92880 |
| **Weighted average common shares<br> outstanding - diluted - (Note 12)** | 156397 | 93128 |

---

See accompanying notes to the condensed consolidated financial statements.

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**Fortress Net Lease REIT**

**Condensed Consolidated Statements of Comprehensive Income (Unaudited)**

**(in thousands)**

---

| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| Net income | $5815 | $6030 |
| Other comprehensive gain (loss): |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Change in fair value of interest rate swaps | 1536 | (554) |
| &nbsp;&nbsp;&nbsp;&nbsp;Foreign currency translation adjustment | 93 |  |
| Other comprehensive income (loss) | 1629 | (554) |
| Comprehensive income | 7444 | 5476 |
| Comprehensive income attributable to non-controlling interests | 160 | 23 |
| **Comprehensive income attributable to FNLR shareholders** | $7284 | $5453 |

---

See accompanying notes to the condensed consolidated financial statements.

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**Fortress Net Lease REIT**

**Condensed Consolidated Statements of Changes in Equity (Unaudited)**

**(in thousands)**

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** |
|  | **Par Value** | **Par Value** | **Par Value** | **Par Value** | **Par Value** |  |  |  |  |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Additional <br>Paid-in<br>Capital** | **Accumulated<br>Other<br>Comprehensive<br>Income (Loss)** | **Accumulated<br>Deficit** | **Total <br>Equity** |
| **Balance at December 31, 2025** | $— | $129 | $243 | $683 | $374 | $1414710 | $(790) | $(83861) | $1331488 |
| Common shares issued | 42 | 61 | 11 | 41 |  | 155522 |  |  | 155677 |
| Offering costs |  |  |  |  |  | (749) |  |  | (749) |
| Distribution reinvestment |  | 1 | 3 | 5 | 2 | 11824 |  |  | 11835 |
| Share class exchange |  |  |  |  |  |  |  |  |  |
| Common shares repurchased |  | (1) | (1) | (2) | (2) | (6158) |  |  | (6164) |
| Other comprehensive income (other comprehensive<br> income of $17 allocated to redeemable NCI) |  |  |  |  |  |  | 1612 |  | 1612 |
| Net income (net income of $143 allocated<br> to redeemable NCI) |  |  |  |  |  |  |  | 5672 | 5672 |
| Distributions declared on common shares<br> ($0.5711 gross per share) |  |  |  |  |  |  |  | (28457) | (28457) |
| Allocation to redeemable common shares |  |  |  |  |  | (478) |  |  | (478) |
| Allocation to redeemable non-controlling interests |  |  |  |  |  | (468) |  |  | (468) |
| **Balance at March 31, 2026** | $42 | $190 | $256 | $727 | $374 | $1574203 | $822 | $(106646) | $1469968 |

---

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** |
|  | **Par Value** | **Par Value** | **Par Value** | **Par Value** | **Par Value** | **Par Value** |  |  |  |  |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Class D-X** | **Additional <br>Paid-in<br>Capital** | **Accumulated<br>Other<br>Comprehensive<br>Income (Loss)** | **Accumulated<br>Deficit** | **Total <br>Equity** |
| **Balance at December 31, 2024** | $— | $— | $30 | $405 | $355 | $13 | $796992 | $948 | $(28417) | $770326 |
| Common shares issued |  | 19 | 36 | 105 |  |  | 158951 |  |  | 159111 |
| Offering costs |  |  |  |  |  |  | (286) |  |  | (286) |
| Distribution reinvestment |  |  |  | 3 | 2 |  | 5175 |  |  | 5180 |
| Share class exchange |  |  |  |  | 10 | (10) |  |  |  |  |
| Common shares repurchased |  |  |  |  |  |  | (116) |  |  | (116) |
| Other comprehensive loss (other comprehensive loss of $2 <br>allocated to redeemable NCI) |  |  |  |  |  |  |  | (554) |  | (554) |
| Net income (net income of $25 allocated to redeemable NCI) |  |  |  |  |  |  |  |  | 6005 | 6005 |
| Distributions declared on common shares <br>($0.1678 gross per share) |  |  |  |  |  |  |  |  | (15521) | (15521) |
| Allocation to redeemable common shares |  |  |  |  |  |  | (60) |  |  | (60) |
| Allocation to redeemable non-controlling interests |  |  |  |  |  |  | (43) |  |  | (43) |
| **Balance at March 31, 2025** | $— | $19 | $66 | $513 | $367 | $3 | $960613 | $394 | $(37933) | $924042 |

---

See accompanying notes to the condensed consolidated financial statements.

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**Fortress Net Lease REIT**

**Condensed Consolidated Statements of Cash Flows (Unaudited)**

**(in thousands)**

---

| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| **Cash flows from operating activities:** |  |  |
| Net income | $5815 | $6030 |
| **Adjustments to reconcile net income to net cash provided by operating activities:** |  |  |
| &nbsp;&nbsp;&nbsp;Depreciation and amortization | 25435 | 10962 |
| &nbsp;&nbsp;&nbsp;Straight-line rent adjustment | (15525) | (6841) |
| &nbsp;&nbsp;&nbsp;Management fee | 4131 | 2346 |
| &nbsp;&nbsp;&nbsp;Performance participation allocation | 4284 | 1288 |
| &nbsp;&nbsp;&nbsp;Other items | 2765 | 727 |
| **Changes in assets and liabilities:** |  |  |
| &nbsp;&nbsp;&nbsp;Decrease in other assets | 849 | 470 |
| &nbsp;&nbsp;&nbsp;Increase in other liabilities/decrease in due to affiliates | 9279 | (1609) |
| **Net cash provided by operating activities** | 37033 | 13373 |
| **Cash flows from investing activities:** |  |  |
| &nbsp;&nbsp;&nbsp;Acquisitions of real estate | (139873) | (214077) |
| &nbsp;&nbsp;&nbsp;Capital expenditures and improvements | (14840) | (18277) |
| &nbsp;&nbsp;&nbsp;**Net cash used in investing activities** | (154713) | (232354) |
| **Cash flows from financing activities:** |  |  |
| &nbsp;&nbsp;&nbsp;Borrowings under revolving credit facility | 133778 | 120500 |
| &nbsp;&nbsp;&nbsp;Repayment of revolving credit facility | (163000) | (199500) |
| &nbsp;&nbsp;&nbsp;Borrowings under term loans | 22500 | 22500 |
| &nbsp;&nbsp;&nbsp;Payment of deferred financing costs | (1122) | (1519) |
| &nbsp;&nbsp;&nbsp;Proceeds from issuance of common shares | 119774 | 81746 |
| &nbsp;&nbsp;&nbsp;Proceeds from issuance of redeemable common shares | 50 | 25 |
| &nbsp;&nbsp;&nbsp;Offering costs paid | (768) | (235) |
| &nbsp;&nbsp;&nbsp;Repurchase of common shares | (6194) | (26) |
| &nbsp;&nbsp;&nbsp;Repurchase of non-controlling interests | (5302) |  |
| &nbsp;&nbsp;&nbsp;Subscriptions received in advance | 112333 | 69329 |
| &nbsp;&nbsp;&nbsp;Payment of distributions to common shareholders | (15455) | (9050) |
| &nbsp;&nbsp;&nbsp;Payment of distributions to non-controlling interests | (328) |  |
| &nbsp;&nbsp;&nbsp;**Net cash provided by financing activities** | 196266 | 83770 |
| &nbsp;&nbsp;&nbsp;**Net change in cash, cash equivalents and restricted cash** | 78586 | (135211) |
| **Cash, cash equivalents and restricted cash, beginning of period** | 47885 | 214962 |
| **Effects of currency translation on cash, cash equivalents, and restricted cash** | (115) |  |
| **Cash, cash equivalents and restricted cash, end of period** | $126356 | $79751 |
| **Reconciliation of cash, cash equivalents and restricted cash to the<br> condensed consolidated balance sheet:** |  |  |
| &nbsp;&nbsp;&nbsp;Cash and cash equivalents | $12118 | $3188 |
| &nbsp;&nbsp;&nbsp;Restricted cash | 114238 | 76563 |
| &nbsp;&nbsp;&nbsp;Total cash, cash equivalents and restricted cash | $126356 | $79751 |
| **Supplemental disclosures:** |  |  |
| &nbsp;&nbsp;&nbsp;Interest paid | $17545 | $8892 |
| **Non-cash investing and financing activities:** |  |  |
| &nbsp;&nbsp;&nbsp;Changes in accrued capital expenditures | $171 | $2010 |
| &nbsp;&nbsp;&nbsp;Change in fair value of interest rate swap | $1536 | $(554) |
| &nbsp;&nbsp;&nbsp;Issuance of Class E shares as settlement of the management fee and board of trustees compensation | $300 | $991 |
| &nbsp;&nbsp;&nbsp;Redeemable non-controlling interests issued as settlement of the management fee and performance participation allocation | $12381 | $3367 |
| &nbsp;&nbsp;&nbsp;Share class exchange | $1 | $10 |
| &nbsp;&nbsp;&nbsp;Offering costs due to affiliate | $197 | $142 |
| &nbsp;&nbsp;&nbsp;Other offering costs payable | $559 | $145 |
| &nbsp;&nbsp;&nbsp;Accrued unpaid shareholder servicing fee | $4281 | $5833 |
| &nbsp;&nbsp;&nbsp;Allocation to redeemable common shares | $478 | $60 |
| &nbsp;&nbsp;&nbsp;Allocation to redeemable non-controlling interests | $468 | $43 |
| &nbsp;&nbsp;&nbsp;Repurchases payable | $2266 | $90 |
| &nbsp;&nbsp;&nbsp;Distribution reinvestment | $11885 | $5205 |
| &nbsp;&nbsp;&nbsp;Accrued distributions | $10029 | $5569 |

---

See accompanying notes to the condensed consolidated financial statements.

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**Fortress Net Lease REIT**

**Notes to Condensed Consolidated Financial Statements**

**(Unaudited)**

**1.** **Organization and Business Purpose** 

Fortress Net Lease REIT ("FNLR" or the "Company") was formed on January 24, 2023 (the "Date of Formation") as a Maryland statutory trust and has elected to be taxed as a real estate investment trust ("REIT") for U.S. federal income tax purposes commencing with the year ended December 31, 2023. The Company was organized to invest primarily in single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors located in the United States and, to a lesser extent, Canada, Europe or other jurisdictions as the Company sees fit. The Company, through FNLR GP LLC (a wholly owned subsidiary of the Company), is the sole general partner of FNLR OP LP, a Delaware limited partnership ("FNLR OP"), and FNLR SLP LLC (the "Special Limited Partner"), a wholly owned subsidiary of Fortress Investment Group LLC ("Fortress"), owns a special limited partner interest in FNLR OP. Substantially all of the Company's business is conducted through FNLR OP. The Company and FNLR OP are externally managed by FNLR Management LLC (the "Adviser"), an affiliate of Fortress.

On May 1, 2023, the Company initiated the offering of its shares through a continuous private placement offering, under Regulation D of the Securities Act of 1933 (the "Securities Act"), as amended. The Company is authorized to issue an unlimited number of common shares of beneficial interests, par value $0.01 per share, including, but not limited to, common shares classified as Class S, Class D, Class I, Class F-S, Class F-D, Class F-I, Class D-S and Class E. The share classes have different upfront selling commissions, dealer manager fees, ongoing shareholder servicing fees, management fees and performance participation allocation. For the three months ended March 31, 2026 and 2025, the Company had received aggregate proceeds of $172.5 million and $167.6 million, respectively, from the sales of its common shares through the private offering. The purchase price per share for each class of our common shares will vary and will generally equal the Company's prior month's net asset value ("NAV") per share as calculated monthly.

The Company's principal business is the acquisition, ownership and leasing of single tenant properties subject to long-term net leases with creditworthy tenants or guarantors. The principal business and operations are not distinguished by geography or property type for purposes of measuring performance. Accordingly, the Company has only one reportable segment. See Note 2 - Summary of Significant Accounting Policies for additional information on segment reporting. As of March 31, 2026, the Company owned 297 real estate properties, eight of which are subject to build-to-suit leases currently in development, with the remaining properties fully leased pursuant to triple net lease agreements. All acquisitions are industrial, retail, data center and office properties located in the United States and Europe.

**2.** **Summary of Significant Accounting Policies**

The Company believes the following significant accounting policies, among others, affect its more significant estimates and assumptions used in the preparation of the condensed consolidated financial statements.

**Principles of Consolidation and Basis of Presentation**

The accompanying unaudited condensed consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("GAAP") for interim financial information and the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. All intercompany balances and transactions, if any, have been eliminated in consolidation. Management believes it has made all necessary adjustments, consisting of only normal recurring items, so that the condensed consolidated financial statements are presented fairly and that estimates made in preparing its condensed consolidated financial statements are reasonable and prudent. The accompanying unaudited condensed consolidated interim financial statements should be read in conjunction with the audited consolidated financial statements included in the Company's Annual Report on Form 10-K for the year ended December 31, 2025 (the "Annual Report"), filed with the U.S. Securities and Exchange Commission (the "SEC") on March 26, 2026.

The Company consolidates all entities in which it has a controlling financial interest through majority ownership or voting rights and variable interest entities whereby the Company is the primary beneficiary. In determining whether the Company has a controlling financial interest in a partially owned entity and the requirement to consolidate the accounts of that entity, the Company considers whether the entity is a variable interest entity ("VIE") and whether it is the primary beneficiary. The Company is the primary beneficiary of a VIE when it has (i) the power to direct the most significant activities impacting the economic performance of the VIE and (ii) the obligation to absorb losses or receive benefits significant to the VIE.

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FNLR OP is considered to be a VIE. The Company consolidates this entity because it has the ability to direct the most significant activities of the entity such as purchases, dispositions, financings, budgets and overall operating plans and it has the obligation to absorb losses or receive benefits. The Company meets the VIE disclosure exemption criteria, as the Company's interest in FNLR OP is considered a majority voting interest.

**Use of Estimates**

The preparation of condensed consolidated financial statements in conformity with GAAP requires the Company to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results may ultimately differ materially from those estimates.

**Investments in Real Estate**

In accordance with Accounting Standards Codification ("ASC") 805, *Business Combinations*, the Company determines whether the acquisition of a property qualifies as a business combination, which requires that the assets acquired and liabilities assumed constitute a business. If the property acquired does not constitute a business, the Company accounts for the transaction as an asset acquisition. The guidance for business combinations states that when substantially all of the fair value of the gross assets to be acquired is concentrated in a single identifiable asset or group of similar identifiable assets, the asset or set of assets is not a business. All property acquisitions to date have been accounted for as asset acquisitions.

Whether the acquisition of a property acquired is considered a business combination or asset acquisition, the Company recognizes the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquired entity. In addition, for transactions that are business combinations, the Company evaluates the existence of goodwill or a gain from a bargain purchase. The Company capitalizes acquisition-related costs associated with asset acquisitions.

Upon acquisition of a property, the Company assesses the fair value of acquired tangible and intangible assets (including land, buildings, tenant improvements, "above-market" and "below-market" leases, acquired in-place leases, other identifiable intangible assets and assumed liabilities) and allocates the purchase price to the acquired assets and assumed liabilities on a relative fair value basis. The Company assesses and considers fair value based on estimated cash flow projections that utilize discount and/or capitalization rates that it deems appropriate, as well as other available market information. Estimates of future cash flows are based on a number of factors including the historical operating results, known and anticipated trends, and market and economic conditions.

The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant. The Company records acquired above-market and below-market leases at their fair values (using a discount rate which reflects the risks associated with the leases acquired) equal to the difference between (1) the contractual amounts to be paid pursuant to each in-place lease and (2) management's estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term plus the term of any below-market fixed rate renewal options for below-market leases. The Company records acquired in-place lease values based on the Company's evaluation of the specific characteristics of each tenant's lease. Factors to be considered include costs to execute similar leases or estimated carrying costs during hypothetical expected lease-up periods considering current market conditions. In estimating costs to execute similar leases, the Company considers leasing commissions, legal and other related expenses. In estimating carrying costs, the Company includes real estate taxes, insurance and other operating expenses, if any, and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions. The Company also considers an allocation of purchase price of other acquired intangibles, including acquired in-place leases that may have a customer relationship intangible value, including but not limited to, the nature and extent of the existing relationship with the tenants, the tenants' credit quality and expectations of lease renewals.

The cost of building and improvements includes the purchase price of the Company's properties and any acquisition-related costs, along with any subsequent improvements to such properties. The Company's investments in real estate are stated at cost and are generally depreciated on a straight-line basis over the estimated remaining useful lives of the assets as follows:

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| | |
|:---|:---|
| **Description** | **Depreciable Life** |
| Buildings | 35 - 40 years |
| Tenant improvements | 15 - 25 years |
| Land improvements | 1 - 15 years |
| In-place lease intangibles | Over lease term |

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The Company determines a tenant improvement's depreciable useful life as the shorter of the tenant's lease term or the economic useful life associated with the tenant improvement.

During the three months ended March 31, 2026 and 2025, the Company recognized depreciation expense in the amount of $18.0 million and $8.2 million, respectively, as Depreciation and amortization expense in the Condensed Consolidated Statements of Operations.

The Company capitalizes certain costs related to the development of real estate, including pre-construction costs, construction costs, real estate taxes and insurance. Capitalization of these costs begin when the activities and related expenditures commence and cease when the project is substantially complete and ready for its intended use, at which time the project is placed in service and depreciation commences but no later than one year after substantial completion.

The Company reviews real estate properties for impairment quarterly or when there is an event or change in circumstances that indicates an impaired value. Since cash flows on real estate properties considered to be "long-lived assets to be held and used" are evaluated on an undiscounted basis to determine whether an asset has been impaired, the Company's strategy of holding properties over the long term directly decreases the likelihood of recording an impairment loss. If the Company's strategy changes or market conditions otherwise dictate an earlier sale date, an impairment loss may be recognized, and such loss could be material to our results. If the Company determines that an impairment has occurred, the affected assets must be reduced to their fair value. No impairments occurred during the periods presented.

Definite-lived intangible lease assets are recorded as Intangible assets on the Company's Condensed Consolidated Balance Sheets and amortized at lease commencement over the life of the lease. The amortization of in-place leases is recorded as an adjustment to Depreciation and amortization expense in the Company's Condensed Consolidated Statements of Operations. During the three months ended March 31, 2026 and 2025, the Company recognized amortization expense in the amount of $7.4 million and $2.8 million, respectively, as Depreciation and amortization expense in the Condensed Consolidated Statements of Operations.

The Company reviews indefinite-lived intangible assets for impairment annually or when there is an event or change in circumstances that indicate a decrease in value. If there are qualitative factors that indicate it is more likely than not that the indefinite-lived intangible asset is impaired, the Company calculates the fair value of the asset and will record the impairment charge if the carrying amount exceeds the fair value. This new cost basis will be used for future periods when recording subsequent loss and cannot be written up to a higher value as a result of increases in fair value. No impairments occurred during the periods presented.

**Cash and Cash Equivalents**

The Company considers all highly liquid investments with original maturities at date of purchase of three months or less to be cash equivalents, which are stated at cost and approximates fair value.

**Restricted Cash**

As of March 31, 2026 and December 31, 2025, the restricted cash balances of $114.2 million and $43.9 million, respectively, primarily consist of amounts held for future construction draws and subscriptions received in advance.

**Foreign Currency**

The Company's functional currency is the U.S. Dollar. Foreign currency denominated monetary assets and liabilities are remeasured into U.S. Dollars using exchange rates in effect at the reporting date. Nonmonetary assets and liabilities are remeasured at historical exchange rates. Income statement items are remeasured at average exchange rates for the applicable reporting period. Gains and losses resulting from foreign currency transaction remeasurement are included within Other income (expense), net in the Condensed Consolidated Statements of Operations.

In the normal course of business, the Company makes investments in real estate outside the U.S. through subsidiaries that have a non-U.S. Dollar functional currency. Non-U.S. Dollar denominated assets and liabilities of these foreign subsidiaries are translated to U.S. Dollars at the prevailing exchange rate at the reporting date and income, expenses, gains and losses are translated at the weighted-average exchange rate over the applicable period. Cumulative translation adjustments arising from the translation of non-U.S. Dollar denominated assets and liabilities are recorded within Other comprehensive income (loss).

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**Deferred Charges**

The Company's deferred charges include financing costs for legal and other loan costs incurred by the Company for its financing agreements. In accordance with ASC 835, *Interest*, the Company records deferred financing costs as a component of Other assets for the Secured Revolving Credit Facility (as defined below) and as a reduction of the Term Loan Facility and Subsidiary Loans (as defined in Note 5 below) on the Condensed Consolidated Balance Sheets and amortizes using the straight-line method, which approximates the effective interest method, over the term of the applicable financing agreements.

**Derivatives and Hedging Activities**

The Company uses derivative financial instruments to manage exposure to interest rate and foreign currency risks arising in the normal course of business. These derivative instruments primarily consist of interest rate swaps and foreign currency forward contracts. The Company does not enter into derivative instruments for speculative or trading purposes. The Company's derivative financial instruments are recorded at fair value on the Condensed Consolidated Balance Sheets within Other assets and Other liabilities, as applicable.

The accounting for changes in the fair value of a derivative varies based on the intended use of the derivative, whether the election has been made to designate a derivative as a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the necessary criteria. See "Note 7 – Derivative Financial Instruments".

**Fair Value Measurement**

In accordance with ASC 820, *Fair Value Measurement*, the Company defines fair value based on the price that would be received upon sale of an asset or the exit price that would be paid to transfer or settle a liability in an orderly transaction between market participants at the measurement date. The Company uses a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value. The fair value hierarchy consists of the three broad levels described below:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 1 – Quoted prices in active markets for identical assets or liabilities that the entity has the ability to access.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 2 – Observable inputs, other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs. Due to the inherent uncertainty of these estimates, these values may differ materially from the values that would have been used had a ready market for these investments existed.

*Valuation of assets and liabilities measured at fair value*

The Company's derivative instruments are valued by the Adviser utilizing a pricing model and valuation provided by the counterparty. The rates used are publicly available and therefore these instruments are generally classified within Level 2 of the fair value hierarchy. See "Note 7 – Derivative Financial Instruments".

*Valuation of liabilities not measured at fair value*

As of March 31, 2026, the Company's borrowings are carried at cost which approximates fair value. Fair value of the Company's indebtedness is estimated by modeling the cash flows required by the Company's debt agreements and discounting them back to the present value using an estimated market yield. The inputs used in determining the fair value of the Company's indebtedness are considered Level 3.

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**Redeemable Common Shares**

The Company classifies common shares held by an affiliate of the Company as redeemable common shares on the Condensed Consolidated Balance Sheets at the greater of their carrying amount or their redemption value. Redemption value is determined based on the Company's NAV per share of the applicable share class as of the reporting date. Changes in the value of redeemable common shares are recorded to additional paid-in capital.

**Redeemable Non-Controlling Interests** 

The Company classifies OP Units held by the Adviser and the Special Limited Partner as redeemable non-controlling interests on the Condensed Consolidated Balance Sheets at the greater of the carrying amount, adjusted for the share of the allocation of income or loss and distributions, or the redemption value, which is equivalent to fair value, of such OP Units at the end of each measurement period. Changes in the value of redeemable non-controlling interests are recorded to additional paid-in capital.

**Rental Revenue**

The Company accounts for rental revenue in accordance with ASC 842, *Leases*. Rental revenue primarily consists of fixed contractual base rent arising from the tenant leases at our properties under operating leases. Revenue under leases that are deemed probable of collection is recognized as revenue on a straight-line basis over the non-cancelable term of the related leases. The Company begins to recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space. Base rent arising from tenant leases at our properties is recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. For leases that are deemed not probable of collection, revenue is recorded as the lesser of (i) the amount which would be recognized on a straight-line basis or (ii) cash that has been received from the tenant, with any tenant and deferred rent receivable balances charged as a direct write-off against rental revenue in the period of the change in the collectability determination. Our estimate of collectability includes, but is not limited to, factors such as the tenant's payment history, financial condition, industry and geographic area. These estimates could differ materially from actual results.

**Income Taxes**

The Company has elected to be taxed as a REIT for U.S. federal income tax purposes commencing with the year ended December 31, 2023. The Company's qualification as a REIT will depend upon its ability to meet, on a continuing basis, through actual investment and operating results, various complex requirements under the Internal Revenue Code of 1986, as amended (the "Code"), relating to, among other things, the sources of the Company's gross income, the composition and value of the Company's assets, the Company's distribution levels and the diversity of ownership of the Company's capital shares. The Company believes that it is organized in conformity with the requirements for qualification as a REIT under the Code and that its intended manner of operation has enabled the Company to meet the requirements for qualification and taxation as a REIT for U.S. federal income tax purposes.

As a REIT, the Company generally will not be subject to U.S. federal income tax on its net taxable income that it distributes currently to its shareholders. Under the Code, REITs are subject to numerous organizational and operational requirements, including a requirement that they distribute each year at least 90% of their REIT taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gains. If the Company fails to qualify for taxation as a REIT in any taxable year and does not qualify for certain statutory relief provisions, the Company's income for that year will be taxed at regular corporate rates, and the Company would be disqualified from taxation as a REIT for the four taxable years following the year during which the Company ceased to qualify as a REIT. Even if the Company qualifies as a REIT for U.S. federal income tax purposes, it may still be subject to state and local taxes on its income and assets and to U.S. federal income and excise taxes on its undistributed income.

**Earnings Per Share**

Basic earnings/(loss) per share of common shares is determined by dividing net income attributable to common shareholders by the weighted average number of common shares outstanding during the period. All classes of common shares are allocated income/(loss) at the same rate per share and receive the same gross distribution per share before class-specific fees and accruals/allocations. To the extent that class-specific fees and accruals/allocations are applicable they will be deducted to arrive at class specific net income/(loss) per share and net distribution rate per share. Diluted earnings/(loss) per share is computed by dividing net earnings/(loss) attributable to shareholders for the period by the weighted average number of common shares and common share equivalents outstanding (unless their effect is antidilutive) for the period.

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**Share-Based Compensation**

Each of the trustees who are not affiliated with the Adviser or Fortress receive $100,000 of Class E shares for services provided annually. The Company accounts for share-based compensation in accordance with ASC 718, *Compensation – Stock Compensation* and recognizes compensation expense based on the fair value of the award on the date of grant. The award of common shares vests immediately upon issuance. See "Note 8 – Equity" for additional information regarding share-based compensation.

**Segment Reporting**

The Company operates and reports its business as a single reportable segment, which includes the acquisition, leasing, and ownership of net leased properties. The Company's chief operating decision maker ("CODM") is the Co-Chief Executive Officer. The CODM makes key operating decisions, evaluates financial results, and allocates resources at the consolidated level for the entire portfolio based on consolidated revenues, expenses, and net income as reported on the Condensed Consolidated Statements of Operations. Accordingly, the Company has a single operating and reportable segment and the CODM evaluates profitability using net income. Net income is used by the CODM in assessing the operating performance of the segment. All expense categories on the Condensed Consolidated Statements of Operations are significant and there are no significant segment expenses that require disclosure.

**Concentration of Credit Risk**

As the Company's revenues predominantly consist of rental payments, the Company is dependent on its tenants for its source of revenues. Concentration of credit risk arises when the source of revenue is highly concentrated from certain tenants. The Company had two tenants from which it derived 10% or more of its revenue for the three months ended March 31, 2026, as follows ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **Rental Income** | **Percentage of Total<br>Rental Income** |
| **Tenant** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** |
| Tenant A | $7109 | 10.17% |
| Tenant B | $7439 | 10.64% |

---

The Company had three tenants from which it derived 10% or more of its revenue for the three months ended March 31, 2025, as follows ($ in thousands):

---

| | | |
|:---|:---|:---|
|  | **Rental Income** | **Percentage of Total<br>Rental Income** |
| **Tenant** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** |
| Tenant A | $7124 | 21.86% |
| Tenant B | $3512 | 10.78% |
| Tenant C | $3125 | 10.00% |

---

**Recent Accounting Pronouncements**

In November 2024, the Financial Accounting Standards Board ("FASB*"*) issued ASU 2024-03, *"Income Statement (Topic 220-40): Reporting Comprehensive Income - Expense Disaggregation Disclosures"* (*"*Topic 220-40*"*). Topic 220-40 requires the disaggregation of expenses into required categories in disclosures within the footnotes of the financial statements. The FASB identified the required expense categories as: (1) purchases of inventory, (2) employee compensation, (3) depreciation, (4) intangible asset amortization, and (5) depreciation, depletion and amortization recognized as part of oil- and gas producing activities or other depletion expenses. The guidance is effective for annual periods beginning after December 15, 2026. Early adoption is permitted for annual financial statements that have not yet been issued or made available for issuance. This guidance should be applied on a prospective basis, but retrospective application is permitted. The Company is currently evaluating the impact of adopting this new guidance on its financial statement disclosures.

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**3.** **Investments in Real Estate, net** 

Investments in real estate, net consisted of the following ($ in thousands):

---

| | | |
|:---|:---|:---|
|  | **March 31, 2026** | **December 31, 2025** |
| Buildings and tenant improvements | $1947432 | $1854000 |
| Land | 537558 | 524922 |
| Land improvements | 186454 | 174914 |
| Construction in progress | 136993 | 122725 |
| **Total** | 2808437 | 2676561 |
| Accumulated depreciation | (76115) | (58124) |
| **Investments in real estate, net** | $2732322 | $2618437 |

---

*Acquisitions*

During the three months ended March 31, 2026, the Company acquired 12 industrial and 11 retail properties for $146.8 million. During the three months ended March 31, 2025, the Company acquired six industrial and seven retail properties for $140.2 million. The total rentable square feet of gross leasable area ("GLA") of the Company was 20.9 million and 19.7 million square feet as of March 31, 2026 and December 31, 2025, respectively, all of which is fully occupied.

The following table sets forth the purchase price, number of properties and total rentable square feet of GLA of the Company for the three months ended March 31, 2026 ($ and square feet in thousands):

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Property Type** | **Location** | **Purchase Price** | **Number of<br>Properties** | **Square Feet** |
| **Industrial Properties:** |  |  |  |  |
| Industrial | New York | $47541 | 1 | 196 |
| Industrial | France | 68635 | 10 | 780 |
| Industrial | Hungary | 10931 | 1 | 185 |
| Total Industrial Properties |  | 127107 | 12 | 1161 |
| **Retail Properties:** |  |  |  |  |
| Retail | Maine | 1677 | 1<br><sup>(1)</sup> | 3 |
| Retail | Alabama | 6039 | 3<br><sup>(1)</sup> | 18 |
| Retail | South Carolina | 12025 | 7<br><sup>(1)</sup> | 27 |
| Total Retail Properties |  | 19741 | 11 | 48 |
| **Total** |  | $146848 | 23 | 1209 |

---

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<sup>(1)</sup> Properties subject to master lease agreement.

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The following table sets forth the purchase price, number of properties and total rentable square feet of GLA of the Company for the three months ended March 31, 2025 ($ and square feet in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
| **Property Type** | **Location** | **Purchase Price** | **Number of<br>Properties** | **Square Feet** |
| **Industrial Properties:** |  |  |  |  |
| Industrial | Various | $79497 | 3<br><sup>(1)</sup> | 1153 |
| Industrial | Various | 27553 | 3<br><sup>(1)</sup> | 275 |
| Total Industrial Properties |  | 107050 | 6 | 1428 |
| **Retail Properties:** |  |  |  |  |
| Retail | Washington | 26982 | 5<br><sup>(1)</sup> | 40 |
| Retail | Michigan | 2305 | 1<br><sup>(1)</sup> | 4 |
| Retail | Connecticut | 3860 | 1 | 10 |
| Total Retail Properties |  | 33147 | 7 | 54 |
| **Total** |  | $140197 | 13 | 1482 |

---

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<sup>(1)</sup> Properties subject to master lease agreement.

Additionally, during the three months ended March 31, 2025, the Company acquired additional land adjacent to an existing industrial property in Texas for $1.5 million. The property was acquired in connection with an upsize to an existing industrial property subject to a master lease agreement.

The following table details the purchase price allocation for the properties acquired during the three months ended March 31, 2026 ($ in thousands):

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| | |
|:---|:---|
|  | **Amount** |
| Buildings and building improvements | $93477 |
| Land | 12637 |
| Land improvements | 11539 |
| In-place lease intangibles | 29640 |
| **Total Purchase Price** | $147293 |

---

During the three months ended March 31, 2026, the Company made deposits of $1.3 million for future acquisitions, which are included in Other assets on the Condensed Consolidated Balance Sheets.

The following table details the purchase price allocation for the properties acquired during the three months ended March 31, 2025 ($ in thousands):

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| | |
|:---|:---|
|  | **Amount** |
| Buildings and building improvements | $83295 |
| Land | 16847 |
| Land improvements | 8930 |
| In-place lease intangibles | 32613 |
| **Total Purchase Price** | $141685 |

---

During the three months ended March 31, 2025, the Company made deposits of $70.6 million for future acquisitions, which are included in Other assets on the Condensed Consolidated Balance Sheets.

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**4.** **Intangible Assets, net**

The gross carrying amount and accumulated amortization of the Company's identified intangible lease assets consisted of the following ($ in thousands):

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| | | |
|:---|:---|:---|
| **Intangible lease assets** | **March 31, 2026** | **December 31, 2025** |
| In-place lease intangibles | $513430 | $483790 |
| Condominium interest | 7492 | 7492 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total intangible lease assets | 520922 | 491282 |
| **Accumulated amortization** |  |  |
| In-place lease intangibles | (30520) | (23082) |
| **Intangible lease assets, net** | $490402 | $468200 |

---

The estimated future amortization of the Company's in-place lease intangible assets for each of the next five years and thereafter as of March 31, 2026 is as follows ($ in thousands):

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| | |
|:---|:---|
| **Year** | **Amount** |
| 2026 (Remaining) | $23419 |
| 2027 | 31224 |
| 2028 | 31224 |
| 2029 | 31224 |
| 2030 | 30094 |
| 2031 | 28513 |
| Thereafter | 307212 |
| **Total** | $482910 |

---

**5.** **Debt**

*Credit Facilities*

On August 13, 2024, FNLR OP (the "Credit Facilities Borrower") entered into a credit agreement (as amended on July 25, 2025, and as may be further amended, restated, amended and restated, supplemented or otherwise modified from time to time, the "Credit Agreement"), with the Company, as guarantor, the other guarantors party thereto (together with the Company, the "Guarantors" and, collectively with the Credit Facilities Borrower, the "Loan Parties"), the lenders, the L/C Issuer (each party thereto) and Bank of America, N.A. ("BofA"), as administrative agent. The Credit Agreement initially provided for (i) a $120.0 million revolving credit facility, of which $25.0 million was available for standby letters of credit and (ii) a $5.0 million term loan credit facility.

On April 11, 2025, the Loan Parties entered into that certain Second Amendment to Credit Agreement and Incremental Facilities Confirmation (the "Second Amendment"), with each lender and L/C Issuer party thereto and BofA, in its capacity as administrative agent. Pursuant to the Second Amendment, the Credit Facilities Borrower's right to request that the principal amount of the Credit Facilities be increased, subject to certain conditions, was amended from an amount not exceeding $1.0 billion to an amount not exceeding $1.5 billion (such amount, the "Incremental Facility Maximum"). In connection with the effectiveness of the increase to the Incremental Facility Maximum, the aggregate principal amount of the Credit Facilities was increased from $900.0 million to $1.1 billion in the form of (i) an increase in the aggregate commitments to the revolving credit facility from $755.0 million to $892.5 million, of which $25.0 million is available for standby letters of credit (the "Secured Revolving Credit Facility") and (ii) an increase in the aggregate outstanding principal amount of the term loan from $145.0 million to $182.5 million (the "Term Loan Facility" and, together with the Secured Revolving Credit Facility, the "Credit Facilities").

On July 25, 2025, the Credit Facilities Borrower, the Company, as guarantor, and the other guarantors party thereto, entered into that certain Third Amendment to Credit Agreement and New Lender Joinder Agreement (the "Third Amendment") with each lender and letter of credit issuer party thereto, BofA as administrative agent, and each of JPMorgan Chase Bank, N.A. and M&T Bank, as a Joint Leader Arranger and revolving credit facility lender and term loan lender thereunder, amending the Credit Agreement.

Pursuant to the Third Amendment, the aggregate principal amount of the Credit Facilities was increased from $1.1 billion to $1.3 billion in the form of (i) an increase in the aggregate commitments to the Secured Revolving Credit Facility from $892.5

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million to $1.0 billion, of which $25.0 million is available for standby letters of credit, and (ii) an increase in the aggregate outstanding principal amount of the Term Loan Facility from $182.5 million to $227.5 million. In addition, pursuant to the Third Amendment, subject to the satisfaction of certain criteria and conditions, the Loan Parties may offer Loan Assets (as defined in the Third Amendment) that qualify as First Mortgage Investments (as defined in the Third Amendment) to be included in the calculation of Borrowing Base Value (as defined in the Credit Agreement, as amended by the Third Amendment).

On November 20, 2025, the Credit Facilities were amended (the "Fourth Amendment") to increase the aggregate commitments to the Revolving Credit Facility from $1.0 billion to $1.3 billion and to increase the aggregate outstanding principal amount of the Term Loan Facility from $227.5 million to $302.5 million. In addition, the Fourth Amendment expanded the accordion feature to permit future increases in the aggregate principal amount of the Credit Facilities up to $2.5 billion introduced a new multicurrency tranche (the "Multicurrency Tranche") under the Revolving Credit Facility to allow borrowings in certain alternative currencies (including Euro, British Pound Sterling and Canadian Dollar), and temporarily increased the borrowing base advance rate to 65% from 60% through March 31, 2026.

On January 29, 2026, the Loan Parties, entered into that certain Fifth Amendment to Credit Agreement (the "Fifth Amendment") with each lender party thereto and BofA, as administrative agent, amending the Credit Agreement. Pursuant to the Fifth Amendment, the aggregate principal amount of the Credit Facilities was increased from $1.7 billion to $1.8 billion in the form of (i) an increase in the aggregate commitments to the Secured Revolving Credit Facility from $1.3 billion to $1.5 billion, and (ii) an increase in the Term Loan Facility from $302.5 million to $325.0 million. In addition, the Fifth Amendment (x) increased from 15% to 30% the cap on the Borrowing Base Value attributable to Borrowing Base Properties that have Commercial Net Leases (each, as defined in the Credit Agreement, as amended by the Fifth Amendment) with tenants that are retail branches of banks, credit unions, or other financial institutions, (y) updated the calculations of unused fee, and (z) clarified the lenders entitled to the unused fee. Old National Bank also joined as a new lender.

The following table details key terms of the Credit Facilities as of March 31, 2026 ($ in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
| **Indebtedness** | **Principal Balance<br>Outstanding** | **Weighted<br>Average Interest<br>Rate** | **Maturity Date** | **Maximum<br>Facility Size** |
| Secured Revolving Credit Facility <sup>(1)</sup> | $981080 | 5.51% | 10/16/2026 | $1475000 |
| Total Secured Revolving Credit Facility | 981080 |  |  |  |
| Term Loan Facility | $325000 | 5.52% | 10/16/2026 | $325000 |
| Deferred financing costs, net | (2776) |  |  |  |
| Term Loan Facility, net | 322224 |  |  |  |
| **Total Credit Facilities, net** | $1303304 |  |  |  |

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<sup>(1)</sup> Includes a $25.0 million sublimit of standby letters of credit.

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The following table details key terms of the Credit Facilities as of December 31, 2025 ($ in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
| **Indebtedness** | **Principal Balance<br>Outstanding** | **Weighted<br>Average Interest<br>Rate** | **Maturity Date** | **Maximum<br>Facility Size** |
| Secured Revolving Credit Facility <sup>(1)</sup> | $1010100 | 5.87% | 10/16/2026 | $1347500 |
| Total Secured Revolving Credit Facility | 1010100 |  |  |  |
| Term Loan Facility | $302500 | 5.83% | 10/16/2026 | $302500 |
| Deferred financing costs, net | (3006) |  |  |  |
| Term Loan Facility, net | 299494 |  |  |  |
| **Total Credit Facilities, net** | $1309594 |  |  |  |

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<sup>(1)</sup> Includes a $25.0 million sublimit of standby letters of credit.

At the option of the Credit Facilities Borrower, the Credit Facilities will bear interest at either (i) a rate equal to term secured overnight financing rate ("SOFR") or daily simple SOFR plus a margin rate ranging from 1.40% to 1.90% or (ii) a base rate based on the highest of (A) Federal Fund's Rate plus half of 1%, (B) Bank of America's prime rate, (C) Term SOFR plus 1.00% and (D) 1.00%. The Secured Revolving Credit Facility is subject to a per annum fee based on the daily unused portion of the facility ranging from 0.15% to 0.25% to and is payable quarterly in arrears. The Credit Facilities are prepayable, in whole or in part, at any time without premium or penalty. The Company may extend the maturity date of the Credit Facilities by utilizing three one-year extension options, which are exercisable at the Company's discretion. On October 17, 2025, the Company exercised the first extension option in order to extend the maturity date to October 16, 2026. Prior to October 16, 2026, the Company plans to exercise the second extension option in order to extend the maturity date to October 16, 2027.

The Company is subject to various financial and operational covenants under the Credit Facilities. These covenants require the Company to maintain certain financial ratios, which include leverage and fixed charge coverage, among others. As of March 31, 2026, the Company was in compliance with all of its loan covenants.

*Subsidiary Loan Agreement and Carveout Guaranty*

On September 19, 2025, FNLR Logistics LLC, a Delaware limited liability company ("Subsidiary Loan Borrower 1") and FNLR Grocery LLC, a Delaware limited liability company ("Subsidiary Loan Borrower 2" and Subsidiary Loan Borrower 1 and Subsidiary Loan Borrower 2 are, individually and/or collectively (as the context requires) referred to herein as "Subsidiary Loan Borrower"), each an indirect, wholly-owned subsidiary of the Company, entered into a Loan Agreement (the "Subsidiary Loan Agreement") with BofA, as administrative agent, and the lenders from time to time party thereto. Pursuant to the Subsidiary Loan Agreement, the lenders agreed to make loans available to Subsidiary Loan Borrower on an uncommitted basis in an aggregate principal amount not to exceed $347.5 million (the "Subsidiary Loan"). Subject to the terms and conditions of the Subsidiary Loan Agreement, all amounts outstanding under the Subsidiary Loan Agreement will be due and payable in full on September 19, 2028 subject to two (2) extension options of one (1) year each, which if exercised would expire on September 19, 2030, or such earlier date upon which the Subsidiary Loan Agreement shall terminate in accordance with the provisions thereof. Capitalized terms used under this description of the Subsidiary Loan Agreement herein and not otherwise defined herein shall have the meaning attributed to such terms in the Subsidiary Loan Agreement.

The obligations of Subsidiary Loan Borrower under the Subsidiary Loan Agreement are secured by substantially all of the assets of each Subsidiary Loan Borrower, in each case subject to certain exclusions set forth in the Subsidiary Loan Agreement and the other Loan Documents. Further, the Subsidiary Loan will bear interest at the lesser of (i) a rate equal to Monthly SOFR, plus one hundred seventy basis points (1.70%) per annum and (ii) the maximum non-usurious interest rate. The Subsidiary Loan is prepayable, in whole or in part, at any time without premium or penalty, in accordance with the terms of the Subsidiary Loan Agreement.

The Subsidiary Loan Agreement contains various restrictions and covenants applicable to Subsidiary Loan Borrower. Among other requirements, Subsidiary Loan Borrower may not exceed certain debt limitations and is subject to certain distribution limitations, subject to certain carveouts described more fully therein.

The Subsidiary Loan Agreement also contains customary events of default. If an event of default under the Subsidiary Loan Agreement occurs and is continuing, then BofA, in its capacity as the administrative agent, may declare any outstanding obligations under the Subsidiary Loan Agreement to be immediately due and payable. In addition, if Subsidiary Loan Borrower

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becomes the subject of voluntary or involuntary proceedings under any bankruptcy, insolvency or similar law, then any outstanding obligations under the Subsidiary Loan Agreement will automatically become due and payable.

In connection with the Subsidiary Loan Agreement, FNLR OP LP, a wholly owned subsidiary through which the Company owns all or substantially all its assets (the "Operating Partnership"), provided a guaranty (the "Carveout Guaranty"), pursuant to which the Operating Partnership (i) has agreed to guarantee the payment of the indebtedness pursuant to the Subsidiary Loan Agreement in the event of specified non-recourse carve-outs referred to as "Enforcement Events" with respect to the Subsidiary Loan Borrower or any property and (ii) agreed to satisfy certain financial covenants as set forth in the Carveout Guaranty, including minimum net worth and liquidity requirements. The Operating Partnership is also liable under the Carveout Guaranty for costs, expenses, damages and losses actually incurred by BofA, in its capacity as the administrative agent resulting from customary "bad boy" events pertaining to the Operating Partnership as described more fully in the Carveout Guaranty.

On November 25, 2025, the Subsidiary Loan Borrower entered into a Letter Amendment to the Subsidiary Loan Agreement, by and among BofA, as administrative agent, the Subsidiary Loan Borrower and the Operating Partnership, pursuant to which certain representation of the Subsidiary Loan Borrower was revised to include specific provisions related to the Jurupa Valley Net Lease, as defined and described therein.

On February 25, 2026, the Subsidiary Loan Borrower entered into that certain Omnibus First Amendment to Loan Documents and Guarantor Reaffirmation (the "First Amendment to Subsidiary Loan Agreement"), by and among BofA, as administrative agent, the Subsidiary Loan Borrower and the Operating Partnership. The First Amendment to Subsidiary Loan Agreement amended the Subsidiary Loan Agreement to, among other things, (i) update the definition of Affiliate to expressly exclude the Mubadala Group as an Affiliate of Borrower, Operating Partnership, Fortress or any of their subsidiaries, (ii) eliminate certain restrictions on lenders in the event of a lender assignment, participation or pledge if an Event of Default exists, (iii) require the delivery of unaudited quarterly financial statements even when a Cash Sweep Period does not exist and (iv) clarify the requirements for an acceptable SOFR Swap Contract based on the outstanding principal balance of the Loan. Capitalized terms used in this paragraph and not otherwise defined herein shall have the meaning attributed to such terms in the Subsidiary Loan Agreement.

On February 25, 2026, BofA, as a lender, U.S. Bank National Association and BofA, as administrative agent, entered into that certain Assignment and Assumption, pursuant to which U.S. Bank National Association was joined as a new lender to the Subsidiary Loan Agreement.

*Print Subsidiary Loan*

On December 23, 2025, FNLR Print LLC, a Delaware limited liability company ("Print"), an indirect, wholly-owned subsidiary of the Company, entered into a Loan Agreement (the "Print Subsidiary Loan Agreement") with BofA, as administrative agent (in such capacity, the "Print Administrative Agent"), and the lenders from time to time party thereto. Pursuant to the Print Subsidiary Loan Agreement, the lenders agreed to make loans available to Print on an uncommitted basis in an aggregate principal amount not to exceed $111.1 million (the "Print Subsidiary Loan"). Subject to the terms and conditions of the Print Subsidiary Loan Agreement, all amounts outstanding under the Print Subsidiary Loan Agreement will be due and payable in full on December 23, 2028, or such earlier date upon which the Print Subsidiary Loan Agreement shall terminate in accordance with the provisions thereof. Capitalized terms used under this description of the Print Subsidiary Loan Agreement and not otherwise defined herein shall have the meaning attributed to such terms in the Print Subsidiary Loan Agreement.

The obligations of Print under the Print Subsidiary Loan Agreement are secured by substantially all of the assets of Print, subject to certain exclusions set forth in the Print Subsidiary Loan Agreement and the other loan documents. Further, the Print Subsidiary Loan will bear interest at the lesser of (i) a rate equal to Monthly SOFR, plus one hundred ninety basis points (1.90%) per annum and (ii) the maximum non-usurious interest rate. The Print Subsidiary Loan is prepayable, in whole or in part, at any time without premium or penalty, in accordance with the terms of the Print Subsidiary Loan Agreement.

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The Print Subsidiary Loan Agreement contains various restrictions and covenants applicable to Print. Among other requirements, Print may not exceed certain debt limitations and is subject to certain distribution limitations, subject to certain carveouts described more fully therein.

The Print Subsidiary Loan Agreement also contains customary events of default. If an event of default under the Print Subsidiary Loan Agreement occurs and is continuing, then the Print Administrative Agent may declare any outstanding obligations under the Print Subsidiary Loan Agreement to be immediately due and payable. In addition, if Print becomes the subject of voluntary or involuntary proceedings under any bankruptcy, insolvency or similar law, then any outstanding obligations under the Print Subsidiary Loan Agreement will automatically become due and payable.

In connection with the Print Subsidiary Loan Agreement, Operating Partnership provided a guaranty (the "Print Carveout Guaranty"), pursuant to which Operating Partnership (i) agreed to guarantee certain post-closing obligations of Print under the Print Subsidiary Loan Agreement related to certain title insurance policy, (ii) agreed to guarantee the payment of the indebtedness pursuant to the Print Subsidiary Loan Agreement in the event of specified non-recourse carve-outs referred to as "Enforcement Events" with respect to Print or any property and (iii) agreed to satisfy certain financial covenants as set forth in the Carveout Guaranty, including minimum net worth and liquidity requirements. Operating Partnership is also liable under the Carveout Guaranty for costs, expenses, damages and losses actually incurred by the Print Administrative Agent resulting from customary "bad boy" events pertaining to Operating Partnership as described more fully in the Carveout Guaranty.

The following table details key terms of the Subsidiary Loans as of March 31, 2026 ($ in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
| **Indebtedness** | **Principal Balance<br>Outstanding** | **Weighted<br>Average Interest<br>Rate** | **Maturity Date** | **Maximum<br>Facility Size** |
| Subsidiary Loan 1 | $347500 | 5.43% | 9/19/2028 | $347500 |
| Subsidiary Loan 2 | 111100 | 5.59% | 12/23/2028 | $111100 |
| Deferred financing costs, net | (3829) |  |  |  |
| **Total Subsidiary Loans, net** | $454771 |  |  |  |

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The following table details key terms of the Subsidiary Loans as of December 31, 2025 ($ in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
| **Indebtedness** | **Principal Balance<br>Outstanding** | **Weighted<br>Average Interest<br>Rate** | **Maturity Date** | **Maximum<br>Facility Size** |
| Subsidiary Loan 1 | $347500 | 5.73% | 9/19/2028 | $347500 |
| Subsidiary Loan 2 | 111100 | 5.63% | 12/23/2028 | $111100 |
| Deferred financing costs, net | (4189) |  |  |  |
| **Total Subsidiary Loans, net** | $454411 |  |  |  |

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The table below shows the aggregate amount of maturities of our outstanding borrowings over the next five years and thereafter as of March 31, 2026 ($ in thousands):

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| | | |
|:---|:---|:---|
| **Year**<sup>(1)</sup> | **Credit Facilities** | **Term Loans** |
| 2026 (Remaining) | $— | $— |
| 2027 |  |  |
| 2028 | 981080 | 783600 |
| 2029 |  |  |
| 2030 |  |  |
| 2031 |  |  |
| Thereafter |  |  |
| **Total** | $981080 | $783600 |

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<sup>(1)</sup> For loans where the Company, at its own discretion, has extension options, the maximum maturity date has been assumed.

**6.** **Related Party Transactions** 

*Due to Affiliate*

The following table details the components of due to affiliate ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **March 31, 2026** | **December 31, 2025** |
| Advanced organizational and offering costs | $10592 | $11229 |
| Repurchases payable |  | 5302 |
| General and administrative expenses | 1962 | 1864 |
| Accrued management fee | 1498 | 1317 |
| Performance participation allocation | 4284 | 8431 |
| Accrued shareholder servicing fee | 25185 | 20862 |
| **Total** | $43521 | $49005 |

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*Advanced Organizational and Offering Costs*

The Adviser agreed to advance all of the organization and offering costs on behalf of the Company (including legal, marketing, due diligence, administrative, accounting, transfer agent fees and other expenses attributable to the Company's organization) through November 1, 2024. Such costs are being reimbursed to the Adviser on a pro-rata basis over a 60-month period beginning November 1, 2024, the first anniversary of the date on which the Company broke escrow for its private offering, and are recorded as a component of Due to affiliate on the Company's Condensed Consolidated Balance Sheets. Approximately $10.6 million and $11.2 million of reimbursable costs were payable to the Adviser at March 31, 2026 and December 31, 2025, respectively.

*General and Administrative Expenses*

The Adviser agreed to advance certain general and administrative expenses on behalf of the Company. General and administrative expenses primarily consist of legal fees, accounting and admin-related fees, audit fees, appraisal/valuation fees and other professional fees. Approximately $1.8 million and $1.5 million in general and administrative expenses were payable to the Adviser at March 31, 2026 and December 31, 2025, respectively. Approximately $0.2 million and $0.4 million were payable to members of the Company's board of trustees related to compensation expense at March 31, 2026 and December 31, 2025, respectively.

*Accrued Management Fee*

The Company pays the Adviser a management fee ranging from 1.00% to 1.25% of NAV per annum payable monthly. The Adviser previously waived the management fee for six months for certain investors measured from the later of (i) the day on which such shareholder first purchased any waiver-eligible shares and (ii) if applicable, the day on which such shares were released from escrow (such later date in respect of any investor, the "Issuance Date"). The Adviser agreed to waive the management fee in respect of any Class E shares issued for so long as the Company qualifies as a "publicly offered REIT".

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The management fee may be paid, at the Adviser's election, in cash, Class E shares or Class A units of FNLR OP (the "Class A OP Units"). To date, the Adviser has elected to receive the management fee in the Company's Class E shares or Class A units of FNLR OP, resulting in a non-cash expense.

During the three months ended March 31, 2026, the Company issued 357,525 Class A OP units and recognized management fees of $4.1 million in the Condensed Consolidated Statements of Operations. During the three months ended March 31, 2025, the Company issued 143,479 Class A OP units and 67,171 Class E shares and recognized management fees of $2.3 million in the Condensed Consolidated Statements of Operations.

*Performance Participation Allocation*

The Special Limited Partner holds a performance participation interest in FNLR OP that entitles it to receive an allocation of total return. This allocation is an expense to the Company as it represents a liability payable for services rendered relating to ongoing operations of the Company. Total return is defined as total distributions plus the change in the Company's NAV per share, adjusted for subscriptions and repurchases. The Special Limited Partner is entitled to an allocation from FNLR OP equal to (i) for the Class F-S units, Class F-D units, Class F-I units (including Class F-I X units which are eligible for a waiver of performance participation allocation), Class B units and Class E units of FNLR OP, 10% of total return and (ii) for the Class C units of FNLR OP, 5% of total return in each case, after the other unit holders have received a total return of 5% (after recouping any loss carryforward amount). The allocation of the performance participation interest is measured on a calendar year basis, made annually and accrued monthly, and is payable in Class A units of FNLR OP, Class E shares or cash at the election of the Special Limited Partner. The Special Limited Partner has waived the performance participation for six months for certain investors measured from the applicable Issuance Date. In addition, the Special Limited Partner's performance participation interest with respect to Class E units of FNLR OP has been waived by the Special Limited Partner for so long as the Company qualifies as a "publicly offered REIT" for U.S. federal income tax purposes. During the three months ended March 31, 2026, the Company issued 768,181 Class A OP units to the Special Limited Partner as payment for $8.4 million of performance participation allocation expense earned during the fiscal year ended December 31, 2025. During the three months ended March 31, 2025, the Company issued 181,062 Class A OP units to the Special Limited Partner as payment for $1.9 million of performance participation allocation expense earned during the fiscal year ended December 31, 2024.

During the three months ended March 31, 2026 and 2025, the Company recognized $4.3 million and $1.3 million, respectively, of performance participation allocation expense in the Company's Condensed Consolidated Statements of Operations.

*Accrued Shareholder Servicing Fees*

On April 11, 2025, the Company appointed Fortress Wealth Solutions LLC (the "Dealer Manager"), an affiliate of the Adviser, as dealer manager in connection with its ongoing private offering of securities. The Company accrues ongoing shareholder servicing fees payable to the Dealer Manager for ongoing services rendered to Class F-S shareholders equal to 0.85% per annum of the aggregate NAV of the outstanding shares. The ongoing servicing fees are paid monthly in arrears. At the time such shares are sold to a shareholder, the Company accrues an estimate of the future shareholder servicing payable to the Dealer Manager. The estimate is based on the expected holding period by the shareholders of approximately 10 years and level of servicing fees attributed to such share class. The Company subsequently reassesses such liability at each reporting period.

Prior to April 11, 2025, the accrued ongoing shareholder servicing fees were recorded as a component of Other liabilities on the Company's Condensed Consolidated Balance Sheets. Subsequent to April 11, 2025, the accrued ongoing shareholder servicing fees are recorded as a component of Due to affiliates on the Company's Condensed Consolidated Balance Sheets.

*Related Party Share Ownership*

As of March 31, 2026, FIG LLC owns 2,141,207 Class E shares for an aggregate purchase price of $22.3 million.

**7.** **Derivative Financial Instruments**

The Company uses derivative financial instruments to manage risks associated with the Company's investments and financing transactions. These derivatives may be designated as net investment, cash flow, or fair value hedges under ASC 815, *Derivatives and Hedging* ("ASC 815"), or accounted for as non-designated derivatives. Derivatives not designated as hedges are not speculative and are used to manage the Company's exposure to fluctuations in foreign exchange rates.

*Interest Rate Swaps*

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The Company uses interest rate swaps to limit exposure to changes in interest rates, primarily on the variable interest rate debt disclosed in "Note 5 – Debt." The interest rate swaps qualify as cash flow hedges under ASC 815, and are recorded at fair value on the Condensed Consolidated Balance Sheets in Other assets and Other liabilities, as applicable. Gains and losses due to changes in fair value are recorded in accumulated other comprehensive income (loss) on the Condensed Consolidated Balance Sheets and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. Amounts reported in accumulated other comprehensive income (loss) for interest rate swaps will be reclassified to interest expense, net when the periodic swap settlements are made.

The following table is a summary of the Company's outstanding derivatives designated as hedging instruments ($ in thousands):

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| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  |  | **March 31, 2026** | **March 31, 2026** | **March 31, 2026** | **December 31, 2025** | **December 31, 2025** | **December 31, 2025** |
| **Counterparty** | **Maturity Date** | **Fixed Rate** | **Variable Rate Index** | **Balance Sheet Location** | **Notional Amount** | **Fair Value** | **Balance Sheet Location** | **Notional Amount** | **Fair Value** |
| Goldman Sachs Bank USA | 10/21/2026 | 3.70% | One-month SOFR | Other Liabilities | $250000 | $(63) | Other Liabilities | $250000 | $(473) |
| Goldman Sachs Bank USA | 10/21/2027 | 3.38% | One-month SOFR | Other Assets | 150000 | 534 | Other Liabilities | 150000 | (243) |
| Bank of America, National Association | 8/13/2027 | 3.35% | Daily simple SOFR | Other Assets | 60000 | 265 | Other Liabilities | 60000 | (84) |
| **Total Swaps** |  |  |  |  | $460000 | $736 |  | $460000 | $(800) |

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*Foreign Currency Exchange Rate Derivatives*

Certain of the Company's foreign investments expose it to fluctuations in foreign currency exchange rates. These fluctuations may impact the value of the Company's cash receipts and payments in terms of its functional currency, the U.S. Dollar. The Company uses foreign exchange rate derivatives, including foreign currency forwards, to reduce the risk from fluctuations in foreign exchange rates associated with its assets and liabilities denominated in foreign currencies.

The following table is a summary of the Company's outstanding derivatives not designated as hedging instruments (notional amounts in thousands):

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **March 31, 2026** | **March 31, 2026** | **March 31, 2026** | **March 31, 2026** | **December 31, 2025** | **December 31, 2025** | **December 31, 2025** | **December 31, 2025** |
| **Foreign Currency Forward Contracts** | **Balance Sheet Location** | **Number of Instruments** | **Notional Amount** | **Fair Value** | **Balance Sheet Location** | **Number of Instruments** | **Notional Amount** | **Fair Value** |
| Buy USD/Sell EUR Forward | Other Assets | 4 | 28628 | $249 | N/A |  |  | $— |
| Buy EUR/Sell USD Forward | Other Assets | 1 | $673 | (15) | N/A |  | $— |  |
| **Total** |  |  |  | $234 |  |  |  | $— |

---

*Financial Statement Impact*

The following table details the effect of the Company's derivative financial instruments designated as hedging instruments on the Condensed Consolidated Statements of Operations during the three months ended March 31, 2026 and 2025 ($ in thousands):

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
|  | **Amount of Unrealized Gain (Loss)<br>Recognized in OCI** | **Amount of Unrealized Gain (Loss)<br>Recognized in OCI** | **Location of Gain (Loss) Recognized in Income on Derivatives** | **Amount of Gain (Loss) <br>Reclassified from <br>Accumulated OCI into Income** | **Amount of Gain (Loss) <br>Reclassified from <br>Accumulated OCI into Income** |
|  | **March 31, 2026** | **March 31, 2025** |  | **March 31, 2026** | **March 31, 2025** |
| Interest rate swaps | $1536 | $(554) | Interest Expense | $160 | $143 |
| **Total** | $1536 | $(554) |  | $160 | $143 |

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The following table details the effect of the Company's derivative financial instruments not designated as hedging instruments on the Condensed Consolidated Statements of Operations during the three months ended March 31, 2026 and 2025 ($ in thousands):

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| | | | |
|:---|:---|:---|:---|
|  | **Statement of Operations Location** | **March 31, 2026** | **March 31, 2025** |
| Foreign currency forward contracts | Other income (expense), net | $242 | $— |

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**8.** **Equity**

*Authorized Capital*

As of March 31, 2026, the Company had the authority to issue an unlimited number of preferred shares and eight classes of common shares including Class S, Class I, Class F-S, Class F-D, Class F-I, Class B, Class D-S and Class E. Class E shares are classified as redeemable common shares on the Company's Consolidated Balance Sheets. The Company also previously issued Class F-I X, Class B-X and Class D-X which represented Class F-I shares, Class B shares and Class D shares, respectively, that were purchased during the period from the commencement of the Company's private offering until the Company accepted subscriptions up to $300.0 million in the Company's private offering, which amount may be increased at the Company's

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discretion (the "Initial Share Offering Period") and entitled to a fee waiver while they were outstanding. The Initial Share Offering Period ended as of February 1, 2024. As of March 31, 2026, there were no Class F-I X, Class B-X or Class D-X shares outstanding Each class of common shares and preferred shares has a par value of $0.01. The Company's board of trustees has the ability to establish the preferences and rights of each class or series of preferred shares, without shareholder approval, and as such, it may afford the holders of any series or class of preferred shares preferences, powers and rights senior to the rights of holders of common shares. The differences among the common share classes relate to ongoing servicing fees, management fees, performance participation allocation and share repurchase rights. Other than differences in fees and repurchase rights, each class of common shares has the same economic and voting rights.

*Common Shares*

The following tables detail the movement in the Company's outstanding shares of common shares (in thousands):

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S**<sup>(1)</sup> | **Class D-X** | **Class E** | **Total** |
| **December 31, 2025** | 15 | 12842 | 24312 | 68237 | 37528 |  | 2544 | 145478 |
| Common shares issued | 4195 | 6062 | 1089 | 4124 |  |  | 33 | 15503 |
| Distribution reinvestment | 10 | 133 | 266 | 532 | 192 |  | 5 | 1138 |
| Class transfers |  |  |  |  |  |  |  |  |
| Common shares repurchased | (10) | (54) | (84) | (232) | (206) |  |  | (586) |
| **March 31, 2026** | 4210 | 18983 | 25583 | 72661 | 37514 |  | 2582 | 161533 |

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S**<sup>(1)</sup> | **Class D-X** | **Class E** | **Total** |
| **December 31, 2024** |  |  | 2988 | 40463 | 35613 | 1347 | 529 | 80940 |
| Common shares issued |  | 1936 | 3572 | 10470 |  |  | 99 | 16077 |
| Distribution reinvestment |  | 3 | 37 | 300 | 169 |  | 2 | 511 |
| Class transfers |  |  |  |  | 1047 | (1041) |  | 6 |
| Common shares repurchased |  |  |  | (11) |  |  |  | (11) |
| **March 31, 2025** |  | 1939 | 6597 | 51222 | 36829 | 306 | 630 | 97523 |

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------

<sup>(1)</sup> Class D shares were renamed to Class D-S shares effective November 14, 2024.

*Redeemable Common Shares*

In connection with the Company's payment of its management fee, the Adviser holds Class E shares. Additionally, certain affiliates of the Adviser hold Class E shares. See Note 6 - Related Party Transactions for further details on the management fee. The ability of the Class E holders to redeem the Class E shares for cash is outside of the Company's control. Therefore, the Company has classified these Class E shares that are held by affiliates of the Company as redeemable common shares outside of equity on the Company's Condensed Consolidated Balance Sheets. The Company received proceeds from the issuance of redeemable common shares of $0.1 million and $25,000 for the three months ended March 31, 2026 and 2025, respectively. As of March 31, 2026 and December 31, 2025, the Company had 2,581,895 and 2,544,453 redeemable Class E shares issued and outstanding.

The redeemable common shares are recorded at the greater of (i) their carrying amount, or (ii) their redemption value, which is equivalent to the fair value of the shares at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment of $0.5 million and $0.1 million during the three months ended March 31, 2026 and 2025, respectively.

*Share and Unit Repurchases*

The Company has adopted a share repurchase plan whereby, subject to certain limitations, shareholders may request, on a monthly basis, that the Company repurchase all or any portion of their shares. The aggregate NAV of total repurchases of the Company's common shares under the Company's share repurchase plan and redemptions of Operating Partnership units is limited to no more than 2% of the Company's aggregate NAV per month (measured using the aggregate NAV attributable to shareholders as of the end of the immediately preceding month) and no more than 5% of the Company's aggregate NAV per calendar quarter (measured using the average aggregate NAV attributable to shareholders as of the end of the immediately preceding three months). Shares or units issued to the Adviser and its affiliates as payment for management fees or as reimbursements of expenses or for the Special Limited Partner's performance participation interest are subject to the repurchase plan but exempt from the redemption limitations.

Other than as described for redeemable common shares and redeemable non-controlling interests, the Company is not obligated to repurchase any shares or units, including shares or units held by the Adviser acquired as payment of the Adviser's

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management fee or held by the Special Limited Partner for its performance participation interest, and may choose to repurchase fewer shares than have been requested to be repurchased, or none at all, in its discretion at any time. Further, the Company's board of trustees may make exceptions to, modify or suspend the Company's share repurchase plan (including to make exceptions to the repurchase limitations or purchase fewer shares than such repurchase limitations) if it deems such action to be in the Company's best interest. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any month, shares repurchased at the end of the month will be repurchased on a pro-rata basis.

During the three months ended March 31, 2026, the Company repurchased 585,116 shares of common shares for a total of $6.2 million. The Company had no unfulfilled repurchase requests during the three months ended March 31, 2026.

During the three months ended March 31, 2025, the Company repurchased 11,404 shares of common shares for a total of $0.1 million. The Company had no unfulfilled repurchase requests during the three months ended March 31, 2025.

*Distributions*

The Company generally intends to distribute substantially all of its taxable income, which does not necessarily equal net income in accordance with GAAP, to its shareholders each year to comply with the REIT provisions of the Code. Each class of common shares receive the same gross distribution per share during the period the Adviser and Special Limited Partner waived the management fee and performance participation allocation, respectively.

The following table details the aggregate net distributions declared for each applicable class of common shares for the three months ended March 31, 2026 and 2025:

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| | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Class D-X** | **Class E** |
| Aggregate net distributions declared per share | $0.1600 | $0.1819 | $0.1663 | $0.1882 | $0.1876 | $— | $0.2144 |

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| | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Class D-X** | **Class E** |
| Aggregate net distributions declared per share | $— | $0.1126 | $0.1462 | $0.1678 | $0.1678 | $0.1678 | $0.1678 |

---

*Redeemable Non-Controlling Interests* 

In connection with its performance participation interest, the Special Limited Partner owns 768,181 Class A units of FNLR OP. Additionally, in connection with the payment of management fees, the Adviser owns 878,168 Class A units of FNLR OP. See Note 6 - Related Party Transactions for further details on the performance participation allocation and management fees. Because the Special Limited Partner and the Adviser have the ability to redeem the Class A units for either Class E shares in the Company or cash at their election, the Company has classified these Class A units as Redeemable non-controlling interests outside of equity on the Company's Condensed Consolidated Balance Sheets. Redeemable non-controlling interests are recorded at the greater of (i) their carrying amount, adjusted for their share of the allocation of income or loss and distributions, or their redemption value, which is equivalent to fair value, of such Class A units at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment of $0.5 million and $42,729 during the three months ended March 31, 2026 and 2025, respectively.

The following table details the redeemable non-controlling interest activity for the three months ended March 31, 2026 and 2025 ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| **Balance at beginning of period** | $5714 | $— |
| Settlement of prior performance participation allocation and management fee | 12381 | 3367 |
| Repurchases |  |  |
| Offering costs | (8) | (1) |
| Net income | 143 | 25 |
| Other comprehensive income (loss) | 17 | (2) |
| Distributions | (328) | (43) |
| Redemption value allocation | 468 | 43 |
| **Ending balance** | $18387 | $3389 |

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*Share-Based Compensation*

The Company accrued $0.1 million and $0.3 million of non-cash compensation expense at March 31, 2026 and December 31, 2025, respectively.

**9.** **Other Assets and Other Liabilities** 

The following table summarizes the components of Other Assets ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **March 31, 2026** | **December 31, 2025** |
| Straight-line rent receivable | $61584 | $46060 |
| Deposits | 36362 | 53047 |
| Foreign tax receivable | 12760 |  |
| Deferred financing costs, net | 10588 | 11584 |
| Derivative assets | 1033 |  |
| Lease commissions, net | 667 | 673 |
| Other receivables | 5212 | 8889 |
| &nbsp;&nbsp;**Total Other Assets** | $128206 | $120253 |

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The following table summarizes the components of Other Liabilities ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **March 31, 2026** | **December 31, 2025** |
| Accounts payable | $6894 | $6438 |
| Prepaid rental income | 10619 | 8179 |
| Derivative liabilities | 63 | 800 |
| Accrued interest payable | 8764 | 2524 |
| Repurchases payable | 2266 | 2297 |
| Other accrued expenses and liabilities | 8197 | 7895 |
| &nbsp;&nbsp;**Total Other Liabilities** | $36803 | $28133 |

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**10.** **Leases**

*Lessor – Operating leases*

The Company's rental revenue primarily consists of rent earned from operating leases at the Company's triple net lease, fully occupied properties which consist of fixed annual rent that escalates annually throughout the term of the applicable leases. The tenant is generally responsible for all property-related expenses, including taxes, insurance and maintenance, and the Company has rights in accordance with the lease agreement to protect the value of the leased property. The Company's triple net lease properties are each occupied by a single tenant.

The following table details the components of operating lease income from leases in which the Company is the lessor ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| Base rent<sup>(1)</sup> | $54373 | $25756 |
| Straight-line rental revenue | 15525 | 6841 |
| &nbsp;&nbsp;**Total Rental Revenue** | $69898 | $32597 |

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The following table presents the undiscounted future minimum rents the Company expects to receive for its net lease properties classified as operating leases as of March 31, 2026 ($ in thousands):

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| | |
|:---|:---|
| **Year** | **Future Minimum Receipts** |
| 2026 (Remaining) | $175912 |
| 2027 | 258089 |
| 2028 | 293278 |
| 2029 | 300264 |
| 2030 | 305583 |
| 2031 | 309458 |
| Thereafter | 4547632 |
| **Total** | $6190216 |

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**11.** **Commitments and Contingencies**

In the normal course of business, the Company may, directly or indirectly, enter into agreements that contain representations and warranties and which provide indemnifications. Future events could occur that lead to the execution of these provisions against the Company. The Company's maximum exposure under these arrangements is unknown, as this would involve future claims that may be made against the Company that have not yet occurred. The Company had outstanding commitments of $921.6 million and $711.1 million as of March 31, 2026 and December 31, 2025, respectively, in connection with its properties under development.

**12.** **Earnings Per Share**

Basic earnings/(loss) per common share is determined by dividing net income/(loss) attributable to common shareholders by the weighted average number of common shares outstanding during the period. All classes of common shares are allocated income/(loss) at the same rate per share and receive the same gross distribution per share before class-specific fees and accruals/allocations. To the extent that class-specific fees and accruals/allocations are applicable they will be deducted to arrive at class specific net income/(loss) per share and net distribution rate per share.

The following tables detail net income/(loss) per common share ($ in thousands, except per share data):

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** | **Three Months Ended March 31, 2026** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Class D-X** | **Class E** | **Total** |
| Net income attributable to FNLR shareholders | $18 | $222 | $739 | $2027 | $2430 | $— | $236 | $5672 |
| Weighted average common shares outstanding - basic | 2495 | 16625 | 25182 | 70413 | 37586 |  | 2580 | 154881 |
| Net income per common share - basic | $0.01 | $0.01 | $0.03 | $0.03 | $0.06 | $— | $0.09 | $0.04 |
| Net income attributable to dilutive OP units | $— | $— | $— | $— | $— | $— | $143 | $143 |
| Net income attributable to FNLR shareholders - dilutive | $18 | $222 | $739 | $2027 | $2430 | $— | $379 | $5815 |
| Effect of dilutive OP units |  |  |  |  |  |  | 1516 | 1516 |
| Weighted average common shares outstanding - diluted | 2495 | 16625 | 25182 | 70413 | 37586 |  | 4096 | 156397 |
| Net income per common share - diluted | $0.01 | $0.01 | $0.03 | $0.03 | $0.06 | $— | $0.09 | $0.04 |

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** | **Three Months Ended March 31, 2025** |
|  | **Class S** | **Class I** | **Class F-S** | **Class F-I** | **Class D-S** | **Class D-X** | **Class E** | **Total** |
| Net income attributable to FNLR shareholders | $— | $18 | $283 | $2694 | $2868 | $77 | $65 | $6005 |
| Weighted average common shares outstanding - basic |  | 872 | 5426 | 48883 | 36399 | 673 | 627 | 92880 |
| Net income per common share - basic | $— | $0.02 | $0.05 | $0.06 | $0.08 | $0.11 | $0.10 | $0.06 |
| Net income attributable to dilutive OP units | $— | $— | $— | $— | $— | $— | $25 | $25 |
| Net income attributable to FNLR shareholders - dilutive | $— | $18 | $283 | $2694 | $2868 | $77 | $90 | $6030 |
| Effect of dilutive OP units |  |  |  |  |  |  | 248 | 248 |
| Weighted average common shares outstanding - diluted |  | 872 | 5426 | 48883 | 36399 | 673 | 875 | 93128 |
| Net income per common share - diluted | $— | $0.02 | $0.05 | $0.06 | $0.08 | $0.11 | $0.10 | $0.06 |

---

**13.** **Economic Dependency**

The Company is dependent on the Adviser and its affiliates for certain services that are essential to it, including the sale of the Company's common shares, origination, acquisition and disposition decisions, and certain other responsibilities. In the event that the Adviser and its affiliates are unable to provide such services, the Company would be required to find alternative service providers**.**

**14.** **Subsequent Events**

In preparation of the accompanying condensed consolidated financial statements, the Company has evaluated events and transactions that occurred after March 31, 2026 for recognition or disclosure purposes. Based on this evaluation, the Company identified the following subsequent events, from March 31, 2026 through the date the condensed consolidated financial statements were issued.

*Investment Activity*

On April 15, 2026, the Company acquired 15 industrial properties in the United States for approximately $242.3 million. The properties were subsequently leased back to the seller under an absolute triple net lease.

On May 1, 2026, the Company sold one triple net leased industrial property located in New Jersey for $31.0 million. The property had a carrying value of $26.9 million as of March 31, 2026, resulting in an estimated gain of $4.1 million.

*Proceeds from the Issuance of Common Shares*

Subsequent to March 31, 2026, the Company issued the following shares (in thousands except for share amounts):

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| | | |
|:---|:---|:---|
|  | **Shares** | **Gross Proceeds** |
| Class S | 8256678 | $85725 |
| Class I | 6923672 | 72275 |
| Class F-S | 524763 | 5489 |
| Class F-I | 2113213 | 22264 |
| Class D-S | 122431 | 1324 |
| Class E | 3191 | 35 |
| **Total** | 17943948 | $187112 |

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In addition, the Company issued 134,115 Class A units of FNLR OP to the Adviser as payment for $1.5 million of management fees.

*Repurchases of Common Shares*

Subsequent to March 31, 2026, the Company repurchased the following shares (in thousands except for share amounts):

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| | | |
|:---|:---|:---|
|  | **Shares** | **Amount** |
| Class S |  | $— |
| Class I | 13475 | 141 |
| Class F-S | 129927 | 1363 |
| Class F-I | 1253901 | 13236 |
| Class D-S | 138322 | 1500 |
| Class E |  |  |
| **Total** | 1535625 | $16240 |

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*Borrowings*

Subsequent to March 31, 2026, the Company drew an additional $281.0 million and repaid $188.0 million on the outstanding principal balance of the Secured Revolving Credit Facility.

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**ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS**

*References herein to "Fortress Net Lease REIT," "we," "us," "our," "FNLR," and the "Company" refer to Fortress Net Lease REIT, together with its consolidated subsidiaries, unless the context specifically requires otherwise.*

*The following discussion should be read in conjunction with the unaudited condensed consolidated financial statements and notes thereto appearing elsewhere in this Form 10-Q. In addition to historical data, this discussion contains forward-looking statements about our business, operations and financial performance based on current expectations that involve risks, uncertainties and assumptions. Our actual results may differ materially from those in this discussion as a result of various factors, including but not limited to those discussed under "Special Note Regarding Forward-Looking Statements" and in "Item 1A.—Risk Factors" in our Annual Report.*

References to "Class D-X" in this section represent Class D-S shares (formerly Class D shares) that were purchased during the Initial Share Offering Period and entitled to a fee waiver while they were outstanding, as described in the Annual Report. As of March 31, 2026, there were no Class D-X shares outstanding. All Class D-X shares were automatically converted into Class D-S shares.

**Overview**

Fortress Net Lease REIT invests primarily in single-tenant, net leased assets. We own all or substantially all of our assets through FNLR OP LP, a subsidiary of the Company (the "Operating Partnership"). FNLR GP LLC is a wholly-owned subsidiary of the Company and is the sole general partner of the Operating Partnership. We are externally managed by FNLR Management, LLC. The Company's principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors, and our management does not distinguish our principal business, or group our operations, by geography or property type for purposes of measuring performance. Accordingly, we have only one reportable segment.

The Company was formed on January 24, 2023 (the "Date of Formation") as a Maryland statutory trust; however, no activity occurred until we acquired our first property on September 28, 2023 (the "Inception").

The Company is a non-listed, perpetual life REIT that has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the "Code") for U.S. federal income tax purposes. The Company generally will not be subject to U.S. federal income taxes on our taxable income to the extent we annually distribute all of our net taxable income to shareholders and maintain our qualification as a REIT.

As of March 31, 2026, we have received aggregate proceeds of $1.7 billion from the sale of our common shares. The Company has contributed the proceeds to the Operating Partnership in exchange for a corresponding number of Operating Partnership units that correspond to the classes of our shares sold. The Operating Partnership has primarily used the proceeds to make investments in real estate as further described below under "—Overall Portfolio." The Company intends to continue selling shares on a monthly basis.

**Market Conditions and Trends**

The Company's businesses are materially affected by conditions in the financial markets and economic conditions in the U.S. and, to a lesser extent, elsewhere in the world.

During the first quarter of 2026, the persistence of elevated inflation and uncertainty surrounding interest rates, in conjunction with geopolitical instability (including the conflict between Russia and Ukraine and the conflict in the Middle East, including between the U.S. and Iran and other developing conflicts), and limited visibility into future capital availability continued to weigh on industry deal activity and market valuations.

Our real estate business, focused on triple net leases, continued to deploy significant capital. Our investors continue to benefit from the inflation-mitigating characteristics and long term risk adjusted returns of the net lease structure, including contractually guaranteed and highly predictable net rent growth and long-duration income flows across the portfolio.

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We are continuing to closely monitor developments related to the macroeconomic factors that have contributed to market volatility, and to assess the impact of these factors on financial markets and on our business. Our future results may be adversely affected by slowdowns in fundraising activity and the pace of capital deployment. It remains difficult to predict the ultimate effects of these events on the financial markets, overall economy, and our financial statements. See "Item 1A. Risk Factors — Risks Related to Our Business and Operations" in our Annual Report.

**Recent Developments**

Since March 31, 2026, through and including the date hereof, we (i) acquired 15 industrial properties in the United States for approximately $242.3 million, (ii) sold one industrial property in New Jersey for $31.0 million, (iii) drew an additional $281.0 million and repaid $188.0 million on the Secured Revolving Credit Facility and (iv) issued and sold an aggregate of 17,943,948 common shares in our private offering, resulting in proceeds of $187.1 million (see "Item 1. Financial Statements—Notes to Condensed Consolidated Financial Statements—Note 14. Subsequent Events" and the section titled "Item 2. Unregistered Sales of Equity Securities and Use of Proceeds").

**Emerging Growth Company Status**

We are and will remain an "emerging growth company" as defined in the Jumpstart Our Business Startups Act of 2012 (the "JOBS Act") until the earlier of (a) the last day of the fiscal year (i) following the fifth anniversary of the date of an initial public offering pursuant to an effective registration statement under the Securities Act, (ii) in which we have total annual gross revenue of at least $1.235 billion, or (iii) in which we are deemed to be a large accelerated filer, which means the market value of our shares that is held by non-affiliates exceeds $700 million as of the date of our most recently completed second fiscal quarter, and (b) the date on which we have issued more than $1.0 billion in non-convertible debt during the prior three-year period. For so long as we remain an "emerging growth company" we are eligible to take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that are not "emerging growth companies" including, but not limited to, not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley Act. We cannot predict if investors will find our shares less attractive because we may rely on some or all of these exemptions.

In addition, Section 107 of the JOBS Act also provides that an "emerging growth company" can take advantage of the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards. In other words, an "emerging growth company" can delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We will take advantage of the extended transition period for complying with new or revised accounting standards, which may make it more difficult for investors and securities analysts to evaluate us since our financial statements may not be comparable to companies that comply with public company effective dates. Also, because we are not a large accelerated filer or an accelerated filer under Section 12b-2 of the Exchange Act, and will not be for so long as our common shares are not traded on a securities exchange, we will not be subject to auditor attestation requirements of Section 404(b) of the Sarbanes-Oxley Act even once we are no longer an emerging growth company.

**Q1 2026 Highlights**

***Operating Results***

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Declared monthly net distributions totaling $28.8 million for the three months ended March 31, 2026. The details of our total returns are shown in the following table:

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  | **Class S** | **Class D** | **Class I** | **Class F-S** | **Class F-D** | **Class F-I** | **Class D-S** | **Class E** |
| Inception-to-Date<br> Total Return<sup>(1)</sup> | 3.85% | —% | 9.58% | 9.21% | —% | 9.46% | 11.05% | 10.76% |

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<sup>(1)</sup> Inception-to-Date Total Return is calculated as the change in NAV per share during the respective periods plus any distributions per share declared in the period and assumes any distributions are reinvested in accordance with our distribution reinvestment plan. Shares were initially issued for Class I and Class S on February 1, 2025 and November 1, 2025, respectively. Shares were initially issued for Class F-I, Class D-S and Class F-S on January 1, 2024, March 1, 2024, May 1, 2024 and September 1, 2024, respectively. Class E shares were initially issued on November 1, 2023. Total return for periods greater than one year are annualized. The Company believes total return is a useful measure of the overall investment performance of our shares.

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***Investments***

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Acquired 23 properties with a total purchase price of $146.8 million during the three months ended March 31, 2026. The acquisitions are consistent with our strategy of acquiring diversified, income-producing, single-tenant, net leased commercial properties.

***Capital Activity and Financings***

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Raised proceeds of $172.5 million from the sale of our common shares for the three months ended March 31, 2026.

***Overall Portfolio***

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•As of March 31, 2026, our portfolio was comprised of 126 industrial properties, 164 retail properties, four office properties, and three data centers with (i) buildings, (ii) land and (iii) properties under development, representing 69%, 26% and 5%, respectively, of our total portfolio value based on historical cost.

**Investment Portfolio**

***Real Estate Investments***

The following chart describes the diversification of our real estate portfolio based on gross asset cost as of March 31, 2026:

![img69679269_0.jpg](img69679269_0.jpg)

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<sup>(1)</sup> Property Type weighting is measured as the gross asset cost of real estate investments for each property type divided by the gross asset cost of all real estate investments.

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The following chart further describes the diversification of our real estate portfolio based on number of properties as of March 31, 2026:

![img69679269_1.jpg](img69679269_1.jpg)

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<sup>(1)</sup> Region Concentration represents regions as defined by the National Council of Real Estate Investment Fiduciaries ("NCREIF") and the weighting is measured as the number of properties in our real estate portfolio for each regional category divided by the total number of all real estate properties.

The following table provides a summary of our real estate portfolio as of March 31, 2026 ($ and square feet in thousands):

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| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Property Type**<sup>(1)</sup> | **Number of Properties** | **Gross Asset Cost** | **Weighted Average Annual Escalation** | **Square Feet** | **Weighted-Average Lease Term** | **Occupancy Rate**<sup>(2)</sup> |
| Industrial | 126 | $2452197 | 2.47% | 17908 | 17.95 | 100% |
| Retail | 164 | 501011 | 2.04% | 976 | 15.83 | 100% |
| Office / Headquarters | 4 | 324997 | 2.24% | 2006 | 14.78 | 100% |
| Data Center | 3 | 46183 | 2.00% |  | 16.24 | 100% |
| **Total** | 297 | $3324388 |  | 20890 |  |  |

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<sup>(1)</sup> Retail includes critical retail properties that provide items or services that are fundamental to the daily life of the surrounding community.

<sup>(2)</sup> Occupancy rate includes build-to-suit investments for which a lease has been executed.

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The following table summarizes the Company's build-to-suit development projects as of March 31, 2026 ($ in thousands):

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| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Property Type** | **Location** | **Number<br>of Properties** | **Start Date** | **Total<br>Project<br>Commitment** | **Cumulative<br>Investment** | **Estimated<br>Remaining<br>Investment** |
| Industrial | Pennsylvania | 1 | September 2023<sup>(1)</sup> | $72450 | $71387 | $1063 |
| Industrial | Missouri | 1 | November 2023<sup>(2)</sup> | 124035 | 106798 | 17237 |
| Data Center | Idaho | 1 | September 2025 | 112609 | 22818 | 89791 |
| Data Center | Wyoming | 1 | September 2025 | 116856 | 4146 | 112710 |
| Industrial | Kentucky | 1 | October 2025 | 15400 | 13547 | 1853 |
| Industrial | Indiana | 1 | October 2025<sup>(3)</sup> | 139776 | 35017 | 104759 |
| Data Center | Minnesota | 1 | December 2025 | 123512 | 19220 | 104292 |
| Industrial | North Carolina | 1 | December 2025 | 268036 | 69303 | 198733 |
| Industrial | Louisiana | 1 | March 2026<sup>(4)</sup> | 27609 | 2306 | 25303 |
| **Total** |  | 9 |  | $1000283 | $344542 | $655741 |

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<sup>(1)</sup> Property placed into service December 2024.

<sup>(2)</sup> Property placed into service June 2025.

<sup>(3)</sup> The Company made a deposit toward the future acquisition of this property in October 2025. This amount is included in Other assets on the Condensed Consolidated Balance Sheets.

<sup>(4)</sup> The Company began an expansion project in connection with an existing property in March 2026.

***Lease Expirations***

The following schedule details the expiring leases at our real estate properties by annualized base rent and square footage as of March 31, 2026 ($ and square feet in thousands):

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Year** | **Number of<br>Expiring<br>Leases**<sup>(1)</sup> | **Annualized <br>Base Rent**<sup>(1)</sup> | **% of Total<br>Annualized Base<br>Rent Expiring** | **Square Feet**<sup>(1)</sup> | **% of Total<br>Square Feet<br>Expiring** |
| 2026 |  |  | —% |  | —% |
| 2027 |  |  | —% |  | —% |
| 2028 |  |  | —% |  | —% |
| 2029 |  |  | —% |  | —% |
| 2030 | 1 | 4000 | 1.41% | 1120 | 5.36% |
| 2031 |  |  | —% |  | —% |
| 2032 |  |  | —% |  | —% |
| 2033 |  |  | —% |  | —% |
| 2034 | 1 | 3088 | 1.09% | 141 | 0.67% |
| Thereafter | 77 | 276845 | 97.50% | 19629 | 93.96% |
| **Total** | 79 | 283933 | 100% | 20890 | 100% |

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<sup>(1)</sup> Information includes properties under development.

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**Results of Operations**

The following table sets forth the results of our operations for the three months ended March 31, 2026 and 2025 (in thousands, except per share data):

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| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| **Revenue** |  |  |
| Rental revenue | $69898 | $32597 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total revenue** | 69898 | 32597 |
| **Expenses** |  |  |
| General and administrative | 4332 | 3623 |
| Management fee | 4131 | 2346 |
| Performance participation allocation | 4284 | 1288 |
| Depreciation and amortization | 25435 | 10962 |
| &nbsp;&nbsp;&nbsp;&nbsp;**Total expenses** | 38182 | 18219 |
| **Other income (expense)** |  |  |
| Interest income | 482 | 166 |
| Interest expense, net | (26334) | (8514) |
| Other income (expense), net | (49) | —) |
| **Total other income (expense)** | (25901) | (8348) |
| **Net income** | $5815 | $6030) |
| Net income attributable to non-controlling interests | 143 | 25 |
| **Net income attributable to FNLR shareholders** | $5672 | $6005) |

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***Revenue***

*Rental Revenue*

Rental revenue increased $37.3 million for the three months ended March 31, 2026 compared to the three months ended March 31, 2025 from $32.6 million to $69.9 million. The increase is primarily due to an increase in the real estate portfolio from 149 properties as of March 31, 2025 to 297 properties as of March 31, 2026.

***Expenses***

*General and Administrative Expenses*

General and administrative expenses increased $0.7 million for the three months ended March 31, 2026 compared to the three months ended March 31, 2025 from $3.6 million to $4.3 million. The increase in respective general and administrative expenses is primarily due to increases in professional fees driven by growth of the fund.

*Management Fee*

Management fee expense increased by $1.8 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $2.3 million to $4.1 million. The increase is primarily due to the growth of fee paying share classes.

*Performance Participation Allocation*

Performance participation allocation expense increased $3.0 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $1.3 million to $4.3 million. The increase in respective performance participation allocation expense is primarily due to an increase of common shares subject to the performance participation allocation, as well as an increase in total return.

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*Depreciation and Amortization*

Depreciation and amortization expense increased $14.5 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $11.0 million to $25.4 million. The increase is primarily due to an increase in our real estate portfolio from 149 properties as of March 31, 2025 to 297 properties as of March 31, 2026.

***Other Income (Expense)***

*Interest Income*

Interest income increased $0.3 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $0.2 million to $0.5 million. The increase is primarily due to an increase in cash held in an interest earning money market account.

*Interest Expense, net*

Interest expense, net increased $17.8 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $8.5 million to $26.3 million. The increase is primarily due to increased borrowings on the Credit Facilities and entry into the Subsidiary Loans subsequent to March 31, 2025.

*Other Income (Expense), net*

Other expense, net increased $48,684 for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $0 to $48,684. The increase is primarily due to a net unrealized loss related to foreign currency activity.

**Net Asset Value**

EA RESIG, LLC, a subsidiary of Eisner Advisory Group LLC, calculates our NAV per share, which our Advisor subsequently reviews and confirms the calculations in connection therewith, in each case, in accordance with the valuation guidelines that have been approved by our board of trustees. Our total NAV presented in the following tables includes the NAV of our outstanding classes of common shares, which includes Class S, Class I, Class F-S, Class F-I, Class D-S and Class E common shares, as well as the partnership interests ("OP Units") of the Operating Partnership, if any, held by parties other than the Company. The following table provides a breakdown of the major components of our NAV as of March 31, 2026 ($ in thousands):

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| | |
|:---|:---|
| **Components of NAV** | **Amount** |
| Investments in real estate | $2965702 |
| Intangible assets | 491282 |
| Cash and cash equivalents | 12118 |
| Restricted cash | 114238 |
| Other assets | 66547 |
| Revolving credit facility | (981080) |
| Term loan | (776996) |
| Subscriptions received in advance | (112333) |
| Distribution payable | (10029) |
| Due to affiliate | (8058) |
| Other liabilities | (30319) |
| **Net Asset Value** | $1731072 |
| Number of outstanding shares/units<sup>(1)</sup> | 163179 |

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<sup>(1)</sup> Includes 2,581,895 of Class E common shares and 1,646,348 of Class A units held by the Adviser and affiliates that are classified as Redeemable common shares and redeemable non-controlling interests, respectively.

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The following table provides a breakdown of our total NAV and NAV per share/unit by class as of March 31, 2026 ($ in thousands, except per share data):

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| | | | |
|:---|:---|:---|:---|
|  | **NAV** | **Number of Outstanding<br>Shares/Units** | **NAV Per Share/Unit** |
| Class S | $43791 | 4210 | $10.4024 |
| Class D<sup>(1)</sup> |  |  |  |
| Class I | 198625 | 18983 | $10.4635 |
| Class F-S | 268310 | 25583 | $10.4879 |
| Class F-D<sup>(1)</sup> |  |  |  |
| Class F-I | 766979 | 72661 | $10.5556 |
| Class D-S | 406808 | 37514 | $10.8443 |
| Class E<sup>(2)</sup> | 28170 | 2582 | $10.9104 |
| OP Units<sup>(3)</sup> | 18389 | 1646 | $11.1697 |
| **Total** | $1731072 | $163179 |  |

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<sup>(1)</sup> As of March 31, 2026, there were no Class D or Class F-D shares outstanding.

<sup>(2)</sup> Class E shares are classified as Redeemable common shares. The ability of the Class E holders to redeem the Class E shares for cash is outside of the Company's control, therefore, the Company has classified these Class E shares held by an affiliate of the Company as redeemable common shares.

<sup>(3)</sup> Includes the Class A OP Units held by the Adviser and the Special Limited Partner.

The following table details the weighted average capitalization rate by property type, which is the key assumption used in the valuations as of March 31, 2026:

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| | |
|:---|:---|
| **Property Type** | **Capitalization Rate** |
| Industrial | 6.98% |
| Retail | 8.18% |
| Office | 7.95% |

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The capitalization rates are determined by the Adviser and reviewed by the Company's independent valuation advisor. A change in the capitalization rates would impact the calculation of the value of our real estate investments. For example, assuming all other factors remain unchanged, the changes listed below would result in the following effects on our investment values:

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| | | | | |
|:---|:---|:---|:---|:---|
| **Input** | **Hypothetical Change** | **Industrial** | **Retail** | **Office** |
| Capitalization Rate | 0.25% Decrease | +3.66% | +3.15% | +3.25% |
| (Weighted Average) | 0.25% Increase | (3.40%) | (2.97%) | (3.05%) |

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Recently acquired properties are carried at cost, which approximates fair value.

The following table reconciles equity per our Condensed Consolidated Balance Sheets to our NAV ($ in thousands):

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| | |
|:---|:---|
|  | **March 31, 2026** |
| Shareholder's equity | $1469968 |
| Redeemable common shares | 28170 |
| Redeemable non-controlling interests | 18387 |
| Total partners' capital and redeemable non-controlling interests | 1516525 |
| Adjustments: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Accrued organizational and offering costs | 10497 |
| &nbsp;&nbsp;&nbsp;&nbsp;Unrealized real estate appreciation | 133233 |
| &nbsp;&nbsp;&nbsp;&nbsp;Accumulated depreciation and amortization under GAAP | 106668 |
| &nbsp;&nbsp;&nbsp;&nbsp;Straight-line rent | (60817) |
| &nbsp;&nbsp;&nbsp;&nbsp;Accrued shareholder servicing fee | 24966 |
| **NAV** | $1731072 |

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The following details the adjustments to reconcile accounting principles generally accepted in GAAP equity and total partners' capital of the Operating Partnership to our NAV:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•The Adviser agreed to advance certain organization and offering costs on our behalf through November 1, 2024. The Adviser will be reimbursed for such costs on a pro-rata basis over a 60-month period beginning November 1, 2024, the first anniversary of the date on which the Company broke escrow for its private offering. Under GAAP, organization costs have been accrued as a liability. For purposes of calculating NAV, such costs will be recognized as paid over the 60-month reimbursement period.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Investments in real estate, net are presented at their depreciated cost basis in the GAAP consolidated financial statements. For purposes of calculating NAV, operating properties will be initially valued at cost and subsequently measured at fair value. Properties under development are recorded at the transaction price plus gross fundings, which include construction interest paid to the Company until the applicable construction is completed.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•The Company depreciates investments in real estate and amortize certain other assets and liabilities in accordance with GAAP. Such depreciation and amortization is not recorded for purposes of calculating our NAV.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•The Company recognizes rental revenue on a straight-line basis under GAAP. Such straight-line rent adjustments are excluded for purposes of calculating NAV.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Under GAAP, we accrue the ongoing shareholder servicing fee as an offering cost at the time we sell Class F-S and Class S shares. For purposes of calculating NAV, we recognize the ongoing servicing fee as a reduction of NAV on a monthly basis.

**Distributions**

Beginning on November 30, 2023, we declared monthly distributions for each class of our common shares, which are generally paid four days after month-end. The net distribution may vary for each class based on the applicable shareholder servicing fee, which is deducted from the monthly distribution per share and paid directly to Independent Brokerage Solutions LLC (the prior dealer manager) or, after April 11, 2025, the Dealer Manager, for further remittance to the applicable distributor.

The following table details the total net distribution for each of our share classes for the three months ended March 31, 2026:

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| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **Record Date** | **Class S** | **Class D** | **Class I** | **Class F-S** | **Class F-D** | **Class F-I** | **Class D-S** | **Class E** |
| January 31, 2026 | $0.0531 | $— | $0.0604 | $0.0552 | $— | $0.0625 | $0.0623 | $0.0712 |
| February 28, 2026 | 0.0534 |  | 0.0607 | 0.0555 |  | 0.0628 | 0.0626 | 0.0715 |
| March 31, 2026 | 0.0535 |  | 0.0608 | 0.0556 |  | 0.0629 | 0.0627 | 0.0717 |
| **Total** | $0.1600 | $— | $0.1819 | $0.1663 | $— | $0.1882 | $0.1876 | $0.2144 |

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For the three months ended March 31, 2026, we declared distributions in the amount of $28.8 million, respectively. The Company intends for long-term cumulative distributions to be funded primarily from operating cash flows. The following table details our distributions declared for the three months ended March 31, 2026 and 2025 ($ in thousands):

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| | | | | |
|:---|:---|:---|:---|:---|
|  | **Three Months Ended<br>March 31, 2026** | **Three Months Ended<br>March 31, 2026** | **Three Months Ended<br> March 31, 2025** | **Three Months Ended<br> March 31, 2025** |
| **Distributions** | **Amount** | **Percentage** | **Amount** | **Percentage** |
| &nbsp;&nbsp;&nbsp;&nbsp;Payable in cash | $16285 | 57% | $9826 | 63% |
| &nbsp;&nbsp;&nbsp;&nbsp;Reinvested in shares | 12502 | 43% | 5739 | 37% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total distribution | $28787 | 100% | $15565 | 100% |
| **Sources of Distributions** |  |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash flows from operating activities | $28787 | 100% | $13373 | 86% |
| &nbsp;&nbsp;&nbsp;&nbsp;Other proceeds<sup>(1)</sup> |  | 0% | 2192 | 14% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total sources of distributions | $28787 | 100% | $15565 | 100% |
| Cash flows from operating activities | $37033 |  | $13373 |  |

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<sup>(1)</sup> Build-to-suit construction interest of $2.4 million for the three months ended March 31, 2025 was used as a source to support the dividend payments. Build-to-suit construction interest is not recognized as operating cash flow under GAAP.

**Funds from Operations**

We believe funds from operations ("FFO") is a meaningful non-GAAP supplemental measure of our operating results. Our condensed consolidated financial statements are presented using historical cost accounting which, among other things, requires depreciation of real estate investments to be calculated on a straight-line basis. As a result, our operating results imply that the value of our real estate investments have decreased over time. However, we believe that the value of our real estate investments will fluctuate over time based on market conditions and, as such, depreciation under historical cost accounting may be less informative as a measure of our performance. FFO is an operating measure defined by the National Association of Real Estate Investment Trusts ("NAREIT") that is broadly used in the REIT industry. FFO, as defined by NAREIT and presented below, is calculated as net income or loss (computed in accordance with GAAP), excluding (i) depreciation and amortization, (ii) impairment of investments in real estate, (iii) net gains or losses from sales of real estate, and (iv) similar adjustments for non-controlling interests and unconsolidated entities.

FFO should not be considered more relevant or accurate than GAAP net income (loss) in evaluating our performance. In addition, FFO should not be considered as an alternative to net income (loss) as an indication of our performance or as an alternative to cash flows from operating activities as an indication of our liquidity, but rather should be reviewed in conjunction with these and other GAAP measurements. Further, FFO is not intended to be used as liquidity measures indicative of cash flow available to fund our cash needs, including our ability to make distributions to our shareholders. In addition, our methodology for calculating FFO may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures, and accordingly, our reported FFO may not be comparable to the FFO reported by other companies.

The following table presents a reconciliation of net income to FFO ($ in thousands):

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| | | |
|:---|:---|:---|
|  | **Three Months Ended** | **Three Months Ended** |
|  | **March 31, 2026** | **March 31, 2025** |
| Net income attributable to FNLR shareholders | $5672 | $6005 |
| &nbsp;&nbsp;&nbsp;&nbsp;Adjustments to arrive at FFO: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Depreciation and amortization | 25435 | 10962 |
| &nbsp;&nbsp;&nbsp;&nbsp;Impairment of investments in real estate |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Net gain or loss from sale of real estate |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Amount attributable to non-controlling interests<br> for above adjustments | (257) | (36) |
| FFO attributable to FNLR shareholders | $30850 | $16931 |

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**Liquidity and Capital Resources**

***Liquidity***

We believe we have sufficient liquidity to operate our business, with immediate liquidity comprised of cash and cash equivalents of $12.1 million and $493.9 million available under the Credit Facilities as of March 31, 2026. In addition to our immediate liquidity, we obtain incremental liquidity through the sale of our common shares, from which we generated proceeds of $172.5 million for the three months ended March 31, 2026. We may incur indebtedness secured by our real estate and real estate debt investments, borrow money through unsecured financings, or incur other forms of indebtedness. We may also generate incremental liquidity through the sale of our real estate and other real estate investments. We closely monitor our liquidity position and believe we have sufficient current liquidity and access to additional liquidity to meet our financial obligations and comply with our debt covenants for at least the next 12 months.

Our primary liquidity needs are to fund our investments, make distributions to our shareholders, repurchase common shares pursuant to our share repurchase plan, pay operating expenses, fund capital expenditures, and repay indebtedness. Our operating expenses include, among other things, the management fee we pay to the Adviser and the performance participation allocation that the Operating Partnership pays to the Special Limited Partner, both of which will impact our liquidity to the extent the Adviser or the Special Limited Partner elect to receive such payments in cash, or subsequently redeem shares or Operating Partnership units previously issued to them.

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Our cash needs for acquisitions and other capital investments will be funded primarily from the sale of common shares and through the incurrence or assumption of debt. We plan on fulfilling our outstanding commitment obligations for properties under development from the sale of common shares. Other potential future sources of capital include secured or unsecured financings from banks or other lenders and proceeds from the sale of assets. If necessary, we may use financings or other sources of capital in the event of unforeseen significant capital expenditures. We continue to believe that our current liquidity position is sufficient to meet the need of our expected investment activity.

***Capital Resources***

For the three months ended March 31, 2026, we issued and sold 16,609,908 common shares, consisting of 4,204,633 Class S shares, 6,194,123 Class I shares, 1,355,058 Class F-S shares, 4,655,275 Class F-I shares, 191,516 Class D-S shares and 9,302 Class E shares to accredited investors in our private offering, amounting to proceeds of $172.5 million as payment for such shares, including shares issued pursuant to our distribution reinvestment plan. Additionally, 28,139 Class E shares were also issued to the board of trustees as payment for $0.3 million of compensation expense for 2025 fiscal year service. We also issued 768,181 Class A units of the Operating Partnership (the "Class A OP units") to the Special Limited Partner as payment for $8.4 million of 2025 performance participation allocation fees and 357,525 Class A OP units to the Adviser as payment for $3.9 million of management fees incurred. During the three months ended March 31, 2026, the Company repurchased 585,116 common shares for $6.2 million.

As of March 31, 2026, we had received aggregate proceeds of $1.7 billion from the issuance and sale of common shares in our private offering and pursuant to our distribution reinvestment program. As of March 31, 2026, after giving effect to shares issued pursuant to our distribution reinvestment plan, share transfers, conversions, and redemptions we had an aggregate of 161,473,741 common shares outstanding, consisting of 4,209,646 Class S shares, 18,982,587 Class I shares, 25,582,689 Class F-S shares, 72,660,556 Class F-I shares, 37,513,662 Class D-S shares and 2,524,601 Class E shares.

Additionally, as of March 31, 2026, we had 57,294 Class E shares outstanding that were issued to the Board of Trustees as payment for 2024 and 2025 fiscal year end service.

See "Item 1. Financial Statements—Notes to Condensed Consolidated Financial Statements—Note 5. Debt" for information relating to our Credit Facilities.

***Cash Flows***

Cash flows provided by operating activities increased $23.7 million for the three months ended March 31, 2026, compared to the three months ended March 31, 2025 from $13.4 million to $37.0 million. The increase is primarily attributable to the growth of our real estate portfolio, which increased by 148 properties for the three months ended March 31, 2026 compared to the three months ended March 31, 2025 from 149 properties to 297 properties.

Cash flows used in investing activities decreased $77.6 million for the three months ended March 31, 2026 compared to the three months ended March 31, 2025 from $232.4 million to $154.7 million. The decrease is primarily attributable to fewer real estate acquisitions in the current year.

Cash flows provided by financing activities increased $112.5 million for the three months ended March 31, 2026 compared to the three months ended March 31, 2025 from $83.8 million to $196.3 million. The increase is primarily attributable to a $49.8 million increase of net cash inflows from borrowings and repayments of the credit facility, a $38.0 million increase in proceeds from the issuance of common shares and redeemable common shares and a $43.0 million increase of subscriptions received in advance for the three months ended March 31, 2026.

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**Future Cash Requirements**

The following table aggregates our contractual obligations and commitments as of March 31, 2026 ($ in thousands):

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Obligations**<sup>(1)</sup> | **Total** | **Less than 1 year** | **1-3 years** | **3-5 years** | **More than 5 years** |
| Secured Revolving Credit Facility and Term Loan Facility | $1306080 | $— | $1306080 | $— | $— |
| Subsidiary Loans | 458600 |  | 458600 |  |  |
| Advanced organizational and<br> offering costs | 10592 | 2217 | 8375 |  |  |
| Commitments | 921572 | 671489 | 250083 |  |  |
| **Total** | $2696844 | $673706 | $2023138 | $— | $— |

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<sup>(1)</sup> For loans where the Company, at its own discretion, has extension options, the maximum maturity date has been assumed.

**Critical Accounting Estimates**

The preparation of our financial statements in accordance with GAAP involve significant judgments and assumptions and require estimates about matters that are inherently uncertain. These judgments will affect our reported amounts of assets and liabilities and our disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. With different estimates or assumptions, materially different amounts could be reported in our condensed consolidated financial statements. The following is a summary of our significant accounting policies that we believe are the most affected by our judgments, estimates, and assumptions. See "Item 1. Financial Statements—Notes to Condensed Consolidated Financial Statements—Note 2. Summary of Significant Accounting Policies" for further descriptions of the below accounting policies.

**Investments in Real Estate**

We expect that most of our acquisitions will qualify as asset acquisitions rather than business combinations pursuant to ASC 805, *Business Combinations*. Upon the acquisition of a property, we assess the fair value of the acquired tangible and intangible assets (including land, buildings, tenant improvements, "above-market" and "below-market" leases, acquired in-place leases, other identified intangible assets and assumed liabilities) and we allocate the purchase price to the acquired assets and assumed liabilities, on a relative fair value basis. The most significant portion of the allocation is to buildings, land, and construction in process and requires the use of market based estimates and assumptions. We assess and consider fair value based on estimated cash flow projections that utilize appropriate discount and/or capitalization rates, as well as other available market information. Estimates of future cash flows are based on a number of factors including historical operating results, known and anticipated trends, and market and economic conditions.

The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant. We also consider an allocation of purchase price of other acquired intangibles, including acquired in-place leases that may have intangible value, such as customer relationships, including (but not limited to) the nature and extent of the existing relationship with the tenants, the tenants' credit quality and expectations of lease renewals.

Acquired above-market and below-market leases are recorded at their fair values (using a discount rate which reflects the risks associated with the leases acquired) equal to the difference between (1) the contractual amounts to be paid pursuant to each in-place lease and (2) management's estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term plus the term of any below-market fixed rate renewal options for below-market leases.

Other intangible assets acquired include amounts for in-place lease values that are based on our evaluation of the specific characteristics of each tenant's lease. Factors to be considered include estimates of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases. In estimating carrying costs, we include real estate taxes, insurance and other operating expenses, if any, and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions. In estimating costs to execute similar leases, we consider leasing commissions, legal and other related expenses.

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***Impairment of Investments in Real Estate and Intangible Assets***

We review real estate properties for impairment each quarter or when there is an event or change in circumstances that indicates an impaired value. If the carrying amount of the real estate investment is no longer recoverable and exceeds the fair value of such investment, an impairment loss is recognized. The impairment loss is recognized based on the excess of the carrying amount of the asset over its fair value. The evaluation of anticipated future cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results. Since cash flows on real estate properties considered to be "long-lived assets to be held and used" are considered on an undiscounted basis to determine whether an asset has been impaired, our strategy of holding properties over the long term directly decreases the likelihood of recording an impairment loss. If our strategy changes or market conditions otherwise dictate an earlier sale date, an impairment loss may be recognized, and such loss could be material to our results. If we determine that an impairment has occurred, the affected assets must be reduced to their fair value.

We review indefinite-lived intangible assets for impairment annually or when there is an event or change in circumstances that indicates a decrease in value. If there are qualitative factors that indicate it is more likely than not that the indefinite-lived intangible asset is impaired, we calculate the fair value of the asset and record the impairment charge if the carrying amount exceeds the fair value. This new cost basis will be used for future periods when recording subsequent income or loss and cannot be written up to a higher value as a result of increases in fair value.

**Recent Accounting Pronouncements**

See "Notes to Condensed Consolidated Financial Statements—2. Summary of Significant Accounting Policies" for a discussion concerning recent accounting pronouncements.

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**ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.**

**Quantitative and Qualitative Disclosures about Market Risk**

The primary components of our market risk are related to interest rates, credit risk, credit market values, liquidity and foreign currency exchange rates. While we do not seek to avoid risk completely, we believe that risk can be quantified from historical experience, and we seek to actively manage that risk, to earn sufficient compensation to justify taking those risks and to maintain capital levels consistent with the risks we undertake.

***Interest Rate Risk***

Through our investment portfolio and floating rate leverage facilities that we may use to finance our investment portfolio, we are exposed to risk from changes in interest rates and inflation. An increase in interest rates could increase the cost of variable rate debt that we may incur in the future, which may affect our ability to make distributions or payments to our investors. During times when inflation is greater than the increases in rent provided by many of our leases, rent increases will not keep up with the rate of inflation, which could cause the value of our properties to decline. Increased costs may have an adverse impact on our tenants if increases in their operating expenses exceed increases in revenue, which may adversely affect the tenants' ability to pay rent owed to us, which in turn could materially and adversely affect us. Inflationary expectations or periods of rising inflation could also be accompanied by rising prices of commodities that are critical to the construction and/or operation of real estate properties. The market value of our investments could potentially decline in value in times of higher inflation rates. Some of our investments could have income linked to inflation, whether by regulation or contractual arrangement or other means. However, as inflation could affect both income and expenses, any increase in income could potentially not be sufficient to cover increases in expenses. Moreover, as inflation increases, the real value of our investments and distributions therefrom can decline. If we are unable to increase the revenue and profits of our investments at times of higher inflation, we could be unable to pay out higher distributions to shareholders to compensate for the relative decrease in the value of money, thereby affecting the expected return of investors.

We generally expect to mitigate this exposure to interest rate risk by purchasing or selling various financial instruments, including interest rate cap or collar agreements and interest rate swap agreements. While we have not experienced any significant credit losses since we commenced operations, in the event of a significant rising interest rate environment and/or economic downturn, tenant vacancies or defaults could increase and result in losses, which could adversely affect our operating results and liquidity, including our ability to pay any debt obligations we may incur. However, our interest rate hedging strategies may not eliminate all of our interest rate risk due to, among other things, uncertainties in the timing and/or amounts of inflation or the general interest rate environment and/or unequal, inaccurate, or unavailable hedges to offset changes in future interest rates.

We are exposed to interest rate risk with respect to our variable rate indebtedness, where an increase in interest rates would directly result in higher interest expense costs. We may seek to manage or mitigate our exposure to interest rate risk through interest rate protection agreements to fix or cap a portion of our variable rate debt. As of March 31, 2026, the outstanding principal balance of our variable rate indebtedness was $1.4 billion.

The Company's Secured Revolving Credit Facility and Term Loan Facility are indexed to secured overnight financing rate ("SOFR"). We have executed interest rate swaps with an aggregate notional amount of $460.0 million as of March 31, 2026 to hedge the risk of increasing interest rates. Assuming no changes in the balance of the Secured Revolving Credit Facility, Term Loan Facility and Subsidiary Loan as of March 31, 2026, a 10% increase in SOFR would result in increased interest expense of $5.1 million over a 12 month period, net of the impact of our interest rate swaps.

***Credit Risk***

We are exposed to credit risk in our investments with respect to a tenant's ability to make required rent payments to us. We intend to manage this risk by employing a credit-first approach to understanding the financial wherewithal of a tenant prior to entering into a lease and by actively monitoring the macro- and micro-economic and industry trends that impact our tenants as well as their financial statements when available.

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***Market Value Risks***

We may also be exposed to market value risk with respect to the fair value of our investments, including debt securities, and borrowings due to changes in market conditions, including real estate property values, interest rates and property cash flows. The fair value of our investments may fluctuate, therefore the amount we will realize upon any repayment, sale, or an alternative liquidation event is unknown. Within the parameters of our valuation guidelines, the valuation methodologies used to value our properties and certain of our investments will involve subjective judgments and projections and may not be accurate. Valuation methodologies will also involve assumptions and opinions about future events, which may or may not turn out to be correct. Valuations and appraisals of our properties and other investments will be only estimates of fair value. Ultimate realization of the value of an asset depends to a great extent on economic, market and other conditions beyond our control and the control of the Adviser and our independent valuation advisor. In addition, commercial property values are subject to volatility and may be adversely affected by a number of factors, including, but not limited to national, regional and local economic conditions; local real estate conditions; changes or continued weakness in specific industry segments; construction quality, age and design; demographic factors; and retroactive changes to building or similar codes and/or tax and legal considerations.

In accordance with ASC 820, *Fair Value Measurement*, the Company defines fair value based on the price that would be received upon sale of an asset or the exit price that would be paid to transfer or settle a liability in an orderly transaction between market participants at the measurement date. The Company uses a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value. The fair value hierarchy consists of the three broad levels described below:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 1 – Quoted prices in active markets for identical assets or liabilities that the entity has the ability to access.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 2 – Observable inputs, other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs. Due to the inherent uncertainty of these estimates, these values may differ materially from the values that would have been used had a ready market for these investments existed.

*Valuation of assets and liabilities measured at fair value*

The Company's interest rate swap is valued by the Adviser utilizing a pricing model and valuation provided by the counterparty. The rates used are publicly available and therefore these instruments are generally classified within Level 2 of the fair value hierarchy. The following table details the Company's interest rate swaps measured at fair value on a recurring basis ($ in thousands):

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| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
|  |  |  |  | **March 31, 2026** | **March 31, 2026** | **March 31, 2026** | **December 31, 2025** | **December 31, 2025** | **December 31, 2025** |
| **Counterparty** | **Maturity Date** | **Fixed Rate** | **Variable Rate Index** | **Balance Sheet Location** | **Notional Amount** | **Fair Value** | **Balance Sheet Location** | **Notional Amount** | **Fair Value** |
| Goldman Sachs Bank USA | 10/21/2026 | 3.70% | One-month SOFR | Other Liabilities | $250000 | $(63) | Other Liabilities | $250000 | $(473) |
| Goldman Sachs Bank USA | 10/21/2027 | 3.38% | One-month SOFR | Other Assets | 150000 | 534 | Other Liabilities | 150000 | (243) |
| Bank of America, National Association | 8/13/2027 | 3.35% | Daily simple SOFR | Other Assets | 60000 | 265 | Other Liabilities | 60000 | (84) |
| **Total Swaps** |  |  |  |  | $460000 | $736 |  | $460000 | $(800) |

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*Valuation of liabilities not measured at fair value*

As of March 31, 2026, the Company's Secured Revolving Credit Facility and Term Loan Facility are carried at cost which approximates fair value. Fair value of the Company's indebtedness is estimated by modeling the cash flows required by the

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Company's debt agreements and discounting them back to the present value using an estimated market yield. The inputs used in determining the fair value of the Company's indebtedness are considered Level 3.

***Liquidity Risk***

Market disruptions may lead to a significant decline in transaction activity in all or a significant portion of the asset classes in which we intend to invest and may at the same time lead to a significant contraction in short-term and long-term debt and equity funding sources. A decline in liquidity of real estate and real estate-related investments, as well as a lack of availability of observable transaction data and inputs, may make it more difficult to sell our investments or determine their fair values. As a result, we may be unable to sell investments, or only be able to sell investments at a price that may be materially different from the fair values presented. In addition, a decline in market value of our assets may have particular adverse consequences in instances where we borrowed money based on the fair value of our assets.

***Foreign Currency Risk***

Any of our investments that may be denominated in a foreign currency will also be subject to risks related to fluctuations in exchange rates. We generally expect to mitigate this exposure by hedging the net currency exposure of our foreign currency assets to the U.S. Dollar. As a result, we expect to reduce our exposure to changes in portfolio value related to changes in foreign exchange rates. However, our currency hedging strategies may not eliminate all of our currency risk due to, among other things, uncertainties in the timing and/or amounts of payments received on the related investments, and/or unequal, inaccurate, or unavailable hedges to offset changes in future exchange rates.

**ITEM 4. CONTROLS AND PROCEDURES**

***Disclosure Controls and Procedures***

An evaluation of the effectiveness of the design and operation of our "disclosure controls and procedures" (as defined in Rule 13a-15(e) under the Exchange Act), as of the end of the period covered by this quarterly report on Form 10-Q was made under the supervision and with the participation of our management, including our Co-Chief Executive Officer ("Co-CEO"), who is our principal executive officer, and our Chief Financial Officer ("CFO"), who is our principal financial officer. Based upon this evaluation, our Co-CEO and CFO have concluded that our disclosure controls and procedures (a) are effective to ensure that information required to be disclosed by us in reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported within the time periods specified by SEC rules and forms and (b) include, without limitation, controls and procedures designed to ensure that information required to be disclosed by us in reports filed or submitted under the Exchange Act is accumulated and communicated to our management, including our Co-CEO and CFO, as appropriate to allow timely decisions regarding required disclosure.

***Changes in Internal Control over Financial Reporting***

During the period covered by this report, there have been no changes in our internal control over financial reporting (as defined in Rule 13a-15(f) of the Exchange Act) that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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**PART II - OTHER INFORMATION**

**ITEM 1. LEGAL PROCEEDINGS**

From time to time, we, the Adviser or Fortress may be a party to certain legal proceedings in the ordinary course of business, including proceedings relating to the enforcement of our rights under contracts with our portfolio companies. We may also be subject to regulatory proceedings. While the outcome of these legal or regulatory proceedings cannot be predicted with certainty, we may incur significant costs and expenses in connection with any such proceedings.

**ITEM 1A. RISK FACTORS**

For information regarding factors that could affect our results of operations, financial condition and liquidity, see the risk factors discussed in Part I. Item 1A. "Risk Factors" in our Annual Report.

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**ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS**

*Unregistered Sales of Equity Securities*

Except as previously reported by the Company on its current reports on Form 8-K, the Company did not sell any securities during the period covered by this Form 10-Q that were not registered under the Securities Act.

*Share Repurchases*

The Company has adopted a share repurchase plan whereby, subject to certain limitations, shareholders may request, on a monthly basis, that the Company repurchase all or any portion of their shares. The aggregate NAV of total repurchases of the Company's common shares under the Company's share repurchase plan and redemptions of Operating Partnership units is limited to no more than 2% of the Company's aggregate NAV per month (measured using the aggregate NAV attributable to shareholders as of the end of the immediately preceding month) and no more than 5% of the Company's aggregate NAV per calendar quarter (measured using the average aggregate NAV attributable to shareholders as of the end of the immediately preceding three months). Shares or units issued to the Adviser and its affiliates as payment for management fees or as reimbursements of expenses or for the Special Limited Partner's performance participation interest are not subject to these repurchase plan but exempt from the redemption limitations.

The Company is not obligated to repurchase any shares and may choose to repurchase fewer shares than have been requested to be repurchased, or none at all, in its discretion at any time. Further, the Company's board of trustees may make exceptions to, modify or suspend the Company's share repurchase plan (including to make exceptions to the repurchase limitations or purchase fewer shares than such repurchase limitations) if it deems such action to be in the Company's best interest. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any month, shares repurchased at the end of the month will be repurchased on a pro-rata basis.

The following table sets forth shares repurchased by the Company during the three months ended March 31, 2026 under the share repurchase plan:

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| | | | | |
|:---|:---|:---|:---|:---|
| **Period** | **Total number of<br>shares purchased** | **Average price<br>paid per share** | **Total number of<br>shares purchased as<br>part of publicly<br>announced plans<br>or programs** | **Maximum number of<br>shares that may yet be<br>purchased under the<br>plans or programs**<sup>(1)</sup> |
| January 1 — January 31, 2026 | 94044 | $10.5081 | 94044 |  |
| February 1 — February 28, 2026 | 276442 | $10.5243 | 276442 |  |
| March 1 — March 31, 2026 | 214631 | $10.5590 | 214631 |  |
| **Total** | 585116 |  | 585116 |  |

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<sup>(1)</sup> Repurchases are limited as set forth in our share repurchase plan described above. All requests under the share repurchase plan were satisfied.

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**ITEM 3. DEFAULTS UPON SENIOR SECURITIES.**

None.

**ITEM 4. MINE SAFETY DISCLOSURES**

Not applicable.

**ITEM 5. OTHER INFORMATION**

During the three months ended March 31, 2026, none of the Company's trustees or officers (as defined in Rule 16a-1(f) of the Exchange Act) adopted, terminated, or modified a Rule 10b5-1 trading arrangement or non-Rule 10b5-1 trading arrangement, (as such terms are defined in Item 408(a) of Regulation S-K of the Securities Act).

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**ITEM 6 EXHIBITS**

*(b) Exhibits*

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| | |
|:---|:---|
| **Exhibit Number** | <br>**Exhibit Description** |
| 10.1 | [<u>Fifth Amendment to Credit Agreement, dated January 29, 2026, by and among FNLR OP LP, as borrower, Fortress Net Lease REIT, as guarantor, the other guarantors party thereto, Old National Bank, as a new lender, each other lender party thereto, and Bank of America, N.A., as administrative agent (filed as Exhibit 10.1 to the Company's Current Report on Form 8-K filed on February 4, 2026 and incorporated herein by reference)</u>](https://www.sec.gov/Archives/edgar/data/1966394/000119312526037361/ck0001966394-ex10_1.htm) |
| 31.1 | [<u>Certification of the Co-Chief Executive Officer pursuant to Exchange Act Rules Rule 13a-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith\*</u>](ck0001966394-ex31_1.htm) |
| 31.2 | [<u>Certification of the Chief Financial Officer pursuant to Exchange Act Rules Rule 13a-14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith\*</u>](ck0001966394-ex31_2.htm) |
| 32.1 | [<u>Certification of the Co-Chief Executive Officer pursuant to 18 U.S.C. Section 1350, filed herewith\*</u>](ck0001966394-ex32_1.htm) |
| 32.2 | [<u>Certification of the Chief Financial Officer pursuant to 18 U.S.C. Section 1350, filed herewith\*</u>](ck0001966394-ex32_2.htm) |
| 101.INS | Inline XBRL Instance Document – the instance document does not appear in the Interactive Data File as its XBRL tags are embedded within the inline XBRL document\*\* |
| 101.SCH | Inline XBRL Taxonomy Extension Schema With Embedded Linkbase Documents\*\* |
| 104 | Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)\*\* |

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\*The certifications furnished in Exhibits 32.1 and 32.2 hereto are deemed to accompany this Quarterly Report on Form 10-Q and will not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, except to the extent that the registrant specifically incorporates it by reference.

\*\*The financial information contained in these XBRL documents is unaudited.

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**SIGNATURES**

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

Date: May 14, 2026

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| | | |
|:---|:---|:---|
| **Fortress Net Lease REIT** | **Fortress Net Lease REIT** | **Fortress Net Lease REIT** |
| By: | /s/ Avraham Dreyfuss  | /s/ Avraham Dreyfuss  |
|  | Name: | Avraham Dreyfuss |
|  | Title: | Chief Financial Officer |

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## Exhibit 31.1

**Exhibit 31.1**

**CERTIFICATION**

**PURSUANT TO 17 CFR 240.13a-14**

**PROMULGATED UNDER**

**SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002**

I, Ahsan Aijaz, certify that:

1. I have reviewed this quarterly report on Form 10-Q for the period ended March 31, 2026 of Fortress Net Lease REIT;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;c)Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;d)Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

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Date: May 14, 2026

---

| | |
|:---|:---|
| /s/ Ahsan Aijaz | /s/ Ahsan Aijaz |
| Name: | Ahsan Aijaz |
| Title: | Co-Chief Executive Officer |
|  | (*Principal Executive Officer*) |

---

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## Exhibit 31.2

**Exhibit 31.2**

**CERTIFICATION**

**PURSUANT TO 17 CFR 240.13a-14**

**PROMULGATED UNDER**

**SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002**

I, Avraham Dreyfuss, certify that:

1. I have reviewed this quarterly report on Form 10-Q for the period ended March 31, 2026 of Fortress Net Lease REIT;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;c)Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;d)Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5. The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

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Date: May 14, 2026

---

| | |
|:---|:---|
| /s/ Avraham Dreyfuss | /s/ Avraham Dreyfuss |
| Name: | Avraham Dreyfuss |
| Title: | Chief Financial Officer |
|  | *(Principal Financial Officer)* |

---

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## Exhibit 32.1

**Exhibit 32.1**

**CERTIFICATION PURSUANT TO**

**18 U.S.C SECTION 1350, AS ADOPTED PURSUANT TO**

**SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002**

In connection with the Quarterly Report of Fortress Net Lease REIT (the "Company") on Form 10-Q for the period ended March 31, 2026 as filed with the Securities and Exchange Commission (the "SEC") on the date hereof (the "Report"), I, Ahsan Aijaz, Co-Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes Oxley Act of 2002 (the "Act"), that, to my knowledge:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: May 14, 2026

---

| | |
|:---|:---|
| /s/ Ahsan Aijaz | /s/ Ahsan Aijaz |
| Name: | Ahsan Aijaz |
| Title: | Co-Chief Executive Officer |
|  | (*Principal Executive Officer*) |

---

A signed original of this written statement required by Section 906 of the Act has been provided to the Company and will be retained by the Company and furnished to the SEC or its staff upon request.

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## Exhibit 32.2

**Exhibit 32.2**

**CERTIFICATION PURSUANT TO**

**18 U.S.C SECTION 1350, AS ADOPTED PURSUANT TO**

**SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002**

In connection with the Quarterly Report of Fortress Net Lease REIT (the "Company") on Form 10-Q for the period ended March 31, 2026 as filed with the Securities and Exchange Commission (the "SEC") on the date hereof (the "Report"), I, Avraham Dreyfuss, Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes Oxley Act of 2002 (the "Act"), that, to my knowledge:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date: May 14, 2026

---

| | |
|:---|:---|
| /s/ Avraham Dreyfuss | /s/ Avraham Dreyfuss |
| Name: | Avraham Dreyfuss |
| Title: | Chief Financial Officer |
|  | *(Principal Financial Officer)* |

---

A signed original of this written statement required by Section 906 of the Act has been provided to the Company and will be retained by the Company and furnished to the SEC or its staff upon request.

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