Chiron Real Estate (XRN) investor relations material

Executive summary

• Initiated a strategic repositioning to a growth-oriented healthcare REIT, focusing on senior housing, with over 25% of asset value now in senior housing operating properties and plans for three Class-A acquisitions totaling $425 million in the Washington, DC MSA.

• Secured a $100 million strategic convertible preferred equity investment from Maewyn Capital Partners, with board representation, validating the strategy and enhancing governance.

• Board reduced the annual dividend by approximately 36% to $1.92 per share to retain $15 million in additional capital for self-funding growth investments and to support earnings growth.

• Significant progress in portfolio transition, including new investments, partnerships, and a joint venture for an active adult community.

• No property acquisitions or dispositions completed in Q1 2026, but agreements for $425 million in luxury seniors housing communities were signed subsequent to quarter-end.

Financial highlights

• Nareit defined FFO per share and unit was $0.97 for the quarter; Core FFO was $1.11 per share and unit, unchanged year-over-year.

• Net (loss) income attributable to common stockholders was $(0.06) per share, compared to $0.16 per share in Q1 2025; total revenue for Q1 2026 increased 10% year-over-year to $38.1 million.

• Same-store cash NOI increased 3.2% year-over-year; portfolio leased occupancy at quarter-end was 95.4%.

• Annualized Cash NOI as of March 31, 2026: $115 million; pro forma upon stabilization: ~$129 million.

• FAD for the quarter was $13.3 million, nearly unchanged year-over-year.

Outlook and guidance

• Withdrew 2026 earnings guidance to focus on portfolio transition, capital redeployment, and long-term shareholder value.

• Long-term financial goal is to deliver upper-quartile annual per-share earnings growth (~6%), with stabilization beginning in 2027-2028.

• Management expects continued growth in healthcare and seniors housing demand, but notes risks from elevated interest rates and healthcare cost pressures.