WEST PALM BEACH, FL, July 30, 2025 (GLOBE NEWSWIRE) -- LXP Industrial Trust ("LXP") (NYSE:LXP), a real estate investment trust focused on Class A warehouse and distribution real estate investments, today announced results for the quarter ended June 30, 2025.

Second Quarter 2025 Highlights

Recorded Net Income attributable to common shareholders of $27.5 million, or $0.09 per diluted common share.
Generated Adjusted Company Funds From Operations available to all equityholders - diluted ("Adjusted Company FFO") of $47.3 million, or $0.16 per diluted common share.
Increased Same-Store NOI 4.7% compared to the same period in 2024.
Leased a 1.1 million square foot development project with an initial Cash Base Rent of $5.50 per square foot.
Extended 1.3 million square feet of leases year-to-date, increasing Base and Cash Base Rents by 41.5% and 46.2%, respectively, including 120,000 square feet of leases in the quarter, increasing Base and Cash Base Rents by 18.2% and 18.1%, respectively.
Commenced redevelopment of a 350,000 square foot warehouse facility.
Repurchased $28.1 million of the Company's Trust Preferred Securities at a 5.0% discount to par value.
Disposed of one warehouse facility for $39.6 million.

T. Wilson Eglin, Chairman and Chief Executive Officer of LXP, commented, "We delivered another quarter of solid funds from operations and strong same-store NOI growth. We reached a significant milestone during the quarter with the lease of our 1.1 million square foot development facility in the Greenville/Spartanburg market, which increased occupancy and is expected to contribute approximately $3.7 million to FFO this year. Finally, we sold an industrial asset at a 4.3% cash capitalization rate and utilized a portion of the proceeds to repurchase $28 million of our floating-rate Trust Preferred Securities at a 5% discount to par value, further reducing leverage and increasing our hedged and fixed-rate debt to 99% in 2025 and 2026."

FINANCIAL RESULTS

Revenues

For the quarter ended June 30, 2025, total gross revenues were $87.7 million, compared with total gross revenues of $85.8 million for the quarter ended June 30, 2024. The increase is primarily attributable to revenue from acquisitions, rent increases and stabilized development projects, offset by property sales.

Net Income Attributable to Common Shareholders

For the quarter ended June 30, 2025, net income attributable to common shareholders was $27.5 million, or $0.09 per diluted share, compared with net income attributable to common shareholders for the quarter ended June 30, 2024 of $3.8 million, or $0.01 per diluted share.

Adjusted Company FFO

For the quarter ended June 30, 2025, LXP generated Adjusted Company FFO of $47.3 million, or $0.16 per diluted share, compared to Adjusted Company FFO for the quarter ended June 30, 2024 of $46.9 million, or $0.16 per diluted share.

Dividends

LXP previously announced that it declared a regular quarterly common share dividend for the quarter ended June 30, 2025 of $0.135 per common share which was paid on July 15, 2025 to common shareholders of record as of June 30, 2025.

LXP also announced that it declared a cash dividend of $0.8125 per share of Series C Cumulative Convertible Preferred Stock ("Series C Preferred") for the quarter ended June 30, 2025, which is expected to be paid on August 15, 2025 to shareholders of record as of July 31, 2025.

TRANSACTION ACTIVITY

PROPERTY DISPOSITION

	Location	Gross Disposition Price ($000)		Month of Disposition	% Leased
	Chillicothe, OH	$	39,621	April	100%

The property above sold at GAAP and Cash capitalization rates of 4.5% and 4.3%, respectively. Total consolidated year-to-date 2025 property disposition volume was $74.6 million at aggregate weighted-average GAAP and Cash capitalization rates of 5.6% and 4.1%, respectively.

ONGOING DEVELOPMENT AND REDEVELOPMENT PROJECTS

Project (% owned)	# of Buildings	Market	Estimated Sq. Ft.	Estimated Project Cost		GAAP Investment Balance as of 6/30/2025⁽¹⁾		LXP Amount Funded as of 6/30/2025⁽²⁾		Estimated Completion Date	% Leased as of 6/30/2025
Redevelopment Projects
Orlando (100%)⁽³⁾	1	Central, FL	350,990	$	9,400	$	14,303	$	254	1Q 2026	—%
Richmond (100%)⁽⁴⁾	1	Richmond, VA	252,351		3,700		11,244		201	1Q 2026	—%
Total Redevelopment Projects	2		603,341	$	13,100	$	25,547	$	455

Land Infrastructure Improvements
Reems & Olive (95.5%)⁽⁵⁾	N/A	Phoenix, AZ	N/A		15,381		8,188		8,446	N/A	N/A

Total	2		603,341	$	28,481	$	33,735	$	8,901

Excludes leasing costs, incomplete costs and developer incentive fees or partner promotes if any.
Excludes noncontrolling interests' share.
During the quarter ended June 30, 2025, the tenant vacated the building and LXP began redeveloping the property.
During the quarter ended March 31, 2025, the tenant vacated the building, which is part of a four building integrated campus, and LXP began redeveloping the property into a standalone warehouse and distribution facility.
Represents infrastructure development costs to prepare the land for vertical development.


LAND HELD FOR INDUSTRIAL DEVELOPMENT

Project (% owned)	Market	Approximate Acres	GAAP Investment Balance as of 6/30/2025 ($000)		LXP Amount Funded as of 6/30/2025 ($000)⁽¹⁾
Consolidated:
Reems & Olive (95.5%)	Phoenix, AZ	315	$	75,352	$	74,239
Mt. Comfort Phase II (80%)	Indianapolis, IN	116		5,861		4,738
ATL Fairburn (100%)	Atlanta, GA	14		1,732		1,768
Total Consolidated Land Projects		445	$	82,945	$	80,745

Project (% owned)	Market	Approximate Acres	GAAP Investment Balance as of 6/30/2025 ($000)		LXP Amount Funded as of 6/30/2025 ($000)⁽¹⁾
Non-consolidated:
Etna Park 70 (90%)	Columbus, OH	48	$	9,871	$	11,695
Etna Park 70 East (90%)	Columbus, OH	21		2,381		3,062
Total Non-Consolidated Land Projects		69	$	12,252	$	14,757

Excludes noncontrolling interests' share.


LEASING

During the second quarter of 2025, LXP executed the following new and extended leases:

NEW LEASES - FIRST GENERATION

	Location		Lease Expiration Date	Sq. Ft.
1	Greer, SC		05/27	1,091,888
1	TOTAL NEW LEASES - FIRST GENERATION			1,091,888

LEASE EXTENSIONS - SECOND GENERATION

	Location	Prior Term	New Lease Expiration Date	Sq. Ft.
1	Adairsville, GA	09/25	11/30	100,960
2	Minneapolis, MN	12/25	12/35	18,620
2	TOTAL EXTENDED LEASES - SECOND GENERATION			119,580

As of June 30, 2025, LXP's stabilized portfolio was 94.1% leased and was 98.4% leased, excluding first-generation space available for lease. A total of 2.4 million square feet of first-generation and extended second-generation leases were entered into during the six months ended June 30, 2025 with Base and Cash Base Rents on second-generation leases increasing by 41.5% and 46.2%, respectively.⁽¹⁾

1.	Excludes an additional two-year extension to 2030 at a 605,000 square foot facility in Austell, GA completed in the first quarter of 2025.

BALANCE SHEET

LXP ended the quarter with net debt to Adjusted EBITDA of 5.8x. During the quarter, LXP repurchased $28.1 million of Trust Preferred Securities at a 5% discount to par value. LXP's total consolidated debt was $1.5 billion at quarter end. Total consolidated debt had a weighted-average term to maturity of 5.0 years and a weighted-average interest rate of 3.9% as of June 30, 2025.

2025 EARNINGS GUIDANCE

LXP now estimates that its net income attributable to common shareholders for the year ended December 31, 2025 will be within an expected range of $0.13 to $0.15 per diluted common share. LXP is tightening its estimated Adjusted Company FFO for the year ending December 31, 2025, to be within an expected range of $0.62 to $0.64 per diluted common share. This guidance is forward looking, excludes the impact of certain items and is based on current expectations.

SECOND QUARTER 2025 CONFERENCE CALL

LXP will host a conference call today, July 30, 2025, at 8:30 a.m. Eastern Time, to discuss its results for the quarter ended June 30, 2025. Interested parties may participate in this conference call by dialing 1-888-660-6082 or 1-929-201-6604. Conference ID is 1576583. A replay of the call will be available through August 6, 2025 at 1-800-770-2030 or 1-609-800-9909, pin code for all replay numbers is 1576583. A link to a live webcast of the conference call is available at www.lxp.com within the Investors section.

ABOUT LXP INDUSTRIAL TRUST

LXP Industrial Trust (NYSE:LXP) is a publicly traded real estate investment trust (REIT) focused on Class A warehouse and distribution investments in 12 target markets across the Sunbelt and lower Midwest. LXP seeks to expand its warehouse and distribution portfolio through acquisitions, build-to-suit transactions, sale-leaseback transactions, development projects and other transactions. For more information, including LXP's Quarterly Supplemental Information package, or to follow LXP on social media, visit www.lxp.com.

Contact:

Investor or Media Inquiries for LXP Industrial Trust:

Heather Gentry, Executive Vice President of Investor Relations

LXP Industrial Trust

Phone: (212) 692-7200 E-mail: hgentry@lxp.com

This release contains certain forward-looking statements which involve known and unknown risks, uncertainties or other factors not under LXP's control which may cause actual results, performance or achievements of LXP to be materially different from the results, performance, or other expectations implied by these forward-looking statements. Factors that could cause or contribute to such differences include, but are not limited to, those discussed under the headings "Management's Discussion and Analysis of Financial Condition and Results of Operations" and "Risk Factors" in LXP's periodic reports filed with the Securities and Exchange Commission, including risks related to: (1) national, regional and local economic and political climates and changes in applicable governmental regulations and tax legislation, (2) the outbreak of highly infectious or contagious diseases and natural disasters, (3) authorization by LXP's Board of Trustees of future dividend declarations, (4) LXP's ability to achieve its estimates of net income attributable to common shareholders and Adjusted Company FFO for the year ending December 31, 2025, (5) the successful consummation of any lease, acquisition, development, build-to-suit, disposition, financing or other transaction, including achieving any estimated yields, (6) the failure to continue to qualify as a real estate investment trust, (7) changes in general business and economic conditions, including the impact of any legislation, (8) competition, (9) inflation and increases in operating costs, (10) labor shortages, (11) supply chain disruption and increases in real estate construction costs and raw materials costs and construction schedule delays, (12) defaults or non-renewals of significant tenant leases, (13) changes in financial markets and interest rates, (14) changes in accessibility of debt and equity capital markets, (15) future impairment charges, (16) international trade disputes or the imposition of significant tariffs or other trade restrictions by the U.S. on imported goods that adversely impact trading volumes and (17) risks related to our investments in our non-consolidated joint ventures. Copies of the periodic reports LXP files with the Securities and Exchange Commission are available on LXP's web site at www.lxp.com. Forward-looking statements, which are based on certain assumptions and describe LXP's future plans, strategies and expectations, are generally identifiable by use of the words "believes," "expects," "intends," "anticipates," "estimates," "projects", "may," "plans," "predicts," "will," "will likely result," "is optimistic," "goal," "objective" or similar expressions. Except as required by law, LXP undertakes no obligation to publicly release the results of any revisions to those forward-looking statements which may be made to reflect events or circumstances after the occurrence of unanticipated events. Accordingly, there is no assurance that LXP's expectations will be realized.

References to LXP refer to LXP Industrial Trust and its consolidated subsidiaries. All interests in properties and loans are held, and all property operating activities are conducted, through special purpose entities, which are separate and distinct legal entities that maintain separate books and records, but in some instances are consolidated for financial statement purposes and/or disregarded for income tax purposes. The assets and credit of each special purpose entity with a property subject to a mortgage loan are not available to creditors to satisfy the debt and other obligations of any other person, including any other special purpose entity or affiliate. Consolidated entities that are not property owner subsidiaries do not directly own any of the assets of a property owner subsidiary (or the general partner, member of managing member of such property owner subsidiary), but merely hold partnership, membership or beneficial interests therein which interests are subordinate to the claims of the property owner subsidiary's (or its general partner's, member's or managing member's) creditors.

Non-GAAP Financial Measures - Definitions

LXP has used non-GAAP financial measures as defined by the Securities and Exchange Commission Regulation G in this Quarterly Earnings Release and in other public disclosures.

LXP believes that the measures defined below are helpful to investors in measuring our performance or that of an individual investment. Since these measures exclude certain items which are included in their respective most comparable measures under generally accepted accounting principles ("GAAP"), reliance on the measures has limitations; management compensates for these limitations by using the measures simply as supplemental measures that are weighed in balance with other GAAP measures. These measures are not necessarily indications of our cash flow available to fund cash needs. Additionally, they should not be used as an alternative to the respective most comparable GAAP measures when evaluating LXP's financial performance or cash flow from operating, investing or financing activities or liquidity.

Adjusted EBITDA: Adjusted EBITDA represents EBITDA (earnings before interest expense, taxes, depreciation and amortization) modified to include other adjustments to GAAP net income for gains on sales of real estate or changes in control, impairment charges, gain (loss) on debt satisfaction, net, non-cash charges, net, straight-line adjustments, non-recurring charges, the non-cash purchase option impact of sales-type leases and adjustments for pro rata share of non-wholly owned entities. LXP's calculation of Adjusted EBITDA may not be comparable to similarly titled measures used by other companies. LXP believes that net income is the most directly comparable GAAP measure to Adjusted EBITDA.

Base Rent: Base Rent is calculated by making adjustments to GAAP rental revenue to exclude billed tenant reimbursements and lease termination income and to include ancillary income. Base Rent excludes reserves/write-offs of deferred rent receivable, as applicable. LXP believes Base Rent provides a meaningful measure due to the net lease structure of leases in the portfolio.

Cash Base Rent: Cash Base Rent is calculated by making adjustments to GAAP rental revenue to remove the impact of GAAP required adjustments to rental income such as adjustments for straight-line rents related to free rent periods and contractual rent increases. Cash Base Rent excludes billed tenant reimbursements, non-cash sales-type lease income and lease termination income, and includes ancillary income. LXP believes Cash Base Rent provides a meaningful indication of an investments ability to fund cash needs.

Company Funds Available for Distribution ("FAD"): FAD is calculated by making adjustments to Adjusted Company FFO (see below) for (1) straight-line adjustments, (2) lease incentive amortization, (3) amortization of above/below market leases, (4) lease termination payments, net, (5) non-cash income related to sales-type leases, (6) non-cash interest, (7) non-cash charges, net, (8) capitalized interest and internal costs, (9) cash paid for second-generation tenant improvements, and (10) cash paid for second-generation lease costs. Although FAD may not be comparable to that of other real estate investment trusts ("REITs"), LXP believes it provides a meaningful indication of its ability to fund its cash needs. FAD is a non-GAAP financial measure and should not be viewed as an alternative measurement of operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of liquidity.

First-Generation Costs: Represents cash spend for tenant improvements, leasing costs and expenditures contemplated at acquisition for recently acquired properties with vacancy. Because all companies do not calculate First Generation Costs the same way, LXP's presentation may not be comparable to similarly titled measures of other companies.

Funds from Operations ("FFO") and Adjusted Company FFO: LXP believes that Funds from Operations, or FFO, which is a non-GAAP measure, is a widely recognized and appropriate measure of the performance of an equity REIT. LXP believes FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. As a result, FFO provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities, interest costs and other matters without the inclusion of depreciation and amortization, providing perspective that may not necessarily be apparent from net income.

The National Association of Real Estate Investment Trusts, or Nareit, defines FFO as "net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sales of certain real estate assets, gains and losses from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in value of depreciable real estate held by the entity. The reconciling items include amounts to adjust earnings from consolidated partially-owned entities and equity in earnings of unconsolidated affiliates to FFO." FFO does not represent cash generated from operating activities in accordance with GAAP and is not indicative of cash available to fund cash needs.

LXP presents FFO available to common shareholders - basic and also presents FFO available to all equityholders - diluted on a company-wide basis as if all securities that are convertible, at the holder's option, into LXP's common shares, are converted at the beginning of the period. LXP also presents Adjusted Company FFO available to all equityholders - diluted which adjusts FFO available to all equityholders - diluted for certain items which we believe are not indicative of the operating results of LXP's real estate portfolio and not comparable from period to period. LXP believes this is an appropriate presentation as it is frequently requested by security analysts, investors and other interested parties. Since others do not calculate these measures in a similar fashion, these measures may not be comparable to similarly titled measures as reported by others. These measures should not be considered as an alternative to net income as an indicator of LXP's operating performance or as an alternative to cash flow as a measure of liquidity.

GAAP and Cash Yield or Capitalization Rate: GAAP and cash yields or capitalization rates are measures of operating performance used to evaluate the individual performance of an investment. These measures are estimates and are not presented or intended to be viewed as a liquidity or performance measure that present a numerical measure of LXP's historical or future financial performance, financial position or cash flows. The yield or capitalization rate is calculated by dividing the annualized NOI (as defined below, except GAAP rent adjustments are added back to rental income to calculate GAAP yield or capitalization rate) the investment is expected to generate, (or has generated) divided by the acquisition/completion cost, (or sale price). Stabilized yields assume 100% occupancy and the payment of estimated costs to achieve 100% occupancy excluding developer incentive fees or partner promotes, if any.

Net Operating Income ("NOI"): NOI is a measure of operating performance used to evaluate the individual performance of an investment. This measure is not presented or intended to be viewed as a liquidity or performance measure that presents a numerical measure of LXP's historical or future financial performance, financial position or cash flows. LXP defines NOI as operating revenues (rental income (less GAAP rent adjustments, non-cash and purchase option income related to sales-type leases and lease termination income, net), and other property income) less property operating expenses. Other REITs may use different methodologies for calculating NOI, and accordingly, LXP's NOI may not be comparable to other companies. Because NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expenses, other nonproperty income and losses, and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. LXP believes that net income is the most directly comparable GAAP measure to NOI.

Same-Store NOI: Same-Store NOI represents the NOI for consolidated properties that were owned, stabilized and included in our portfolio for the period commencing January 1, 2024 and through the end of the current reporting period. As Same-Store NOI excludes the change in NOI from acquired, expanded, disposed of properties and properties with significant casualty loss, it highlights operating trends such as occupancy levels, rental rates and operating costs on properties. Other REITs may use different methodologies for calculating Same-Store NOI, and accordingly, LXP's Same-Store NOI may not be comparable to other REITs. Management believes that Same-Store NOI is a useful supplemental measure of LXP's operating performance. However, Same-Store NOI should not be viewed as an alternative measure of LXP's financial performance since it does not reflect the operations of LXP's entire portfolio, nor does it reflect the impact of general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of LXP's properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact LXP's results from operations. LXP believes that net income is the most directly comparable GAAP measure to Same-Store NOI.

Second-Generation Costs: Represents cash spend for tenant improvements and leasing costs to maintain revenues at existing properties and are a component of the FAD calculation. LXP believes that second-generation building improvements represent an investment in existing stabilized properties.

Stabilized Portfolio: All real estate properties other than non-stabilized properties. LXP considers stabilization to occur upon the earlier of 90% occupancy of the property or one year from the cessation of major construction activities. Non-stabilized, substantially completed development projects are classified within investments in real estate under construction. If some portions of a development project are substantially complete and ready for use and other portions have not yet reached that stage, LXP ceases capitalizing costs on the completed portion of the project but continues to capitalize costs for the incomplete portion. When a portion of the development project is substantially complete and ready for its intended use, the project is placed in service and depreciation commences.


LXP INDUSTRIAL TRUST AND CONSOLIDATED SUBSIDIARIES CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (Unaudited and in thousands, except share and per share data)

	Three months ended June 30,						Six months ended June 30,
		2025			2024			2025			2024
Gross revenues:
Rental revenue	$	86,744		$	84,768		$	174,637		$	169,975
Other revenue		975			1,018			1,945			2,062
Total gross revenues		87,719			85,786			176,582			172,037
Expense applicable to revenues:
Depreciation and amortization		(49,362	)		(48,347	)		(99,874	)		(95,856	)
Property operating		(15,875	)		(15,482	)		(33,004	)		(30,670	)
General and administrative		(9,630	)		(9,248	)		(20,020	)		(18,741	)
Non-operating income		744			2,734			1,264			6,503
Interest and amortization expense		(16,467	)		(17,603	)		(32,747	)		(34,587	)
Gain on debt satisfaction, net		1,143			—			793			—
Transaction costs		(38	)		(498	)		(38	)		(498	)
Change in allowance for credit loss		—			(14	)		—			(9	)
Gain on sale or disposal of, and recovery on, real estate, net		31,320			8,352			55,955			8,352
Gain on change in control of a subsidiary		—			209			—			209
Income before provision for income taxes and equity in losses of non-consolidated entities		29,554			5,889			48,911			6,740
Provision for income taxes		(199	)		(83	)		(414	)		(208	)
Equity in losses of non-consolidated entities		(958	)		(1,005	)		(1,938	)		(2,286	)
Net income		28,397			4,801			46,559			4,246
Net loss attributable to noncontrolling interests		735			625			1,551			911
Net income attributable to LXP Industrial Trust shareholders		29,132			5,426			48,110			5,157
Dividends attributable to preferred shares - Series C		(1,573	)		(1,573	)		(3,145	)		(3,145	)
Allocation to participating securities		(109	)		(78	)		(236	)		(168	)
Net income attributable to common shareholders	$	27,450		$	3,775		$	44,729		$	1,844

Net income attributable to common shareholders - per common share basic	$	0.09		$	0.01		$	0.15		$	0.01
Weighted-average common shares outstanding - basic		291,872,243			291,403,985			291,789,613			291,346,184

Net income attributable to common shareholders - per common share diluted	$	0.09		$	0.01		$	0.15		$	0.01
Weighted-average common shares outstanding - diluted		292,208,168			291,615,350			292,253,680			291,451,866


LXP INDUSTRIAL TRUST AND CONSOLIDATED SUBSIDIARIES CONDENSED CONSOLIDATED BALANCE SHEETS (Unaudited and in thousands, except share and per share data)

	June 30, 2025			December 31, 2024

Assets:
Real estate, at cost	$	4,126,352		$	4,176,294
Real estate - intangible assets		313,296			318,444
Land held for development		82,945			82,827
Investments in real estate under construction		33,735			5,947
Real estate, gross		4,556,328			4,583,512
Less: accumulated depreciation and amortization		(1,111,597	)		(1,047,166	)
Real estate, net		3,444,731			3,536,346
Right-of-use assets, net		14,250			16,484
Cash and cash equivalents		70,976			101,836
Restricted cash		247			237
Investments in non-consolidated entities		38,416			40,018
Deferred expenses, net		38,227			39,820
Rent receivable - current		3,149			2,052
Rent receivable - deferred		85,301			85,757
Other assets		21,833			20,762
Total assets	$	3,717,130		$	3,843,312

Liabilities and Equity:
Liabilities:
Mortgages and notes payable, net	$	52,260		$	54,930
Term loan payable, net		248,615			297,814
Senior notes payable, net		1,090,411			1,089,373
Trust preferred securities, net		100,074			127,893
Dividends payable		41,544			41,164
Operating lease liabilities		14,730			17,114
Accounts payable and other liabilities		53,681			57,055
Accrued interest payable		10,337			10,517
Deferred revenue - including below-market leases, net		4,873			6,751
Prepaid rent		14,431			19,918
Total liabilities		1,630,956			1,722,529

Commitments and contingencies
Equity:
Preferred shares, par value $0.0001 per share; authorized 100,000,000 shares:
Series C Cumulative Convertible Preferred, liquidation preference $96,770; 1,935,400 shares issued and outstanding		94,016			94,016
Common shares, par value $0.0001 per share; authorized 600,000,000 shares, 295,756,383 and 294,499,790 shares issued and outstanding in 2025 and 2024, respectively		30			29
Additional paid-in-capital		3,320,069			3,315,104
Accumulated distributions in excess of net income		(1,351,361	)		(1,316,993	)
Accumulated other comprehensive income		1,601			6,136
Total shareholders' equity		2,064,355			2,098,292
Noncontrolling interests		21,819			22,491
Total equity		2,086,174			2,120,783
Total liabilities and equity	$	3,717,130		$	3,843,312


LXP INDUSTRIAL TRUST AND CONSOLIDATED SUBSIDIARIES
EARNINGS PER SHARE
(Unaudited and in thousands, except share and per share data)

	Three Months Ended June 30,				Six Months Ended June 30,
	2025		2024			2025	2024
EARNINGS PER SHARE:

Basic:
Net income attributable to common shareholders	$	27,450	$	3,775	$	44,729	$	1,844

Weighted-average number of common shares outstanding - basic		291,872,243		291,403,985		291,789,613		291,346,184

Net income attributable to common shareholders - per common share basic	$	0.09	$	0.01	$	0.15	$	0.01

Diluted:
Net income attributable to common shareholders - basic	$	27,450	$	3,775	$	44,729	$	1,844

Weighted-average common shares outstanding - basic		291,872,243		291,403,985		291,789,613		291,346,184
Effect of dilutive securities:
Unvested share-based payment awards		335,925		211,365		464,067		105,682
Weighted-average common shares outstanding - diluted		292,208,168		291,615,350		292,253,680		291,451,866

Net income attributable to common shareholders - per common share diluted	$	0.09	$	0.01	$	0.15	$	0.01


LXP INDUSTRIAL TRUST AND CONSOLIDATED SUBSIDIARIES
ADJUSTED COMPANY FUNDS FROM OPERATIONS & COMPANY FUNDS AVAILABLE FOR DISTRIBUTION
(Unaudited and in thousands, except share and per share data)

	Three Months Ended						Six Months Ended
	June 30,						June 30,
		2025			2024			2025			2024
FUNDS FROM OPERATIONS:
Basic and Diluted:
Net income attributable to common shareholders	$	27,450		$	3,775		$	44,729		$	1,844
Adjustments:
Depreciation and amortization - real estate		47,725			46,937			96,547			93,145
Amortization of leasing commissions		1,637			1,410			3,327			2,711
Joint venture and noncontrolling interest adjustment		1,206			1,540			2,412			3,103
Gain on sale or disposal of, and recovery on, real estate, net		(31,320	)		(8,635	)		(55,955	)		(8,635	)
Gain on change in control of a subsidiary		—			(209	)		—			(209	)
FFO available to common shareholders - basic		46,698			44,818			91,060			91,959
Preferred dividends		1,573			1,573			3,145			3,145
Amount allocated to participating securities		109			78			236			168
FFO available to all equityholders - diluted		48,380			46,469			94,441			95,272
Allowance for credit loss		—			14			—			9
Transaction costs, including our share of non-consolidated entities⁽¹⁾		38			518			38			518
(Gain) loss on debt satisfaction, net, including our share of non-consolidated entities		(1,143	)		3			(793	)		3
Noncontrolling interest adjustments		—			(100	)		—			(100	)
Adjusted Company FFO available to all equityholders - diluted		47,275			46,904			93,686			95,702
FUNDS AVAILABLE FOR DISTRIBUTION:
Adjustments:
Straight-line adjustments		(2,068	)		(1,674	)		(3,027	)		(4,376	)
Lease incentives		453			330			899			468
Amortization of above/below market leases		(756	)		(457	)		(1,871	)		(906	)
Lease termination payments, net		(123	)		—			1,477			—
Sales-type lease non-cash income		—			(610	)		—			(1,202	)
Non-cash interest		1,064			1,145			2,143			2,307
Non-cash charges, net		2,960			2,399			6,086			4,850
Capitalized interest and internal costs		(292	)		(1,005	)		(511	)		(3,061	)
Second-Generation tenant improvements		(5,597	)		(6	)		(6,049	)		(459	)
Second-Generation lease costs		(620	)		(8,160	)		(2,356	)		(9,254	)
Joint venture and noncontrolling interest adjustment		13			(148	)		(44	)		(113	)
Company Funds Available for Distribution	$	42,309		$	38,718		$	90,433		$	83,956

Per Common Share Amounts
Basic:
FFO	$	0.16		$	0.15		$	0.31		$	0.32
Diluted:
FFO	$	0.16		$	0.16		$	0.32		$	0.32
Adjusted Company FFO	$	0.16		$	0.16		$	0.32		$	0.32
Basic:
Weighted-average common shares outstanding - basic FFO		291,872,243			291,403,985			291,789,613			291,346,184
Diluted:
Weighted-average common shares outstanding - diluted EPS		292,208,168			291,615,350			292,253,680			291,451,866
Preferred shares - Series C		4,710,570			4,710,570			4,710,570			4,710,570
Weighted-average common shares outstanding - diluted FFO		296,918,738			296,325,920			296,964,250			296,162,436

(1) Transaction costs, including costs associated with terminated investments, such as non-refundable deposits and legal costs.


LXP INDUSTRIAL TRUST AND CONSOLIDATED SUBSIDIARIES
RECONCILIATION OF NON-GAAP MEASURES

2025 EARNINGS GUIDANCE
	Twelve Months Ended December 31, 2025
	Range
Estimated:
Net income attributable to common shareholders per diluted common share⁽¹⁾	$	0.13		$	0.15
Depreciation and amortization		0.68			0.68
Impact of capital transactions		(0.19	)		(0.19	)
Estimated Adjusted Company FFO per diluted common share	$	0.62		$	0.64

(1) Assumes all convertible securities are dilutive.

LXP Industrial Trust Reports Second Quarter 2025 Results