Universal Health Realty Income Trust (UHT) investor relations material

Executive summary

• Net income for Q2 2026 was $5.9 million ($0.43 per diluted share), up from $4.5 million ($0.32 per diluted share) in Q2 2025, including a $724,000 gain on land sale.

• Adjusted net income for Q2 2026 was $5.2 million ($0.37 per diluted share), up $691,000 year-over-year.

• For the first half of 2026, net income was $10.9 million ($0.79 per diluted share), compared to $9.3 million ($0.67 per diluted share) in 2025.

Financial highlights

• Q2 2026 funds from operations (FFO) were $12.5 million ($0.90 per diluted share), up from $11.8 million ($0.85 per diluted share) in Q2 2025.

• Six-month FFO was $24.8 million ($1.79 per diluted share), up from $23.7 million ($1.71 per diluted share) year-over-year.

• Dividend of $0.75 per share ($10.4 million total) declared and paid in Q2 2026.

• Revenues for Q2 2026 were $25.0 million, nearly flat year-over-year.

Outlook and guidance

• Construction of Miller Medical Plaza, an 80,000 sq. ft. medical office building, began in February 2026 and is expected to complete in December 2026 at a cost of $34 million.

• A 10-year master flex lease for 75% of the new building's rentable space has been executed.