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"text": "\n\nNREF Total Return vs Peers⁴\n<::Line chart showing NREF Total Return vs Peers over time.\nY-axis: Percentage from -100% to 250%.\nX-axis: Monthly intervals from Feb-2020 to Jul-2025.\n\nLines represent total return for different entities:\n- NREF (solid blue line): Starts around -10% in Feb-2020, drops to about -60% in Mar-2020, then generally increases, showing significant growth from late 2023, reaching over 200% by Jul-2025.\n- ABR (dashed green line): Starts around -10% in Feb-2020, drops to about -70% in Mar-2020, then recovers and fluctuates significantly, peaking around 100% in mid-2022 and early 2023, ending around 50% by Jul-2025.\n- BIMT (dotted black line): Starts around 0% in Feb-2020, drops to about -50% in Mar-2020, then recovers and fluctuates, generally staying below 50% after 2021, ending around 20% by Jul-2025.\n- KREF (dashed red line): Starts around 0% in Feb-2020, drops to about -60% in Mar-2020, recovers to positive, but then trends downwards from mid-2021, ending around -20% by Jul-2025.\n- ADAM (dotted orange line): Starts around -10% in Feb-2020, drops to about -50% in Mar-2020, then recovers and fluctuates, generally staying between 0% and 50% after 2021, ending around 30% by Jul-2025.\n- STWD (dashed gray line): Starts around 0% in Feb-2020, drops to about -50% in Mar-2020, then recovers and fluctuates, generally staying below 50% after 2021, ending around 10% by Jul-2025.\n- TRTX (dotted purple line): Starts around -10% in Feb-2020, drops to about -70% in Mar-2020, then recovers, but generally trends downwards from late 2021, ending around -40% by Jul-2025.\n\nOverall, NREF shows the strongest performance, particularly in the later period, significantly outperforming its peers by Jul-2025.\n: chart::> ",
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"text": "\n\nNexPoint Real Estate Finance",
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"text": "\n\n# Company Overview\n\nNexPoint Real Estate Finance, Inc. (\"NREF\" or the \"Company\") is a publicly traded mortgage REIT, with its shares of common stock and 8.50% Series A Cumulative Redeemable Preferred Stock listed on the New York Stock Exchange. The Company concentrates on investments in real estate sectors where senior management has operating expertise, including multifamily, single-family rental (\"SFR\"), self-storage, industrial, marina and life science sectors in the top 50 metropolitan statistical areas. The Company targets lending or investing in stabilized properties. The Company also lends to redevelopment and development projects in special situations where there is strong sponsorship and clear and visible cost basis detachment points and exit options.",
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"text": "\n\nNREF is externally managed by NexPoint Real Estate Advisors VII, L.P. (\"NREA\"), an affiliate of NexPoint Advisors, L.P., an SEC-registered investment advisor with extensive real estate experience.",
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"text": "\n\n9.0%\nDISCOUNT TO BOOK¹",
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"text": "\n\n11.8%\nIMPLIED DIVIDEND\nYIELD²",
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"text": "\n\n11.9%\nINSIDER\nOWNERSHIP³",
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"text": "\n\n1. BASED ON JUNE 30, 2026, BOOK VALUE INCLUDING REDEEMABLE NON-CONTROLLING INTERESTS IN THE OPERATING PARTNERSHIP AS REPORTED BY THE COMPANY IN THIS PRESENTATION AND THE SHARE PRICE AS OF CLOSE OF TRADING AUGUST 5, 2026\n2. IMPLIED DIVIDEND YIELD IS CALCULATED USING THE 2Q DIVIDEND OF $0.50 PER COMMON SHARE, ANNUALIZED, DIVIDED BY THE SHARE PRICE AS OF CLOSE OF TRADING ON AUGUST 5, 2026\n3. INCLUDES NON-CONTROLLING INTERESTS. EXCLUDES OWNERSHIP BY FUNDS ADVISED OR MANAGED BY AFFILIATES OF OUR ADVISER EXCEPT TO THE EXTENT OF OUR MANAGEMENT'S PECUNIARY INTEREST THEREIN AS OF THE CLOSE OF TRADING AUGUST 5, 2026\n4. BLOOMBERG. TOTAL RETURN, INCLUDING DIVIDENDS, AS OF CLOSE OF TRADING AUGUST 5, 2026",
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"text": "\n\n<::Book Value per Common Share Growth: chart\nChart showing book value per common share growth over several quarters.\n- **3Q 2024**: $16.95, 2.7%\n- **4Q 2024**: $16.97, 0.1%\n- **1Q 2025**: $17.22, 1.5%\n- **2Q 2025**: $17.40, 1.0%\n- **3Q 2025**: $18.83, 8.2%\n- **4Q 2025**: $19.01, 1.0%\n- **1Q 2026**: $18.96, (0.3)%\n- **2Q 2026**: $18.60, (1.9)%\n::>",
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"text": "\n\n<::Waterfall chart showing the change in Book Value from 1Q 2026 to 2Q 2026.\n- 1Q 2026 BV: $18.96 (dark blue bar)\n- Net Int Income: +$0.72 (dark blue bar)\n- Other Income: +$0.47 (dark blue bar)\n- Operating Exp: -$(0.44) (red bar)\n- Dividend: -$(1.11) (red bar)\n- 2Q 2026 BV: $18.60 (light grey bar)\n: chart::>",
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"text": "\n\n2Q 2026 Earnings And Book Value",
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"text": "\n\n# Earnings and Book Value\n\n* Net interest income of $16.5MM, an increase of $1.2MM compared to 1Q 2026\n* Net income of $17.3MM, with net income attributable to common stockholders of $5.4MM, or $0.29 per diluted common share; compared to a net income of $22.6MM, with net income attributable to common stockholders of $10.0MM, or $0.42 per diluted common share in 1Q 2026\n* Earnings available for distribution of $11.2MM, or $0.46¹ per diluted common share; compared to $0.43 per diluted common share in 1Q 2026\n* BV per diluted common share including redeemable NCI in the Operating Partnership decreased 1.9% to $18.60/share, compared to $18.96/share at the end of 1Q 2026",
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"text": "\n\n1. EARNINGS AVAILABLE FOR DISTRIBUTION PER DILUTED COMMON SHARE ASSUMES VESTING OF ALL OUTSTANDING UNVESTED RESTRICTED STOCK UNITS AND CONVERSION OF ALL REDEEMABLE NON-CONTROLLING INTERESTS. THE ADJUSTED WEIGHTED AVERAGE SHARES OUTSTANDING - DILUTED USED TO CALCULATE EAD PER DILUTED COMMON SHARE DOES NOT INCLUDE DILUTIVE EFFECT OF POTENTIAL REDEMPTION OF SERIES B OR SERIES C PREFERRED SHARES FOR COMMON STOCK. SEE \"RECONCILIATIONS\" SLIDE",
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"text": "\n\n<::Bar chart titled \"Earnings per Diluted Share and EAD per Diluted Common Share\".\n\nLegend: EPS (light grey bars), EAD/Share (dark blue bars).\n\nThe chart displays values for several quarters:\n\n- **2Q 2025**\n - EPS: $0.54 (change: (22.9)%)\n - EAD/Share: $0.43 (change: 5.0%)\n- **3Q 2025**\n - EPS: $1.14 (change: 111.1%)\n - EAD/Share: $0.51 (change: 17.5%)\n- **4Q 2025**\n - EPS: $0.48 (change: (57.9)%)\n - EAD/Share: $0.48 (change: (5.9)%)\n- **1Q 2026**\n - EPS: $0.42 (change: (12.5)%)\n - EAD/Share: $0.43 (change: (10.4)%)\n- **2Q 2026**\n - EPS: $0.29 (change: (31.0)%)\n - EAD/Share: $0.46 (change: 7.0%)\n- **3Q 2026 Est** (Estimated values indicated by dashed bars)\n - EPS: $0.34 (change: 17.2%)\n - EAD/Share: $0.43 (change: (6.5)%)\n: chart::>",
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"text": "\n\n<::bar chart: EAD and CAD per Diluted Common Share\n\n- **2Q 2025**\n - EAD/Share: $0.43\n - CAD/Share: $0.46 (2.6%)\n- **3Q 2025**\n - EAD/Share: $0.51\n - CAD/Share: $0.53 (15.2%)\n- **4Q 2025**\n - EAD/Share: $0.48\n - CAD/Share: $0.53 (-%)\n- **1Q 2026**\n - EAD/Share: $0.43\n - CAD/Share: $0.58 (9.43%)\n- **2Q 2026**\n - EAD/Share: $0.46\n - CAD/Share: $0.58 (-%)\n- **3Q 2026 Est**\n - EAD/Share: $0.43\n - CAD/Share: $0.55 ((5.2)%)\n\nLegend:\n- Dark Blue Bar: EAD/Share\n- Light Gray Bar: CAD/Share\n: bar chart::>",
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"text": "\n\nEarnings per Share (EPS)¹, EAD² and CAD²",
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"text": "\n\n## EPS, EAD, CAD\n## AND GUIDANCE\n\n### EPS/EAD/CAD\n* Earnings per diluted share for 2Q 2026 is $0.29, compared to earnings per diluted share of $0.42 reported in 1Q 2026\n* 2Q 2026 EAD per diluted common share² is $0.46, an increase of 7.0% compared to 1Q 2026 reported EAD per diluted common share\n* 2Q 2026 CAD per diluted common share² is $0.58, which remained flat compared to 1Q 2026 reported CAD per diluted common share\n\n### GUIDANCE\n* 3Q 2026 EAD per diluted common share² guidance is $0.43³ at the mid-point\n* 3Q 2026 CAD per diluted common share² guidance is $0.55³ at the mid-point",
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"text": "\n\n1. EPS ASSUMES VESTING OF ALL OUTSTANDING UNVESTED RESTRICTED STOCK UNITS AND CONVERSION OF ALL REDEEMABLE NON-CONTROLLING INTERESTS, AND DILUTIVE EFFECT OF POTENTIAL REDEMPTION OF ALL OUTSTANDING SERIES B AND SERIES C PREFERRED SHARES FOR COMMON STOCK.\n2. EAD AND CAD PER DILUTED COMMON SHARE ASSUMES VESTING OF ALL OUTSTANDING UNVESTED RESTRICTED STOCK UNITS AND CONVERSION OF ALL REDEEMABLE NON-CONTROLLING INTERESTS. ADDITIONALLY, THE ADJUSTED WEIGHTED AVERAGE SHARES OUTSTANDING - DILUTED USED TO CALCULATE EAD AND CAD PER DILUTED COMMON SHARE DOES NOT INCLUDE DILUTIVE EFFECT OF POTENTIAL REDEMPTION OF SERIES B AND SERIES C PREFERRED SHARES FOR COMMON STOCK. SEE \"RECONCILIATIONS SLIDE\"\n3. NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS IN 3Q 2026 IS ESTIMATED TO BE BETWEEN $7.4 MILLION AND $9.8 MILLION.",
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"text": "\n\nDividend and Coverage",
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"text": "\n\n## Dividend and EPS/EAD/CAD Coverage\n\n### 2Q 2026 DIVIDEND:\n\n* 2Q dividend of $0.50 per common share was paid on June 30, 2026\n* 2Q 2026 EPS dividend coverage is 0.58x\n* 2Q 2026 EAD dividend coverage is 0.92x\n* 2Q 2026 CAD dividend coverage is 1.16x\n\n### 3Q 2026 DIVIDEND:\n\n* 3Q 2026 dividend of $0.50 per common share declared by the Board of Directors to be paid on September 30, 2026\n* 3Q 2026 estimated EPS dividend coverage of 0.68x\n* 3Q 2026 estimated EAD dividend coverage of 0.86x\n* 3Q 2026 estimated CAD dividend coverage of 1.10x",
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"text": "\n\nNOTE: EPS, EAD PER COMMON SHARE AND CAD PER COMMON SHARE ON THIS SLIDE ARE PER DILUTED SHARE.\n\n1.\nCAD T-12 COVERAGE IS CALCULATED BY (A) ADDING CAD/COMMON SHARE FOR THE FOUR QUARTERS INCLUDED IN THE TRAILING TWELVE MONTH PERIOD AND (B) DIVIDING THE SUM BY THE DIVIDENDS PAID PER SHARE FOR THE APPLICABLE TWELVE MONTH PERIOD. FOR RECONCILIATIONS OF CAD/COMMON SHARE, SEE THE RECONCILIATION SLIDES INCLUDED HEREIN. ESTIMATED 3Q 2026 CAD T-12 COVERAGE INCLUDES ESTIMATED 3Q 2026 CAD/COMMON SHARE BASED ON THE MIDPOINT OF THE RANGE.",
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"text": "\n\nPortfolio Commentary¹\n<::Map of the United States.\nIndividual states are colored dark blue. Some states have light beige circles overlaid with state abbreviations and percentages, indicating data points:\n- MA: 31%\n- CA: 5%\n- TX: 16%\n- MD: 5%\n- GA: 5%\n- FL: 6%\nStates without these larger circles have a small, light beige dot in their center, indicating they are:\nLESS THAN 4.0% OF TOTAL OUTSTANDING PRINCIPAL BALANCE\n: map::>",
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"text": "\n\nGeographic and Asset Type Exposure¹\n<::donut chart::>\n <::center_text::>\n $1.1B\n CURRENT\n PRINCIPAL¹\n <::/center_text::>\n <::segments::>\n Life Sciences 39.4%\n Multifamily 37.6%\n SFR 15.1%\n Industrial 2.1%\n Marina 1.6%\n Self Storage 4.2%\n <::/segments::>\n<::/donut chart::>",
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"text": "\n\n<::donut chart::>\n<::chart representing the breakdown of different financial instruments and their percentages, with a central value indicating the weighted average LTV.::>\n<::The chart segments are as follows:::>\n<::Promissory Note: 2.2%::>\n<::CMBS: 17.5%::>\n<::IO Strips: 4.0%::>\n<::Revolving Credit Facility: 17.3%::>\n<::Mezz: 24.9%::>\n<::Senior Loan: 6.2%::>\n<::Preferred: 27.8%::>\n<::In the center of the donut chart:::>\n<::63.4%::>\n<::WEIGHTED AVG LTV¹::>",
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"text": "\n\n1. AS OF JUNE 30, 2026, AND EXCLUDING COMMON STOCK, PREFERRED STOCK AND STOCK WARRANTS AND THE ALEXANDER AT THE DISTRICT, RIDGEVIEW PLACE AND MAG & MAY MULTIFAMILY PROPERTIES",
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""
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""
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""
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[
"# Investment (1)",
"Location",
"Property Type",
"Investment Date",
"Current Principal Amount",
"Net Equity (2)",
"Coupon (3)",
"Remaining Term (4)",
"Loan to Value",
"DSCR"
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"Common Equity",
"",
"",
"",
"",
"",
"",
"",
"",
""
],
[
"1 Common Stock",
"N/A",
"Self-Storage",
"11/6/2020",
"N/A",
"$ 27,378",
"N/A",
"N/A",
"N/A",
""
],
[
"2 Common Stock",
"N/A",
"Ground Lease",
"4/14/2022",
"N/A",
"29,292",
"N/A",
"N/A",
"N/A",
""
],
[
"3 Common Equity",
"Forney, TX",
"Multifamily",
"2/10/2023",
"N/A",
"—",
"N/A",
"N/A",
"N/A",
""
],
[
"4 Common Equity",
"Richmond, VA",
"Multifamily",
"2/24/2023",
"N/A",
"",
"N/A",
"N/A",
"N/A",
""
],
[
"Total Common Equity",
"",
"",
"",
"",
"$ 56,670",
"",
"",
"",
""
],
[
"Preferred Stock",
"",
"",
"",
"",
"",
"",
"",
"",
""
],
[
"1 Preferred Stock",
"Various",
"Life Science",
"11/9/2023",
"N/A",
"$ 18,643",
"15.5 %",
"N/A",
"N/A",
""
],
[
"2 Preferred Stock",
"Various",
"Life Science",
"1/2/2025",
"N/A",
"136,197",
"16.5 %",
"N/A",
"N/A",
""
],
[
"3 Preferred Stock",
"Various",
"Self-Storage",
"10/8/2025",
"N/A",
"3,391",
"15.0 %",
"N/A",
"N/A",
""
],
[
"Total Preferred Stock",
"",
"",
"",
"",
"158,231",
"16.4 %",
"",
"",
""
],
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"",
"",
"",
"",
"",
"",
"",
"",
""
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[
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"Atlanta, GA",
"Multifamily",
"10/10/2023",
"N/A (9)",
"(3,492",
"N/A",
"N/A",
"N/A",
""
],
[
"2 Real Estate",
"Ft Worth, TX",
"Multifamily",
"12/15/2025",
"N/A (10)",
"4,344",
"N/A",
"N/A",
"N/A",
""
],
[
"3 Real Estate",
"Irving, TX",
"Multifamily",
"5/13/2026",
"N/A (11)",
"13,169",
"N/A",
"N/A",
"N/A",
""
],
[
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"",
"",
"",
"",
"$ 14,021",
"",
"",
"",
""
],
[
"Promissory Note",
"",
"",
"",
"",
"",
"",
"",
"",
""
],
[
"1 Promissory Note",
"Various",
"Single-family",
"7/10/2024",
"$ 12,500",
"$ 12,500",
"15.0 %",
"1.0",
"N/A",
""
],
[
"2 Promissory Note",
"Various",
"Self-Storage",
"1/16/2026",
"10,970",
"10,970",
"14.0 %",
"4.6",
"N/A",
""
],
[
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"",
"",
"",
"23,470",
"$ 23,470",
"14.5 %",
"2.7",
"",
""
],
[
"Revolving Credit Facility",
"",
"",
"",
"",
"",
"",
"",
"",
""
],
[
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"Various",
"Life Science",
"12/31/2024",
"165,962",
"$ 158,407",
"13.5 %",
"2.3",
"70.9",
"%"
],
[
"2 Revolving Credit Facility",
"Various",
"Single-family",
"6/25/2026",
"18,180",
"18,000",
"9.8 %",
"1.9",
"N/A",
""
],
[
"Total Revolving Credit Facility",
"",
"",
"",
"184,142",
"$ 176,407",
"13.1 %",
"2.2",
"",
""
],
[
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"",
"",
"",
"",
"",
"",
"",
"",
""
],
[
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"Various",
"Life Science",
"5/23/2024",
"N/A",
"$ 132,540",
"N/A",
"N/A",
"N/A",
""
],
[
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"",
"",
"",
"$ 1,450,098",
"$ 1,134,099",
"9.2 %",
"4.0",
"63.4",
"% 1.39 x"
]
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"text": "\n\n1. Our total portfolio represents the current principal amount of the consolidated SFR Loans, CMBS I/O Strips, mezzanine loans, preferred equity, common stock investments, multifamily properties, promissory notes, revolving credit facilities and stock warrants as well as the net equity of our CMBS B-Piece investments.\n2. Net equity represents the carrying value less borrowings collateralized by the investment.\n3. The weighted average coupon is weighted on the current principal balance.\n4. The weighted-average life is weighted on current principal balance and assumes no prepayments. The maturity date for preferred equity investments represents the maturity date of the senior mortgage, as the preferred equity investments require repayment upon the sale or refinancing of the asset.\n5. The CMBS B-Pieces are shown on an unconsolidated basis reflecting the value of our investments.\n6. The number shown represents the notional value on which interest is calculated for the CMBS I/O Strips. CMBS I/O Strips receive no principal payments and the notional value decreases as the underlying loans are paid off.\n7. The mezzanine loan was extended effective April 9, 2025 to May 16, 2025, and extended further to November 10, 2025. The associated property has been sold, with a remaining equity balance owed to the Company that must be included in the financial statements pursuant to applicable accounting standards.\n8. Effective April 1, 2024, the Company reclassified this investment from mezzanine loan to senior loan because there was no senior mortgage on the property collateralized by the loan. Effective September 30, 2025, the Company reclassified this investment back to a mezzanine loan because as of September 30, 2025 there is a senior mortgage on the property collateralized by the loan.\n9. Real Estate is a 280-unit multifamily property.\n10. Real Estate is a 240-unit multifamily property.\n11. Real Estate is a 390-unit multifamily property.",
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"$ 6,379",
"$ 31,114"
],
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"131,851",
"3,240"
],
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"113,879"
],
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"740,337",
"619,560"
],
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"56,670",
"49,104"
],
[
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"—",
"1,714"
],
[
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"68,250",
"121,239"
],
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"158,231",
"157,893"
],
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"3,815,226",
"3,987,281"
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"36,238",
"40,427"
],
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"132,540",
"141,186"
],
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"1,505",
"551"
],
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"5,367,616",
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"152,190",
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"51,065",
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"106,151"
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"13,699"
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"3,646,077",
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"September 30, 2026",
"September 30, 2026",
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""
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"text": "\n\nReconciliations",
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