10-Q · April 28, 2026
Seven Hills reported total revenue of $8,339 (in thousands) for Q1 2026, up 14.2% sequentially from $7,304 (in thousands) but net income fell to $4,385 (in thousands) and EPS declined to $0.19 from $0.29…
Earnings analysis · 10-Q
SEVN earnings analysis
Filed July 28, 2026 · Our reading of the company's report
The latest report
Seven Hills Realty Trust reported Q2 revenue of $8.125 million, down 2.6% sequentially, and a GAAP net loss of $0.867 million, or $(0.04) per share, versus $0.19 of EPS in Q1. The principal negative was a $4.923 million…
Read full summary
Seven Hills Realty Trust reported Q2 revenue of $8.125 million, down 2.6% sequentially, and a GAAP net loss of $0.867 million, or $(0.04) per share, versus $0.19 of EPS in Q1. The principal negative was a $4.923 million credit-loss provision tied mainly to lower office collateral estimates, despite portfolio growth to $722.325 million of principal balance. Liquidity remains supported by $69.975 million of cash and $393.256 million of unused facility capacity, but near-term financing obligations and higher-risk office exposure remain material.
Gross and operating margin
How much of each revenue dollar the business keeps.
One point per quarterly or annual filing. Both margins are shares of that report's revenue.
Where revenue came from
The business segments reported by the company.
Shares of the segments disclosed in this filing, largest first.
How we read each report
Our analysis across the last few reports.
Our model's reading of each filing, not the share price or the market's reaction. Annual and quarterly reports each occupy one position.
Reported figures
- Earnings per share
- $-0.04
What stood out
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Revenue slipped 2.6% sequentially
Q2 total revenue was $8.125 million, down $0.214 million, or 2.6%, from $8.339 million in Q1 2026. The decline reflected a $0.150 million, or 2.0%, reduction in net income from loan investments to $7.507 million and a $0.064 million decline in real-estate-owned revenue to $0.618 million.
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GAAP EPS swung from $0.19 to $(0.04)
GAAP results swung to a $0.867 million net loss, or $(0.04) per diluted share, from net income of $4.385 million, or $0.19 per share, in Q1. The swing was principally driven by a $4.923 million credit-loss provision, versus $0.603 million in Q1.
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First-half growth did not translate to EPS
For the first six months, revenue increased 9.9% to $16.464 million from $14.987 million a year earlier, while net income fell 51.2% to $3.518 million and EPS declined 68.8% to $0.15 from $0.48. Higher credit-loss provisions of $5.526 million versus $0.759 million more than offset higher net interest income.
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Portfolio expanded, but yield compressed
The loan portfolio expanded to 27 loans with $722.325 million of principal balance at June 30, 2026, versus 24 loans and $687.585 million at December 31, 2025. However, weighted-average all-in yield compressed to 7.69% from 7.92%.
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Operating cash flow rose, cash balance fell
Operating cash flow was $9.509 million for the first six months, up from $8.663 million a year earlier, but cash and equivalents declined to $69.975 million from $123.471 million at year-end as investing and financing uses were $32.315 million and $30.690 million, respectively. Free cash flow is not separately disclosed.
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Debt declined and facility capacity remains
Secured-financing-facility carrying value was $470.334 million at June 30, down from $487.657 million at year-end, with $393.256 million of unused capacity. Management states it was in compliance with all facility covenants.
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CRE activity outlook is cautiously constructive
Management cited improving CRE capital markets but said geopolitical uncertainty and renewed inflation pressure created Treasury-yield volatility. It expects upcoming loan maturities and reduced lender tolerance for extensions may support higher transaction volume in the second half of 2026.
What to watch
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Office collateral marks drove reserve build
The Q2 provision for credit losses increased to $4.923 million from $0.603 million in Q1, primarily because of lower estimated collateral values on certain higher-risk office loans with near-term maturities. The allowance for credit losses rose to $14.637 million at June 30 from $9.111 million at December 31.
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Higher-risk loan concentration remains
Five loans represented approximately 22% of portfolio amortized cost and carried a risk rating of 4 or higher at June 30. The weighted-average portfolio risk rating also rose to 2.9 from 2.8 at year-end.
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Material refinancing and funding obligations
Principal payments on secured financing facilities total $471.744 million, including $265.199 million due in less than one year, while unfunded loan commitments total $43.018 million. Repurchase agreements can impose margin calls and accelerate repayment after specified defaults.
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Competitive spreads pressure asset yields
The portfolio's weighted-average coupon rate declined to 7.29% at June 30 from 7.52% at December 31, while management says intensified lender competition is tightening credit spreads and lowering all-in borrowing costs for high-quality CRE debt.
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Borrower performance remains rate-sensitive
There were no past-due or nonaccrual loans at June 30, but management notes that inflation, interest-rate fluctuations and an economic slowdown could impair borrower liquidity. Six loans had active interest-rate floors when SOFR was 3.65% at June 30.
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No formal risk-factor update
The filing states there were no material changes to risk factors previously disclosed in the 2025 Annual Report. Nonetheless, the current $4.923 million quarterly credit-loss provision demonstrates that pre-existing CRE credit and office-sector risks have become financially consequential.
Management's outlook
No quantitative earnings or revenue outlook was provided in the 10-Q. Management expects its stated liquidity sources to cover operating and capital expenses, debt service and distributions for the next 12 months; it also declared a $0.28-per-share quarterly distribution, or $6.346 million, payable on or about August 13, 2026.
Earlier filings 4
10-K · February 18, 2026
Seven Hills Realty Trust (SEVN) is a mortgage REIT focused on floating-rate first mortgage bridge loans to middle-market transitional CRE. As of December 31, 2025 the portfolio comprised 24 loans with aggregate…
10-Q · October 27, 2025
Seven Hills Realty Trust reported Q3 revenue of $7,092,000, down from $8,857,000 a year ago (−$1,765,000, −19.9%) while net income of $3,430,000 and diluted EPS of $0.23 were essentially flat versus the prior year…
10-Q · April 28, 2025
Seven Hills Realty Trust's Q1 2025 report shows an increase in revenue of 22.14% compared to Q1 2024, totaling $7,594,000. The company reported a diluted EPS of $0.30, indicating a decline in earnings compared to $0.35…
This is our reading of a public filing, not the filing itself. Analysis can contain errors; check the source document for full context.