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 and $0.48 in Q4 2025, mainly due to mark-to-market declines and changes in net assets from CMBS VIEs.

• Earnings available for distribution (EAD) rose to $0.43 per diluted share from $0.41 year-over-year, while cash available for distribution (CAD) increased to $0.58 from $0.45.

• Regular dividend of $0.50 per share paid in Q1 2026 and declared for Q2 2026, with Q1 dividend covered 1.16x by CAD.

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

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

Financial highlights

• Net interest income rose to $15.3 million in Q1 2026, up $4.2 million from Q4 2025.

• Q1 2026 EAD per diluted share was $0.43; CAD per diluted share was $0.58.

• Debt-to-equity ratio stood at 0.70x as of March 31, 2026; net debt-to-equity below 1x.

• Book value per share: $18.96 as of March 31, 2026.

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

Outlook and guidance

• Q2 2026 guidance: EAD per diluted share expected at $0.433–$0.435 (midpoint), CAD per diluted share at $0.543–$0.545 (midpoint).

• Estimated Q2 2026 net income attributable to common stockholders is $7.5 million–$9.8 million.

• Dividend coverage ratios for Q2 2026 projected at 0.86x (EAD) and 1.08x (CAD) at the midpoint.

• 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.