NexPoint Real Estate Finance (NREF) investor relations material

Executive summary

• Net income attributable to common stockholders for Q1 2026 was $10.0 million, or $0.42 per diluted share, down from $0.70 in Q1 2025, mainly due to mark-to-market declines and changes in net assets from CMBS VIEs.

• Book value per share decreased 0.3% sequentially to $18.96, primarily due to unrealized losses on preferred stock and warrants.

• Paid a $0.50 per share dividend for Q1 2026 and declared the same for Q2 2026.

• Portfolio totaled $1.1 billion across 90 investments, diversified across multifamily, SFR, life sciences, self-storage, marinas, and industrial sectors.

• Raised $20.1 million in gross proceeds from Series C preferred stock offering during the quarter.

Financial highlights

• Net interest income rose to $15.3 million, up 32.9% year-over-year, driven by portfolio growth.

• Earnings available for distribution (EAD) were $0.43 per diluted share; cash available for distribution (CAD) was $0.58 per diluted share.

• Dividend coverage for Q1 2026: 1.16x by CAD.

• Funded $30.7 million on new loans with monthly coupons in the mid-teens.

• Received $25.1 million from a CMBS Re-REMIC, generating $0.46 per share of book value appreciation and expected $0.34 per share of annual CAD accretion.

Outlook and guidance

• Q2 2026 guidance: EAD per diluted share expected at $0.435 (midpoint), CAD per diluted share at $0.545 (midpoint); net income guidance between $7.5 million and $9.8 million.

• Management expects the second half of 2026 and 2027 to be stronger for residential operators and debt collateral.

• Pipeline includes $190 million across 11 active deals and $275 million in structured product opportunities, with returns above cost of capital.