Modiv Inc
NYSE:MDV
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Modiv Inc
Modiv, Inc. operates as a real estate investment trust. The company is headquartered in Newport Beach, California. The company went IPO on 2022-02-10. The firm is primarily focused on acquiring, financing and owning single-tenant net-lease industrial, retail and office real estate properties throughout the United States leased to creditworthy tenants on long-term leases. The firm has developed non-listed real estate investment funds to be raised through crowdfunding technology and is the real estate crowdfunding investor-owned platform. The firm's portfolio includes approximately 2.2 million square feet of aggregate leasable space consisted of investments in38 properties located in 14 states consisting of 13 retail properties, 14 office properties and 11 industrial properties, including the TIC Interest.
Modiv, Inc. operates as a real estate investment trust. The company is headquartered in Newport Beach, California. The company went IPO on 2022-02-10. The firm is primarily focused on acquiring, financing and owning single-tenant net-lease industrial, retail and office real estate properties throughout the United States leased to creditworthy tenants on long-term leases. The firm has developed non-listed real estate investment funds to be raised through crowdfunding technology and is the real estate crowdfunding investor-owned platform. The firm's portfolio includes approximately 2.2 million square feet of aggregate leasable space consisted of investments in38 properties located in 14 states consisting of 13 retail properties, 14 office properties and 11 industrial properties, including the TIC Interest.
Net operating update: Rental income was $11.0 million in Q4 2025, down from $11.7 million a year earlier; AFFO was $4.0 million (AFFO per share $0.32) versus $4.1 million ($0.37) in Q4 2024.
Balance sheet: Cash and equivalents totaled $14.4 million and the company had $30 million available on its revolver; consolidated debt was $262.1 million with $250 million drawn on a $280 million credit facility.
Funding profile: After a January 2026 extension, there are no debt maturities until July 2028 and 100% of indebtedness was fixed via swaps at a weighted average rate of 4.15% (leverage 45.1% at quarter end).
Asset recycling plan: Management intends to accelerate dispositions (especially two office assets and select short‑WALT properties) and recycle proceeds into pure-play manufacturing industrial, but timing will depend on market conditions and tax/1031 considerations.
M&A and inbound interest: The company has received multiple acquisition inquiries and offers; management stepped back from one process because they did not see a secure path forward but says interest confirms perceived value.
Portfolio strategy: Target is to convert to 100% manufacturing industrial within about 24 months if market conditions permit, with prioritization of longer WALT, higher-quality manufacturing tenants and tax-sensitive, replacement property alignment.
Management transition: CFO Ray Pacini’s last earnings call; John Raney will take over earnings call duties going forward.
