Alpine Income Property Trust, Inc.

2022 ANNUAL REPORT

NYSE: PINE

PINE PROPERTY LOCATIONS

Net Lease Portfolio:

Number of Properties
Number of States with a Property
Square Feet (in millions)
Year-End Portfolio Occupancy
Weighted Average Remaining Lease Term

As of December 31, 2022

2022

2021

2020

2019

148
34
3.7
99.5%
7.6 years

113
32
3.3
100.0%
7.9 years

48
18
1.6
100.0%
8.4 years

29
13
1.1
100.0%
8.5 years

Dear Fellow Shareholders:

In last year’s annual letter,rr I pointed out (or complained) that at a 12x multiple, Alpine Income Property
As of this writing, we are even cheaper
Trust was one of the cheapest net lease REITs in the market.kk
at a 10x multiple! YouYY would think that disaster struck; however,rr Alpine was actually one of the best
performing net lease REITs in 2022.

PINE’s total shareholder return was second best among net lease REITs in its retail-focused peer group,
and it was 11th best in the entire REIT sector.rr PINE’s outperformance for shareholders generated a positive
return of 0.6%, which was significantly better than the (24.3%) loss the REIT-fTT ocused RMZ index delivered,
and the negative (18.1%) total return generated by the S&P 500 index. So maybe cheaply valued, higher
yielding net lease REITs aren’t so bad after all.

Why did Alpine outperform last year? Well, as they say, “Don’t fight the Fed.” When it was crystal clear
that the Fed was going to hikekk rates likekk there was no tomorrow,ww we got out of the wayaa by aggressively
selling our non-investment grade, lower cap rate assets, and redeploying proceeds into higher yielding,
mostly investment grade-rated tenants. I think the marketkk
in response to the rapidly changing landscape.

appreciated the quick asset recycling approach

Given that higher interest rates are supposed to be kryptonite to REITs, one of our long-term institutional
investors told me recently he is just looking for a place to hide.
I can’t imagine a better place to hide from
higher interest rates than Alpine Income Property Trust. At $16.13 per share price as of today’s writing,
PINE now has a well-covered current dividend yield of 6.8%, which is almost double the yield of the 10-
year Treasury.yy This attractive yield is supported by a high-quality portfolio of more than 50% investment
grade-rated tenants with a marketkk

valuation reflecting a very large discount to replacement cost.

aa

a well-covered, high dividend yield provides a buffer to higher interest rates that fixed income

Having
bonds do not. Having
it very difficult for tenants to relocate to new locations because increasing construction costs and land
values makekk the new development rent much higher than existing rents.

a low valuation basis protects our investors from further inflation, as inflation makeskk

aa

Our investments team, led by Steven Greathouse, was very active last year selling largely non-investment
grade, low cap rate assets ($155 million sold at an exit cap of 6.5% for gains of $34 million) and
recycling the proceeds into high-quality,yy investment grade-rated tenants at accretive cap rates ($187
million acquired at a 7.1% cash cap rate, of which 77% were leased to investment grade-rated tenants).
We intend to continue this strategy in 2023 as we look to continually improve our portfolio without taking
.
outsized exposure to the capital marketskk

It should be noted that cap rates havaa e not risen as much as interest rates. This may be due to the fact
that net lease real estate not only offers a higher yield than treasuries, but also provides tax depreciation
that enhances an investor’s after-rr tax return. Additionally,yy the assets usually require minimal operational
involvement and provide a hedge against inflation as land and construction costs escalate with inflation.
Alternative investments to net lease such as fixed income bonds and equities weren’t a pretty picture last
year,rr so we’re hopeful that PINE investors will continue to be rewarded this year for their support.

Our CFO, Matt Partridge, was very effective in getting our balance sheet to a position of strength. He
expanded our credit facility from $150 million to $250 million and extended the maturity out to January
2027, eliminating any debt maturities until 2026. We also grew the company by issuing approximately
$36 million of new shares at close to $19.00 per share, improving the stock’s accessibility and liquidity.yy

Matt also brought in new research coverage and additional lenders into our bank group (can’t havaa e enough
banks these days!), so we believe we are well equipped to move PINE forward.

Let’s compare our execution in 2022 and where we are now versus this time last year:

Acquisitions:
Cash Cap Rate:

Investment Grade Tenant
TT
Largest Tenant:
Portfolio Marketkk Value PSF:

TT

Exposure:

Stock Price:
Annualized Dividend Yield:
AFFO Payout Ratio:

Net Debt-to-Total
Net Debt-to-Pro Forma EBITDA:

Enterprise Value:

TT

PINE Total
Shareholder Return:
TT
Return:
TT
S&P index Total
RMZ Index TotTT al Return:

2022

2021

$187 million
7.1%

$260 million
6.8%

54%
Walgreens
$149

45%
Wells Fargo
$157

$16.13
6.8%
71%

47%
7.1x

0.6%
(18.1%)
(24.3%)

$18.74
5.8%
70%

50%
8.1x

41.2%
28.7%
43.1%

So, if cheaper valuation, higher yield, lower leverage, stronger credit, and more retained cash flow is your
cup of tea – then drink up!

And finally,yy we want to thank our dedicated Board of Directors and incredible team for helping us navigaa
the waters of the ever-rr changing marketskk
will deliver another strong year of performance for our shareholders.

ate
and we look forward to executing on our strategy which we hope

John P.PP Albright
President and
Chief Executive Officer

PERFORMANCE SUMMARY

Diluted Per Share Information:

Net Income Attributable to PINE Shareholders
Funds from Operations
Adjusted Funds from Operations

Dividends Per Share:

Declared and Paid

2022
$2.17
$1.73
$1.77

2021
$0.89
$1.58
$1.59

% Growth
144%
10%
11%

2022
$1.090

2021
$1.015

% Growth
7%

Total Shareholder Return For 2022

1%

Bloomberg REIT
Single Tenant Index

Dow Jones
Industrial Average

S&P 500

Russell 2000

FTSE NAREIT All
Equity REITS Index

(6%)

(7%)

(18%)

(20%)

(25%)

As of December 31, 2022
Source: Bloomberg

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 20549

FORM 10-K

È ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

‘ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2022

For the transition period from

to

Commission File Number 001-39143

ALPINE INCOME PROPERTY TRUST, INC.
(Exact name of registrant as specified in its charter)

Maryland
(State or other jurisdiction
of incorporation or organization)
369 N. New York Avenue, Suite 201
Winter Park, Florida
(Address of principal executive offices)

84-2769895
(I.R.S. Employer
Identification No.)

32789
(Zip Code)

Registrant’s telephone number, including area code
(407) 904-3324

Title of each class

SECURITIES REGISTERED PURSUANT TO SECTION 12(b) OF THE ACT
Trading Symbol

Name of each exchange on which registered

COMMON STOCK, $0.01 PAR VALUE

PINE
SECURITIES REGISTERED PURSUANT TO SECTION 12(g) OF THE ACT:
NONE

NYSE

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ‘ No È
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes ‘ No È
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the
preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past
90 days. Yes È No ‘
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation
S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes È No ‘
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging
growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2
of the Exchange Act.
Large accelerated filer ‘
Non-accelerated filer È

‘
Accelerated filer
Smaller reporting company È
Emerging growth company È
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised
financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. È
Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over
financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit
report. ‘
If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect
the correction of an error to previously issued financial statements. ‘
Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of
the registrant’s executive officers during the relevant recovery period pursuant to § 240.10D-1(b). ‘
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). YES ‘ NO È
On June 30, 2022, the last business day of the Registrant’s most recently completed second fiscal quarter, the aggregate market value of the Registrant’s common
stock held by non-affiliates of the Registrant was $194,865,951 based on the closing sales price of the Registrant’s common stock on such date as reported on the
New York Stock Exchange. For purposes of this computation, all officers, directors and 10% beneficial owners of the Registrant’s common stock of which the
Registrant is aware are deemed to be affiliates. Such determination should not be deemed to be an admission that such officers, directors or 10% beneficial owners
are, in fact, affiliates of the Registrant.
The number of shares of the registrant’s common stock outstanding on February 2, 2023 was 14,055,208.

DOCUMENTS INCORPORATED BY REFERENCE
Portions of the registrant’s Proxy Statement for the 2023 Annual Meeting of Stockholders, which will be filed with the Securities and Exchange Commission within
120 days after the end of the registrant’s fiscal year ended December 31, 2022, are incorporated by reference in Part III of this report.

TABLE OF CONTENTS

PART I

Item 1. BUSINESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 1A. RISK FACTORS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 1B. UNRESOLVED STAFF COMMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 2.
PROPERTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
LEGAL PROCEEDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 3.
Item 4. MINE SAFETY DISCLOSURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

PART II

Item 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER

MATTERS, AND ISSUER PURCHASES OF EQUITY SECURITIES . . . . . . . . . . . . . . . . .
Item 6. RESERVED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION

AND RESULTS OF OPERATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK . . . . . . .
Item 8.
FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA . . . . . . . . . . . . . . . . . . . . . . .
Item 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING

AND FINANCIAL DISCLOSURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 9A. CONTROLS AND PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 9B. OTHER INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 9C. DISCLOSURE REGARDING FOREIGN JURISDICTIONS THAT PREVENT

INSPECTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

PART III

Item 10. DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE . . . . . . . . . . .
Item 11. EXECUTIVE COMPENSATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

AND RELATED STOCKHOLDER MATTERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Item 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR

INDEPENDENCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Item 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Item 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES . . . . . . . . . . . . . . . . . . . . . . . . . .
SIGNATURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

PART IV

Page #

3
16
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52
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52

52
52

53
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61

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62

63
63

63

63
63

64
68

PART I

When we refer to “we,” “us,” “our,” “PINE,” or “the Company,” we mean Alpine Income Property
Trust, Inc. and its consolidated subsidiaries. References to “Notes to Financial Statements” refer to the Notes to
the Consolidated Financial Statements of Alpine Income Property Trust, Inc. included in Item 8 of this Annual
Report on Form 10-K. Also, when the Company uses any of the words “anticipate,” “assume,” “believe,”
“estimate,” “expect,” “intend,” or similar expressions, the Company is making forward-looking statements.
Although management believes that the expectations reflected in such forward-looking statements are based
upon present expectations and reasonable assumptions, the Company’s actual results could differ materially
from those set forth in the forward-looking statements. Certain factors that could cause actual results or events
to differ materially from those the Company anticipates or projects are described in “Item 1A. Risk Factors” of
this Annual Report on Form 10-K. Given these uncertainties, readers are cautioned not to place undue reliance
on such statements, which speak only as of the date of this Annual Report on Form 10-K or any document
incorporated herein by reference. The Company undertakes no obligation to publicly release any revisions to
these forward-looking statements that may be made to reflect events or circumstances after the date of this
Annual Report on Form 10-K.

Special Note Regarding Forward-Looking Statements

This Report contains “forward-looking statements” within the meaning of the Private Securities Litigation
Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the
Securities Exchange Act of 1934, as amended (the “Exchange Act”)). The words “believe,” “estimate,” “expect,”
“intend,” “anticipate,” “will,” “could,” “may,” “should,” “plan,” “potential,” “predict,” “forecast,” “project,” and
similar expressions and variations thereof identify certain of such forward-looking statements, which speak only
as of the dates on which they were made. Forward-looking statements are made based upon management’s
expectations and beliefs concerning future developments and their potential effect upon the Company. There can
be no assurance that future developments will be in accordance with management’s expectations or that the effect
of future developments on the Company will be those anticipated by management.

Because forward-looking statements relate to the future, by their nature, they are subject to inherent

uncertainties, risks and changes in circumstances that are difficult to predict. These risks and uncertainties
include, but are not limited to, the strength of the real estate market; the impact of a prolonged recession or
downturn in economic conditions; our ability to successfully execute acquisition or development strategies; any
loss of key management personnel; changes in local, regional, national and global economic conditions affecting
the real estate development business and properties, including unstable macroeconomic conditions due to, among
other things, geopolitical conflicts, inflation and rising interest rates; the impact of competitive real estate
activity; the loss of any major property tenants; the ultimate geographic spread, severity and duration of
pandemics, actions that may be taken by governmental authorities to contain or address the impact of such
pandemics, and the potential negative impacts of such pandemics on the global economy and our financial
condition and results of operations; and the availability of capital. These risks and uncertainties may cause our
actual future results to be materially different than those expressed in our forward-looking statements.

See “Item 1A. Risk Factors” within this Annual Report on Form 10-K for further discussion of these risks,

as well as additional risks and uncertainties that could cause actual results or events to differ materially from
those described in the Company’s forward-looking statements. Given these risks and uncertainties, readers are
cautioned not to place undue reliance on such statements, which speak only as of the date of this Annual Report
on Form 10-K. The Company undertakes no obligation to publicly release any revisions to these forward-looking
statements that may be made to reflect events or circumstances after the date of this Annual Report on
Form 10-K.

2

ITEM 1.

BUSINESS

OVERVIEW

We are a real estate investment trust (“REIT”) that owns and operates a high-quality portfolio of

commercial net lease properties all located in the United States. Our properties are primarily leased to industry
leading, creditworthy tenants, many of which operate in industries we believe are resistant to the impact of
e-commerce. Our portfolio consists of 148 net leased properties located in 106 markets in 34 states. The
properties in our portfolio are primarily subject to long-term, triple-net leases, which generally require the tenant
to pay all of the property operating expenses such as real estate taxes, insurance, assessments and other
governmental fees, utilities, repairs and maintenance and certain capital expenditures.

The Company has no employees and is externally managed by Alpine Income Property Manager, LLC (our

“Manager”), a Delaware limited liability company and a wholly owned subsidiary of CTO Realty Growth, Inc.
(NYSE: CTO) (“CTO”) is a Maryland corporation that is a publicly traded diversified REIT and the sole member
of our Manager.

The Company elected to be taxed as a REIT for U.S. federal income tax purposes commencing with its
initial taxable year ended December 31, 2019. We believe the Company has been organized and has operated in
such a manner as to qualify for taxation as a REIT under the U.S. federal income tax laws. We intend to continue
to operate in such a manner, but no assurances can be given that we will continue to operate in such a manner as
to qualify for taxation as a REIT under the U.S. federal income tax laws.

Our primary objective is to maximize cash flow and value per share by generating stable and growing cash
flows and attractive risk-adjusted returns through the ownership, operation and growth through acquisition of a
diversified portfolio of high-quality, net leased commercial properties with attractive long-term real estate
fundamentals. The 148 properties in our portfolio are 99% occupied and represent 3.7 million of gross rentable
square feet with leases that have a weighted average lease term of 7.6 years (weighting based on annualized base
rent as of December 31, 2022). Our portfolio is representative of our investment strategy, which consists of one
or more of the following core investment criteria:

• Attractive Locations. The 148 properties in our portfolio represent 3.7 million gross rentable
square feet, are 99% occupied, and are primarily located in, or in close proximity to major
metropolitan statistical areas, or MSAs, and in markets in the United States with favorable
economic and demographic conditions. As of December 31, 2022, a total of 57% of our
portfolio’s annualized base rent was derived from properties located in MSAs with populations
greater than one million people.

• Creditworthy Tenants. 54% of our portfolio’s annualized base rent as of December 31, 2022 was
derived from tenants that have (or whose parent company has) an investment grade credit rating
from a recognized credit rating agency. Our largest tenant, Walgreens, has a ‘BBB’ credit rating
from S&P Global Ratings or its equivalent from Moody’s Investor Services, Fitch Ratings or the
National Association of Insurance Commissioners and contributed less than 10% of our
portfolio’s total revenue as of December 31, 2022.

• Geographic Diversity. Our portfolio is spread across 106 markets in 34 states. Our largest
property, as measured by annualized base rent, is located in the Houston, Texas MSA.

•

99% Occupied with Primarily Long Duration Leases. Our portfolio is 99% leased and
occupied. The leases in our portfolio have a weighted average remaining lease term of 7.6 years
(weighted based on annualized base rent as of December 31, 2022).

• Contractual Rent Growth. As of December 31, 2022, 38% of the leases in our portfolio (based
on annualized base rent as of December 31, 2022) provide for increases in contractual base rent
during the lease term.

3

Organization

The Company is a Maryland corporation formed on August 19, 2019. On November 26, 2019, the Company

closed its initial public offering (“IPO”). Our common stock is listed on the New York Stock Exchange
(“NYSE”) under the symbol “PINE.” We sold 7,500,000 shares of our common stock at $19.00 per share in the
IPO. CTO purchased 421,053 of the shares of our common stock that we sold in the IPO. We refer to the IPO, the
CTO Private Placement (defined below), and the other transactions executed at the time of our listing on the
NYSE collectively as the “Formation Transactions.”

We conduct the substantial majority of our operations through, and substantially all of our assets are held
by, Alpine Income Property OP, LP (the “Operating Partnership”). Our wholly owned subsidiary, Alpine Income
Property GP, LLC (“PINE GP”), is the sole general partner of the Operating Partnership. As of December 31,
2022, we have a total ownership interest in the Operating Partnership of 88.7%, with CTO holding, directly and
indirectly, an 8.1% ownership interest in the Operating Partnership. The remaining 3.2% ownership interest is
held by an unrelated third party in connection with the issuance of units of the operating partnership (“OP Units”)
issued as consideration for a portfolio of net lease properties acquired during the year ended December 31, 2021.
Our interest in the Operating Partnership generally entitles us to share in cash distributions from, and in the
profits and losses of, the Operating Partnership in proportion to our percentage ownership. We, through PINE
GP, generally have the exclusive power under the partnership agreement to manage and conduct the business and
affairs of the Operating Partnership, subject to certain approval and voting rights of the limited partners. Our
Board of Directors (the “Board”) manages our business and affairs.

Each limited partner of the Operating Partnership has the right to require the Operating Partnership to
redeem part or all of its OP Units for cash, based upon the value of an equivalent number of shares of our
common stock at the time of the redemption, or, at our election, shares of our common stock on a one-for-one
basis, beginning on and after the date that is 12 months after issuance of such OP Units, subject to certain
adjustments and the restrictions on ownership and transfer of our stock set forth in our charter. Each redemption
of OP Units will increase our percentage ownership interest in the Operating Partnership and our share of its cash
distributions and profits and losses.

We are externally managed by our Manager. Concurrently with the closing of the IPO, CTO invested
$15.5 million in exchange for 815,790 shares of our common stock. See Note 15, “Related Party Management
Company” to the consolidated financial statements included in Item 8, “Financial Statements and Supplementary
Data” in this Annual Report on Form 10-K for the Company’s disclosure related to CTO’s purchase of PINE
common stock subsequent to the IPO.

Capital Markets

Equity. On December 1, 2020, the Company filed a shelf registration statement on Form S-3, relating to the

registration and potential issuance of its common stock, preferred stock, warrants, rights, and units with a
maximum aggregate offering price of up to $350.0 million. The Securities and Exchange Commission (the
“SEC”) declared the Form S-3 effective on December 11, 2020.

In June 2021, the Company completed a follow-on public offering of 3,220,000 shares of common stock,
which included the full exercise of the underwriters’ option to purchase an additional 420,000 shares of common
stock. Upon closing, the Company issued 3,220,000 shares and received net proceeds of $54.3 million, after
deducting the underwriting discount and expenses.

On December 14, 2020, the Company implemented a $100.0 million “at-the-market” equity offering
program (the “2020 ATM Program”) pursuant to which the Company may sell, from time to time, shares of the
Company’s common stock. During the year ended December 31, 2022, the Company sold 446,167 shares under
the 2020 ATM Program for gross proceeds of $8.7 million at a weighted average price of $19.44 per share,

4

generating net proceeds of $8.6 million after deducting transaction fees totaling $0.1 million. During the year
ended December 31, 2021, the Company sold 761,902 shares under the 2020 ATM Program for gross proceeds
of $14.0 million at a weighted average price of $18.36 per share, generating net proceeds of $13.8 million after
deducting transaction fees totaling $0.2 million. The Company was not active under the 2020 ATM Program
during the year ended December 31, 2020. The 2020 ATM Program was terminated in advance of implementing
the 2022 ATM Program, hereinafter defined.

On October 21, 2022, the Company implemented a $150.0 million “at-the-market” equity offering program

(the “2022 ATM Program”) pursuant to which the Company may sell, from time to time, shares of the
Company’s common stock. During the year ended December 31, 2022, the Company sold 1,479,241 shares under
the 2022 ATM Program for gross proceeds of $27.8 million at a weighted average price of $18.81 per share,
generating net proceeds of $27.4 million after deducting transaction fees totaling $0.4 million.

In the aggregate, under the 2020 ATM Program and 2022 ATM Program, during the year ended
December 31, 2022, the Company sold 1,925,408 shares for gross proceeds of $36.5 million at a weighted
average price of $18.96 per share, generating net proceeds of $36.0 million after deducting transaction fees
totaling $0.5 million.

Debt. Credit Facility. On September 30, 2022, the Company and the Operating Partnership entered into a

credit agreement (the “2022 Amended and Restated Credit Agreement”) with KeyBank National Association, as
administrative agent, and certain other lenders named therein, which amended and restated the 2027 Term Loan
Credit Agreement (hereinafter defined) to include, among other things:

•

•

•

•

the origination of a new senior unsecured revolving credit facility in the amount of $250 million (the
“Credit Facility”) which matures on January 31, 2027, with the option to extend for one year;

an accordion option that allows the Company to request additional revolving loan commitments and
additional term loan commitments, provided the aggregate amount of revolving loan commitments and
term loan commitments shall not exceed $750 million;

the amendment of certain financial covenants; and

the addition of a sustainability-linked pricing component pursuant to which the Company will receive
interest rate reductions up to 0.025% based on performance against sustainability performance targets.

Pursuant to the 2022 Amended and Restated Credit Agreement, the indebtedness outstanding under the
Credit Facility accrues at a rate ranging from SOFR plus 0.10% plus a range of 125 basis points to 220 basis
points, based on the total balance outstanding under the Credit Facility as a percentage of the total asset value of
the Company, as defined in the 2022 Amended and Restated Credit Agreement. The Company may utilize daily
simple SOFR or term SOFR, at its election. The Credit Facility also accrues a fee of 15 or 25 basis points for any
unused portion of the borrowing capacity based on whether the unused portion is greater or less than 50% of the
total borrowing capacity.

2026 Term Loan. On May 21, 2021, the Operating Partnership, the Company and certain subsidiaries of the

Company entered into a credit agreement (the “2026 Term Loan Credit Agreement”) with Truist Bank, N.A. as
administrative agent, and certain other lenders named therein, for a term loan (the “2026 Term Loan”) in an
aggregate principal amount of $60.0 million with a maturity of five years. On April 14, 2022, the Company
entered into the Amendment, Increase and Joinder to the 2026 Term Loan Credit Agreement (the “2026 Term
Loan Amendment”), which increased the term loan commitment under the 2026 Term Loan by $40 million to an
aggregate of $100 million. The 2026 Term Loan Amendment also effectuated the transition of the underlying
variable interest rate from LIBOR to SOFR.

On October 5, 2022, the Company entered into an amendment which, among other things, amends certain
financial covenants and adds a sustainability-linked pricing component consistent with what is contained in the

5

2022 Amended and Restated Credit Agreement (the “2026 Term Loan Second Amendment”), effective
September 30, 2022.

2027 Term Loan. On September 30, 2021, the Operating Partnership, the Company and certain subsidiaries

of the Company entered into a credit agreement (the “2027 Term Loan Credit Agreement”) with KeyBank
National Association as administrative agent, and certain other lenders named therein, for a term loan (the
“2027 Term Loan”) in an aggregate principal amount of $80.0 million (the “Term Commitment”) maturing in
January 2027. On April 14, 2022, the Company entered into the Amendment, Increase and Joinder to the 2027
Term Loan Credit Agreement (the “2027 Term Loan Amendment”), which increased the Term Commitment by
$20 million to an aggregate of $100 million. The 2027 Term Loan Amendment also effectuated the transition of
the underlying variable interest rate from LIBOR to SOFR.

On September 30, 2022, the Company entered into the 2022 Amended and Restated Credit Agreement
which amended and restated the 2027 Term Loan Credit Agreement to include the origination of a new revolving
credit facility in the amount of $250.0 million as previously described. The 2022 Amended and Restated Credit
Agreement includes an accordion option that allows the Company to request additional revolving loan
commitments and additional term loan commitments not to exceed $750.0 million in the aggregate.

Mortgage Notes Payable. On June 30, 2021, in connection with the acquisition of six net lease properties
from CTO (the “CMBS Portfolio”), the Company assumed an existing $30.0 million secured mortgage, which
bears interest at a fixed rate of 4.33% (the “CMBS Loan”). On December 1, 2022, the Company completed the
defeasance of the CMBS Loan, unencumbering the CBMS Portfolio. The Company sold four of the six
properties subsequent to the defeasance, during the year ended December 31, 2022. Additionally, on June 30,
2021, in connection with the acquisition of two net lease properties from an unrelated third party, the Company
assumed mortgage notes totaling an aggregate of $1.6 million, which balance was repaid on July 1, 2021.

Market Opportunity

We believe the net lease property market has expanded steadily over the last several years, and investor

demand for net leased properties has continued to gain momentum. Unlike a gross lease, which places the
financial responsibility for most expenses with the property owner, the net lease structure shifts the majority or
entirety of costs for property taxes, insurance, maintenance and often utilities and capital expenditures, to the
lessee, in addition to rent payments. Net leases are generally executed for an initial term of 10 to 15 years, but
20- and 25-year leases are not uncommon. Lease agreements often include multiple options for the tenant to
extend and may include terms for periodic rent increases. Comparatively, multi-tenant commercial real estate
properties under gross leases often have average initial lease terms between five and ten years with shorter or
fewer options to extend. Rent escalation is also commonly embedded in the net lease terms as a specified
percentage increase of existing rent per year or determined by reference to an inflation measure such as the
Consumer Price Index. With cash flows that are intended to be passive, stable and paid at regular intervals, net
leased real estate is similar, in many ways, to interest-bearing corporate bonds, but with the additional potential
for appreciation in the value of the underlying property.

Investment Strategy

We seek to acquire, own and operate primarily freestanding, commercial real estate properties located in the

United States leased primarily pursuant to triple-net, long-term leases. We focus on investments primarily in
retail properties. We target tenants in industries that we believe are favorably impacted by current
macroeconomic trends that support consumer spending, such as strong and growing employment and positive
consumer sentiment, as well as tenants in industries that have demonstrated resistance to the impact of the
growing e-commerce retail sector or who use a physical presence as a component of their omnichannel strategy.
We also seek to invest in properties that are net leased to tenants that we determine have attractive credit
characteristics, stable operating histories and healthy rent coverage levels, are well-located within their respective

6

markets and have rents at-or-below market rent levels. Furthermore, we believe that the size of our company
allows us, for at least the near term, to focus our investment activities on the acquisition of single properties or
smaller portfolios of properties that represent a transaction size that most of our publicly-traded net lease REIT
peers will not pursue on a consistent basis.

Our strategy for investing in income-producing properties is focused on factors including, but not limited to,

long-term real estate fundamentals, including those markets experiencing significant economic growth. We
employ a methodology for evaluating targeted investments in income-producing properties which includes an
evaluation of: (i) the attributes of the real estate (e.g., location, market demographics, comparable properties in
the market, etc.); (ii) an evaluation of the existing tenant(s) (e.g., credit-worthiness, property level sales, tenant
rent levels compared to the market, etc.); (iii) other market-specific conditions (e.g., tenant industry, job and
population growth in the market, local economy, etc.); and (iv) considerations relating to the Company’s business
and strategy (e.g., strategic fit of the asset type, property management needs, alignment with the Company’s
structure, etc.).

We believe that the net leased properties we own and intend to acquire will provide our stockholders with
investment diversification and can deliver strong risk-adjusted returns. We expect the majority of our net leased
properties will be retail properties. We believe the risk-adjusted returns for other select property types within our
portfolio are compelling and offer attractive investment yields, rental rates at or below prevailing market rental
rates and an investment basis below replacement cost.

Property Portfolio

As of December 31, 2022, the Company owned 148 properties in 34 states. The following is a summary of

the relevant leases attributable to these properties:

Description

Location

Rentable
Square
Feet

Annualized
Base Rent
($000’s)(1)

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX

Dick’s Sporting Goods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Victor, NY
Walmart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Howell, MI
LA Fitness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Houston, TX
LA Fitness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brandon, FL
Lowe’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Katy, TX
Lowe’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Logan, WV
Burlington . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . North Richland Hills, TX
Hobby Lobby . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tulsa, OK
At Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Canton, OH
Cinemark . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Reno, NV
Camping World . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Duluth, MN
Home Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodridge, IL
Rooms To Go(3)
Academy Sports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Snellville, GA
Academy Sports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Columbia, SC
At Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Turnersville, NJ
Live Nation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . East Troy, WI
Academy Sports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Florence, SC
Dick’s Sporting Goods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Chesterfield Township, MI
Lowe’s(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Webster, TX
Hobby Lobby . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Arden, NC
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Feasterville, PA
AMC Theatres . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tyngsborough, MA
Best Buy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lafayette, LA
Sportsman’s Warehouse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Morgantown, WV
Party City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Oceanside, NY
Dick’s Sporting Goods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . McDonough, GA

7

139,702
214,172
45,208
45,000
131,644
114,731
70,891
84,180
89,902
52,474
66,033
110,626
51,868
67,247
72,000
89,460

— (2)

58,410
49,979
163,300
55,000
14,820
39,474
45,611
30,547
15,500
46,315

1,870
1,368
966
958
917
870
859
842
801
709
705
693
685
672
655
641
634
628
603
582
546
509
507
507
498
495
473

Description

Location

Rentable
Square
Feet

Annualized
Base Rent
($000’s)(1)

Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Mechanicsville, NJ
Conn’s HomePlus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Hurst, TX
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brick, NJ
Old Time Pottery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Orange Park, FL
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . West Hartford, CT
Best Buy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Dayton, OH
CVS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Baton Rouge, LA
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Birmingham, AL
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Alpharetta, GA
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Decatur, IL
Best Buy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . McDonough, GA
BP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Highland Heights, KY
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Edgewater, MD
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Clermont, FL
Verizon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Turnersville, NJ
Old Time Pottery . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Chicago, IL
Office Depot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Albuquerque, NM
Charles Schwab . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Webster, TX
Ashley HomeStore . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Dayton, OH
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Taylorville, IL
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tacoma, WA
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Albany, GA
Walmart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Hempstead, TX
Festival Foods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Portage, WI
Buffalo Wild Wings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Hattiesburg, MS
Walmart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Walmart Malden, MO
Walgreens . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Glen Burnie, MD
Hobby Lobby . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Aberdeen, SD
7-Eleven(3)
Office Max . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gadsden, AL
Circle K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
LongHorn Steakhouse(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Webster, TX
Olive Garden(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX
Crazy Alan’s Swamp Shack(3)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX
Visionworks(3)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX
Mattress Firm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Richmond, IN
Mattress Firm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lake City, FL
The Burger Joint(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX
Orscheln Farm and Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Durant, OK
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lynn, MA
Little Caesars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Kearney, NE
Big Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Durant, OK
Ethan Allen(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Friendswood, TX
Advance Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . St. Paul, MN
Harbor Freight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Washington, MO
Tractor Supply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Washington Court House, OH
Advanced Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Severn, MD
Valero(4)
O’Reilly Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Angels Camp, CA
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Kermit, TX
Burger King . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plymouth, NC
Harbor Freight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Midland, MI
Orscheln Farm and Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . California, MO
Mattress Firm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gadsden, AL

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . New Cleveland, OH

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Olathe, KS

Indianapolis, IN

8

14,820
37,957
14,550
84,180
12,805
45,535
13,813
14,516
15,120
14,820
30,038
2,578
14,820
13,650
6,027
78,721
30,346
5,556
33,310
14,550
14,125
14,770
52,190
54,720
6,302
48,081
14,490
49,034
4,165
23,638
4,283
7,000
8,388
9,356
3,949
5,108
4,577
4,054
37,965
9,228
2,253
36,794
12,208
7,201
23,466
39,984
6,876
2,554
7,066
10,920
3,142
14,624
23,042
7,237

464
452
450
439
430
409
369
364
363
353
338
329
328
328
326
333
300
297
285
282
259
258
253
252
249
240
228
221
219
217
210
186
183
180
180
175
170
169
165
160
158
154
154
150
150
149
148
146
128
126
125
124
123
122

Description

Location

Rentable
Square
Feet

Annualized
Base Rent
($000’s)(1)

Orscheln Farm and Home . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Owensville, MO
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Chazy, NY
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Auburn, NE
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Odessa, TX
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . McKenny, VA
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Willis, TX
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Medicine Lodge, KS
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Burlington, NC
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Winthrop, NY
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Burlington, KS
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Amsterdam, OH
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cut and Shoot, TX
Advance Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ware, MA
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Caneyville, KY
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sulphur, OK
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Caney, KS
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tipton, MO
Pet Supplies Plus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Canton, OH
Dollar Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Demopolis, AL
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Milford, ME
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Madill, OK
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Superior, NE
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sabetha, KS
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Van Buren, MO
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Phillipsburg, KS
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Gladewater, TX
Dollar Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stillwell, OK
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Salem, NY
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Plainville, KS
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Harrisville, NY
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Heuvelton, NY
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Bingham, ME
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Murfreesboro, AR
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Town Creek, AL
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tecumseh, NE
Firestone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Pittsburgh, PA
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Barker, NY
Little Caesars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . North Platte, NE
Boston Market(3) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Turnersville, NJ
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Limestone, ME
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Anderson, AL
Valero . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Massillon, OH
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Hammond, NY
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Somerville, TX
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Dearing, GA
Little Caesars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Greensboro, NC
Valero . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Parma, OH
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Seguin, TX
Grease Monkey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Stockbridge, GA
Schlotzsky’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sweetwater, TX
Dollar Tree . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Albuquerque, NM
Valero(4)
Little Caesars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Eden, NC
Family Dollar . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lake Village, AR

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Jackson, MS

9

38,452
9,277
10,577
9,127
10,531
9,138
10,566
11,394
9,167
10,500
10,500
9,096
6,889
10,604
10,000
10,555
10,557
8,400
10,159
9,128
9,682
10,500
10,500
10,500
10,500
10,111
9,828
9,199
10,500
9,309
9,342
9,345
10,500
10,545
10,644
10,629
9,275
1,529
2,627
9,167
10,607
1,363
9,219
9,252
9,288
1,678
1,884
9,155
1,846
2,431
10,023
1,920
1,790
14,592

121
119
118
117
116
114
114
113
113
113
113
112
112
112
112
112
111
110
110
110
109
109
108
106
106
105
105
105
105
104
104
104
104
104
104
103
102
102
101
100
99
98
98
96
95
94
91
90
90
85
85
85
85
84

Description

Location

Rentable
Square
Feet

Annualized
Base Rent
($000’s)(1)

Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Del Rio, TX
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Newtonsville, OH
Hardee’s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Boaz, AL
Advance Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Athens, GA
Valero(4)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Leland, MS
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Warsaw, NY
Valero(4)
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Lorain, OH
Salon Lofts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Canton, OH
O’Reilly Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Duluth, MN
Little Caesars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Columbus, NE
Valero . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Cadiz, OH
Advance Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Ludington, MI
Advance Auto Parts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . New Baltimore, MI
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Perry, NY
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Dansville, NY
Dollar General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Great Valley, NY
AutoZone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Winston-Salem, NC
Long John Silver’s(3)

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Tulsa, OK

9,219
9,290
3,542
6,871
3,343
14,495
900
4,000
11,182
6,944
1,292
6,604
6,784
9,181
9,174
9,144
8,008
3,000

83
83
80
79
78
74
73
72
72
71
69
63
63
59
57
56
42
24

3,651,466

$40,398

(1) Annualized straight-line base rental income in place as of December 31, 2022.
(2)

The Alpine Valley Music Theatre, leased to Live Nation Entertainment, Inc., is an entertainment venue consisting of a
two-sided, open-air, 7,500-seat pavilion; an outdoor amphitheater with a capacity for 37,000; and over 150 acres of green
space.

(3) We are the lessor in a ground lease with the tenant. Rentable square feet represents improvements on the property that

revert to us at the expiration of the lease.
Subject to a master lease agreement.

(4)

Certain individual tenants in the Company’s portfolio of properties accounted for more than 10% of total
revenues during the years ended December 31, 2021 and 2020. No individual tenant accounted for more than
10% of total revenues during the year ended December 31, 2022. For the year ended December 31, 2021, Wells
Fargo represented 12% of total revenues. Wells Fargo and Hilton Grand Vacations represented 19% and 12% of
total revenues, respectively, for the year ended December 31, 2020. There were no tenants who represented more
than 10% of the square footage of our properties as of December 31, 2022. As of December 31, 2022, 19% of the
Company’s real estate portfolio, based on square footage, was located in the state of Texas.

Management Agreement

On November 26, 2019, the Operating Partnership and PINE entered into a management agreement with the

Manager (the “Management Agreement”). Pursuant to the terms of the Management Agreement, our Manager
manages, operates and administers our day-to-day operations, business and affairs, subject to the direction and
supervision of the Board and in accordance with the investment guidelines approved and monitored by the Board.
We pay our Manager a base management fee equal to 0.375% per quarter of our “total equity” (as defined in the
Management Agreement and based on a 1.5% annual rate), calculated and payable in cash, quarterly in arrears.

Our Manager has the ability to earn an annual incentive fee based on our total stockholder return exceeding

an 8% cumulative annual hurdle rate (the “Outperformance Amount”) subject to a high-water mark price. We
would pay our Manager an incentive fee with respect to each annual measurement period in the amount of the
greater of (i) $0.00 and (ii) the product of (a) 15% multiplied by (b) the Outperformance Amount multiplied by
(c) the weighted average shares. No incentive fee was due for the years ended December 31, 2022, 2021, or 2020.

10

The initial term of the Management Agreement will expire on November 26, 2024 and will automatically

renew for an unlimited number of successive one-year periods thereafter, unless the agreement is not renewed or
is terminated in accordance with its terms.

Our independent directors review our Manager’s performance and the management fees annually and,
following the initial term, the Management Agreement may be terminated annually upon the affirmative vote of
two-thirds of our independent directors or upon a determination by the holders of a majority of the outstanding
shares of our common stock, based upon (i) unsatisfactory performance by the Manager that is materially
detrimental to us or (ii) a determination that the management fees payable to our Manager are not fair, subject to
our Manager’s right to prevent such termination due to unfair fees by accepting a reduction of management fees
agreed to by two-thirds of our independent directors. We may also terminate the Management Agreement for
cause at any time, including during the initial term, without the payment of any termination fee, with 30 days’
prior written notice from the Board. During the initial term of the Management Agreement, we may not terminate
the Management Agreement except for cause.

We pay directly, or reimburse our Manager for certain expenses, if incurred by our Manager. We do not
reimburse any compensation expenses incurred by our Manager or its affiliates. Expense reimbursements to our
Manager are made in cash on a quarterly basis following the end of each quarter. In addition, we pay all of our
operating expenses, except those specifically required to be borne by our Manager pursuant to the Management
Agreement.

ROFO Agreement

On November 26, 2019, PINE also entered into an Exclusivity and Right of First Offer Agreement with
CTO (the “ROFO Agreement”). During the term of the ROFO Agreement, CTO will not, and will cause each of
its affiliates (which for purposes of the ROFO Agreement will not include our company and our subsidiaries) not
to, acquire, directly or indirectly, a single-tenant, net leased property, unless CTO has notified us of the
opportunity and we have affirmatively rejected the opportunity to acquire the applicable property or properties.

The terms of the ROFO Agreement do not restrict CTO or any of its affiliates from providing financing for a
third party’s acquisition of single-tenant, net leased properties or from developing and owning any single-tenant,
net leased property.

Pursuant to the ROFO Agreement, neither CTO nor any of its affiliates (which for purposes of the ROFO

Agreement does not include our company and our subsidiaries) may sell to any third party any single-tenant, net
leased property that was owned by CTO or any of its affiliates as of the closing date of the IPO; or that is
developed and owned by CTO or any of its affiliates after the closing date of the IPO, without first offering us
the right to purchase such property.

The term of the ROFO Agreement will continue for so long as the Management Agreement with our

Manager is in effect.

Conflicts of Interest

Conflicts of interest may exist or could arise in the future with CTO and its affiliates, including our

Manager, the individuals who serve as our executive officers and executive officers of CTO, any individual who
serves as a director of our company and as a director of CTO and any limited partner of the Operating
Partnership. Conflicts may include, without limitation: conflicts arising from the enforcement of agreements
between us and CTO or our Manager; conflicts in the amount of time that executive officers and employees of
CTO, who are provided to us through our Manager, will spend on our affairs versus CTO’s affairs; and conflicts
in future transactions that we may pursue with CTO and its affiliates. We do not generally expect to enter into
joint ventures with CTO, but if we do so, the terms and conditions of our joint venture investment will be subject
to the approval of a majority of disinterested directors of the Board.

11

In addition, we are subject to conflicts of interest arising out of our relationships with our Manager.
Pursuant to the Management Agreement, our Manager is obligated to supply us with our senior management
team. However, our Manager is not obligated to dedicate any specific CTO personnel exclusively to us, nor are
the CTO personnel provided to us by our Manager obligated to dedicate any specific portion of their time to the
management of our business. Additionally, our Manager is a wholly owned subsidiary of CTO. All of our
executive officers are executive officers and employees of CTO and one of our officers (John P. Albright) is also
a member of CTO’s board of directors. As a result, our Manager and the CTO personnel it provides to us may
have conflicts between their duties to us and their duties to, and interests in, CTO.

We may acquire or sell net leased properties that would potentially fit the investment criteria for our
Manager or its affiliates. Similarly, our Manager or its affiliates may acquire or sell net leased properties that
would potentially fit our investment criteria. Although such acquisitions or dispositions could present conflicts of
interest, we nonetheless may pursue and consummate such transactions. Additionally, we may engage in
transactions directly with our Manager or its affiliates, including the purchase and sale of all or a portion of a
portfolio asset. If we acquire a net leased property from CTO or one of its affiliates or sell a net leased property
to CTO or one of its affiliates, the purchase price we pay to CTO or one of its affiliates or the purchase price paid
to us by CTO or one of its affiliates may be higher or lower, respectively, than the purchase price that would have
been paid to or by us if the transaction were the result of arm’s length negotiations with an unaffiliated third
party.

In deciding whether to issue additional debt or equity securities, we will rely, in part, on recommendations
made by our Manager. While such decisions are subject to the approval of the Board, our Manager is entitled to
be paid a base management fee that is based on our “total equity” (as defined in the Management Agreement). As
a result, our Manager may have an incentive to recommend that we issue additional equity securities at dilutive
prices.

All of our executive officers are executive officers and employees of CTO. These individuals and other

CTO personnel provided to us through our Manager devote as much time to us as our Manager deems
appropriate. However, our executive officers and other CTO personnel provided to us through our Manager may
have conflicts in allocating their time and services between us, on the one hand, and CTO and its affiliates, on the
other. During a period of prolonged economic weakness or another economic downturn affecting the real estate
industry or at other times when we need focused support and assistance from our Manager and the CTO
executive officers and other personnel provided to us through our Manager, we may not receive the necessary
support and assistance we require or that we would otherwise receive if we were self-managed.

Additionally, the ROFO Agreement does contain exceptions to CTO’s exclusivity for opportunities that
include only an incidental interest in single-tenant, net leased properties. Accordingly, the ROFO Agreement will
not prevent CTO from pursuing certain acquisition opportunities that otherwise satisfy our then-current
investment criteria.

Our directors and executive officers have duties to our company under applicable Maryland law in
connection with their management of our company. At the same time, PINE GP has fiduciary duties, as the
general partner, to the Operating Partnership and to the limited partners under Delaware law in connection with
the management of the Operating Partnership. These duties as a general partner to the Operating Partnership and
its partners may come into conflict with the duties of our directors and executive officers to us. Unless otherwise
provided for in the relevant partnership agreement, Delaware law generally requires a general partner of a
Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the
highest duties of loyalty and care and which generally prohibits such general partner from taking any action or
engaging in any transaction as to which it has a conflict of interest. The partnership agreement provides that in
the event of a conflict between the interests of our stockholders on the one hand and the limited partners of the
Operating Partnership on the other hand, PINE GP will endeavor in good faith to resolve the conflict in a manner
not adverse to either our stockholders or the limited partners; provided, however, that so long as we own a

12

controlling interest in the Operating Partnership, any such conflict that we, in our sole and absolute discretion,
determine cannot be resolved in a manner not adverse to either our stockholders or the limited partners of the
Operating Partnership shall be resolved in favor of our stockholders, and we shall not be liable for monetary
damages for losses sustained, liabilities incurred or benefits not derived by the limited partners in connection
with such decisions.

COMPETITION

The real estate business, generally, is highly competitive. We intend to focus on investing in commercial

real estate that produces income primarily through the leasing of assets to tenants. To identify investment
opportunities in income-producing real estate assets and to achieve our investment objectives, we compete with
numerous companies and organizations, both public as well as private, of varying sizes, ranging from
organizations with local operations to organizations with national scale and reach, and in some cases, we
compete with individual real estate investors. In all the markets in which we compete to acquire net leased
properties, price is the principal method of competition, with transaction structure and certainty of execution also
being significant considerations for potential sellers. We face competition for acquisitions of real property from
investors, including traded and non-traded public REITs, private equity investors and institutional investment
funds, some of which have greater financial resources than we do, a greater ability to borrow funds to acquire
properties and the ability to accept more risk. This competition may increase the demand for the types of
properties in which we typically invest and, therefore, reduce the number of suitable investment opportunities
available to us and increase the prices paid for such acquisition properties. This competition will increase if
investments in real estate become more attractive relative to other forms of investment.

As a landlord, we compete in the multi-billion-dollar commercial real estate market with numerous

developers and owners of properties, many of which own properties similar to ours in the same markets in which
our properties are located. Some of our competitors have greater economies of scale, lower costs of capital,
access to more resources and greater name recognition than we do. If our competitors offer space at rental rates
below current market rates or below the rental rates we currently charge our tenants, we may lose our tenants or
prospective tenants and we may be pressured to reduce our rental rates or to offer substantial rent abatements,
tenant improvement allowances, early termination rights or below-market renewal options in order to retain
tenants when our leases expire.

EMERGING GROWTH COMPANY STATUS

We are an “emerging growth company” as defined in the Jumpstart Our Business Startups Act of 2012, or

the JOBS Act, and we are eligible to receive certain specified reduced disclosure and other requirements that are
otherwise generally applicable to public companies that are not “emerging growth companies,” including, but not
limited to, exclusion from the requirement to comply with the auditor attestation requirements of Section 404 of
the Sarbanes-Oxley Act. We have irrevocably opted-out of the extended transition period afforded to emerging
growth companies in Section 7(a)(2)(B) of the Securities Act for complying with new or revised financial
accounting standards. As a result, we will comply with new or revised accounting standards on the same time
frames as other public companies that are not emerging growth companies.

We will remain an “emerging growth company” until the earliest to occur of (i) the last day of the

fiscal year during which our total annual gross revenue equals or exceeds $1.235 billion (subject to adjustment
for inflation), (ii) December 31, 2024 (the last day of the fiscal year following the fifth anniversary of the IPO),
(iii) the date on which we have, during the previous three-year period, issued more than $1.0 billion in
non-convertible debt securities, and (iv) the date on which we are deemed to be a “large accelerated filer” under
the Securities Exchange Act of 1934, as amended, or the Exchange Act.

We are also a “smaller reporting company” as defined in Regulation S-K under the Securities Act and may

take advantage of certain of the scaled disclosures available to smaller reporting companies. We may be a smaller
reporting company even after we are no longer an “emerging growth company.”

13

REGULATION

General. Our properties are subject to various laws, ordinances and regulations, including those relating to

fire and safety requirements, and affirmative and negative covenants and, in some instances, common area
obligations. Our tenants have primary responsibility for compliance with these requirements pursuant to our
leases. We believe that each of our properties has the necessary permits and approvals.

Americans With Disabilities Act. Under Title III of the Americans with Disabilities Act (“ADA”), and
rules promulgated thereunder, in order to protect individuals with disabilities, public accommodations must
remove architectural and communication barriers that are structural in nature from existing places of public
accommodation to the extent “readily achievable.” In addition, under the ADA, alterations to a place of public
accommodation or a commercial facility are to be made so that, to the maximum extent feasible, such altered
portions are readily accessible to and usable by disabled individuals. The “readily achievable” standard
considers, among other factors, the financial resources of the affected site and the owner, lessor or other
applicable person.

Compliance with the ADA, as well as other federal, state and local laws, may require modifications to
properties we currently own or may purchase or may restrict renovations of those properties. Failure to comply
with these laws or regulations could result in the imposition of fines or an award of damages to private litigants,
as well as the incurrence of the costs of making modifications to attain compliance, and future legislation could
impose additional obligations or restrictions on our properties. Although our tenants are generally responsible for
all maintenance and repairs of the property pursuant to our lease, including compliance with the ADA and other
similar laws or regulations, we could be held liable as the owner of the property for a failure of one of our tenants
to comply with these laws or regulations.

ENVIRONMENTAL MATTERS

Federal, state and local environmental laws and regulations regulate, and impose liability for, releases of
hazardous or toxic substances into the environment. Under various of these laws and regulations, a current or
previous owner, operator or tenant of real estate may be required to investigate and clean up hazardous or toxic
substances, hazardous wastes or petroleum product releases or threats of releases at the property, and may be
held liable to a government entity or to third parties for property damage and for investigation, clean-up and
monitoring costs incurred by those parties in connection with the actual or threatened contamination. These laws
may impose clean-up responsibility and liability without regard to fault, or whether the owner, operator or tenant
knew of or caused the presence of the contamination. The liability under these laws may be joint and several for
the full amount of the investigation, clean-up and monitoring costs incurred or to be incurred or actions to be
undertaken, although a party held jointly and severally liable may seek to obtain contributions from other
identified, solvent, responsible parties of their fair share toward these costs. These costs may be substantial and
can exceed the value of the property. In addition, some environmental laws may create a lien on the contaminated
site in favor of the government for damages and costs it incurs in connection with the contamination. As the
owner or operator of real estate, we may also be liable under common law to third parties for damages and
injuries resulting from environmental contamination emanating from the real estate. The presence of
contamination, or the failure to properly remediate contamination, on a property may adversely affect the ability
of the owner, operator or tenant to sell or rent that property or to borrow using the property as collateral and may
adversely impact our investment in that property.

Some of our properties contain, have contained or are adjacent to or near other properties that have
contained or currently contain storage tanks for the storage of petroleum products or other hazardous or toxic
substances. Similarly, some of our properties were used in the past for commercial or industrial purposes, or are
currently used for commercial purposes, that involve or involved the use of petroleum products or other
hazardous or toxic substances or are adjacent to or near properties that have been or are used for similar
commercial or industrial purposes. These operations create a potential for the release of petroleum products or

14

other hazardous or toxic substances, and we could potentially be required to pay to clean up any contamination.
In addition, environmental laws regulate a variety of activities that can occur on a property, including the storage
of petroleum products or other hazardous or toxic substances, air emissions, water discharges and exposure to
lead-based paint. Such laws may impose fines or penalties for violations and may require permits or other
governmental approvals to be obtained for the operation of a business involving such activities. As a result of the
foregoing, we could be materially and adversely affected.

Environmental laws also govern the presence, maintenance, and removal of asbestos-containing materials

(“ACM”). Federal regulations require building owners and those exercising control over a building’s
management to identify and warn, through signs and labels, of potential hazards posed by workplace exposure to
installed ACM in their building. The regulations also have employee training, record keeping and due diligence
requirements pertaining to ACM. Significant fines can be assessed for violation of these regulations. As a result
of these regulations, building owners and those exercising control over a building’s management may be subject
to an increased risk of personal injury lawsuits by workers and others exposed to ACM. The regulations may
affect the value of a building containing ACM in which we have invested. Federal, state and local laws and
regulations also govern the removal, encapsulation, disturbance, handling and/or disposal of ACM when those
materials are in poor condition or in the event of construction, remodeling, renovation or demolition of a
building. These laws may impose liability for improper handling or a release into the environment of ACM and
may provide for fines to, and for third parties to seek recovery from, owners or operators of real properties for
personal injury or improper work exposure associated with ACM.

When excessive moisture accumulates in buildings or on building materials, mold growth may occur,
particularly if the moisture problem remains undiscovered or is not addressed over a period of time. Some molds
may produce airborne toxins or irritants. Indoor air quality issues can also stem from inadequate ventilation,
chemical contamination from indoor or outdoor sources and other biological contaminants such as pollen, viruses
and bacteria. Indoor exposure to airborne toxins or irritants above certain levels can be alleged to cause a variety
of adverse health effects and symptoms, including allergic or other reactions. As a result, the presence of
significant mold or other airborne contaminants at any of our properties could require us to undertake a costly
remediation program to contain or remove the mold or other airborne contaminants from the affected property or
increase indoor ventilation. In addition, the presence of significant mold or other airborne contaminants could
expose us to liability from our tenants, employees of our tenants or others if property damage or personal injury
occurs.

We obtain Phase I environmental assessments for properties acquired. Phase I environmental site

assessments are limited in scope and therefore may not reveal all environmental conditions affecting a property.
However, if recommended in the initial assessments, we may undertake additional assessments such as soil
and/or groundwater samplings or other limited subsurface investigations and ACM or mold surveys to test for
substances of concern. A prior owner or operator of a property or historic operations at our properties may have
created a material environmental condition that is not known to us or the independent consultants preparing the
site assessments. Material environmental conditions may have arisen after the review was completed or may arise
in the future, and future laws, ordinances or regulations may impose material additional environmental liability.
If environmental concerns are not satisfactorily resolved in any initial or additional assessments, we may obtain
environmental insurance policies to insure against potential environmental risk or loss depending on the type of
property, the availability and cost of the insurance and various other factors we deem relevant. Our ultimate
liability for environmental conditions may exceed the policy limits on any environmental insurance policies we
obtain, if any.

Generally, our leases require the lessee to comply with environmental law and provide that the lessee will

indemnify us for any loss or expense we incur as a result of the lessee’s violation of environmental law or the
presence, use or release of hazardous materials on our property attributable to the lessee. If our lessees do not
comply with environmental law, or we are unable to enforce the indemnification obligations of our lessees, our
results of operations would be adversely affected.

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We cannot predict what other environmental legislation or regulations will be enacted in the future, how

existing or future laws or regulations will be administered or interpreted or what environmental conditions may
be found to exist on our properties in the future. Compliance with existing and new laws and regulations may
require us or our tenants to spend funds to remedy environmental problems. If we or our tenants were to become
subject to significant environmental liabilities, we could be materially and adversely affected.

EMPLOYEES

The Company has no employees and is externally managed and advised by our Manager pursuant to the
Management Agreement. Our Manager is a wholly owned subsidiary of CTO. All of our executive officers serve
as executive officers of CTO, and one of our executive officers and directors, John P. Albright, serves as an
executive officer and director of CTO.

AVAILABLE INFORMATION

The Company maintains a website at www.alpinereit.com. The Company is providing the address to its
website solely for the information of investors. The information on the Company’s website is not a part of, nor is
it incorporated by reference into this Annual Report on Form 10-K. Through its website, the Company makes
available, free of charge, its annual proxy statement, Annual Reports on Form 10-K, Quarterly Reports on
Form 10-Q, Current Reports on Form 8-K and amendments to those reports filed or furnished pursuant to
Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable
after the Company electronically files such material with, or furnishes them to, the SEC. The public may read
and obtain a copy of any materials the Company files electronically with the SEC at www.sec.gov.

ITEM 1A. RISK FACTORS

An investment in our securities involves a high degree of risk. You should carefully consider the risks
summarized below in this Item 1A, “Risk Factors” included in this Annual Report on Form 10-K. These risks
include, but are not limited to, the following:

• We are subject to risks related to the ownership of commercial real estate that could affect the

performance and value of our properties.

• Adverse changes in U.S., global and local regions or markets that impact our tenants’ businesses may

materially and adversely affect us generally and the ability of our tenants to make rental payments to us
pursuant to our leases.

• Our business is dependent upon our tenants successfully operating their businesses, and their failure to

do so could materially and adversely affect us.

• Our assessment that certain of our tenants’ businesses are insulated from e-commerce pressure may

prove to be incorrect, and changes in macroeconomic trends may adversely affect our tenants, either of
which could impair our tenants’ ability to make rental payments to us and thereby materially and
adversely affect us.

•

Properties occupied by a single tenant pursuant to a single lease subject us to significant risk of tenant
default.

• Our portfolio has geographic market concentrations that make us susceptible to adverse developments

in those geographic markets.

• We are subject to risks related to tenant concentration, and an adverse development with respect to a

large tenant could materially and adversely affect us.

• Certain of our tenants are not rated by a recognized credit rating agency or do not have an investment
grade rating from such an agency. Leases with unrated or non-investment grade rated tenants may be
subject to a greater risk of default.

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• The decrease in demand for retail space may materially and adversely affect us.

• We may be unable to renew leases, lease vacant space or re-lease space as leases expire on favorable

terms or at all.

• The tenants that occupy our properties compete in industries that depend upon discretionary spending
by consumers. A reduction in the willingness or ability of consumers to use their discretionary income
in the businesses of our tenants and potential tenants could adversely impact our tenants’ business and
thereby adversely impact our ability to collect rents and reduce the demand for leasing our properties.

• The vacancy of one or more of our properties could result in us having to incur significant capital

expenditures to re-tenant the space.

• We may be unable to identify suitable property acquisitions or developments, which may impede our

growth, and our future acquisitions and developments may not yield the returns we expect.

• We face significant competition for tenants, which may adversely impact the occupancy levels of our

portfolio or prevent increases of the rental rates of our properties.

• The costs of compliance with or liabilities related to environmental laws may materially and adversely

affect us.

• Our properties may contain or develop harmful mold, which could lead to liability for adverse health

effects and costs of remediation.

• Our senior management team is required to operate two publicly traded companies, CTO and our

company, which could place a significant strain on our senior management team and the management
systems, infrastructure and other resources of CTO on which we rely.

• We have no employees and are entirely dependent upon our Manager for all the services we require,

and we cannot assure you that our Manager will allocate the resources necessary to meet our business
objectives.

• CTO may be unable to obtain or retain the executive officers and other personnel that it provides to us

through our Manager.

• The base management fee payable to our Manager pursuant to the Management Agreement is payable
regardless of the performance of our portfolio, which may reduce our Manager’s incentive to devote
the time and effort to seeking profitable investment opportunities for us.

• The incentive fee payable to our Manager pursuant to the Management Agreement may cause our

Manager to select investments in more risky assets to increase its incentive compensation.

• There are conflicts of interest in our relationships with our Manager, which could result in outcomes

that are not in our best interests.

• Termination of the Management Agreement could be difficult and costly, including as a result of

payment of termination fees to our Manager, and may cause us to be unable to execute our business
plan, which could materially and adversely affect us.

• The Management Agreement with our Manager and the ROFO Agreement with CTO were not

negotiated on an arm’s-length basis and may not be as favorable to us as if they had been negotiated
with unaffiliated third parties.

•

Failure to remain qualified as a REIT would cause us to be taxed as a regular corporation, which would
substantially reduce funds available for distributions to our stockholders.

• Even if we remain qualified as a REIT, we may face other tax liabilities that could reduce our cash

flows and negatively impact our results of operations and financial condition.

•

Failure to make required distributions would subject us to U.S. federal corporate income tax.

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• Complying with REIT requirements may limit our ability to hedge our liabilities effectively and may

cause us to incur tax liabilities.

• The prohibited transactions tax may limit our ability to dispose of our properties.

• The ability of the Board to revoke our REIT qualification without stockholder approval may cause

adverse consequences to our stockholders.

• Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.

Risks Related to Our Business

We are subject to risks related to the ownership of commercial real estate that could affect the performance
and value of our properties.

Factors beyond our control can affect the performance and value of our properties. Our core business is the
ownership of commercial net leased properties. Accordingly, our performance is subject to risks incident to the
ownership of commercial real estate, including:

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

•

inability to collect rents from tenants due to financial hardship, including bankruptcy;

changes in local real estate conditions in the markets where our properties are located, including the
availability and demand for the properties we own;

changes in consumer trends and preferences that affect the demand for products and services offered by
our tenants;

adverse changes in national, regional and local economic conditions;

inability to lease or sell properties upon expiration or termination of existing leases;

environmental risks, including the presence of hazardous or toxic substances on our properties;

the subjectivity of real estate valuations and changes in such valuations over time;

illiquidity of real estate investments, which may limit our ability to modify our portfolio promptly in
response to changes in economic or other conditions;

zoning or other local regulatory restrictions, or other factors pertaining to the local government
institutions which inhibit interest in the markets in which our properties are located;

changes in interest rates and the availability of financing;

competition from other real estate companies similar to ours and competition for tenants, including
competition based on rental rates, age and location of properties and the quality of maintenance,
insurance and management services;

acts of God, including natural disasters and global pandemics, such as the COVID-19 Pandemic, which
impact the United States, which may result in uninsured losses;

acts of war or terrorism, including consequences of terrorist attacks;

changes in tenant preferences that reduce the attractiveness and marketability of our properties to
tenants or cause decreases in market rental rates;

costs associated with the need to periodically repair, renovate or re-lease our properties;

increases in the cost of our operations, particularly maintenance, insurance or real estate taxes which
may occur even when circumstances such as market factors and competition cause a reduction in our
revenues;

changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related
costs of compliance with laws and regulations, fiscal policies and ordinances including in response to

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global pandemics whereby our tenants’ businesses are forced to close or remain open on a limited basis
only; and

•

commodities prices.

The occurrence of any of the risks described above may cause the performance and value of our properties

to decline, which could materially and adversely affect us.

Adverse changes in U.S., global and local regions or markets that impact our tenants’ businesses may
materially and adversely affect us generally and the ability of our tenants to make rental payments to us
pursuant to our leases.

Our results of operations, as well as the results of operations of our tenants, are sensitive to changes in U.S.,

global and local regions or markets that impact our tenants’ businesses. Adverse changes or developments in
U.S., global or regional economic conditions may impact our tenants’ financial condition, which may adversely
impact their ability to make rental payments to us pursuant to the leases they have with us and may also impact
their current or future leasing practices. Adverse economic conditions such as high unemployment levels, rising
interest rates, increased tax rates and increasing fuel and energy costs may have an impact on the results of
operations and financial conditions of our tenants, which would likely adversely impact us. During periods of
economic slowdown and declining demand for real estate, we may experience a general decline in rents or
increased rates of default under our leases. A lack of demand for rental space could adversely affect our ability to
maintain our current tenants and gain new tenants, which may affect our growth, profitability and ability to pay
dividends.

Our business is dependent upon our tenants successfully operating their businesses, and their failure to do so
could materially and adversely affect us.

Most of our properties are occupied by a single tenant. Therefore, the success of our investments in these

properties is materially dependent upon the performance of each property’s respective tenants. The financial
performance of any one of our tenants is dependent on the tenant’s individual business, its industry and, in many
instances, the performance of a larger business network that the tenant may be affiliated with or operate under.
The financial performance of any one of our tenants could be adversely affected by poor management,
unfavorable economic conditions in general, changes in consumer trends and preferences that decrease demand
for a tenant’s products or services or other factors, including the impact of a global pandemic which affects the
United States, over which neither they nor we have control. Our portfolio includes properties leased to single
tenants that operate in multiple locations, which means we own multiple properties operated by the same tenant.
To the extent we own multiple properties operated by one tenant, the general failure of that single tenant or a loss
or significant decline in its business could materially and adversely affect us.

At any given time, any tenant may experience a decline in its business that may weaken its operating results
or the overall financial condition of individual properties or its business as a whole. Any such decline may result
in our tenant failing to make rental payments when due, declining to extend a lease upon its expiration, delaying
occupancy of our property or the commencement of the lease or becoming insolvent or declaring bankruptcy. We
depend on our tenants to operate their businesses at the properties we own in a manner which generates revenues
sufficient to allow them to meet their obligations to us, including their obligations to pay rent, maintain certain
insurance coverage, pay real estate taxes, make repairs and otherwise maintain our properties. The ability of our
tenants to fulfill their obligations under our leases may depend, in part, upon the overall profitability of their
operations. Cash flow generated by certain tenant businesses may not be sufficient for a tenant to meet its
obligations to us pursuant to the applicable lease. We could be materially and adversely affected if a tenant
representing a significant portion of our operating results or a number of our tenants were unable to meet their
obligations to us.

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Our assessment that certain of our tenants’ businesses are insulated from e-commerce pressure may prove to
be incorrect, and changes in macroeconomic trends may adversely affect our tenants, either of which could
impair our tenants’ ability to make rental payments to us and thereby materially and adversely affect us.

We invest in properties leased, in many instances, to tenants engaged in businesses that we believe are
generally insulated from the impact of e-commerce. While we believe our assessment to be accurate, businesses
previously thought to be resistant to the pressure of the increasing level of e-commerce have ultimately been
proven to be susceptible to competition from e-commerce. Overall business conditions and the impact of
technology, particularly in the retail industry, are rapidly changing, and our tenants may be adversely affected by
technological innovation, changing consumer preferences and competition from non-traditional sources. To the
extent our tenants face increased competition from non-traditional competitors, such as internet vendors, their
businesses could suffer. There can be no assurance that our tenants will be successful in meeting any new
competition, and a deterioration in our tenants’ businesses could impair their ability to meet their lease
obligations to us and thereby materially and adversely affect us.

Additionally, we believe that many of the businesses operated by our tenants are benefiting from current

favorable macroeconomic trends that support consumer spending, such as strong and growing employment
levels, a relatively low interest rate environment and positive consumer sentiment. Economic conditions are
generally cyclical, and developments that discourage consumer spending, such as increasing unemployment,
wage stagnation, decreases in the value of real estate, inflation or increasing interest rates, could adversely affect
our tenants, impair their ability to meet their lease obligations to us and materially and adversely affect us.

Properties occupied by a single tenant pursuant to a single lease subject us to significant risk of tenant default.

Most of our properties are occupied by a single tenant. Therefore, the financial failure of, or default in
payment by, a tenant under its lease is likely to cause a significant or complete reduction in our rental revenue
from that property and possibly a reduction in the value of the property. We may also experience difficulty or a
significant delay in re-leasing or selling such property. This risk is magnified in situations where we lease
multiple properties to a single tenant and the financial failure of the tenant’s business affects more than a single
property. A failure or default by such a tenant could reduce or eliminate rental revenue from multiple properties
and reduce the value of such properties, which could materially and adversely affect us.

We may experience a decline in the fair value of our real estate assets which could result in impairments and
would impact our financial condition and results of operations.

A decline in the fair market value of our long-lived assets may require us to recognize an impairment
against such assets (as defined by Financial Accounting Standards Board, or the FASB, authoritative accounting
guidance) if certain conditions or circumstances related to an asset were to change and we were to determine that,
with respect to any such asset, that the cash flows no longer support the carrying value of the asset. The fair value
of our long-lived assets depends on market conditions, including estimates of future demand for these assets, and
the revenues that can be generated from such assets. If such a determination were to be made, we would
recognize the estimated unrealized losses through earnings and write down the depreciated cost of such assets to
a new cost basis, based on the fair value of such assets on the date they are considered to be impaired. Such
impairment charges reflect non-cash losses at the time of recognition, and subsequent dispositions or sales of
such assets could further affect our future losses or gains, as they are based on the difference between the sales
price received and the adjusted depreciated cost of such assets at the time of sale.

Our portfolio has geographic market concentrations that make us susceptible to adverse developments in those
geographic markets.

In addition to general, regional, national, and global economic conditions, our operating performance is
impacted by the economic conditions of the specific geographic markets in which we have concentrations of

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properties. Our portfolio includes substantial holdings in Texas as of December 31, 2022 (based on square
footage). Our geographic concentrations could adversely affect our operating performance if conditions become
less favorable in any of the states or markets within such states in which we have a concentration of properties.
Such geographic concentrations could be heightened by the fact that our investments may be concentrated in
certain areas that are affected by epidemics or pandemics such as COVID-19 more than other areas. We cannot
assure you that any of our markets will grow, not experience adverse developments or that underlying real estate
fundamentals will be favorable to owners and operators of commercial properties. Our operations may also be
affected if competing properties are built in our markets. A downturn in the economy in the states or regions in
which we have a concentration of properties, or markets within such states or regions, could adversely affect our
tenants operating businesses in those states or regions, impair their ability to pay rent to us and thereby,
materially and adversely affect us.

We are subject to risks related to tenant concentration, and an adverse development with respect to a large
tenant could materially and adversely affect us.

We have in the past and may in the future have significant tenant and property concentrations. In the event
that a tenant that occupies a significant number of our properties or whose lease payments represent a significant
portion of our rental revenue, were to experience financial difficulty or file for bankruptcy, it could have a
material adverse effect on us.

Certain of our tenants are not rated by a recognized credit rating agency or do not have an investment grade
rating from such an agency. Leases with unrated or non-investment grade rated tenants may be subject to a
greater risk of default.

As of December 31, 2022, 46% of our tenants or parent entities thereof (based on annualized straight-line

base rent) were not rated or did not have an investment grade credit rating from a recognized rating agency.
Leases with non-investment grade or unrated tenants may be subject to a greater risk of default. Unrated tenants
or non-investment grade tenants may also be more likely to experience financial weakness or file for bankruptcy
than tenants with investment grade credit ratings. When we consider the acquisition of a property with an
in-place lease with an unrated or non-investment grade rated tenant or leasing a property to a tenant that does not
have a credit rating or does not have an investment grade rating, we evaluate the strength of the proposed tenant’s
business at the property level and at a corporate level, if applicable, and may consider the risk of tenant/company
insolvency using internally developed methodologies or assessments provided by third parties. If our evaluation
of an unrated or non-investment grade tenant’s creditworthiness is inaccurate, the default or bankruptcy risk
related to the tenant may be greater than anticipated. In the event that any of our unrated tenants were to
experience financial weakness or file for bankruptcy, it could have a material adverse effect on us.

The decrease in demand for retail space may materially and adversely affect us.

As of December 31, 2022, 100% of leases based on annualized straight-line base rent were with tenants
operating retail businesses. In the future, we intend to acquire additional properties leased to a single tenant
operating a retail business at the property. Accordingly, decreases in the demand for leasing retail space may
have a greater adverse effect on us than if we had fewer investments in retail properties. The market for leasing
of retail space has historically been adversely affected by weakness in the national, regional and local economies,
the adverse financial condition of some large retail companies, consolidation in the retail industry, the excess
amount of retail space in a number of markets and increasing e-commerce pressure. To the extent that adverse
conditions arise or continue, they are likely to negatively affect market rents for retail space and could materially
and adversely affect us.

We may be unable to renew leases, lease vacant space or re-lease space as leases expire on favorable terms or
at all.

Our results of operations depend on our ability to lease our properties, including renewing expiring leases,

leasing vacant space and re-leasing space in properties where leases are expiring, and leasing space related to

21

new project development. In leasing or re-leasing our properties, we may be unable to optimize our tenant mix or
execute leases on more economically favorable terms than the prior in-place lease. Our tenants may decline, or
may not have the financial resources available, to renew their leases, and there can be no assurance that leases
that are renewed will have terms that are as economically favorable to us as the expiring lease terms. If tenants
do not renew their leases as they expire, we will have to source new tenants to lease our properties, and there can
be no assurance that we will be able to find new tenants or that our properties will be re-leased at rental rates
equal to or above the previous in-place lease or current average rental rates or that substantial rent abatements,
tenant improvement allowances, early termination rights or below-market renewal options will not be offered to
attract new tenants. We may experience increased costs in connection with re-leasing our properties, which could
materially and adversely affect us.

Certain provisions of our leases may be unenforceable.

Our rights and obligations with respect to our leases are governed by written agreements. A court could
determine that one or more provisions of such an agreement are unenforceable. We could be adversely impacted
if this were to happen with respect to a property or group of properties.

The bankruptcy or insolvency of any of our tenants could result in the termination of such tenant’s lease and
material losses to us.

The occurrence of a tenant bankruptcy or insolvency would likely diminish the income we receive from that

tenant’s lease or leases or force us to re-tenant a property as a result of a default of the in-place tenant or a
rejection of a tenant lease by a bankruptcy court. If a tenant files for bankruptcy or becomes insolvent, federal
law may prohibit us from evicting such tenant based solely upon such bankruptcy or insolvency. In addition, a
bankrupt or insolvent tenant may be authorized to reject and terminate its lease or leases with us. Any claims
against such bankrupt tenant for unpaid rent or future rent would be subject to statutory limitations that would
likely result in our receipt of rental revenues that are substantially less than the contractually specified rent we are
owed under the lease or leases. In addition, any claim we have for unpaid past rent, if any, may not be paid in
full. We may also be unable to re-lease a property in which the in-place lease was not terminated or rejected or to
re-lease it on comparable or more favorable terms. As a result, tenant bankruptcies or insolvencies may
materially and adversely affect us.

We may not acquire the properties that we evaluate in our pipeline.

We will generally seek to maintain a robust pipeline of investment opportunities. Transactions may fail to

close for a variety of reasons, including the discovery of previously unknown liabilities or other items uncovered
during our diligence process. Similarly, we may never execute binding purchase agreements with respect to
properties that are currently subject to non-binding letters of intent, and properties with respect to which we are
negotiating may never lead to the execution of any letter of intent. For many other reasons, we may not
ultimately acquire the properties in our pipeline.

As we continue to acquire properties, we may decrease or fail to increase the diversity of our portfolio.

While we will seek to maintain or increase our portfolio’s tenant, geographic and industry diversification

with future acquisitions, it is possible that we may determine to consummate one or more acquisitions that
actually decrease our portfolio’s diversity. If our portfolio becomes less diverse, our business will be more
sensitive to tenant or market factors, including the bankruptcy or insolvency of tenants, to changes in consumer
trends of a particular industry and to a general economic downturn or downturns in a market or particular
geographic area.

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We may obtain only limited warranties when we acquire a property and may only have limited recourse if our
due diligence did not identify any issues that may subject us to unknown liabilities or lower the value of our
property, which could adversely affect our financial condition and ability to make distributions to you.

The seller of a property often sells the property in its “as is” condition on a “where is” basis and “with all
faults,” without any warranties of merchantability or fitness for a particular use or purpose. In addition, purchase
agreements may contain only limited warranties, representations and indemnifications that will survive for only a
limited period after the closing. The acquisition of, or purchase of, properties with limited warranties increases
the risk that we may lose some or all of our invested capital in the property, lose rental income from that property
or may be subject to unknown liabilities with respect to such properties.

The tenants that occupy our properties compete in industries that depend upon discretionary spending by
consumers. A reduction in the willingness or ability of consumers to use their discretionary income in the
businesses of our tenants and potential tenants could adversely impact our tenants’ business and thereby
adversely impact our ability to collect rents and reduce the demand for leasing our properties.

Certain properties in our portfolio are leased to tenants operating retail, service-oriented or experience-based

businesses. General merchandise, financial services, hospitality, home furnishings and entertainment represent a
significant portion of the industries in our portfolio. The success of most of the tenants operating businesses in
these industries depends on consumer demand and, more specifically, the willingness of consumers to use their
discretionary income to purchase products or services from our tenants. The ability of consumers to use their
discretionary income may be impacted by issues including a global pandemic that impacts the United States. A
prolonged period of economic weakness, another downturn in the U.S. economy or accelerated dislocation of
these industries due to the impact of e-commerce, could cause consumers to reduce their discretionary spending
in general or spending at these locations in particular, which could have a material and adverse effect on us.

The vacancy of one or more of our properties could result in us having to incur significant capital
expenditures to re-tenant the space.

The loss of a tenant, either through lease expiration or tenant bankruptcy or insolvency, may require us to
spend significant amounts of capital to renovate the property before it is suitable for a new tenant and cause us to
incur significant costs to source new tenants. In many instances, the leases we enter into or assume through
acquisition are for properties that are specifically suited to the particular business of our tenants. Because these
properties have been designed or physically modified for a particular tenant, if the current lease is terminated or
not renewed, we may be required to renovate the property at substantial costs, decrease the rent we charge or
provide other concessions in order to lease the property to another tenant. In addition, in the event we decide to
sell the property, we may have difficulty selling it to a party other than the tenant due to the special purpose for
which the property may have been designed or modified. This potential limitation on our ability to sell a property
may limit our ability to quickly modify our portfolio in response to changes in our tenants’ business prospects,
economic or other conditions, including tenant demand. These limitations may materially and adversely affect us.

We may be unable to identify and complete suitable property acquisitions or developments, which may impede
our growth, and our future acquisitions and developments may not yield the returns we expect.

Our ability to expand through acquisitions and developments requires us to identify and complete

acquisitions and new property developments that are consistent with our investment and growth strategy and our
investment criteria and to successfully integrate newly acquired properties into our portfolio. Our Manager
continually evaluates investment opportunities for us, but our ability to acquire or develop new properties on
favorable terms and successfully operate them may be constrained by the following significant risks:

• we face competition from commercial developers and other real estate investors with significant

capital, including REITs and institutional investment funds, which may be able to accept more risk than
we can prudently manage, including risks associated with paying higher acquisition prices;

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• we face competition from other potential acquirers which may significantly increase the purchase price

for a property we acquire, which could reduce our growth prospects;

• we may incur significant costs and divert management attention in connection with evaluating and

negotiating potential acquisitions and developments, including ones that we are unable to complete;

• we may acquire properties that are not accretive to our results of operations upon acquisition, and we
may be unsuccessful in managing and leasing such properties in accordance with our expectations;

•

our cash flow from an acquired or developed property may be insufficient to meet our required
principal and interest payments with respect to debt used to finance the acquisition or development of
such property;

• we may discover unexpected issues, such as unknown liabilities, during our due diligence investigation
of a potential acquisition or other customary closing conditions may not be satisfied, causing us to
abandon an investment opportunity after incurring expenses related thereto;

• we may fail to obtain financing for an acquisition or new property development on favorable terms or

at all;

• we may spend more than budgeted amounts to make necessary improvements or renovations to

acquired properties;

• market conditions may result in higher than expected vacancy rates and lower than expected rental

rates; and

• we may acquire properties subject to (i) liabilities without any recourse, or with only limited recourse,

with respect to unknown liabilities such as liabilities for clean-up of undisclosed environmental
contamination not revealed in Phase I environmental site assessments or otherwise through due
diligence, (ii) claims by tenants, vendors or other persons dealing with the former owners of the
properties, (iii) liabilities incurred in the ordinary course of business, and (iv) claims for
indemnification by general partners, directors, officers and others indemnified by the former owners of
the properties.

If any of these risks are realized, we may be materially and adversely affected.

We may be unable to complete acquisitions of properties owned by CTO that are covered by the ROFO
Agreement, and any completed acquisitions of such properties may not yield the returns we expect.

Although the ROFO Agreement provides us with a right of first offer with respect to certain single-tenant,

net leased properties owned by CTO, there can be no assurance that CTO will elect to sell these properties in the
future. Even if CTO elects to sell these properties in the future, we may be unable to reach an agreement with
CTO on the terms of the purchase of such properties or may not have the funds or ability to finance the purchase
of such properties. Accordingly, there can be no assurance that we will be able to acquire any properties covered
by the ROFO Agreement in the future. Further, even if we are able to acquire properties covered by the ROFO
Agreement, there is no guarantee that such properties will be able to maintain their historical performance, or that
we will be able to realize the same returns from those properties as CTO.

We face significant competition for tenants, which may adversely impact the occupancy levels of our portfolio
or prevent increases of the rental rates of our properties.

We compete with numerous developers, owners and operators of net leased properties, many of which are

much larger and own properties similar to ours in the same markets in which our properties are located. The size
and financial wherewithal of our competitors may allow them to offer space at rental rates below current market
rates or below the rental rates we charge our tenants. As a result, we may lose existing tenants or fail to obtain
future tenants, and the downward pressure caused by these other owners, operators and developers may cause us

24

to reduce our rental rates or to offer more substantial rent abatements, tenant improvements, early termination
rights or below-market renewal options in order to retain tenants when our leases expire. Competition for tenants
could adversely impact the occupancy levels of our portfolio or prevent increases of the rental rates of our
properties, which could materially and adversely affect us.

Inflation may materially and adversely affect us and our tenants.

Increased inflation could have an adverse impact on interest rates, which would likely negatively impact the

cost of any variable rate debt that we obtain in the future. During times when inflation is increasing at a greater
rate than the increases in rent provided by our leases, our rent levels will not keep up with the costs associated
with rising inflation. Increased costs may have an adverse impact on our tenants if increases in their operating
expenses exceed increases they might achieve in revenues, which may adversely affect the tenants’ ability to pay
rent owed to us.

The redevelopment or renovation of our properties may cause us to experience unexpected costs and have
other risks that could materially and adversely affect us.

We may in the future redevelop, significantly renovate or otherwise invest additional capital in our
properties to improve them and enhance the opportunity for achieving attractive risk-adjusted returns. These
activities are subject to a number of risks, including risks associated with construction work and risks of cost
overruns due to construction delays or other factors that may increase the expected costs of a project. In addition,
we may incur costs in connection with projects that are ultimately not pursued to completion. Any of our
redevelopment or renovation projects may be financed. If such financing is not available on acceptable terms, our
redevelopment and renovation activities may not be pursued or may be curtailed. In addition, such activities
would likely reduce the available borrowing capacity on the Credit Facility or any other credit facilities that we
may have in place in the future, which would limit our ability to use those sources of capital for the acquisition of
properties and other operating needs. The risks associated with redevelopment and renovation activities,
including but not necessarily limited to those noted above, could materially and adversely affect us.

Our real estate investments are generally illiquid, which could significantly affect our ability to respond to
market changes or adverse changes relating to our tenants or in the performance of our properties.

The real estate investments made, and expected to be made, by us are relatively difficult for us to sell
quickly. As a result, our ability to make rapid adjustments in the size and content of our portfolio in response to
economic or other conditions will be limited. Illiquid assets typically experience greater price volatility, as a
ready market does not exist, and can be more difficult to value. In addition, validating third party pricing for
illiquid assets may be more subjective than more liquid assets. As a result, if we are required to quickly liquidate
all or a portion of our portfolio, we may realize significantly less than the value at which we have previously
recorded our assets.

In addition, the Internal Revenue Code of 1986, as amended (the “Code”), imposes restrictions on a REIT’s
ability to dispose of properties that are not applicable to other types of real estate companies. In particular, the tax
laws applicable to REITs effectively require that we hold our properties for investment, rather than primarily for
sale in the ordinary course of business, which may cause us to forgo or defer sales of properties that otherwise
would be in our best interest. Therefore, we may not be able to vary our portfolio in response to economic or
other conditions promptly or on favorable terms, which may materially and adversely affect us.

We may not be able to dispose of properties we target for sale to recycle our capital.

Although we may seek to selectively sell properties to recycle our capital, we may be unable to sell

properties targeted for disposition due to adverse market or other conditions, or not achieve the pricing or timing
that is consistent with our expectations. This may adversely affect, among other things, our ability to deploy
capital into the acquisition of other properties and the execution of our overall operating strategy, which could,
consequently, materially and adversely affect us.

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The development of new projects and/or properties may cause us to experience unexpected costs and have
other risks that could materially and adversely affect us.

We may develop new projects to enhance the opportunity for achieving attractive risk-adjusted returns. New

project development is subject to a number of risks, including risks associated with the availability and timely
receipt of zoning and other regulatory approvals, the timely completion of construction (including risks from
factors beyond our control, such as weather, labor conditions or material shortages) and risks of cost overruns
due to construction delays or other factors that may increase the expected costs of a project. These risks could
result in substantial unanticipated delays and, under certain circumstances, provide a tenant the opportunity to
delay rent commencement, reduce rent or terminate a lease. In addition, we may incur costs in connection with
projects that are ultimately not pursued to completion. Any new development projects may be financed. If such
financing is not available on acceptable terms, our development activities may not be pursued or may be
curtailed. In addition, such activities would likely reduce the available borrowing capacity on the revolving credit
facility or any other credit facilities that we may have in place in the future, which would limit our ability to use
those sources of capital for the acquisition of properties and other operating needs. The risks associated with new
project development activities, including but not necessarily limited to those noted above, could materially and
adversely affect us.

The success of our activities related to new project development in which we will retain an ownership interest
is partly dependent on the availability of suitable undeveloped land at acceptable prices.

Our success in developing projects that we will retain an ownership interest in is partly dependent upon the
availability of undeveloped land suitable for the intended development. The availability of undeveloped land for
purchase at acceptable prices depends on a number of factors outside of our control, including the risk of
competitive over-bidding on land and governmental regulations that restrict the potential uses of land. If the
availability of suitable land opportunities decreases, the number of development projects we may be able to
undertake could be reduced. Thus, the lack of availability of suitable land opportunities could have a material
adverse effect on our results of operations and growth prospects.

Risks Related to Certain Events, Environmental Matters and Climate Change

Natural disasters, terrorist attacks, other acts of violence or war or other unexpected events could materially
and adversely affect us.

Natural disasters, terrorist attacks, other acts of violence or war or other unexpected events, including a

global pandemic that impacts the economy in the United States, could materially interrupt our business
operations (or those of our tenants), cause consumer confidence and spending to decrease or result in increased
volatility in the U.S. and worldwide financial markets and economies. They also could result in or prolong an
economic recession. Any of these occurrences could materially and adversely affect us.

In addition, our corporate headquarters and certain of our properties are located in Florida, where major
hurricanes have occurred. Depending on where any hurricane makes landfall, our properties in Florida could
experience significant damage. In addition, the occurrence and frequency of hurricanes in Florida could also
negatively impact demand for our properties located in that state because of consumer perceptions of hurricane
risks. In addition to hurricanes, the occurrence of other natural disasters and climate conditions in Florida (and in
other states where our properties are located), such as tornadoes, floods, fires, unusually heavy or prolonged rain,
droughts and heat waves, could have an adverse effect on our tenants, which could adversely impact our ability
to collect rental revenues. If a hurricane, earthquake, natural disaster or other similar significant disruption
occurs, we may experience disruptions to our operations and damage to our properties, which could materially
and adversely affect us.

Terrorist attacks or other acts of violence may also negatively affect our operations. There can be no
assurance that there will not be terrorist attacks against businesses within the U.S. These attacks may directly

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impact our physical assets or business operations or the financial condition of our tenants, lenders or other
institutions with which we have a relationship. The U.S. may be engaged in armed conflict, which could also
have an impact on the tenants, lenders or other institutions with which we have a relationship. The consequences
of armed conflict are unpredictable, and we may not be able to foresee events that could have an adverse effect
on our business. Any of these occurrences could materially and adversely affect us.

Insurance on our properties may not adequately cover all losses and uninsured losses could materially and
adversely affect us.

Our leases typically provide that either the landlord or the tenant will maintain property and liability
insurance for the properties that are leased from us. If our tenants are required to carry liability and/or property
insurance coverage, our tenants are required to name us (and any of our lenders that have a mortgage on the
property leased by the tenant) as additional insureds on their liability policies and additional named insured and/
or loss payee (or mortgagee, in the case of our lenders) on their property policies. Depending on the location of
the property, losses of a catastrophic nature, such as those caused by hurricanes, earthquakes and floods, may be
covered by insurance policies that are held by our tenant with limitations such as large deductibles or
co-payments that a tenant may not be able to meet. In addition, losses of a catastrophic nature, such as those
caused by wind, hail, hurricanes, terrorism or acts of war, may be uninsurable or not economically insurable. In
the event there is damage to our properties that is not covered by insurance and such properties are subject to
recourse indebtedness, we will continue to be liable for the indebtedness, even if these properties are irreparably
damaged.

Inflation, changes in building codes and ordinances, environmental considerations and other factors,
including terrorism or acts of war, may make any insurance proceeds we receive insufficient to repair or replace
a property if it is damaged or destroyed. In those circumstances, the insurance proceeds received may not be
adequate to restore our economic position with respect to the affected real property and its generation of rental
revenue. Furthermore, in the event we experience a substantial or comprehensive loss of one of our properties,
we may not be able to rebuild such property to its existing specifications without significant capital expenditures
which may exceed any amounts received pursuant to insurance policies, as reconstruction or improvement of
such a property would likely require significant upgrades to meet zoning and building code requirements. The
loss of our capital investment in or anticipated future returns from our properties due to material uninsured losses
could materially and adversely affect us.

The costs of compliance with or liabilities related to environmental laws may materially and adversely affect
us.

The ownership of our properties may subject us to known and unknown environmental liabilities. Under
various federal, state and local laws and regulations relating to the environment, as a current or former owner or
operator of real property, we may be liable for costs and damages resulting from environmental matters,
including the presence or discharge of hazardous or toxic substances, waste or petroleum products at, on, in,
under or migrating from such property, as well as costs to investigate or clean up such contamination and liability
for personal injury, property damage or harm to natural resources. We may face liability regardless of:

•

•

•

•

our knowledge of the contamination;

the timing of the contamination;

the cause of the contamination; or

the party responsible for the contamination of the property.

There may be environmental liabilities associated with our properties of which we are unaware. We obtain

Phase I environmental assessments for properties acquired. Phase I environmental site assessments are limited in
scope and therefore may not reveal all environmental conditions affecting a property. Therefore, there could be

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undiscovered environmental liabilities on the properties we own. Some of our properties use, or may have used in
the past, underground tanks for the storage of petroleum-based products or waste products that could create a
potential for release of hazardous substances or penalties if tanks do not comply with legal standards. If
environmental contamination exists on our properties, we could be subject to strict, joint and/or several liability
for the contamination by virtue of our ownership interest. Some of our properties may contain asbestos-
containing materials, or ACM. Environmental laws govern the presence, maintenance and removal of ACM and
such laws may impose fines, penalties or other obligations for failure to comply with these requirements or
expose us to third-party liability (for example, liability for personal injury associated with exposure to asbestos).
Environmental laws also apply to other activities that can occur on a property, such as storage of petroleum
products or other hazardous toxic substances, air emissions, water discharges and exposure to lead-based paint.
Such laws may impose fines and penalties for violations and may require permits or other governmental
approvals to be obtained for the operation of a business involving such activities.

The known or potential presence of hazardous substances on a property may adversely affect our ability to
sell, lease or improve the property or to borrow using the property as collateral. In addition, environmental laws
may create liens on contaminated properties in favor of the government for damages and costs it incurs to address
such contamination. Moreover, if contamination is discovered on our properties, environmental laws may impose
restrictions on the manner in which they may be used or businesses may be operated, and these restrictions may
require substantial expenditures.

In addition, although our leases generally require our tenants to operate in compliance with all applicable

laws and to indemnify us against any environmental liabilities arising from a tenant’s activities on the property,
we could be subject to strict liability by virtue of our ownership interest. We cannot be sure that our tenants will,
or will be able to, satisfy their indemnification obligations, if any, under our leases. Furthermore, the discovery of
environmental liabilities on any of our properties could lead to significant remediation costs or to other liabilities
or obligations attributable to the tenant of that property or could result in material interference with the ability of
our tenants to operate their businesses as currently operated. Noncompliance with environmental laws or
discovery of environmental liabilities could each individually or collectively affect such tenant’s ability to make
payments to us, including rental payments and, where applicable, indemnification payments.

Our environmental liabilities may include property and natural resources damage, personal injury,
investigation and clean-up costs, among other potential environmental liabilities. These costs could be
substantial. Although we may obtain insurance for environmental liability for certain properties that are deemed
to warrant coverage, our insurance may be insufficient to address any particular environmental situation and we
may be unable to continue to obtain insurance for environmental matters, at a reasonable cost or at all, in the
future. If our environmental liability insurance is inadequate, we may become subject to material losses for
environmental liabilities. Our ability to receive the benefits of any environmental liability insurance policy will
depend on the financial stability of our insurance company and the position it takes with respect to our insurance
policies. If we were to become subject to significant environmental liabilities, we could be materially and
adversely affected.

Our properties may contain or develop harmful mold, which could lead to liability for adverse health effects
and costs of remediation.

When excessive moisture accumulates in buildings or on building materials, mold growth may occur,
particularly if the moisture problem remains undiscovered or is not addressed over a period of time. Some molds
may produce airborne toxins or irritants. Concern about indoor exposure to mold has been increasing, as
exposure to mold may cause a variety of adverse health effects and symptoms, including allergic or other
reactions. As a result, should our tenants or their employees or customers be exposed to mold at any of our
properties, we could be required to undertake a costly remediation program to contain or remove the mold from
the affected property. In addition, exposure to mold by our tenants or others could subject us to liability if
property damage or health concerns arise. If we were to become subject to significant mold-related liabilities, we
could be materially and adversely affected.

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Our operations and financial condition may be adversely affected by climate change, including possible
changes in weather patterns, weather-related events, government policy, laws, regulations and economic
conditions.

In recent years, the assessment of the potential impact of climate change has begun to impact the activities

of government authorities, the pattern of consumer behavior and other areas that impact the business environment
in the U.S., including, but not limited to, energy-efficiency measures, water use measures and land-use practices.
The promulgation of policies, laws or regulations relating to climate change by governmental authorities in the
U.S. and the markets in which we own properties may require us to invest additional capital in our properties. In
addition, the impact of climate change on businesses operated by our tenants is not reasonably determinable at
this time. While not generally known at this time, climate change may impact weather patterns or the occurrence
of significant weather events which could impact economic activity or the value of our properties in specific
markets. The occurrence of any of these events or conditions may adversely impact our ability to lease our
properties, which would materially and adversely affect us.

Risks Related to Other Aspects of our Operation and as a Public Company

We are highly dependent on information systems and certain third-party technology service providers, and
systems failures not related to cyber-attacks or similar external attacks could significantly disrupt our
business, which may, in turn, negatively affect the market price of our common stock and adversely impact
our results of operations and cash flows.

Our business is highly dependent on communications and information systems and networks. Any failure or

interruption of these systems or networks could cause delays or other problems in our operations and
communications. Through our relationship with CTO and our Manager, we rely heavily on CTO’s financial,
accounting and other data processing systems. In addition, much of the information technology infrastructure on
which we rely is or may be managed by third parties and, as such, we also face the risk of operational failure,
termination or capacity constraints by any of these third parties. It is difficult to determine what, if any, negative
impact may directly result from any specific interruption or disruption of the networks or systems on which our
business relies or any failure to maintain performance, reliability and security of our technological infrastructure,
but significant events impacting the systems or networks on which our business relies could materially and
adversely affect us.

Our senior management team is required to operate two publicly traded companies, CTO and our company,
which could place a significant strain on our senior management team and the management systems,
infrastructure and other resources of CTO on which we rely.

Our senior management team operates two publicly traded companies, our company and CTO, and is
required to comply with periodic and current reporting requirements under applicable SEC regulations and
comply with applicable listing standards of the NYSE. This could place a significant strain on our senior
management team and the management systems, infrastructure and other resources of CTO made available to us
through our Manager and on which we rely. There can be no assurance that our senior management team will be
able to successfully operate two publicly traded companies. Any failure by our senior management team to
successfully operate our company or CTO could materially and adversely affect us.

If there are deficiencies in our disclosure controls and procedures or internal control over financial reporting,
we may be unable to accurately present our financial statements, which could materially and adversely affect
us.

As a publicly traded company, we are required to report our financial statements on a consolidated basis.

Effective internal controls are necessary for us to accurately report our financial results. Section 404 of the
Sarbanes-Oxley Act will require us to evaluate and report on our internal control over financial reporting.

29

However, for as long as we are an “emerging growth company” under the JOBS Act, our independent registered
public accounting firm will not be required to attest to the effectiveness of our internal control over financial
reporting pursuant to Section 404(b) of the Sarbanes-Oxley Act. We could be an “emerging growth company”
through December 31, 2024 (the last day of the fiscal year following the fifth anniversary of the IPO). An
independent assessment of the effectiveness of our internal controls could detect problems that our
management’s assessment might not. There can be no guarantee that our internal control over financial reporting
will be effective in accomplishing all control objectives all of the time. Furthermore, as we grow our business,
our internal controls will become more complex, and we may require significantly more resources to ensure our
internal controls remain effective. Future deficiencies, including any material weakness, in our internal control
over financial reporting which may occur could result in misstatements of our results of operations that could
require a restatement, failing to meet our public company reporting obligations and causing investors to lose
confidence in our reported financial information, which could materially and adversely affect us.

Compliance with the Americans with Disabilities Act and fire, safety and other regulations may require us to
make unanticipated expenditures that materially and adversely affect us.

Our properties are and will be subject to the Americans with Disabilities Act, or the ADA. Under the ADA,

all public accommodations must meet federal requirements related to access and use by disabled persons.
Compliance with the ADA requirements could require removal of access barriers and non-compliance could
result in imposition of fines by the U.S. government or an award of damages to private litigants, or both. While
our tenants are and will be obligated by law to comply with the ADA and typically obligated under our leases to
cover costs associated with compliance, if required changes involve greater expenditures than anticipated or if
the changes must be made on a more accelerated basis than anticipated, the ability of our tenants to cover costs
could be adversely affected. We could be required to expend our own funds to comply with the provisions of the
ADA, which could materially and adversely affect us.

In addition, we are and will be required to operate our properties in compliance with fire and safety

regulations, building codes and other land use regulations, as they may be adopted by governmental agencies and
bodies and become applicable to our properties. We may be required to make substantial capital expenditures to
comply with those requirements and may be required to obtain approvals from various authorities with respect to
our properties, including prior to acquiring a property or when undertaking renovations of any of our existing
properties. There can be no assurance that existing laws and regulatory policies will not adversely affect us or the
timing or cost of any future acquisitions, developments or renovations, or that additional regulations will not be
adopted that increase such delays or result in additional costs. Additionally, failure to comply with any of these
requirements could result in the imposition of fines by governmental authorities or awards of damages to private
litigants. While we intend to only acquire properties that we believe are currently in substantial compliance with
all regulatory requirements, these requirements may change, and new requirements may be imposed which would
require significant unanticipated expenditures by us and could materially and adversely affect us.

We have in the past and may in the future choose to acquire properties or portfolios of properties through tax
deferred contribution transactions, which could result in stockholder dilution and limit our ability to sell such
assets.

We have in the past acquired, and may in the future acquire, properties or portfolios of properties through
tax deferred contribution transactions in exchange for common or preferred units of limited partnership interest
in the Operating Partnership, which may result in stockholder dilution. This acquisition structure may have the
effect of, among other things, reducing the amount of tax depreciation we could deduct over the tax life of the
acquired properties, and may require that we agree to protect the contributors’ ability to defer recognition of
taxable gain through restrictions on our ability to dispose of the acquired properties and/or the allocation of
partnership debt to the contributors to maintain their tax bases. These restrictions could limit our ability to sell an
asset at a time, or on terms, that would be favorable absent such restrictions.

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Risks Related to Our Relationship with CTO and Our Manager and the Management Agreement

We have no employees and are entirely dependent upon our Manager for all the services we require, and we
cannot assure you that our Manager will allocate the resources necessary to meet our business objectives.

Because we are “externally managed,” we do not employ our own personnel, but instead depend upon CTO,
our Manager and their affiliates for virtually all of the services we require. Our Manager selects and manages the
acquisition of properties that meet our investment criteria; administers the collection of rents, monitors lease
compliance by our tenants and deals with vacancies and re-letting of our properties; coordinates the sale of our
properties; provides financial and regulatory reporting services; communicates with our stockholders, causes us
to pay distributions to our stockholders and arranges for transfer agent services; and provides all of our other
administrative services. Accordingly, our success is largely dependent upon the expertise and services of the
executive officers and other personnel of CTO provided to us through our Manager.

CTO may be unable to obtain or retain the executive officers and other personnel that it provides to us
through our Manager.

Our success depends to a significant degree upon the executive officers and other personnel of CTO that it

provides to us through our Manager. In particular, we rely on the services of John P. Albright, President and
Chief Executive Officer of our company and CTO and a member of the board of directors of our company and
CTO; Matthew M. Partridge, Senior Vice President, Chief Financial Officer and Treasurer of our company and
CTO; Steven R. Greathouse, Senior Vice President and Chief Investment Officer of our company and CTO; and
Daniel E. Smith, Senior Vice President, General Counsel and Corporate Secretary of our company and CTO. In
addition to these executive officers, we also rely on other personnel of CTO that are provided to us through our
Manager. We cannot guarantee that all, or any particular one of these executive officers and other personnel of
CTO provided to us through our Manager, will remain affiliated with CTO, our Manager and us. We do not
separately maintain key person life insurance on any person. Failure by CTO to retain any of its executive
officers and other personnel provided to us through our Manager and to hire and retain additional highly skilled
managerial, operational and marketing personnel could have a material adverse effect on our ability to achieve
our investment growth objectives and could result in us incurring excess costs and suffering deficiencies in our
disclosure controls and procedures or our internal control over financial reporting.

We pay substantial fees and expenses to our Manager. These payments increase the risk that you will not earn
a profit on your investment.

Pursuant to the Management Agreement, we pay significant fees to our Manager. Those fees include a base

management fee and an incentive fee, if earned. We will also reimburse our Manager for certain expenses
pursuant to the Management Agreement. These payments increase the risk that you will not earn a profit on your
investment.

The base management fee payable to our Manager pursuant to the Management Agreement is payable
regardless of the performance of our portfolio, which may reduce our Manager’s incentive to devote the time
and effort to seeking profitable investment opportunities for us.

We pay our Manager a base management fee pursuant to the Management Agreement, which may be
substantial, based on our “total equity” (as defined in the Management Agreement) regardless of the performance
of our portfolio of properties. Our Manager’s entitlement to non-performance-based compensation might reduce
its incentive to seek profitable investment opportunities for us, which could result in a lower performance of our
portfolio and materially adversely affect us.

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The incentive fee payable to our Manager pursuant to the Management Agreement may cause our Manager to
select investments in more risky assets to increase its incentive compensation.

Our Manager has the ability to earn incentive fees based on our total stockholder return exceeding an 8%

cumulative annual hurdle rate, which may create an incentive for our Manager to invest in properties with a
purchase price reflecting a higher potential yield, that may be riskier or more speculative, or sell an investment
prematurely for a gain, in an effort to increase our short-term gains and thereby increase our stock price and the
incentive fees to which it is entitled. If our interests and those of our Manager are not aligned, the execution of
our business plan and our results of operations could be adversely affected, which could materially and adversely
affect the market price of our common stock and our ability to make distributions to our stockholders.

There are conflicts of interest in our relationships with our Manager, which could result in outcomes that are
not in our best interests.

We are subject to conflicts of interest arising out of our relationships with our Manager. Pursuant to the

Management Agreement, our Manager is obligated to supply us with our management team. However, our
Manager is not obligated to dedicate any specific personnel exclusively to us, nor are the CTO personnel
provided to us by our Manager obligated to dedicate any specific portion of their time to the management of our
business. Additionally, our Manager is a wholly owned subsidiary of CTO. All of our executive officers are
executive officers and employees of CTO and one of our executive officers (John P. Albright) is also a member
of the board of directors of our company and the board of directors of CTO. As a result, our Manager and the
CTO personnel it provides to us, including our executive officers, may have conflicts between their duties to us
and their duties to CTO.

In addition to our initial portfolio, we have in the past acquired and may in the future acquire or sell
properties that would potentially fit the investment criteria for CTO or its affiliates. Similarly, CTO or its
affiliates may acquire or sell properties that would potentially fit our investment criteria. Although such
acquisitions or dispositions could present conflicts of interest, we nonetheless may pursue and consummate such
transactions. Additionally, we may engage in transactions directly with CTO, our Manager or their affiliates. If
we acquire a property from CTO or one of its affiliates or sell a property to CTO or one of its affiliates, the
purchase price we pay to CTO or one of its affiliates or the purchase price paid to us by CTO or one of its
affiliates may be higher or lower, respectively, than the purchase price that would have been paid to or by us if
the transaction were the result of arm’s length negotiations with an unaffiliated third party.

In deciding whether to issue additional debt or equity securities, we will rely in part on recommendations

made by our Manager. While such decisions are subject to the approval of the Board, our Manager is entitled to
be paid a base management fee that is based on our “total equity” (as defined in the Management Agreement). As
a result, our Manager may have an incentive to recommend that we issue additional equity securities at dilutive
prices. If we issue additional equity securities at dilutive prices, the market price of our common stock may be
adversely affected, and you could lose some or all of your investment in our common stock.

All of our executive officers are executive officers and employees of CTO. These individuals and other

CTO personnel provided to us through our Manager devote as much time to us as our Manager deems
appropriate. However, our executive officers and other CTO personnel provided to us through our Manager may
have conflicts in allocating their time and services between us, on the one hand, and CTO and its affiliates, on the
other. During a period of prolonged economic weakness or another economic downturn affecting the real estate
industry or at other times when we need focused support and assistance from our Manager and the CTO
executive officers and other personnel provided to us through our Manager, we may not receive the necessary
support and assistance we require or that we would otherwise receive if we were self-managed.

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Our Manager’s failure to identify and acquire properties that meet our investment criteria or perform its
responsibilities under the Management Agreement could materially and adversely affect our business and our
ability to make distributions to our stockholders.

Our ability to achieve our objectives depends on, among other things, our Manager’s ability to identify,
acquire and lease properties that meet our investment criteria. Accomplishing our objectives is largely a function
of our Manager’s structuring of our investment process, our access to financing on acceptable terms and general
market conditions. Our stockholders will not have input into our investment decisions. All of these factors
increase the uncertainty, and thus the risk, of investing in our common stock. The CTO executive officers and
other CTO personnel provided to us through our Manager have substantial responsibilities under the
Management Agreement. In order to implement certain strategies, CTO, our Manager or their affiliates may need
to hire, train, supervise and manage new employees successfully. Any failure by CTO or our Manager to manage
our future growth effectively could have a material adverse effect on us, our ability to maintain our qualification
as a REIT and our ability to make distributions to our stockholders.

Our Manager’s liability is limited under the Management Agreement, and we have agreed to indemnify our
Manager against certain liabilities. As a result, we could experience unfavorable operating results or incur
losses for which our Manager would not be liable.

Pursuant to the Management Agreement, our Manager will not assume any responsibility other than to
render the services called for thereunder and will not be responsible for any action of the Board in following or
declining to follow its directives. Our Manager maintains a contractual, as opposed to a fiduciary relationship,
with us. Under the terms of the Management Agreement, our Manager, its officers, members and personnel, any
person controlling or controlled by our Manager and any person providing sub-advisory services to our Manager
will not be liable to us, any subsidiary of ours, our directors, our stockholders or any subsidiary’s stockholders or
partners for acts or omissions performed in accordance with and pursuant to the Management Agreement, except
those resulting from acts constituting gross negligence, willful misconduct, bad faith or reckless disregard of our
Manager’s duties under the Management Agreement.

In addition, we have agreed to indemnify our Manager and each of its officers, directors, members,
managers and employees from and against any claims or liabilities, including reasonable legal fees and other
expenses reasonably incurred, arising out of or in connection with our business and operations or any action
taken or omitted on our behalf pursuant to authority granted by the Management Agreement, except where
attributable to gross negligence, willful misconduct, bad faith or reckless disregard of such person’s duties under
the Management Agreement. As a result, we could experience unfavorable operating results or incur losses for
which our Manager would not be liable.

Termination of the Management Agreement could be difficult and costly, including as a result of payment of
termination fees to our Manager, and may cause us to be unable to execute our business plan, which could
materially and adversely affect us.

If we fail to renew the Management Agreement, or terminate the agreement, other than for a termination for

cause, we are obligated to pay our Manager a termination fee equal to three times the sum of (i) the average
annual base management fee earned by our Manager during the 24-month period immediately preceding the most
recently completed calendar quarter prior to the termination date and (ii) the average annual incentive fee earned
by our Manager during the two most recently completed measurement periods (as defined in the Management
Agreement) prior to the termination date. Such a payment would likely be a substantial one-time charge that
could render unattractive, or not economically feasible, the termination of our Manager, even if it performed
poorly. In addition, any termination of the Management Agreement would end our Manager’s obligation to
provide us with our executive officers and personnel upon whom we rely for the operation of our business and
would also terminate our rights under the ROFO Agreement with CTO, as discussed further herein. As a result of
termination of the ROFO Agreement, we would face increased competition from CTO and its affiliates, as well

33

as others, for the acquisition of properties that meet our investment criteria, and our right to acquire certain
properties from CTO and its affiliates would be terminated. As a result, the termination of the Management
Agreement could materially and adversely affect us.

If our Manager ceases to be our manager pursuant to the Management Agreement, counterparties to our
agreements may cease doing business with us.

If our Manager ceases to be our manager, it could constitute an event of default or early termination event
under financing and other agreements we may enter into in the future, upon which our counterparties may have
the right to terminate their agreements with us. If our Manager ceases to be our manager for any reason,
including upon the non-renewal of the Management Agreement, our business and our ability to make
distributions to our stockholders may be materially adversely affected.

The Management Agreement with our Manager and the ROFO Agreement with CTO were not negotiated on
an arm’s-length basis and may not be as favorable to us as if they had been negotiated with unaffiliated third
parties.

The Management Agreement with our Manager and the ROFO Agreement with CTO were negotiated

between related parties and before our independent directors were elected, and their terms, including the fees
payable to our Manager, may not be as favorable to us as if they had been negotiated with unaffiliated third
parties. The terms of these agreements may not reflect our long-term best interests and may be overly favorable
to CTO, our Manager and their affiliates (other than us and our subsidiaries). Further, we may choose not to
enforce, or to enforce less vigorously, our rights under the Management Agreement and the ROFO Agreement
because of our desire to maintain our ongoing relationships with our Manager and CTO.

Risks Related to Our Financing Activities

Our growth depends on external sources of capital, including debt financings, that are outside of our control
and may not be available to us on commercially reasonable terms or at all.

In order to maintain our qualification as a REIT under the Code, we are required, among other things, to
distribute annually at least 90% of our REIT taxable income, determined without regard to the dividends paid
deduction and excluding any net capital gain. In addition, we are subject to income tax at the U.S. federal
corporate income tax rate to the extent that we distribute less than 100% of our net taxable income. Because of
these distribution requirements, we may not have sufficient liquidity from our operating cash flows to fund future
capital needs, including any acquisition financing. Consequently, we may rely on third-party sources, including
lenders, to fund our capital needs. We may not be able to obtain debt financing on favorable terms or at all. Any
additional debt we incur will increase our leverage and likelihood of default. Our access to third-party sources of
capital depends, in part, on:

•

•

•

•

•

•

general market conditions;

the market’s perception of our growth potential;

our current debt levels;

our current and expected future earnings;

our cash flow and cash distributions; and

the market price per share of our common stock.

If we cannot obtain capital from third-party sources, we may not be able to acquire or develop properties
when strategic opportunities exist, meet the capital and operating needs of our existing properties, satisfy our
debt service obligations or make the cash distributions to our stockholders necessary to maintain our qualification
as a REIT, which would materially and adversely affect us.

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Our organizational documents have no limitation on the amount of additional indebtedness that we may incur
in the future. As a result, we may become highly leveraged in the future, which could materially and adversely
affect us.

We have entered into certain debt agreements and, in the future, we may incur additional indebtedness to
finance future acquisitions and development, redevelopment and renovation projects and for general corporate
purposes. There are no restrictions in our charter or bylaws that limit the amount or percentage of indebtedness
that we may incur nor restrict the form in which our indebtedness will be incurred (including recourse or
non-recourse debt or cross-collateralized debt).

A substantial level of indebtedness in the future could have adverse consequences for our business and

otherwise materially and adversely affect us because it could, among other things:

•

•

•

•

require us to dedicate a substantial portion of our cash flow from operations to make principal and
interest payments on our indebtedness, thereby reducing our cash flow available to fund working
capital, capital expenditures and other general corporate purposes, including to pay dividends on our
common stock as currently contemplated or necessary to satisfy the requirements for qualification as a
REIT;

increase our vulnerability to general adverse economic and industry conditions and limit our flexibility
in planning for, or reacting to, changes in our business and our industry;

limit our ability to borrow additional funds or refinance indebtedness on favorable terms or at all to
expand our business or ease liquidity constraints; and

place us at a competitive disadvantage relative to competitors that have less indebtedness.

The agreements governing our indebtedness are likely to place restrictions on us and our subsidiaries,
reducing our operational flexibility and creating risks associated with default and noncompliance.

The agreements governing the Credit Facility and any other indebtedness that we may incur in the future
contain or may contain covenants that place restrictions on us and our subsidiaries. These covenants may restrict,
among other activities, our and our subsidiaries’ ability to:

• merge, consolidate or transfer all or substantially all of our or our subsidiaries’ assets;

•

•

sell, transfer, pledge or encumber our stock or the ownership interests of our subsidiaries;

incur additional debt or issue preferred stock;

• make certain investments;

• make certain expenditures, including capital expenditures;

•

•

pay dividends on or repurchase our capital stock; and

enter into certain transactions with affiliates.

These covenants could impair our ability to grow our business, take advantage of attractive business
opportunities or successfully compete. Our ability to comply with financial and other covenants may be affected
by events beyond our control, including prevailing economic, financial and industry conditions. A breach of any
of these covenants or covenants under any other agreements governing our indebtedness could result in an event
of default. Any cross-default provisions in our debt agreements could cause an event of default under one debt
agreement to trigger an event of default under our other debt agreements. Upon the occurrence of an event of
default under any of our debt agreements, our lenders could elect to declare all outstanding debt under such
agreements to be immediately due and payable. If we were unable to repay or refinance the accelerated debt, our
lenders could proceed against any assets pledged to secure that debt, including foreclosing on or requiring the
sale of any properties securing that debt, and the proceeds from the sale of these properties may not be sufficient
to repay such debt in full.

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Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our
investment in any property subject to mortgage debt.

Future borrowings may be secured by mortgages on our properties. Incurring mortgage and other secured
debt obligations increases our risk of losses because defaults on secured indebtedness may result in foreclosure
actions initiated by lenders and ultimately our loss of the properties securing any loans for which we are in
default. If we are in default under a cross-defaulted mortgage loan, we could lose multiple properties to
foreclosure. For tax purposes, a foreclosure of any of our properties would be treated as a sale of the property for
a purchase price equal to the outstanding balance of the debt secured by the mortgage. If the outstanding balance
of the debt secured by the mortgage exceeds our tax basis in the property, we would recognize taxable income on
foreclosure, but would not receive any cash proceeds, which could hinder our ability to meet the REIT
distribution requirements imposed by the Code. As we execute our business plan, we may assume or incur new
mortgage indebtedness on our properties. Any default under any mortgage debt obligation we incur may increase
the risk of our default on our other indebtedness, including indebtedness under our anticipated revolving credit
facility, which could materially and adversely affect us.

Increases in interest rates have and will likely continue to increase our interest costs on our variable rate debt
and could adversely impact our ability to refinance existing debt or sell assets.

Current and future borrowings under our revolving credit facility will bear interest at variable rates. Recent

increases in interest rates have increased our interest payments and reduced our cash flow available for other
corporate purposes, and we expect this trend to continue in the near term. In addition, rising interest rates could
limit our ability to refinance debt when it matures and increase interest costs on any debt that is refinanced.
Further, an increase in interest rates could increase the cost of financing, thereby decreasing the amount third
parties are willing to pay for our properties, which would limit our ability to dispose of properties when
necessary or desired.

In addition, we may enter into hedging arrangements in the future. Our hedging arrangements may include

interest rate swaps, caps, floors and other interest rate hedging contracts. Our hedging arrangements could
reduce, but may not eliminate, the impact of rising interest rates, and they could expose us to the risk that other
parties to our hedging arrangements will not perform or that the agreements relating to our hedges may not be
enforceable.

The planned discontinuation of LIBOR may affect our financial results.

The ICE Benchmark Administration (“IBA”), the administrator of LIBOR, ceased publication of USD

LIBOR on December 31, 2021 for the one week and two month USD LIBOR tenors, and intends to cease
publishing the remaining USD LIBOR tenors on June 30, 2023. The Alternative Reference Rates Committee of
the Federal Reserve Board (the “ARRC”) has formally recommended the Secured Overnight Financing Rate, or
SOFR, as its preferred alternative replacement rate for LIBOR. There are significant differences between LIBOR
and SOFR, such as LIBOR being an unsecured lending rate versus SOFR which is a secured lending rate, and
SOFR being an overnight rate versus LIBOR which reflects term rates at different maturities. These and other
differences create the potential for basis risk between the two rates. The impact of any basis risk between LIBOR
and SOFR may negatively affect our operating results. Any of these alternative methods may result in interest
rates that are higher than if LIBOR were available in its current form, which could have a material adverse effect
on our results.

It is uncertain at this time if the remaining tenors of USD LIBOR will cease to exist prior to June 30, 2023,

or whether additional reforms to LIBOR may be enacted, or whether alternative reference rates such as SOFR
will gain market acceptance as a replacement for LIBOR. Although SOFR is the ARRC’s recommended
replacement rate, whether or not SOFR attains market traction as a LIBOR replacement tool remains in question.
In addition, although certain of our LIBOR based obligations provide for alternative methods of calculating the

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interest rate payable on certain of our obligations if LIBOR is not reported, which include requesting certain rates
from major reference banks in London or New York, or alternatively using LIBOR for the immediately
preceding interest period or using the initial interest rate, as applicable, uncertainty as to the extent and manner of
future changes may result in interest rates and/or payments that are higher than, lower than or that do not
otherwise correlate over time with the interest rates and/or payments that would have been made on our
obligations if LIBOR rate was available in its current form. The Company converted from LIBOR to SOFR
during the year ended December 31, 2022.

Risks Related to Our Organization and Structure

We are a holding company with no direct operations, and we will rely on funds received from the Operating
Partnership to pay our obligations and make distributions to our stockholders.

We are a holding company and will conduct substantially all of our operations through the Operating
Partnership. We will not have, apart from an interest in the Operating Partnership, any independent operations.
As a result, we will rely on distributions from the Operating Partnership to make any distributions we declare on
shares of our common stock. We will also rely on distributions from the Operating Partnership to meet any of our
obligations, including any tax liability on taxable income allocated to us from the Operating Partnership. In
addition, because we are a holding company, your claims as stockholders are structurally subordinated to all
existing and future creditors and preferred equity holders of the Operating Partnership and its subsidiaries.
Therefore, in the event of a bankruptcy, insolvency, liquidation or reorganization of the Operating Partnership or
its subsidiaries, assets of the Operating Partnership or the applicable subsidiary will be available to satisfy our
claims to us as an equity owner therein only after all of their liabilities and preferred equity have been paid in
full.

As of December 31, 2022, we owned 88.7% of the OP Units issued by the Operating Partnership. However,

in connection with our future acquisition activities or otherwise, we may issue additional OP Units to third
parties. Such issuances would reduce our ownership in the Operating Partnership.

Certain provisions of Maryland law could inhibit changes in control of our company.

Certain “business combination” and “control share acquisition” provisions of the Maryland General

Corporation Law, or the MGCL, may have the effect of deterring a third party from making a proposal to acquire
us or of impeding a change in control under circumstances that otherwise could provide the holders of our
common stock with the opportunity to realize a premium over the then-prevailing market price of our common
stock. Pursuant to the MGCL, the Board has by resolution exempted business combinations between us and any
other person. Our bylaws contain a provision exempting from the control share acquisition statute any and all
acquisitions by any person of shares of our stock. However, there can be no assurance that these exemptions will
not be amended or eliminated at any time in the future. Our charter and bylaws and Maryland law also contain
other provisions that may delay, defer or prevent a transaction or a change of control that might involve a
premium price for our common stock or that our stockholders otherwise believe to be in their best interest.

Certain provisions in the partnership agreement of the Operating Partnership may delay, defer or prevent
unsolicited acquisitions of us.

Provisions in the partnership agreement of the Operating Partnership may delay, defer or prevent unsolicited

acquisitions of us or changes of our control. These provisions could discourage third parties from making
proposals involving an unsolicited acquisition of us or change of our control, although some stockholders might
consider such proposals, if made, desirable. These provisions include, among others:

•

•

redemption rights of qualifying parties;

transfer restrictions on OP Units;

37

•

•

our ability, as general partner, in some cases, to amend the partnership agreement and to cause the
Operating Partnership to issue units with terms that could delay, defer or prevent a merger or other
change of control of us or the Operating Partnership without the consent of the limited partners; and

the right of the limited partners to consent to transfers of the general partnership interest and mergers or
other transactions involving us under specified circumstances.

The partnership agreement of the Operating Partnership and Delaware law also contain other provisions that

may delay, defer or prevent a transaction or a change of control that might involve a premium price for our
common stock or that our stockholders otherwise believe to be in their best interest.

Our charter contains stock ownership limits, which may delay, defer or prevent a change of control.

In order for us to maintain our qualification as a REIT for each taxable year, no more than 50% in value of

our outstanding capital stock may be owned, directly or indirectly, by five or fewer individuals during the last
half of any calendar year, and at least 100 persons must beneficially own our stock during at least 335 days of a
taxable year of 12 months or during a proportionate portion of a shorter taxable year. “Individuals” for this
purpose include natural persons, private foundations, some employee benefit plans and trusts and some charitable
trusts. To assist us in complying with these limitations, among other purposes, our charter generally prohibits any
person from directly or indirectly owning more than 9.8% in value or number of shares, whichever is more
restrictive, of the outstanding shares of any class or series of our capital stock. These ownership limitations could
have the effect of discouraging a takeover or other transaction in which holders of our common stock might
receive a premium for their shares over the then prevailing market price or which holders might believe to be
otherwise in their best interests.

Our charter’s constructive ownership rules are complex and may cause the outstanding shares owned by a

group of related individuals or entities to be deemed to be constructively owned by one individual or entity. As a
result, the acquisition of less than these percentages of the outstanding shares by an individual or entity could
cause that individual or entity to own constructively in excess of these percentages of the outstanding shares and
thus violate the share ownership limits. Our charter also provides that any attempt to own or transfer shares of
our common stock or preferred stock (if and when issued) in excess of the stock ownership limits without the
consent of the Board or in a manner that would cause us to be “closely held” under Section 856(h) of the Code
(without regard to whether the shares are held during the last half of a taxable year) will result in the shares being
automatically transferred to a trustee for a charitable trust or, if the transfer to the charitable trust is not
automatically effective to prevent a violation of the share ownership limits or the restrictions on ownership and
transfer of our shares, any such transfer of our shares will be null and void.

The Board may change our strategies, policies or procedures without stockholder consent, which may subject
us to different and more significant risks in the future.

Our investment, financing, leverage and distribution policies and our policies with respect to all other
activities, including growth, debt, capitalization and operations, are determined by the Board. These policies may
be amended or revised at any time and from time to time at the discretion of the board of directors without notice
to or a vote of our stockholders. This could result in us conducting operational matters, making investments or
pursuing different business or growth strategies than those contemplated. Under these circumstances, we may
expose ourselves to different and more significant risks in the future, which could have a material adverse effect
on our business and growth. In addition, the Board may change our policies with respect to conflicts of interest,
provided that such changes are consistent with applicable legal requirements.

We may have assumed unknown liabilities in connection with the Formation Transactions, which, if
significant, could materially and adversely affect us.

As part of the Formation Transactions, we acquired our initial portfolio from CTO, subject to existing
liabilities, some of which may have been unknown at the time of the IPO and may remain unknown. Unknown

38

liabilities might include claims of tenants, vendors or other persons dealing with such entities prior to the IPO
(that had not been asserted or threatened prior to the IPO), tax liabilities and accrued but unpaid liabilities
incurred in the ordinary course of business. Any unknown or unquantifiable liabilities that we assumed in
connection with the Formation Transactions for which we have no or limited recourse could materially and
adversely affect us.

Our rights and the rights of our stockholders to take action against our directors and executive officers are
limited, which could limit your recourse in the event of actions not in your best interest.

Our charter limits the liability of our present and former directors and executive officers to us and our
stockholders for money damages to the maximum extent permitted under Maryland law. Under current Maryland
law, our present and former directors and executive officers will not have any liability to us or our stockholders
for money damages other than liability resulting from (i) actual receipt of an improper benefit or profit in money,
property or services or (ii) active and deliberate dishonesty by the director or executive officer that was
established by a final judgment and is material to the cause of action. As a result, we and our stockholders have
limited rights against our present and former directors and executive officers, which could limit your recourse in
the event of actions not in your best interest.

Conflicts of interest exist or could arise in the future between the interests of our stockholders and the
interests of holders of Operating Partnership units, which may impede business decisions that could benefit
our stockholders.

Conflicts of interest exist or could arise in the future as a result of the relationships between us and our
affiliates, on the one hand, and the Operating Partnership or any partner thereof, on the other. Our directors and
executive officers have duties to our company under applicable Maryland law in connection with their
management of our company. At the same time, PINE GP, as the general partner of the Operating Partnership,
has fiduciary duties and obligations to the Operating Partnership and its limited partners under Delaware law and
the partnership agreement of the Operating Partnership in connection with the management of the Operating
Partnership. The fiduciary duties and obligations of the general partner to the Operating Partnership and its
partners may come into conflict with the duties of our directors and executive officers to our company. The
Operating Partnership agreement provides that, in the event of a conflict between the interests of our
stockholders on the one hand, and the limited partners of the Operating Partnership on the other hand, the general
partner will endeavor in good faith to resolve the conflict in a manner not adverse to either our stockholders or
the limited partners, provided however, that so long as we own a controlling interest in the Operating Partnership,
any such conflict that the general partner, in its sole and absolute discretion, determines cannot be resolved in a
manner not adverse to either our stockholders or the limited partners of the Operating Partnership are resolved in
favor of our stockholders, and the general partner will not be liable for monetary damages for losses sustained,
liabilities incurred or benefits not derived by the limited partners in connection with such decisions.

In addition, to the extent permitted by applicable law, the partnership agreement will provide for the
indemnification of the general partner and our officers, directors, employees and any other persons the general
partner may designate from and against any and all claims that relate to the operations of the Operating
Partnership as set forth in the partnership agreement in which any indemnitee may be involved, or is threatened
to be involved, as a party or otherwise, unless it is established that:

•

•

•

the act or omission of the indemnitee was material to the matter giving rise to the proceeding and either
was committed in bad faith or was the result of active and deliberate dishonesty;

the indemnitee actually received an improper personal benefit in money, property or services; or

in the case of any criminal proceeding, the indemnitee had reasonable cause to believe that the act or
omission was unlawful.

Similarly, the general partner of the Operating Partnership and our officers, directors, agents or employees,
will not be liable for monetary damages to the Operating Partnership or the limited partners for losses sustained

39

or liabilities incurred as a result of errors in judgment or mistakes of fact or law or of any act or omission so long
as any such party acted in good faith.

We could increase or decrease the number of authorized shares of stock, classify and reclassify unissued stock
and issue stock without stockholder approval, which could prevent a change in our control and negatively
affect the market price of our common stock.

The Board, without stockholder approval, has the power under our charter to amend our charter from time to
time to increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class
or series that we are authorized to issue, to authorize us to issue authorized but unissued shares of our common
stock or preferred stock and to classify or reclassify any unissued shares of our common stock or preferred stock
into one or more classes or series of stock and set the terms of such newly classified or reclassified shares. As a
result, we may issue series or classes of common stock or preferred stock with preferences, distributions, powers
and rights, voting or otherwise, that are senior to the rights of holders of our common stock. Any such issuance
could dilute our existing common stockholders’ interests. Although the Board has no such intention at the present
time, it could establish a class or series of preferred stock that could, depending on the terms of such series,
delay, defer or prevent a transaction or a change of control that might involve a premium price for our common
stock or that our stockholders otherwise believe to be in their best interest.

The Operating Partnership has in the past and may in the future issue additional OP Units without the
consent of our stockholders, which could have a dilutive effect on our stockholders.

The Operating Partnership has in the past and may in the future issue additional OP Units to third parties

without the consent of our stockholders, which would reduce our ownership percentage in the Operating
Partnership and may have a dilutive effect on the amount of distributions made to us by the Operating
Partnership and, therefore, the amount of distributions we may make to our stockholders. Any such issuances, or
the perception of such issuances, could materially and adversely affect the market price of our common stock.

We are an “emerging growth company” and a “smaller reporting company,” and we cannot be certain if the
reduced disclosure requirements applicable to emerging growth companies and smaller reporting companies
will make shares of our common stock less attractive to investors.

We are an “emerging growth company” as defined in the JOBS Act. We will remain an “emerging growth

company” until the earliest to occur of (i) the last day of the fiscal year during which our total annual gross
revenue equals or exceeds $1.235 billion (subject to adjustment for inflation), (ii) December 31, 2024 (the last
day of the fiscal year following the fifth anniversary of the IPO); (iii) the date on which we have, during the
previous three-year period, issued more than $1 billion in non-convertible debt securities and (iv) the date on
which we are deemed to be a “large accelerated filer” under the Exchange Act. We intend to take advantage of
exemptions from various reporting requirements that are applicable to most other public companies, whether or
not they are classified as “emerging growth companies,” including, but not limited to, an exemption from the
provisions of Section 404(b) of the Sarbanes-Oxley Act requiring that our independent registered public
accounting firm provide an attestation report on the effectiveness of our internal control over financial reporting.
An attestation report by our auditor would require additional procedures by them that could detect problems with
our internal control over financial reporting that are not detected by management. If our system of internal
control over financial reporting is not determined to be appropriately designed or operating effectively, it could
require us to restate financial statements, cause us to fail to meet reporting obligations and cause investors to lose
confidence in our reported financial information, all of which could lead to a significant decline in the market
price of our common stock. The JOBS Act also provides that an “emerging growth company” can take advantage
of the extended transition period provided in the Securities Act of 1933, as amended (the “Securities Act”) for
complying with new or revised accounting standards. However, we have chosen to “opt out” of this extended
transition period and, as a result, we will comply with new or revised accounting standards on the relevant dates
on which adoption of such standards is required for all public companies that are not emerging growth

40

companies. Our decision to opt out of the extended transition period for complying with new or revised
accounting standards is irrevocable.

We are also a “smaller reporting company” as defined in Regulation S-K under the Securities Act and may

take advantage of certain of the scaled disclosures available to smaller reporting companies. We may be a smaller
reporting company even after we are no longer an “emerging growth company.”

We cannot predict if investors will find our common stock less attractive because we intend to rely on
certain of these exemptions and benefits under the JOBS Act. If some investors find our common stock less
attractive as a result, there may be a less active, liquid and/or orderly trading market for our common stock and
the market price and trading volume of our common stock may be more volatile and decline significantly.

We have incurred new costs as a result of becoming a public company, and such costs may increase when we
cease to be an “emerging growth company.”

As a public company, we incur significant legal, accounting, insurance and other expenses, including costs

associated with public company reporting requirements. The expenses incurred by public companies generally
for reporting and corporate governance purposes have been increasing. We expect compliance with these public
reporting requirements and associated rules and regulations to increase expenses, particularly after we are no
longer an emerging growth company, although we are currently unable to estimate theses costs with any degree
of certainty. We could be an emerging growth company for up to five years, although circumstances could cause
us to lose that status earlier, which could result in our incurring additional costs applicable to public companies
that are not emerging growth companies.

Risks Related to Our Qualification and Operation as a REIT

Failure to remain qualified as a REIT would cause us to be taxed as a regular corporation, which would
substantially reduce funds available for distributions to our stockholders.

We believe that our organization and method of operation have enabled us to meet the requirements for
qualification and taxation as a REIT and we intend to continue to be organized and operate in such a manner.
However, we cannot assure you that we will remain qualified as a REIT. Moreover, our qualification and
taxation as a REIT depend upon our ability to meet on a continuing basis, through actual annual operating results,
certain qualification tests set forth in the U.S. federal income tax laws. Accordingly, no assurance can be given
that our actual results of operations for any particular taxable year will satisfy such requirements.

If we fail to qualify as a REIT in any taxable year, we will face serious tax consequences that will

substantially reduce the funds available for distributions to our stockholders because:

• we would not be allowed a deduction for dividends paid to stockholders in computing our taxable

income and would be subject to U.S. federal income tax at regular corporate rates;

• we could be subject to increased state and local taxes; and

•

unless we are entitled to relief under certain U.S. federal income tax laws, we could not re-elect REIT
status until the fifth calendar year after the year in which we failed to qualify as a REIT.

In addition, if we fail to remain qualified as a REIT, we will no longer be required to make distributions. As

a result of all these factors, our failure to remain qualified as a REIT could impair our ability to expand our
business and raise capital, and it would adversely affect our business, financial condition, results of operations or
ability to make distributions to our stockholders and the trading price of our common stock.

41

Even if we remain qualified as a REIT, we may face other tax liabilities that could reduce our cash flows and
negatively impact our results of operations and financial condition.

Even if we remain qualified for taxation as a REIT, we may be subject to certain U.S. federal, state and local
taxes on our income and assets, including taxes on any undistributed income, tax on income from some activities
conducted as a result of a foreclosure and state or local income, property and transfer taxes. In addition, under
partnership audit procedures, the Operating Partnership and any other partnership that we may form or acquire
may be liable at the entity level for tax imposed under those procedures. Further, any taxable REIT subsidiaries
(“TRSs”) that we may form in the future will be subject to regular corporate U.S. federal, state and local taxes.
Moreover, several provisions of the Code regarding the arrangements between a REIT and its TRS entities
function to ensure that such TRS entities are subject to an appropriate level of U.S. federal income taxation. Any
of these taxes would decrease cash available for distributions to stockholders, which, in turn, could materially
adversely affect our business, financial condition, results of operations or ability to make distributions to our
stockholders and the trading price of our common stock.

Failure to make required distributions would subject us to U.S. federal corporate income tax.

We intend to continue to operate in a manner so as to maintain our qualification as a REIT for U.S. federal
income tax purposes. In order to maintain our qualification as a REIT, we generally are required to distribute at
least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding
any net capital gain, each year to our stockholders. To the extent that we satisfy this distribution requirement but
distribute less than 100% of our REIT taxable income, we will be subject to U.S. federal corporate income tax on
our undistributed taxable income. In addition, we will be subject to a 4% nondeductible excise tax on the amount,
if any, by which dividends we pay in a calendar year are less than the sum of 85% of our ordinary income, 95%
of our capital gain net income and, 100% of our undistributed income (as defined under the excise tax rules from
prior years).

Complying with REIT requirements may cause us to forego otherwise attractive opportunities or liquidate
otherwise attractive investments.

To maintain our qualification as a REIT for U.S. federal income tax purposes, we must continually satisfy
tests concerning, among other things, the sources of our income, the nature and diversification of our assets, the
amounts we distribute to our stockholders and the ownership of our stock. In order to meet these tests, we may be
required to forego investments we might otherwise make. Thus, compliance with the REIT requirements may
hinder our performance.

In particular, we must ensure that at the end of each calendar quarter, at least 75% of the value of our assets

consists of cash, cash items, government securities and qualified real estate assets. The remainder of our
investment in securities (other than government securities, securities of TRSs and qualified real estate assets)
generally cannot include more than 10% of the outstanding voting securities of any one issuer or more than 10%
of the total value of the outstanding securities of any one issuer. In addition, in general, no more than 5% of the
value of our assets (other than government securities, securities of TRSs and qualified real estate assets) can
consist of the securities of any one issuer, no more than 20% of the value of our total assets can be represented by
the securities of one or more TRSs and no more than 25% of our assets can be represented by debt of “publicly
offered REITs” (i.e., REITs that are required to file annual and periodic reports with the SEC under the Exchange
Act), unless secured by real property or interests in real property. If we fail to comply with these requirements at
the end of any calendar quarter, we must correct the failure within 30 days after the end of the calendar quarter or
qualify for certain statutory relief provisions to avoid losing our REIT qualification and suffering adverse tax
consequences. As a result, we may be required to liquidate otherwise attractive investments. These actions could
have the effect of reducing our income and amounts available for distribution to our stockholders.

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The relative lack of experience of our Manager in operating under the constraints imposed on us as a REIT
may hinder the achievement of our investment objectives.

The Code imposes numerous constraints on the operations of REITs that do not apply to other investment
vehicles. Our qualification as a REIT depends upon our ability to meet requirements regarding our organization
and ownership, distributions of our income, the nature and diversification of our income and assets and other
tests imposed by the Code. Any failure to comply could cause us to fail to satisfy the requirements associated
with qualifying for and maintaining REIT status. Our Manager has relatively limited experience operating under
these constraints, which may hinder our ability to take advantage of attractive investment opportunities and to
achieve our investment objectives. As a result, we cannot assure you that our Manager will be able to operate our
business under these constraints. If we fail to qualify as a REIT for any taxable year, we will be subject to U.S.
federal income tax on our taxable income at corporate rates. In addition, we would generally be disqualified from
treatment as a REIT for the four taxable years following the year of losing our REIT status. Losing our REIT
status would reduce our net earnings available for investment or distribution to stockholders because of the
additional tax liability. In addition, distributions to stockholders would no longer qualify for the dividends paid
deduction, and we would no longer be required to make distributions. If this occurs, we might be required to
borrow funds or liquidate some investments in order to pay the applicable tax.

Complying with REIT requirements may limit our ability to hedge our liabilities effectively and may cause us
to incur tax liabilities.

The REIT provisions of the Code may limit our ability to hedge our liabilities. Any income from a hedging

transaction we enter into to manage risk of interest rate changes, price changes or currency fluctuations with
respect to borrowings made or to be made to acquire or carry real estate assets, if properly identified under
applicable Treasury Regulations, does not constitute “gross income” for purposes of the 75% or 95% gross
income tests applicable to REITs. In addition, certain income from hedging transactions entered into to hedge
existing hedging positions after any portion of the hedged indebtedness or property is extinguished or disposed of
will not be included in income for purposes of the 75% and 95% gross income tests. To the extent that we enter
into other types of hedging transactions, the income from those transactions will likely be treated as
non-qualifying income for purposes of both of the gross income tests. As a result of these rules, we may need to
limit our use of advantageous hedging techniques or implement those hedges through a TRS. This could increase
the cost of our hedging activities because our TRSs would be subject to tax on gains or expose us to greater risks
associated with changes in interest rates than we would otherwise want to bear. In addition, losses in a TRS
generally will not provide any tax benefit, except for being carried forward against future taxable income of such
TRS.

Our ability to provide certain services to our tenants may be limited by the REIT rules or may have to be
provided through a TRS.

As a REIT, we generally cannot provide services to our tenants other than those that are customarily
provided by landlords, nor can we derive income from a third party that provides such services. If we forego
providing such services to our tenants, we may be at a disadvantage to competitors that are not subject to the
same restrictions. However, we can provide such non-customary services to tenants or share in the revenue from
such services if we do so through a TRS, though income earned by such TRS will be subject to U.S. federal
corporate income tax.

The prohibited transactions tax may limit our ability to dispose of our properties.

A REIT’s net income from prohibited transactions is subject to a 100% tax. In general, prohibited

transactions are sales or other dispositions of property, other than foreclosure property, held primarily for sale to
customers in the ordinary course of business. We may be subject to the prohibited transaction tax equal to 100%
of net gain upon a disposition of real property. Although a safe harbor to the characterization of the sale of real

43

property by a REIT as a prohibited transaction is available, we cannot assure you that we can comply with the
safe harbor or that we will avoid owning property that may be characterized as held primarily for sale to
customers in the ordinary course of business. Consequently, we may choose not to engage in certain sales of our
properties or may conduct such sales through any TRS that we may form, which would be subject to U.S. federal
corporate income tax.

We may pay taxable dividends in our common stock and cash, in which case stockholders may sell shares of
our common stock to pay tax on such dividends, placing downward pressure on the market price of our
common stock.

We may satisfy the 90% distribution test with taxable distributions of our common stock. The Internal
Revenue Service (“IRS”) has issued Revenue Procedure 2017-45 authorizing elective cash/stock dividends to be
made by “publicly offered REITs.” Pursuant to Revenue Procedure 2017-45, the IRS will treat the distribution of
stock pursuant to an elective cash/stock dividend as a distribution of property under Section 301 of the Code (i.e.,
a dividend), as long as at least 20% of the total dividend is available in cash and certain other parameters detailed
in the Revenue Procedure are satisfied.

If we made a taxable dividend payable in cash and common stock, taxable stockholders receiving such
dividends will be required to include the full amount of the dividend as ordinary income to the extent of our
current and accumulated earnings and profits, as determined for U.S. federal income tax purposes. As a result,
stockholders may be required to pay income tax with respect to such dividends in excess of the cash dividends
received. If a U.S. stockholder sells the common stock that it receives as a dividend in order to pay this tax, the
sales proceeds may be less than the amount included in income with respect to the dividend, depending on the
market price of our common stock at the time of the sale. Furthermore, with respect to certain non-U.S.
stockholders, we may be required to withhold U.S. federal income tax with respect to such dividends, including
in respect of all or a portion of such dividend that is payable in common stock. If we made a taxable dividend
payable in cash and our common stock and a significant number of our stockholders determine to sell shares of
our common stock in order to pay taxes owed on dividends, it may put downward pressure on the trading price of
our common stock. We do not currently intend to pay taxable dividends using both our common stock and cash,
although we may choose to do so in the future.

The ability of the Board to revoke our REIT qualification without stockholder approval may cause adverse
consequences to our stockholders.

Our charter provides that the Board may revoke or otherwise terminate our REIT election, without the
approval of our stockholders, if it determines in good faith that it is no longer in our best interest to continue to
qualify as a REIT. If we cease to qualify as a REIT, we would become subject to U.S. federal income tax on our
taxable income and would no longer be required to distribute most of our taxable income to our stockholders,
which may have adverse consequences on our total return to our stockholders.

Any ownership of a TRS we may form in the future will be subject to limitations and our transactions with a
TRS will cause us to be subject to a 100% penalty tax on certain income or deductions if those transactions
are not conducted on arm’s-length terms.

Overall, no more than 20% of the value of a REIT’s assets may consist of stock or securities of one or more
TRS entities. A TRS will be subject to applicable U.S. federal, state and local corporate income tax on its taxable
income, and its after tax net income will be available for distribution to us but is not required to be distributed to
us. In addition, several provisions of the Code regarding the arrangements between a REIT and its TRS entities
function to ensure that the TRS is subject to an appropriate level of U.S. federal income taxation. The Code also
imposes a 100% excise tax on certain transactions between a TRS and its parent REIT that are not conducted on
an arm’s-length basis. We will monitor the value of our respective investments in any TRS that we may form for
the purpose of ensuring compliance with TRS ownership limitations and will structure our transactions with any

44

TRS on terms that we believe are arm’s length to avoid incurring the 100% excise tax described above. There can
be no assurance, however, that we will be able to comply with the 20% limitation or to avoid application of the
100% excise tax.

You may be restricted from acquiring or transferring certain amounts of our common stock.

The stock ownership restrictions of the Code for REITs and the 9.8% share ownership limit in our charter

may inhibit market activity in our capital stock and restrict our business combination opportunities.

In order for us to maintain our qualification as a REIT, five or fewer individuals, as defined in the Code,
may not own, beneficially or constructively, more than 50% in value of our issued and outstanding capital stock
at any time during the last half of a taxable year. Attribution rules in the Code determine if any individual or
entity beneficially or constructively owns our shares of capital stock under this requirement. Additionally, at least
100 persons must beneficially own our shares of capital stock during at least 335 days of each taxable year other
than our initial REIT taxable year. To help ensure that we meet these tests, our charter restricts the acquisition
and ownership of shares of our capital stock.

Our charter, with certain exceptions, requires our directors to take such actions as are necessary and

desirable to preserve our qualification as a REIT. Unless exempted by the Board, our charter prohibits any person
from beneficially or constructively owning more than 9.8% in value or number of shares, whichever is more
restrictive, of the outstanding shares of any class or series of our shares of capital stock. The Board may not grant
an exemption from this restriction to any person if such exemption would result in our failing to qualify as a
REIT. This as well as other restrictions on transferability and ownership will not apply, however, if the Board
determines in good faith that it is no longer in our best interests to continue to qualify as a REIT.

Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.

The maximum U.S. federal income tax rate applicable to “qualified dividend income” payable to U.S.

stockholders that are taxed at individual rates is 20% (plus the 3.8% surtax on net investment income, if
applicable). Dividends payable by REITs, however, generally are not eligible for the reduced rates on qualified
dividend income. However, for taxable years beginning before January 1, 2026, ordinary REIT dividends
constitute “qualified business income” and thus a 20% deduction is available to individual taxpayers with respect
to such dividends, resulting in a 29.6% maximum U.S. federal income tax rate (plus the 3.8% surtax on net
investment income, if applicable) for individual U.S. stockholders. However, to qualify for this deduction, the
stockholder receiving such dividends must hold the dividend-paying REIT stock for at least 46 days (taking into
account certain special holding period rules) of the 91-day period beginning 45 days before the stock becomes
ex-dividend, and cannot be under an obligation to make related payments with respect to a position in
substantially similar or related property. The more favorable rates applicable to regular corporate qualified
dividends could cause investors who are taxed at individual rates to perceive investments in REITs to be
relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could
adversely affect the value of the shares of REITs, including our common stock.

We may be subject to adverse legislative or regulatory tax changes, in each instance with potentially
retroactive effect, that could reduce the market price of our common stock.

At any time, the U.S. federal income tax laws governing REITs, or the administrative interpretations of

those laws may be amended. We cannot predict when or if any new U.S. federal income tax law, regulation or
administrative interpretation, or any amendment to any existing U.S. federal income tax law, regulation or
administrative interpretation, will be adopted, promulgated or become effective and any such law, regulation or
interpretation may take effect retroactively. We and our stockholders could be adversely affected by any such
change in the U.S. federal income tax laws, regulations or administrative interpretations which, in turn, could
materially adversely affect our ability to make distributions to our stockholders and the trading price of our
common and preferred stock.

45

If the Operating Partnership failed to qualify as a partnership for U.S. federal income tax purposes, we would
cease to qualify as a REIT and suffer other adverse consequences.

We believe that the Operating Partnership will be treated as a partnership for U.S. federal income tax
purposes. As a partnership, the Operating Partnership will not be subject to U.S. federal income tax on its
income. Instead, each of its partners, including us, will be allocated, and may be required to pay tax with respect
to, its share of the Operating Partnership’s income. We cannot assure you, however, that the IRS will not
challenge the status of the Operating Partnership or any other subsidiary partnership in which we own an interest
as a partnership for U.S. federal income tax purposes, or that a court would not sustain such a challenge. If the
IRS were successful in treating the Operating Partnership or any such other subsidiary partnership as an entity
taxable as a corporation for U.S. federal income tax purposes, we would fail to meet the gross income tests and
certain of the asset tests applicable to REITs and, accordingly, we would likely cease to qualify as a REIT. Also,
the failure of the Operating Partnership or any subsidiary partnership to qualify as a partnership could cause such
partnership to become subject to U.S. federal and state corporate income tax, which would reduce significantly
the amount of cash available for debt service and for distribution to its partners, including us.

Risks Related to Our Common Stock

The market value of our common stock is subject to various factors that may cause significant fluctuations or
volatility.

As with other publicly traded securities, the market price of our common stock depends on various factors,
which may change from time to time and/or may be unrelated to our financial condition, results of operations or
cash flows. These factors may cause significant fluctuations or volatility in the market price of our common
stock. These factors include, but are likely not limited to, the following:

•

•

•

•

•

•

•

•

•

•

•

•

•

•

our financial condition and operating performance and the financial condition or performance of other
similar companies;

actual or anticipated differences in our quarterly or annual operating results than expected;

changes in our revenues, Funds From Operations (“FFO”), Adjusted Funds From Operations
(“AFFO”), or earnings estimates or recommendations by securities analysts;

publication of research reports about us or the real estate industry generally;

increases in market interest rates, which may lead investors to demand a higher distribution yield for
shares of our common stock, and could result in increased interest expense on our debt;

adverse market reaction to any increased indebtedness we incur in the future;

actual or anticipated changes in our and our tenants’ businesses or prospects, including as a result of
the impact of a global pandemic, such as the COVID-19 Pandemic;

the current state of the credit and capital markets, and our ability and the ability of our tenants to obtain
financing on favorable terms;

conflicts of interest with CTO and its affiliates, including our Manager;

the termination of our Manager or additions and departures of key personnel of our Manager;

increased competition in our markets;

strategic decisions by us or our competitors, such as acquisitions, divestments, spin-offs, joint ventures,
strategic investments or changes in business or growth strategies;

the passage of legislation or other regulatory developments that adversely affect us or our industry;

adverse speculation in the press or investment community;

46

•

•

•

•

•

•

•

•

•

•

•

•

actions by institutional stockholders;

the extent of investor interest in our securities;

the general reputation of REITs and the attractiveness of our equity securities in comparison to other
equity securities, including securities issued by other real estate-based companies;

investor confidence in the stock and bond markets, generally;

changes in tax laws;

equity issuances by us (including the issuances of OP Units), or common stock resales by our
stockholders, or the perception that such issuances or resales may occur;

volume of average daily trading and the amount of our common stock available to be traded;

changes in accounting principles;

failure to maintain our qualification as a REIT;

failure to comply with the rules of the NYSE or maintain the listing of our common stock on the
NYSE;

terrorist acts, natural or man-made disasters, including global pandemics impacting the United States,
or threatened or actual armed conflicts; and

general market and local, regional and national economic conditions, including factors unrelated to our
operating performance and prospects.

No assurance can be given that the market price of our common stock will not fluctuate or decline
significantly in the future or that holders of shares of our common stock will be able to sell their shares when
desired on favorable terms, or at all. From time to time in the past, securities class action litigation has been
instituted against companies following periods of extreme volatility in their stock price. This type of litigation
could result in substantial costs and divert our management’s attention and resources.

There can be no assurance that we will be able to make or maintain cash distributions, and certain
agreements relating to our indebtedness may, under certain circumstances, limit or eliminate our ability to
make distributions to our common stockholders.

We intend to make cash distributions to our stockholders in amounts such that all or substantially all of our
taxable income in each year, subject to adjustments, is distributed. Our ability to continue to make distributions
in the future may be adversely affected by the risk factors described in this Annual Report on Form 10-K. We can
give no assurance that we will be able to make or maintain distributions and certain agreements relating to our
indebtedness may, under certain circumstances, limit or eliminate our ability to make distributions to our
common stockholders. We can give no assurance that rents from our properties will increase, or that future
acquisitions of real properties or other investments will increase our cash available for distributions to
stockholders. In addition, any distributions will be authorized at the sole discretion of the Board, and their form,
timing and amount, if any, will depend upon a number of factors, including our actual and projected results of
operations, FFO, AFFO, liquidity, cash flows and financial condition, the revenue we actually receive from our
properties, our operating expenses, our debt service requirements, our capital expenditures, prohibitions and
other limitations under our financing arrangements, our REIT taxable income, the annual REIT distribution
requirements, applicable law and such other factors as the Board deems relevant.

If we do not have sufficient cash available for distributions, we may need to fund the shortage out of
working capital or borrow to provide funds for such distributions, which would reduce the amount of proceeds
available for real estate investments and increase our future interest costs. Our inability to make distributions, or
to make distributions at expected levels, could result in a decrease in the per share trading price of our common
stock.

47

The market price of our common stock could be adversely affected by our level of cash distributions.

We believe the market price of the equity securities of a REIT is based primarily upon the market’s

perception of the REIT’s growth potential, its current and potential future cash distributions, whether from
operations, sales or refinancing, and its management and governance structure and is secondarily based upon the
real estate market value of the underlying assets. For that reason, our common stock may trade at prices that are
higher or lower than our net asset value per share. To the extent we retain operating cash flows for investment
purposes, working capital reserves or other purposes, these retained funds, while increasing the value of our
underlying assets, may not correspondingly increase the market price of our common stock. If we fail to meet the
market’s expectations with regard to future operating results and cash distributions, the market price of our
common stock could be adversely affected.

Increases in market interest rates may result in a decline in the market price of our common stock.

One of the factors that we believe influences the market price of our common stock is the distribution yield
on the common stock (as a percentage of the market price of our common stock) relative to market interest rates.
Additional increases in market interest rates, which have increased recently but are still currently at low levels
relative to certain historical rates, may lead prospective purchasers of shares of our common stock to expect a
higher distribution yield. Additionally, higher interest rates have in the past and are expected to continue to
increase our borrowing costs and potentially decrease our cash available for distribution. Thus, higher market
interest rates could cause the market price of our common stock to decline.

Future issuances of debt securities, which would rank senior to shares of our common stock upon our
liquidation, and future issuances of equity securities (including preferred stock and OP Units), which would
dilute the holdings of our then-existing common stockholders and may be senior to shares of our common
stock for the purposes of making distributions, periodically or upon liquidation, may materially and adversely
affect the market price of our common stock.

In the future, we may issue debt or equity securities or incur other borrowings. Upon liquidation, holders of

our debt securities and other loans and shares of our preferred stock will receive a distribution of our available
assets before holders of shares of our common stock. We are not required to offer any debt or equity securities to
existing stockholders on a preemptive basis. Therefore, shares of our common stock that we issue in the future,
directly or through convertible or exchangeable securities (including OP Units), warrants or options, will dilute
the holdings of our then-existing common stockholders and such issuances or the perception of such issuances
may reduce the market price of our common stock. Our preferred stock, if issued, would likely have a preference
on distribution payments, periodically or upon liquidation, which could limit our ability to make distributions to
holders of shares of our common stock. Because our decision to issue debt or equity securities or otherwise incur
debt in the future will depend on market conditions and other factors beyond our control, we cannot predict or
estimate the amount, timing, nature or impact of our future capital raising efforts. Thus, holders of shares of our
common stock bear the risk that our future issuances of debt or equity securities or our incurrence of other
borrowings may materially and adversely affect the market price of shares of our common stock and dilute their
ownership in us.

Sales of substantial amounts of our common stock in the public markets or the perception that they might
occur, could reduce the price of our common stock and may dilute the voting power of our then-existing
common stockholders and such common stockholders’ ownership interest in us.

Sales of substantial amounts of our common stock in the public market, or the perception that such sales
could occur, could adversely affect the market price of our common stock and may make it more difficult for our
then-existing common stockholders to sell their shares of common stock at a time and price that such common
stockholders deem appropriate.

48

The shares of our common stock that we sold in the IPO may be resold immediately in the public market
unless they are held by “affiliates,” as that term is defined in Rule 144 under the Securities Act. The common
stock purchased by CTO in the CTO Private Placement and in the IPO and the shares of common stock
underlying the OP Units issued in the Formation Transactions are “restricted securities” within the meaning of
Rule 144 under the Securities Act and may not be sold in the absence of registration under the Securities Act
unless an exemption from registration is available, including the exemptions contained in Rule 144. As a result of
the registration rights agreement that we entered into with CTO, the shares of our common stock purchased by
CTO in the CTO Private Placement may be eligible for future sale without restriction. Sales of a substantial
number of such shares, or the perception that such sales may occur, could cause the market price of our common
stock to fall or make it more difficult for our then-existing common stockholders to sell their common stock at a
time and price that such common stockholders deem appropriate.

In addition, our charter provides that we may issue up to 500,000,000 shares of common stock and

100,000,000 shares of preferred stock, $0.01 par value per share. Moreover, under Maryland law and as is
provided in our charter, a majority of our entire board of directors will have the power to amend our charter to
increase or decrease the aggregate number of shares of stock or the number of shares of stock of any class or
series that we are authorized to issue without stockholder approval. Future issuances of shares of our common
stock or securities convertible or exchangeable into common stock may dilute the ownership interest of our
common stockholders. Because our decision to issue additional equity or convertible or exchangeable securities
in any future offering will depend on market conditions and other factors beyond our control, we cannot predict
or estimate the amount, timing or nature of our future issuances. In addition, we are not required to offer any
such securities to existing stockholders on a preemptive basis. Therefore, it may not be possible for existing
stockholders to participate in such future issuances, which may dilute the existing stockholders’ interests in us.

Risks Related to the COVID-19 Pandemic

The COVID-19 Pandemic, and the future outbreak of other highly infectious or contagious diseases, could
materially and adversely impact or disrupt our tenant’s business operations and as a result adversely impact
our financial condition, results of operations, cash flows and performance.

Since late December 2019, the COVID-19 Pandemic has spread globally, including every state in the
United States. The COVID-19 Pandemic has had, and other future pandemics could have, repercussions across
regional and global economies and financial markets. The outbreak of COVID-19 Pandemic and its variants have
significantly adversely impacted global economic activity and produced significant volatility in the global
financial markets. The global impact of the outbreak rapidly evolved and, as cases of COVID-19 have continued
to be identified in additional countries, many countries, including the United States, reacted by instituting
quarantines, mandating business and school closures and restricting travel.

Certain states and cities, including where we own properties, also reacted by instituting quarantines,
restrictions on travel, “shelter at home” rules, and importantly, restrictions on the types of business that may
continue to operate or requiring others to shut down completely. Additional states and cities may implement
similar restrictions. As a result, the COVID-19 Pandemic has negatively impacted most every industry directly or
indirectly. A number of our tenants have announced temporary closures of their stores and requested deferral, or
in some instances, rent abatement while the pandemic remains. The COVID-19 Pandemic, or a future pandemic,
could have material and adverse effects on our ability to successfully operate our business and as a result our
financial condition, results of operations and cash flows due to, among other factors:

•

•

a complete or partial closure of, or other operational issues at, one or more of our properties resulting
from government or tenant action;

the reduced economic activity severely impacts our tenants’ businesses, financial condition and
liquidity and may cause one or more of our tenants to be unable to meet their obligations to us in full,
or at all, or to otherwise seek modifications of such obligations;

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•

•

•

•

•

the reduced economic activity could result in a recession, which could negatively impact consumer
discretionary spending;

difficulty accessing debt and equity capital on attractive terms, or at all, and a severe disruption and
instability in the global financial markets or deteriorations in credit and financing conditions may affect
our access to capital necessary to fund business operations on a timely basis;

a general decline in business activity and demand for real estate transactions could adversely affect our
ability or desire to grow our portfolio of properties;

a deterioration in our or our tenants’ ability to operate in affected areas or delays in the supply of
products or services to us or our tenants from vendors that are needed for our or our tenants’ efficient
operations could adversely affect our operations and those of our tenants; and

the potential negative impact on the health of our Manager’s personnel, particularly if a significant
number of them are impacted, could result in a deterioration in our ability to ensure business continuity
during a disruption.

The extent to which the COVID-19 Pandemic impacts our operations, and those of our tenants, will depend

on future developments, which are highly uncertain and cannot be predicted with any degree of certainty,
including the scope, severity and duration of the COVID-19 Pandemic, and the impact of actions taken by
governmental and health organizations to contain the COVID-19 Pandemic or mitigate its impact, and the direct
and indirect economic effects of the COVID-19 Pandemic and containment measures, among others. Additional
closures by our tenants of their businesses and early terminations by our tenants of their leases could reduce our
cash flows, which could impact our ability to continue paying dividends to our stockholders at expected levels, or
at all. The rapid onset of the COVID-19 Pandemic and the continued uncertainty of its duration and long-term
impact precludes any prediction of the magnitude of the adverse impact on the U.S. economy, our tenant’s
businesses and ours. Consequently, the COVID-19 Pandemic presents material uncertainty and risk with respect
to our business operations, our Manager’s business, and therefore, our financial condition, results of operations,
and cash flows. Further, many risk factors set forth in this Annual Report on Form 10-K for the year ended
December 31, 2022, should be interpreted as heightened risks as a result of the impact of the COVID-19
Pandemic.

General Risk Factors

Cybersecurity risks and cyber incidents could adversely affect our business and disrupt operations.

Cyber incidents can result from deliberate attacks or unintentional events. These incidents can include, but

are not limited to, gaining unauthorized access to digital systems for purposes of misappropriating assets or
sensitive information, corrupting data or causing operational disruption. The result of these incidents could
include, but are not limited to, disrupted operations, misstated financial data, liability for stolen assets or
information, increased cybersecurity protection costs, litigation and reputational damage. Should any such cyber
incidents or similar events occur, our assets, particularly cash, could be lost and, as a result, our ability to execute
our business and pursue our investment and growth strategy could be impaired, thereby materially and adversely
affecting us.

We may become subject to litigation, which could materially and adversely affect us.

We may become subject to litigation, our operations, other securities offerings and otherwise in the ordinary

course of business. Some of these claims may result in significant defense costs and potentially significant
judgments against us, some of which are not, or cannot be, insured against. We generally intend to vigorously
defend ourselves. However, we cannot be certain of the ultimate outcomes of any claims that may arise in the
future and which are presently not known to us. Resolution of these types of matters against us may result in our

50

having to pay significant fines, judgments or settlements, which, if uninsured, or if the fines, judgments and
settlements exceed insured levels, could materially and adversely impact our earnings and cash flows, thereby
materially and adversely affecting us. Certain litigation or the resolution of certain litigation may affect the
availability or cost of some of our insurance coverage, which could materially and adversely impact us, expose
us to increased risks that would be uninsured and materially and adversely impact our ability to attract directors
and officers.

If we fail to maintain effective disclosure controls and procedures, we may not be able to meet applicable
reporting requirements, which could materially and adversely affect us.

As a publicly traded company, we are subject to the informational requirements of the Exchange Act and are

required to file reports and other information with the SEC. In addition, we are required to maintain disclosure
controls and procedures that are designed to ensure that information required to be disclosed in the reports that
we file with, or submit to, the SEC is recorded, processed, summarized and reported, within the time periods
specified in the SEC’s rules and forms. They include controls and procedures designed to ensure that information
required to be disclosed in reports filed with, or submitted to, the SEC is accumulated and communicated to
management, including our principal executive and principal financial officers, to allow timely decisions
regarding required disclosure. Effective disclosure controls and procedures are necessary for us to provide
reliable reports, effectively prevent and detect fraud and to operate successfully as a public company. Designing
and implementing effective disclosure controls and procedures is a continuous effort that requires significant
resources and devotion of time. We may discover deficiencies in our disclosure controls and procedures that may
be difficult or time consuming to remediate in a timely manner. Any failure to maintain effective disclosure
controls and procedures or to timely effect any necessary improvements thereto could cause us to fail to meet our
reporting obligations (which could affect the listing of our common stock on the NYSE). Additionally,
ineffective disclosure controls and procedures could also adversely affect our ability to prevent or detect fraud,
harm our reputation and cause investors to lose confidence in our reports filed with, or submitted to, the SEC,
which would likely have a negative effect on the trading price of our common stock.

Changes in accounting standards may materially and adversely affect us.

From time to time, the FASB and the SEC, who create and interpret appropriate accounting standards, may
change the financial accounting and reporting standards or their interpretation and application of these standards
that will govern the preparation of our financial statements. These changes could materially and adversely affect
our reported financial condition and results of operations. In some cases, we could be required to apply a new or
revised standard retroactively, resulting in restating prior period financial statements. Similarly, these changes
could materially and adversely affect our tenant’s reported financial condition or results of operations and affect
their preferences regarding leasing real estate.

We are subject to risks related to corporate social responsibility.

Our business faces public scrutiny related to environmental, social and governance (“ESG”) activities. We
risk damage to our reputation if we or affiliates of our Manager fail to act responsibly in a number of areas, such
as diversity and inclusion, environmental stewardship, support for local communities, corporate governance and
transparency and considering ESG factors in our investment processes. Adverse incidents with respect to ESG
activities could impact the cost of our operations and relationships with investors, all of which could adversely
affect our business and results of operations. Additionally, new legislative or regulatory initiatives related to ESG
could adversely affect our business.

ITEM 1B. UNRESOLVED STAFF COMMENTS

None

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ITEM 2.

PROPERTIES

Our principal offices are located at 369 N. New York Avenue., Suite 201, Winter Park, Florida 32789. Our

telephone number is (407) 904-3324.

As of December 31, 2022, the Company owns 148 net leased retail and office buildings located in 34 states

(refer to Item 1. “Business”).

ITEM 3.

LEGAL PROCEEDINGS

From time to time, the Company may be a party to certain legal proceedings, incidental to the normal course

of our business. We are not currently a party to any pending or threatened legal proceedings that we believe
could have a material adverse effect on our business or financial condition.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER

MATTERS, AND ISSUER REPURCHASES OF EQUITY SECURITIES

The Company’s common stock trades on the NYSE under the symbol “PINE”.

As of February 2, 2023, there were 112 holders of record of our common stock. This figure does not
represent the actual number of beneficial owners of our common stock because shares of our common stock are
frequently held in “street name” through banks, brokers and others for the benefit of beneficial owners who may
vote the shares.

We intend to make quarterly distributions to our common stockholders. In particular, in order to maintain
our qualification for taxation as a REIT, we intend to make annual distributions to our stockholders of at least
90% of our REIT taxable income, determined without regard to the deduction for dividends paid and excluding
any net capital gain. However, any future distributions will be at the sole discretion of the Board and will depend
upon, among other things, our actual results of operations and liquidity.

Unregistered Sales of Equity Securities

There were no unregistered sales of equity securities during the year ended December 31, 2022, which were

not previously reported.

ITEM 6.

[Reserved]

52

ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND

RESULTS OF OPERATIONS

Forward-Looking Statements

When we refer to “we,” “us,” “our,” “PINE,” or “the Company,” we mean Alpine Income Property
Trust, Inc. and its consolidated subsidiaries. References to “Notes to Financial Statements” refer to the Notes to
the Consolidated Financial Statements of Alpine Income Property Trust, Inc. included in Item 8 of this Annual
Report on Form 10-K. Also, when the Company uses any of the words “anticipate,” “assume,” “believe,”
“estimate,” “expect,” “intend,” or similar expressions, the Company is making forward-looking statements.
Although management believes that the expectations reflected in such forward-looking statements are based
upon present expectations and reasonable assumptions, the Company’s actual results could differ materially
from those set forth in the forward-looking statements. Certain factors that could cause actual results or events
to differ materially from those the Company anticipates or projects are described in “Item 1A. Risk Factors” of
this Annual Report on Form 10-K. Given these uncertainties, readers are cautioned not to place undue reliance
on such statements, which speak only as of the date of this Annual Report on Form 10-K or any document
incorporated herein by reference. The Company undertakes no obligation to publicly release any revisions to
these forward-looking statements that may be made to reflect events or circumstances after the date of this
Annual Report on Form 10-K.

The following discussion and analysis should be read in conjunction with the consolidated financial

statements and related notes included elsewhere in this report.

Overview

Alpine Income Property Trust, Inc. is a Maryland corporation that conducts its operations so as to qualify as

a REIT for U.S. federal income tax purposes. Substantially all of the operations are conducted through our
Operating Partnership.

We seek to acquire, own and operate primarily freestanding, commercial real estate properties located in the

United States leased primarily pursuant to triple-net, long-term leases. We focus on investments primarily in
retail properties. We target tenants in industries that we believe are favorably impacted by current
macroeconomic trends that support consumer spending, such as strong and growing employment and positive
consumer sentiment, as well as tenants in industries that have demonstrated resistance to the impact of the
growing e-commerce retail sector or who use a physical presence as a component of their omnichannel strategy.
We also seek to invest in properties that are net leased to tenants that we determine have attractive credit
characteristics, stable operating histories and healthy rent coverage levels, are well-located within their respective
markets and have rents at-or-below market rent levels. Furthermore, we believe that the size of our company
allows us, for at least the near term, to focus our investment activities on the acquisition of single properties or
smaller portfolios of properties that represent a transaction size that most of our publicly-traded net lease REIT
peers will not pursue on a consistent basis.

Our strategy for investing in income-producing properties is focused on factors including, but not limited to,

long-term real estate fundamentals, including those markets experiencing significant economic growth. We
employ a methodology for evaluating targeted investments in income-producing properties which includes an
evaluation of: (i) the attributes of the real estate (e.g., location, market demographics, comparable properties in
the market, etc.); (ii) an evaluation of the existing tenant(s) (e.g., credit-worthiness, property level sales, tenant
rent levels compared to the market, etc.); (iii) other market-specific conditions (e.g., tenant industry, job and
population growth in the market, local economy, etc.); and (iv) considerations relating to the Company’s business
and strategy (e.g., strategic fit of the asset type, property management needs, alignment with the Company’s
structure, etc.).

53

Our operating results for the year ended December 31, 2022 were in-line with our expectations and
primarily driven by our investment activity of acquiring net lease properties at valuations and yields generally
consistent with our target investment parameters.

During the year ended December 31, 2022, the Company acquired 51 properties for total acquisition volume

of $187.4 million. During the year ended December 31, 2022, the Company sold 16 properties for an aggregate
sales price of $154.6 million, generating aggregate gains on sale of $33.8 million.

As of December 31, 2022, we owned 148 properties with an aggregate gross leasable area of 3.7 million
square feet, located in 34 states, with a weighted average remaining lease term of 7.6 years. Our portfolio was
99% leased as of December 31, 2022.

Historical Financial Information

The following table summarizes our selected historical financial information for each of the last three
fiscal years (in thousands, except per share and dividend data). The selected financial information has been
derived from our audited consolidated financial statements.

Total Revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Net Income From Operations . . . . . . . . . . . . . . . . . . . . . .
Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less: Net Income Attributable to Noncontrolling

December 31,
2022

$45,203
$43,494
$33,955

Year Ended

December 31,
2021

$30,128
$15,164
$11,462

December 31,
2020

$19,248
$ 2,610
$ 1,146

Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(4,235)

(1,498)

(161)

Net Income Attributable to Alpine Income Property

Trust, Inc.

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$29,720

$ 9,964

$

985

Net Income Per Share Attributable to Alpine Income

Property Trust, Inc.

Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Dividends Declared and Paid . . . . . . . . . . . . . . . . . . . . . .

2.48
$
$
2.17
$ 1.090

1.02
$
$
0.89
$ 1.015

0.13
$
$
0.11
$ 0.820

Balance Sheet Data (in thousands):

Total Real Estate, at Cost
. . . . . . . . . . . . . . . . . . . . . . . . .
Real Estate—Net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash and Cash Equivalents and Restricted Cash . . . . . . .
Intangible Lease Assets—Net . . . . . . . . . . . . . . . . . . . . . .
Straight-Line Rent Adjustment . . . . . . . . . . . . . . . . . . . . .
Other Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts Payable, Accrued Expenses, and Other

Liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid Rent and Deferred Revenue . . . . . . . . . . . . . . . . .
Intangible Lease Liabilities—Net . . . . . . . . . . . . . . . . . . .
Long-Term Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

54

As of December 31,

2022

2021

$499,367
$477,054
$ 13,044
$ 60,432
$
1,668
$ 21,233
$573,431

4,411
$
1,479
$
$
5,050
$267,116
$278,056
$295,375

$444,408
$428,989
$
9,497
$ 58,821
1,838
$
$
6,369
$505,514

2,363
$
2,033
$
$
5,476
$267,740
$277,612
$227,902

Non-GAAP Financial Measures

Our reported results are presented in accordance with GAAP. We also disclose FFO and AFFO, both of
which are non-GAAP financial measures. We believe these two non-GAAP financial measures are useful to
investors because they are widely accepted industry measures used by analysts and investors to compare the
operating performance of REITs.

FFO and AFFO do not represent cash generated from operating activities and are not necessarily indicative

of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net
income as a performance measure or cash flows from operations as reported on our statement of cash flows as a
liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures.

We compute FFO in accordance with the definition adopted by the Board of Governors of the National
Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income or loss
adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real
estate assets, impairment write-downs associated with depreciable real estate assets and real estate related
depreciation and amortization, including the pro rata share of such adjustments of unconsolidated subsidiaries.
To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income
related to non-cash revenues and expenses such as loss on extinguishment of debt, amortization of above- and
below-market lease related intangibles, straight-line rental revenue, amortization of deferred financing costs,
non-cash compensation, and other non-cash income or expense. Such items may cause short-term fluctuations in
net income but have no impact on operating cash flows or long-term operating performance. We use AFFO as
one measure of our performance when we formulate corporate goals.

FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating

performance between periods and among our peers primarily because it excludes the effect of real estate
depreciation and amortization and net gains or losses on sales, which are based on historical costs and implicitly
assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing
market conditions. We believe that AFFO is an additional useful supplemental measure for investors to consider
because it will help them to better assess our operating performance without the distortions created by other
non-cash revenues or expenses. FFO and AFFO may not be comparable to similarly titled measures employed by
other companies.

55

Reconciliation of Non-GAAP Measures (in thousands, except share data):

Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Depreciation and Amortization . . . . . . . . . . . . . . .
Gain on Disposition of Assets . . . . . . . . . . . . . . . .

Funds From Operations . . . . . . . . . . . . . . . . . . . . . . . . .
Adjustments:

Loss on Extinguishment of Debt
Amortization of Intangible Assets and Liabilities

. . . . . . . . . . . . . .

to Lease Income . . . . . . . . . . . . . . . . . . . . . . . . .
Straight-Line Rent Adjustment . . . . . . . . . . . . . . . .
COVID-19 Rent Repayments (Deferrals)
. . . . . . .
Non-Cash Compensation . . . . . . . . . . . . . . . . . . . .
Amortization of Deferred Financing Costs to

Interest Expense . . . . . . . . . . . . . . . . . . . . . . . . .
Other Non-Cash Expense (Income) . . . . . . . . . . . .
Recurring Capital Expenditures . . . . . . . . . . . . . . .

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

$

$

33,955
23,564
(33,801)

23,718

$

$

$

11,462
15,939
(9,675)

1,146
9,949
(287)

17,726

$

10,808

727

(328)
(935)
45
310

599
100
—

—

(257)
(607)
430
309

362
(18)
(41)

—

(108)
(1,524)
(378)
268

188
(22)
(43)

Adjusted Funds From Operations . . . . . . . . . . . . . . . . . .

$

24,236

$

17,904

$

9,189

Weighted Average Number of Common Shares:

Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

11,976,001
13,679,495

9,781,066
11,246,227

7,588,349
8,812,203

Other Data (in thousands, except per share data):

FFO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
FFO per Diluted Share . . . . . . . . . . . . . . . . . . . . . . . . . . .
AFFO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
AFFO per Diluted Share . . . . . . . . . . . . . . . . . . . . . . . . . .

December 31,
2022

$23,718
$
1.73
$24,236
1.77
$

Year Ended

December 31,
2021

$17,726
$
1.58
$17,904
1.59
$

December 31,
2020

$10,808
$
1.23
$ 9,189
1.04
$

56

COMPARISON OF THE YEARS ENDED DECEMBER 31, 2022 AND 2021

The following presents the Company’s results of operations for the year ended December 31, 2022, as

compared to the year ended December 31, 2021 (in thousands):

Year Ended

December 31,
2022

December 31,
2021

$
Variance

%
Variance

Revenues:

Lease Income . . . . . . . . . . . . . . . . . . . . . . . .

$45,203

$30,128

$15,075

Total Revenues . . . . . . . . . . . . . . . . . . .

45,203

30,128

15,075

Operating Expenses:

Real Estate Expenses . . . . . . . . . . . . . . . . . .
General and Administrative Expenses . . . . .
Depreciation and Amortization . . . . . . . . . .

Total Operating Expenses . . . . . . . . . . .
Gain on Disposition of Assets . . . . . . . . . . .
. . . . . . . . .
Loss on Extinguishment of Debt

Net Income From Operations . . . . . . . . . . . . . . . .
Interest Expense . . . . . . . . . . . . . . . . . . . . . . . . . .

Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Less: Net Income Attributable to

5,435
5,784
23,564

34,783
33,801
(727)

43,494
9,539

33,955

3,673
5,027
15,939

24,639
9,675
—

15,164
3,702

11,462

1,762
757
7,625

10,144
24,126
(727)

28,330
5,837

22,493

50.0%

50.0%

48.0%
15.1%
47.8%

41.2%
249.4%
(100.0)%

186.8%
157.7%

196.2%

Noncontrolling Interest . . . . . . . . . . .

(4,235)

(1,498)

(2,737)

(182.7)%

Net Income Attributable to Alpine Income

Property Trust, Inc. . . . . . . . . . . . . . . . . . . . . . .

$29,720

$ 9,964

$19,756

198.3%

Revenue and Direct Cost of Revenues

Revenue from our property operations during the years ended December 31, 2022 and 2021 totaled

$45.2 million and $30.1 million, respectively. The increase in revenues is reflective of the Company’s volume of
acquisitions, offset by dispositions. The direct costs of revenues for our property operations totaled $5.4 million
and $3.7 million during the years ended December 31, 2022 and 2021, respectively. The increase in the direct
cost of revenues is also attributable to the Company’s expanded property portfolio.

General and Administrative Expenses

The following table represents the Company’s general and administrative expenses for the year ended

December 31, 2022 as compared to the year ended December 31, 2021 (in thousands):

December 31,
2022

December 31,
2021

$
Variance

%
Variance

Management Fee to Manager . . . . . . . . . . . . . . . .
Director Stock Compensation Expense . . . . . . . .
Director & Officer Insurance Expense . . . . . . . . .
Additional General and Administrative

Expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total General and Administrative Expenses . . . . .

$3,828
310
366

1,280

$5,784

$3,182
309
499

1,037

$5,027

$ 646
1
(133)

243

$ 757

20.3%
0.3%
(26.7)%

23.4%

15.1%

General and administrative expenses totaled $5.8 million and $5.0 million during the years ended

December 31, 2022 and 2021, respectively. The $0.8 million increase is primarily attributable to growth in the
Company’s equity base, which led to an increase in management fee expense of $0.6 million.

57

Depreciation and Amortization

Depreciation and amortization expense totaled $23.5 million and $15.9 million during the years ended
December 31, 2022 and 2021, respectively. The $7.6 million increase in the depreciation and amortization
expense is reflective of the Company’s expanded property portfolio.

Interest Expense

Interest expense totaled $9.5 million and $3.7 million during the years ended December 31, 2022 and 2021,

respectively. The $5.8 million increase in interest expense is attributable to the higher average outstanding debt
balance during the year ended December 31, 2022 as compared to the same period in 2021, as well as increasing
rates on the Company’s variable rate Credit Facility indebtedness. The overall increase in the Company’s long-
term debt was primarily utilized to fund the acquisition of properties during 2022 and 2021.

Net Income

Net income totaled $34.0 million and $11.5 million during the years ended December 31, 2022 and 2021,

respectively. The increase in net income is attributable to the factors described above in addition to the
$24.1 million increase in gain on disposition of assets during the year ended December 31, 2022. The increased
gain on disposition of assets is the result of more disposition activity during the year ended December 31, 2022,
with proceeds from such dispositions being reinvested into income properties through the like-kind exchange
structure. The increase in gain on disposition of assets was partially offset by the $0.7 million loss on
extinguishment of debt incurred during the year ended December 31, 2022, incurred as a result of the write off of
unamortized loan costs in connection with the CBMS Loan defeasance and the termination of the Prior
Revolving Credit Facility, as hereinafter defined in Note 9, “Long-Term Debt”.

COMPARISON OF THE YEARS ENDED DECEMBER 31, 2021 AND 2020

The following presents the Company’s results of operations for the year ended December 31, 2021, as

compared to the year ended December 31, 2020 (in thousands):

For the Year
Ended
December 31,
2021

For the Year
Ended
December 31,
2020

$
Variance

%
Variance

Revenues:

Lease Income . . . . . . . . . . . . . . . . . . . . . . . .

$30,128

$19,248

$10,880

Total Revenues . . . . . . . . . . . . . . . . . . .

30,128

19,248

10,880

Operating Expenses:

Real Estate Expenses . . . . . . . . . . . . . . . . . .
General and Administrative Expenses . . . . .
Depreciation and Amortization . . . . . . . . . .

Total Operating Expenses . . . . . . . . . . .
Gain on Disposition of Assets . . . . . . . . . . .

Net Income From Operations . . . . . . . . . . . . . . . .
Interest Expense . . . . . . . . . . . . . . . . . . . . . . . . . .

Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Less: Net Income Attributable to

3,673
5,027
15,939

24,639
9,675

15,164
3,702

11,462

2,316
4,660
9,949

16,925
287

2,610
1,464

1,146

1,357
367
5,990

7,714
9,388

12,554
2,238

10,316

56.5%

56.5%

58.6%
7.9%
60.2%

45.6%
3271.1%

481.0%
152.9%

900.2%

Noncontrolling Interest . . . . . . . . . . .

(1,498)

(161)

(1,337)

(830.4%)

Net Income Attributable to Alpine Income

Property Trust, Inc. . . . . . . . . . . . . . . . . . . . . . .

$ 9,964

$

985

$ 8,979

911.6%

58

Revenue and Direct Cost of Revenues

Revenue from our property operations during the years ended December 31, 2021 and 2020 totaled

$30.1 million and $19.2 million, respectively. The increase in revenues is reflective of the Company’s volume of
acquisitions. The direct costs of revenues for our property operations totaled $3.7 million and $2.3 million during
the years ended December 31, 2021 and 2020, respectively. The increase in the direct cost of revenues is also
attributable to the Company’s expanded property portfolio.

General and Administrative Expenses

The following table represents the Company’s general and administrative expenses for the year ended

December 31, 2021 as compared to the year ended December 31, 2020 (in thousands):

For the Year
Ended
December 31,
2021

For the Year
Ended
December 31,
2020

Management Fee to Manager . . . . . . . . . . . . . . . .
Director Stock Compensation Expense . . . . . . . .
Director & Officer Insurance Expense . . . . . . . . .
Additional General and Administrative

Expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total General and Administrative Expenses . . . . .

$3,182
309
499

1,037

$5,027

$2,554
268
459

1,379

$4,660

$
Variance

%
Variance

$ 628
41
40

24.6%
15.3%
8.7%

(342)

(24.8)%

$ 367

7.9%

General and administrative expenses totaled $5.0 million and $4.7 million during the years ended

December 31, 2021 and 2020, respectively. The $0.4 million increase is primarily attributable to growth in the
Company’s equity base, which led to an increase in management fee expense of $0.6 million.

Depreciation and Amortization

Depreciation and amortization expense totaled $15.9 million and $9.9 million during the years ended
December 31, 2021 and 2020, respectively. The $6.0 million increase in the depreciation and amortization
expense is reflective of the Company’s expanded property portfolio.

Interest Expense

Interest expense totaled $3.7 million and $1.5 million during the years ended December 31, 2021 and 2020,

respectively. The $2.2 million increase in interest expense is attributable to the higher average outstanding debt
balance during the year ended December 31, 2021 as compared to the same period in 2020. The overall increase
in the Company’s long-term debt was primarily utilized to fund the acquisition of properties during 2021 and
2020.

Net Income

Net income totaled $11.5 million and $1.1 million during the years ended December 31, 2021 and 2020,

respectively. The increase in net income is attributable to the factors described above in addition to the
$9.7 million gain on disposition of assets during the year ended December 31, 2021, an increase of $9.4 million
from the comparable prior year period.

LIQUIDITY AND CAPITAL RESOURCES

Cash and Cash Equivalents. Cash totaled $13.0 million at December 31, 2022, including restricted cash of
$4.0 million which is being held in an escrow account to be reinvested through the like-kind exchange structure
into other income properties.

59

Long-Term Debt. As of December 31, 2022, the Company had $181.8 million available on the Credit
Facility. See Note 9, “Long-Term Debt” in the notes to the consolidated financial statements in Item 8 for the
Company’s disclosure related to its long-term debt balance at December 31, 2022.

Acquisitions and Investments. As noted previously, the Company acquired 51 properties during the year

ended December 31, 2022 for an aggregate purchase price of $187.4 million, as further described in Note 3
“Property Portfolio” in the notes to the consolidated financial statements in Item 8.

Dispositions. During the year ended December 31, 2022, the Company sold 16 properties for a total sales

price of $154.6 million, generating aggregate gains on sale of $33.8 million, as further described in Note 3
“Property Portfolio” in the notes to the consolidated financial statements in Item 8.

Capital Expenditures. As of December 31, 2022, the Company had no commitments related to capital

expenditures.

The Company is contractually obligated under its various long-term debt agreements. In the aggregate, the
Company is obligated under such agreements to repay $268.3 million on long-term basis, to be repaid in excess
of one year, with no payments due within one year.

We believe we will have sufficient liquidity to fund our operations, capital requirements, maintenance, and

debt service requirements over the next twelve months and into the foreseeable future, with cash on hand, cash
flow from our operations and $181.8 million of available capacity on the existing $250.0 million Credit Facility,
based on our current borrowing base of properties, as of December 31, 2022.

The Board and management consistently review the allocation of capital with the goal of providing the best

long-term return for our stockholders. These reviews consider various alternatives, including increasing or
decreasing regular dividends, repurchasing the Company’s securities, and retaining funds for reinvestment.
Annually, the Board reviews our business plan and corporate strategies, and makes adjustments as circumstances
warrant. Management’s focus is to continue our strategy of investing in net leased properties by utilizing the
capital we raise and available borrowing capacity from the Credit Facility to increase our portfolio of income-
producing properties, providing stabilized cash flows with strong risk-adjusted returns primarily in larger
metropolitan areas and growth markets.

CRITICAL ACCOUNTING ESTIMATES

Critical accounting estimates include those estimates made in accordance with GAAP that involve a
significant level of estimation uncertainty and have had or are reasonably likely to have a material impact on the
Company’s financial condition or results of operations. Our most significant estimate is as follows:

Purchase Accounting for Acquisitions of Real Estate Subject to a Lease. As required by GAAP, the fair
value of the real estate acquired with in-place leases is allocated to the acquired tangible assets, consisting of
land, building and tenant improvements, and identified intangible assets and liabilities, consisting of the value of
above-market and below-market leases, the value of in-place leases, and the value of leasing costs, based in each
case on their relative fair values. In allocating the fair value of the identified intangible assets and liabilities of an
acquired property, above-market and below-market in-place lease values are recorded as other assets or liabilities
based on the present value. The assumptions underlying the allocation of relative fair values are based on market
information including, but not limited to: (i) the estimate of replacement cost of improvements under the cost
approach, (ii) the estimate of land values based on comparable sales under the sales comparison approach, and
(iii) the estimate of future benefits determined by either a reasonable rate of return over a single year’s net cash
flow, or a forecast of net cash flows projected over a reasonable investment horizon under the income
capitalization approach. The underlying assumptions are subject to uncertainty and thus any changes to the
allocation of fair value to each of the various line items within the Company’s consolidated balance sheets could

60

have an impact on the Company’s financial condition as well as results of operations due to resulting changes in
depreciation and amortization as a result of the fair value allocation. The acquisitions of real estate subject to this
estimate totaled 51 properties for a combined purchase price of $187.4 million for the year ended December 31,
2022 and 68 properties for a combined purchase price of $260.3 million for the year ended December 31, 2021.

See Note 3, “Summary of Significant Accounting Policies”, for further discussion of the Company’s

accounting estimates and policies.

ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

We are a smaller reporting company as defined in Rule 12b-2 under the Securities Exchange Act of 1934.
As a result, pursuant to Item 305(e) of Regulation S-K, we are not required to provide the information required
by this Item.

ITEM 8.

FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The Company’s Consolidated Financial Statements appear beginning on page F-1 of this report. See Item 15

of this report.

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND

FINANCIAL DISCLOSURE

There have been no disagreements with our accountants on accounting and financial disclosures.

ITEM 9A. CONTROLS AND PROCEDURES

DISCLOSURE CONTROLS AND PROCEDURES

As of the end of the period covered by this report, an evaluation, as required by rules 13(a)-15 and 15(d)-15
of the Securities Exchange Act of 1934 (the “Exchange Act”) was carried out under the supervision and with the
participation of the Company’s management, including the Chief Executive Officer (“CEO”) and Chief Financial
Officer (“CFO”), of the effectiveness of the Company’s disclosure controls and procedures (as defined in
Rules 13a-15(e) or 15d-15(e) of the Exchange Act). Based on that evaluation, the CEO and CFO have concluded
that the design and operation of the Company’s disclosure controls and procedures are effective to ensure that
information required to be disclosed by the Company in reports that it files or submits under the Exchange Act is
recorded, processed, summarized, and reported within the time periods specified in SEC rules and forms, and to
provide reasonable assurance that information required to be disclosed by the Company in such reports is
accumulated and communicated to the Company’s management, including its CEO and CFO, as appropriate to
allow timely decisions regarding required disclosure.

MANAGEMENT’S REPORT ON INTERNAL CONTROL OVER FINANCIAL REPORTING

Management is responsible for establishing and maintaining adequate internal control over financial
reporting (as defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act). Our internal control over
financial reporting is designed to provide reasonable assurance regarding the reliability of financial reporting and
the preparation of financial statements for external purposes in accordance with GAAP. Our internal control over
financial reporting includes policies and procedures that (1) pertain to the maintenance of records that, in
reasonable detail, accurately and fairly reflect the transactions and dispositions of our assets; (2) provide
reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in
accordance with GAAP, and that receipts and expenditures are being made only in accordance with
authorizations of our management and directors; and (3) provide reasonable assurance regarding prevention or
timely detection of unauthorized acquisition, use, or disposition of assets that could have a material effect on our
financial statements.

61

Because of its inherent limitations, internal control over financial reporting may not prevent or detect
misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that
controls may become inadequate because of changes in conditions, or that the degree of compliance with the
policies or procedures may deteriorate.

Under the supervision and with the participation of our management, including our CEO and our CFO, we
evaluated the effectiveness of our internal control over financial reporting using the criteria set forth in the 2013
Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission (COSO). Based on our assessment and those criteria, our management concluded that our internal
control over financial reporting was effective as of December 31, 2022.

CHANGES IN INTERNAL CONTROL OVER FINANCIAL REPORTING

There were no changes in the Company’s internal control over financial reporting (as defined in

Rules 13a-15(f) or 15d-15(f) of the Exchange Act) during the period covered by this report that have materially
affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.

ITEM 9B. OTHER INFORMATION

None.

ITEM 9C. DISCLOSURE REGARDING FOREIGN JURISDICTIONS THAT PREVENT

INSPECTIONS

Not applicable

62

PART III

ITEM 10. DIRECTORS, EXECUTIVE OFFICERS, AND CORPORATE GOVERNANCE

The information required to be set forth herein will be included in the Company’s definitive proxy statement

for its 2023 annual stockholders’ meeting to be filed with the SEC within 120 days after the end of the
registrant’s fiscal year ended December 31, 2022 (the “Proxy Statement”), which sections are incorporated herein
by reference.

ITEM 11. EXECUTIVE COMPENSATION

We are externally managed by our Manager and as such the Company does not incur compensation costs

affiliated with our executive officers. Any additional information required to be set forth herein will be included
in the Proxy Statement, which sections are incorporated herein by reference.

ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT

AND RELATED STOCKHOLDER MATTERS

The information required to be set forth herein will be included in the Proxy Statement, which sections are

incorporated herein by reference.

ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR

INDEPENDENCE

The information required to be set forth herein will be included in the Proxy Statement, which sections are

incorporated herein by reference.

ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES

The information required to be set forth herein will be included in the Proxy Statement, which section is

incorporated herein by reference.

63

PART IV

ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES

1. FINANCIAL STATEMENTS

The following financial statements are filed as part of this report:

Report of Independent Registered Public Accounting Firm (PCAOB ID Number 248) . . . . . . . . . . . . . . . . . F-2
Consolidated Balance Sheets as of December 31, 2022 and 2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-3
Consolidated Statements of Operations for the years ended December 31, 2022, 2021, and 2020 . . . . . . . . . F-4
Consolidated Statements of Comprehensive Income for the years ended December 31, 2022, 2021, and

2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-5

Consolidated Statements of Stockholders’ Equity for the years ended December 31, 2022, 2021, and

2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-6
Consolidated Statements of Cash Flows for the years ended December 31, 2022, 2021, and 2020 . . . . . . . . . F-7
Notes to Consolidated Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-8

2. FINANCIAL STATEMENT SCHEDULES

Schedules are omitted because of the absence of conditions under which they are required, materiality, or

because the required information is given in the financial statements or notes thereof.

64

3. EXHIBITS

Exhibit
Number

EXHIBIT INDEX

Description

3.1

3.2

4.1

4.2

10.1

10.2

10.3

10.4

10.5

10.6

10.7

10.8

10.9

Articles of Amendment and Restatement of Alpine Income Property Trust, Inc. (incorporated by
reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K filed on December 3, 2019).

Third Amended and Restated Bylaws of Alpine Income Property Trust, Inc. (incorporated by
reference to Exhibit 3.1 to the Company’s Current Report on Form 8-K filed on February 1, 2023).

Description of the Registrant’s Securities †

Specimen Common Stock Certificate of Alpine Income Property Trust, Inc. (incorporated by
reference to Exhibit 4.1 to the Registrant’s Registration Statement on Form S-11/A
(File No. 333-234304) filed with the Commission on October 29, 2019).

Stock Purchase Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Consolidated-Tomoka Land Co. (incorporated by reference to Exhibit 10.1 to the Company’s
Current Report on Form 8-K filed on December 3, 2019).

Registration Rights Agreement, dated November 26, 2019, between Alpine Income Property
Trust, Inc. and Consolidated-Tomoka Land Co. (incorporated by reference to Exhibit 10.2 to the
Company’s Current Report on Form 8-K filed on December 3, 2019).

Amended and Restated Agreement of Limited Partnership, dated November 26, 2019, among Alpine
Income Property GP, LLC, Alpine Income Property Trust, Inc., Consolidated-Tomoka Land Co. and
Indigo Group Ltd. (incorporated by reference to Exhibit 10.3 to the Company’s Current Report on
Form 8-K filed on December 3, 2019).

Tax Protection Agreement, dated November 26, 2019, among Alpine Income Property Trust, Inc.,
Alpine Income Property OP, LP, Consolidated-Tomoka Land Co. and Indigo Group Ltd.
(incorporated by reference to Exhibit 10.4 to the Company’s Current Report on Form 8-K filed on
December 3, 2019).

Management Agreement, dated November 26, 2019, among Alpine Income Property Trust, Inc.,
Alpine Income Property OP, LP and Alpine Income Property Manager, LLC (incorporated by
reference to Exhibit 10.5 to the Company’s Current Report on Form 8-K filed on December 3,
2019).*

Exclusivity and Right of First Offer Agreement, dated November 26, 2019, between Consolidated-
Tomoka Land Co. and Alpine Income Property Trust, Inc. (incorporated by reference to Exhibit 10.6
to the Company’s Current Report on Form 8-K filed on December 3, 2019).

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and John P. Albright (incorporated by reference to Exhibit 10.8 to the Company’s Current Report on
Form 8-K filed on December 3, 2019).*

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Steven R. Greathouse (incorporated by reference to Exhibit 10.10 to the Company’s Current
Report on Form 8-K filed on December 3, 2019).*

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Daniel E. Smith (incorporated by reference to Exhibit 10.11 to the Company’s Current Report
on Form 8-K filed on December 3, 2019).*

10.10

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Mark O. Decker, Jr. (incorporated by reference to Exhibit 10.12 to the Company’s Current
Report on Form 8-K filed on December 3, 2019).*

65

Exhibit
Number

10.11

10.12

10.13

10.14

10.15

10.16

10.17

10.18

10.19

10.20

10.21

10.22

10.23

10.24

Description

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and M. Carson Good (incorporated by reference to Exhibit 10.13 to the Company’s Current Report
on Form 8-K filed on December 3, 2019).*

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Andrew C. Richardson (incorporated by reference to Exhibit 10.14 to the Company’s Current
Report on Form 8-K filed on December 3, 2019).*

Indemnification Agreement, dated November 21, 2019, between Alpine Income Property Trust, Inc.
and Jeffrey S. Yarckin (incorporated by reference to Exhibit 10.15 to the Company’s Current Report
on Form 8-K filed on December 3, 2019).*

Indemnification Agreement, dated February 10, 2021, between Alpine Income Property Trust, Inc.
and Rachel E. Wein (incorporated by reference to Exhibit 10.1 to the Company’s Current Report on
Form 8-K filed on February 11, 2021).*

Alpine Income Property Trust, Inc. 2019 Individual Equity Incentive Plan (incorporated by reference
to Exhibit 10.1 to the Company’s Registration Statement on Form S-8 (File No. 333-235256) filed
on November 25, 2019).*

Alpine Income Property Trust, Inc. 2019 Manager Equity Incentive Plan (incorporated by reference
to Exhibit 10.17 to the Company’s Current Report on Form 8-K filed on December 3, 2019).*

Form of Non-Employee Director Restricted Stock Award Agreement under the Alpine Income
Property Trust, Inc. 2019 Individual Equity Incentive Plan (incorporated by reference to
Exhibit 10.11 to the Registrant’s Registration Statement on Form S-11/A (File No. 333-234304)
filed with the Commission on November 7, 2019).*

Credit Agreement, dated as of May 21, 2021, among Alpine Income Property, OP, LP, Alpine
Income Property Trust, Inc., the other Guarantors from time to time parties thereto, Truist Bank,
N.A., Bank of Montreal, Raymond James Bank, N.A. and Stifel Bank (incorporated by reference to
Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on May 25, 2021)

Real Estate Purchase and Sale Agreement dated January 28, 2022 (incorporated by reference to
Exhibit 10.1 to the Company’s Quarterly Report on Form 10-Q filed on April 21, 2022).**

First Amendment to the Purchase and Sale Agreement dated March 1, 2022 (incorporated by
reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q filed on April 21,
2022).** .

Second Amendment to the Purchase and Sale Agreement dated March 15, 2022 (incorporated by
reference to Exhibit 10.3 to the Company’s Quarterly Report on Form 10-Q filed on April 21,
2022).**

Amendment, Increase and Joinder to Credit Agreement, dated as of April 14, 2022, among Alpine
Income Property, OP, LP, Alpine Income Property Trust, Inc., the other Guarantors from time to
time parties thereto, Truist Bank, N.A., and certain other lenders named therein (incorporated by
reference to Exhibit 10.2 to the Company’s Current Report on Form 8-K filed on April 18, 2022).

Amended and Restated Credit Agreement, dated as of September 30, 2022, among Alpine Income
Property, OP, LP, Alpine Income Property Trust, Inc., the other Guarantors from time to time parties
thereto, KeyBank National Association, and certain other lenders named therein (incorporated by
reference to Exhibit 10.1 to the Company’s Current Report on Form 8-K filed on October 6, 2022).

Second Amendment to the 2026 Term Loan Agreement, dated as of October 5, 2022, among Alpine
Income Property, OP, LP, Alpine Income Property Trust, Inc., the other Guarantors from time to
time parties thereto, Truist Bank, N.A., and certain other lenders named therein (incorporated by

66

Exhibit
Number

21.1

23.1

31.1

31.2

32.1

32.2

reference to Exhibit 10.2 to the Company’s Quarterly Report on Form 10-Q filed on October 20,
2022).

Description

List of Subsidiaries of the Registrant. †

Consent of Grant Thornton LLP. †

Certificate of John P. Albright, President and Chief Executive Officer, pursuant to Section 302 of the
Sarbanes-Oxley Act of 2002. †

Certificate of Matthew M. Partridge, Senior Vice President, Chief Financial Officer and Treasurer,
pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. †

Certificate of John P. Albright, President and Chief Executive Officer, pursuant to 18 U.S.C.
Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. ††

Certificate of Matthew M. Partridge, Senior Vice President, Chief Financial Officer and Treasurer,
pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act
of 2002. ††

Exhibit 101.INS

Inline XBRL Instance Document

Exhibit 101.SCH

Inline XBRL Taxonomy Extension Schema Document

Exhibit 101.CAL

Inline XBRL Taxonomy Extension Calculation Linkbase Document

Exhibit 101.DEF

Inline XBRL Taxonomy Definition Linkbase Document

Exhibit 101.LAB

Inline XBRL Taxonomy Extension Label Linkbase Document

Exhibit 101.PRE

Inline XBRL Taxonomy Extension Presentation Linkbase Document

Exhibit 104

Cover Page Interactive Data File (embedded within the Inline XBRL document)

†
Filed Herewith
†† Furnished Herewith
* Management Contract or Compensatory Plan or Arrangement
** Portions of this exhibit have been redacted in compliance with Regulation S-K Item 601(b)(10). The omitted

information is not material and is the type of information that the Company customarily and actually treats
as private and confidential.

67

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant

has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

Date: February 9, 2023

By:

/S/

JOHN P. ALBRIGHT

John P. Albright

President and Chief Executive Officer

ALPINE INCOME PROPERTY TRUST, INC.

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by

the following persons on behalf of the registrant and in the capacities and on the dates indicated.

February 9, 2023

President and Chief Executive Officer
(Principal Executive Officer), and
Director

/S/ JOHN P. ALBRIGHT

February 9, 2023

Senior Vice President,

/S/ MATTHEW M. PARTRIDGE

Chief Financial Officer, and Treasurer
(Principal Financial Officer)

February 9, 2023

Vice President and Chief Accounting

/S/ LISA M. VORAKOUN

Officer (Principal Accounting Officer)

February 9, 2023

Chairman of the Board, Director

/S/ ANDREW C. RICHARDSON

February 9, 2023

Director

/S/ MARK O. DECKER, JR.

February 9, 2023

Director

/S/ M. CARSON GOOD

February 9, 2023

Director

/S/ JEFFREY S. YARCKIN

February 9, 2023

Director

/S/ RACHEL E. WEIN

68

ALPINE INCOME PROPERTY TRUST, INC.
INDEX TO FINANCIAL STATEMENTS

Report of Independent Registered Public Accounting Firm . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-2
Consolidated Balance Sheets as of December 31, 2022 and 2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-3
Consolidated Statements of Operations for the years ended December 31, 2022, 2021, and 2020 . . . . . . . . . F-4
Consolidated Statements of Comprehensive Income for the years ended December 31, 2022, 2021, and

2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-5

Consolidated Statements of Stockholders’ Equity for the years ended December 31, 2022, 2021, and

2020 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-6
Consolidated Statements of Cash Flows for the years ended December 31, 2022, 2021, and 2020 . . . . . . . . . F-7
Notes to Consolidated Financial Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . F-8

F-1

Report of Independent Registered Public Accounting Firm

Board of Directors and Stockholders
Alpine Income Property Trust, Inc.

Opinion on the financial statements

We have audited the accompanying consolidated balance sheets of Alpine Income Property Trust, Inc. (a

Maryland corporation) and subsidiaries (the “Company”) as of December 31, 2022 and 2021, the related
consolidated statements of operations, comprehensive income, stockholders’ equity, and cash flows for each of
the three the years in the period ended December 31, 2022, and the related notes (collectively referred to as the
“financial statements”). In our opinion, the financial statements present fairly, in all material respects, the
financial position of the Company as of December 31, 2022 and 2021, and the results of its operations and its
cash flows for the each of the three years in the period ended December 31, 2022, in conformity with accounting
principles generally accepted in the United States of America.

Basis for opinion

These financial statements are the responsibility of the Company’s management. Our responsibility is to

express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm
registered with the Public Company Accounting Oversight Board (United States) (“PCAOB”) and are required to
be independent with respect to the Company in accordance with the U.S. federal securities laws and the
applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we

plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of
material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged
to perform, an audit of its internal control over financial reporting. As part of our audits we are required to obtain
an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on
the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such
opinion. Our audits included performing procedures to assess the risks of material misstatement of the financial
statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures
included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements.
Our audits also included evaluating the accounting principles used and significant estimates made by
management, as well as evaluating the overall presentation of the financial statements. We believe that our audits
provide a reasonable basis for our opinion.

/s/ Grant Thornton LLP

We have served as the Company’s auditor since 2019.

Orlando, Florida
February 9, 2023

F-2

ALPINE INCOME PROPERTY TRUST, INC.
CONSOLIDATED BALANCE SHEETS
(In thousands, except share and per share data)

As of

December 31,
2022

December 31,
2021

Real Estate:

ASSETS

Land, at Cost
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Building and Improvements, at Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$176,857
322,510

$178,172
266,236

Total Real Estate, at Cost . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less, Accumulated Depreciation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

499,367
(22,313)

Real Estate—Net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash and Cash Equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Restricted Cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Intangible Lease Assets—Net
Straight-Line Rent Adjustment
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

477,054
9,018
4,026
60,432
1,668
21,233

444,408
(15,419)

428,989
8,851
646
58,821
1,838
6,369

Total Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$573,431

$505,514

Liabilities:

LIABILITIES AND EQUITY

Accounts Payable, Accrued Expenses, and Other Liabilities . . . . . . . . . . . . . . . .
Prepaid Rent and Deferred Revenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Intangible Lease Liabilities—Net
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Long-Term Debt

$

4,411
1,479
5,050
267,116

$

2,363
2,033
5,476
267,740

Total Liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

278,056

277,612

Commitments and Contingencies—See Note 16
Equity:

Preferred Stock, $0.01 par value per share, 100 million shares authorized, no
shares issued and outstanding as of December 31, 2022 and December 31,
2021 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Common Stock, $0.01 par value per share, 500 million shares authorized,
13,394,677 shares issued and outstanding as of December 31, 2022 and
11,454,815 shares issued and outstanding as of December 31, 2021 . . . . . . . .
Additional Paid-in Capital . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Retained Earnings (Dividends in Excess of Net Income) . . . . . . . . . . . . . . . . . . .
Accumulated Other Comprehensive Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Noncontrolling Interest

Stockholders’ Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

—

—

134
236,841
10,042
14,601

261,618
33,757

295,375

114
200,906
(6,419)
1,922

196,523
31,379

227,902

Total Liabilities and Equity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$573,431

$505,514

The accompanying notes are an integral part of these consolidated financial statements.

F-3

ALPINE INCOME PROPERTY TRUST, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except share and per share data)

Year Ended

December 31,
2022

December 31,
2021

December 31,
2020

Revenues:

Lease Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

45,203

$

30,128

$

19,248

Total Revenues . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

45,203

30,128

19,248

Operating Expenses:

Real Estate Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
General and Administrative Expenses . . . . . . . . . . . . . . . . . . . . .
Depreciation and Amortization . . . . . . . . . . . . . . . . . . . . . . . . . .

Total Operating Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . .
Gain on Disposition of Assets . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . .
Loss on Extinguishment of Debt

Net Income From Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest Expense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Less: Net Income Attributable to Noncontrolling

5,435
5,784
23,564

34,783
33,801
(727)

43,494
9,539

33,955

3,673
5,027
15,939

24,639
9,675
—

15,164
3,702

11,462

Interest

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(4,235)

(1,498)

Net Income Attributable to Alpine Income Property Trust, Inc.

. . . . .

$

29,720

$

9,964

$

2,316
4,660
9,949

16,925
287
—

2,610
1,464

1,146

(161)

985

Per Common Share Data:
Net Income Attributable to Alpine Income Property Trust, Inc.

Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$
$

2.48
2.17

$
$

1.02
0.89

$
$

0.13
0.11

Weighted Average Number of Common Shares:

Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

11,976,001
13,679,495

9,781,066
11,246,227

7,588,349
8,812,203

The accompanying notes are an integral part of these consolidated financial statements.

F-4

ALPINE INCOME PROPERTY TRUST, INC.
CONSOLIDATED A STATEMENTS OF COMPREHENSIVE INCOME
(In thousands)

Year Ended

December 31,
2022

December 31,
2021

December 31,
2020

Net Income Attributable to Alpine Income Property Trust, Inc.

. . . . . .

$29,720

$ 9,964

$ 985

Other Comprehensive Income (Loss)

Cash Flow Hedging Derivative—Interest Rate Swaps . . . . . . . . . .

Total Other Comprehensive Income (Loss) . . . . . . . . . . . . . . . . . . . . . .

12,679

12,679

2,403

2,403

(481)

(481)

Total Comprehensive Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$42,399

$12,367

$ 504

The accompanying notes are an integral part of these consolidated financial statements.

F-5

ALPINE INCOME PROPERTY TRUST, INC.
CONSOLIDATED STATEMENTS OF STOCKHOLDERS’ EQUITY
(In thousands, except per share data)

Common
Stock at
Par

Additional
Paid-in
Capital

Dividends
in Excess of
Net Income

Accumulated
Other
Comprehensive
Income (Loss)

Stockholders’
Equity

Noncontrolling
Interest

Total
Equity

$ 79
—

(4)

$137,948

$

—
(5,010)

(498)
985
—

$ —
—
—

$137,529
985
(5,014)

$23,176
161
—

$160,705
1,146
(5,014)

Balance January 1, 2020 . . . .
Net Income . . . . . . . . . . . . . .
Stock Repurchase . . . . . . . . .
Payment of Shelf

Registration and ATM
Transaction Costs . . . . . . .

Stock Issuance to

Directors . . . . . . . . . . . . . .

Cash Dividend ($0.820 per

share) . . . . . . . . . . . . . . . .

Other Comprehensive

Loss . . . . . . . . . . . . . . . . .

Balance December 31,

2020 . . . . . . . . . . . . . . . . .
Net Income . . . . . . . . . . . . . .
Stock Issuance to

—

—

—

—

75

—

Directors . . . . . . . . . . . . . .

—

Stock Issuance, Net of

Equity Issuance Costs . . . .
Operating Units Issued . . . . .
Cash Dividend ($1.015 per

share) . . . . . . . . . . . . . . . .

Other Comprehensive

Income . . . . . . . . . . . . . . .

Balance December 31,

2021 . . . . . . . . . . . . . . . . .
Net Income . . . . . . . . . . . . . .
Stock Issuance to

39

—

—

—

114
—

Directors . . . . . . . . . . . . . .

—

Stock Issuance, Net of

Equity Issuance Costs . . . .

20

35,625

Cash Dividend ($1.090 per

share) . . . . . . . . . . . . . . . .

Other Comprehensive

Income . . . . . . . . . . . . . . .

Balance December 31,

—

—

—

—

(298)

238

—

—

132,878

—

297

67,731
—

—

—

200,906

—

310

—

—

(6,200)

—

(5,713)
9,964

—

—
—

(10,670)

—

—

—

(481)

(481)
—

—

—
—

—

(298)

238

—

—

(298)

238

(6,200)

(1,003)

(7,203)

(481)

—

(481)

126,759
9,964

297

67,770
—

22,334
1,498

149,093
11,462

—

—
9,041

297

67,770
9,041

(10,670)

(1,494)

(12,164)

—

2,403

2,403

—

2,403

(6,419)
29,720

1,922
—

—

—

(13,259)

—

—

—

196,523
29,720

310

35,645

31,379
4,235

227,902
33,955

—

—

310

35,645

(13,259)

(1,857)

(15,116)

—

12,679

12,679

—

12,679

2022 . . . . . . . . . . . . . . . . .

$134

$236,841

$ 10,042

$14,601

$261,618

$33,757

$295,375

The accompanying notes are an integral part of these consolidated financial statements.

F-6

ALPINE INCOME PROPERTY TRUST, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(In thousands)

Cash Flow From Operating Activities:

Net Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 33,955

$ 11,462

$

1,146

Adjustments to Reconcile Net Income to Net Cash Provided by Operating

Activities:

Year Ended

December 31,
2022

December 31,
2021

December 31,
2020

23,564

15,939

9,949

Depreciation and Amortization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of Intangible Lease Assets and Liabilities to Lease

Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of Deferred Financing Costs to Interest Expense . . . . .
Non-Cash Portion of Extinguishment of Debt . . . . . . . . . . . . . . . . . . .
Gain on Disposition of Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Non-Cash Compensation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Decrease (Increase) in Assets:
Straight-Line Rent Adjustment
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
COVID-19 Rent Repayments (Deferrals) . . . . . . . . . . . . . . . . . . . . . .
Other Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Increase (Decrease) in Liabilities: . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accounts Payable, Accrued Expenses, and Other Liabilities . . . . . . .
Prepaid Rent and Deferred Revenue . . . . . . . . . . . . . . . . . . . . . . . . . .

(328)
599
727
(33,801)
310

(935)
45
552

217
(253)

(257)
362
—
(9,675)
309

(607)
430
(2,413)

673
977

Net Cash Provided By Operating Activities . . . . . . . . . . . . . . . .

24,652

17,200

Cash Flow From Investing Activities:

Acquisition of Real Estate, Including Capitalized Expenditures . . . . . . . . .
Proceeds from Disposition of Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

(189,148)
150,370

Net Cash Used In Investing Activities . . . . . . . . . . . . . . . . . . . . .

(38,778)

Cash Flow from Financing Activities:
Proceeds from Long-Term Debt
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Payments on Long-Term Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash Paid for Loan Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Repurchase of Common Stock . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Cash Paid for Shelf Registration and ATM Transaction Costs . . . . . . . . . .
Proceeds From Stock Issuance, Net . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Dividends Paid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Net Cash Provided By Financing Activities . . . . . . . . . . . . . . . .

Net Increase (Decrease) in Cash and Cash Equivalents . . . . . . . . . . . . . . . . . . .
Cash and Cash Equivalents and Restricted Cash, Beginning of Period . . . . . . . .

277,000
(277,750)
(2,106)
—
—
35,645
(15,116)

17,673

3,547
9,497

Cash and Cash Equivalents and Restricted Cash, End of Period . . . . . . . . . . . . .

$ 13,044

Reconciliation of Cash to the Consolidated Balance Sheets:
Cash and Cash Equivalents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Restricted Cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

9,018
4,026

Total Cash . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 13,044

Supplemental Disclosure of Cash Flow Information:

Cash Paid for Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

7,753

Supplemental Disclosure of Non-Cash Investing and Financing Activities:

(223,407)
27,415

(195,992)

294,622
(162,431)
(1,402)
—
—
67,770
(12,164)

186,395

7,603
1,894

9,497

8,851
646

9,497

3,131

$

$

$

$

Unrealized Gain (Loss) on Cash Flow Hedge . . . . . . . . . . . . . . . . . . . . . . .
Right-of-Use Assets and Operating Lease Liability . . . . . . . . . . . . . . . . . .
Operating Units Issued in Exchange for Real Estate . . . . . . . . . . . . . . . . . .
Assumption of Mortgage Note Payable . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 12,679
1,831
$
—
$
—
$

2,403
$
—
$
$
9,041
$ 30,000

The accompanying notes are an integral part of these consolidated financial statements.

F-7

(108)
188
—
(287)
268

(1,524)
(378)
(830)

2
968

9,394

(118,808)
4,933

(113,875)

115,500
(8,691)
(261)
(5,014)
(298)
—
(7,203)

94,033

(10,448)
12,342

1,894

1,894
—

1,894

1,230

(481)
—
—
—

$

$

$

$

$
$
$
$

ALPINE INCOME PROPERTY TRUST, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
December 31, 2022, 2021 and 2020

NOTE 1.

BUSINESS AND ORGANIZATION

BUSINESS

Alpine Income Property Trust, Inc. (the “Company” or “PINE”) is a real estate company that owns and

operates a high-quality portfolio of commercial net lease properties. The terms “us,” “we,” “our,” and “the
Company” as used in this report refer to Alpine Income Property Trust, Inc. together with our consolidated
subsidiaries.

Our portfolio consists of 148 net leased properties located in 106 markets in 34 states. The properties in our
portfolio are primarily subject to long-term, triple-net leases, which generally require the tenant to pay all of the
property operating expenses such as real estate taxes, insurance, assessments and other governmental fees,
utilities, repairs and maintenance and certain capital expenditures.

The Company has no employees and is externally managed by Alpine Income Property Manager, LLC, a

Delaware limited liability company and a wholly owned subsidiary of CTO Realty Growth, Inc. (our
“Manager”). CTO Realty Growth, Inc. (NYSE: CTO) is a Maryland corporation that is a publicly traded
diversified real estate investment trust (“REIT”) and the sole member of our Manager (“CTO”).

ORGANIZATION

The Company is a Maryland corporation that was formed on August 19, 2019. On November 26, 2019, the

Company closed its initial public offering (“IPO”). We conduct the substantial majority of our operations through
Alpine Income Property OP, LP (the “Operating Partnership”). Our wholly owned subsidiary, Alpine Income
Property GP, LLC (“PINE GP”), is the sole general partner of the Operating Partnership. Substantially all of our
assets are held by, and our operations are conducted through, the Operating Partnership. As of December 31,
2022, we have a total ownership interest in the Operating Partnership of 88.7%, with CTO holding, directly and
indirectly, an 8.1% ownership interest in the Operating Partnership. The remaining 3.2% ownership interest is
held by an unrelated third party in connection with the issuance of units of the operating partnership (“OP Units”)
issued as consideration for a portfolio of net lease properties acquired during the year ended December 31, 2021.
Our interest in the Operating Partnership generally entitles us to share in cash distributions from, and in the
profits and losses of, the Operating Partnership in proportion to our percentage ownership. We, through PINE
GP, generally have the exclusive power under the partnership agreement to manage and conduct the business and
affairs of the Operating Partnership, subject to certain approval and voting rights of the limited partners. Our
Board of Directors (the “Board”) manages our business and affairs.

The Company has elected to be taxed as a REIT for U.S. federal income tax purposes under the Internal

Revenue Code of 1986, as amended (the “Code”). To qualify as a REIT, the Company must meet certain
organizational and operational requirements, including a requirement to distribute at least 90% of the Company’s
annual REIT taxable income, without regard to the dividends paid deduction or net capital gain, to its
stockholders (which does not necessarily equal net income as calculated in accordance with generally accepted
accounting principles). As a REIT, the Company is generally not subject to U.S. federal corporate income tax to
the extent of its distributions to stockholders. If the Company fails to qualify as a REIT in any taxable year, the
Company will be subject to U.S. federal income tax on its taxable income at regular corporate rates and generally
will not be permitted to qualify for treatment as a REIT for the four taxable years following the year during
which qualification is lost unless the Internal Revenue Service grants the Company relief under certain statutory
provisions. Such an event could materially adversely affect the Company’s net income and net cash available for
distribution to stockholders. Even if the Company qualifies for taxation as a REIT, the Company may be subject
to state and local taxes on its income and property and federal income and excise taxes on its undistributed
income.

F-8

NOTE 2.

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

PRINCIPLES OF CONSOLIDATION

The consolidated financial statements include the accounts of the Company, its wholly owned subsidiaries,

and other entities in which we have a controlling interest. All significant inter-company balances and transactions
have been eliminated in the consolidated financial statements.

SEGMENT REPORTING

Financial Accounting Standards Board (“FASB”) ASC Topic 280, Segment Reporting, establishes standards

related to the manner in which enterprises report operating segment information. The Company is primarily in
the business of acquiring and managing retail real estate which is considered to be one reporting segment. The
Company has no other reportable segments. The Company’s chief executive officer, who is the chief operating
decision maker, reviews financial information on an aggregate basis for purposes of allocating and evaluating
financial performance.

USE OF ESTIMATES IN THE PREPARATION OF FINANCIAL STATEMENTS

The preparation of financial statements in conformity with GAAP requires management to make estimates
and assumptions that affect the reported amounts of assets and liabilities, and disclosure of contingent assets and
liabilities at the date of the financial statements, and the reported amounts of revenues and expenses during the
reporting period presented. Actual results could differ from those estimates.

Among other factors, fluctuating market conditions that can exist in the national real estate markets and the
volatility and uncertainty in the financial and credit markets make it possible that the estimates and assumptions,
most notably those related to PINE’s investment in properties, could change materially due to continued
volatility in the real estate and financial markets, or as a result of a significant dislocation in those markets.

REAL ESTATE

The Company’s real estate assets are primarily comprised of the properties in its portfolio, and are stated at

cost, less accumulated depreciation and amortization. Such properties are depreciated on a straight-line basis over
their estimated useful lives. Renewals and betterments are capitalized to the applicable property accounts. The
cost of maintenance and repairs is expensed as incurred. The cost of property retired or otherwise disposed of,
and the related accumulated depreciation or amortization, are removed from the accounts, and any resulting gain
or loss is recorded in the statement of operations. The amount of depreciation of real estate, exclusive of
amortization related to intangible assets, recognized for the years ended December 31, 2022, 2021, and 2020, was
$14.8 million, $10.0 million, and $6.2 million, respectively.

LONG-LIVED ASSETS

The Company follows FASB ASC Topic 360-10, Property, Plant, and Equipment in conducting its
impairment analyses. The Company reviews the recoverability of long-lived assets, primarily real estate, for
impairment whenever events or changes in circumstances indicate that the carrying amount of an asset may not
be recoverable. Examples of situations considered to be triggering events include: a substantial decline in
operating cash flows during the period, a current or projected loss from operations, a property not fully leased or
leased at rates that are less than current market rates, and any other quantitative or qualitative events deemed
significant by management. Long-lived assets are evaluated for impairment by using an undiscounted cash flow
approach, which considers future estimated capital expenditures. Impairment of long-lived assets is measured at
fair value less cost to sell.

F-9

PURCHASE ACCOUNTING FOR ACQUISITIONS OF REAL ESTATE SUBJECT TO A LEASE

Investments in real estate are carried at cost less accumulated depreciation and impairment losses, if any.

The cost of investments in real estate reflects their purchase price or development cost. We evaluate each
acquisition transaction to determine whether the acquired asset meets the definition of a business. Under
Accounting Standards Update (“ASU”) 2017-01, Business Combinations (Topic 805): Clarifying the Definition
of a Business, an acquisition does not qualify as a business when there is no substantive process acquired or
substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable
assets or the acquisition does not include a substantive process in the form of an acquired workforce or an
acquired contract that cannot be replaced without significant cost, effort or delay. Transaction costs related to
acquisitions that are asset acquisitions are capitalized as part of the cost basis of the acquired assets, while
transaction costs for acquisitions that are deemed to be acquisitions of a business are expensed as incurred.
Improvements and replacements are capitalized when they extend the useful life or improve the productive
capacity of the asset. Costs of repairs and maintenance are expensed as incurred.

In accordance with FASB guidance, the fair value of the real estate acquired with in-place leases is allocated

to the acquired tangible assets, consisting of land, building and tenant improvements, and identified intangible
assets and liabilities, consisting of the value of above-market and below-market leases, the value of in-place
leases, and the value of leasing costs, based in each case on their relative fair values. In allocating the fair value
of the identified intangible assets and liabilities of an acquired property, above-market and below-market in-place
lease values are recorded as other assets or liabilities based on the present value. The capitalized above-market
lease values are amortized as a reduction of rental income over the remaining terms of the respective leases. The
capitalized below-market lease values are amortized as an increase to rental income over the initial term unless
the management believes that it is likely that the tenant will renew the lease upon expiration, in which case both
the Company and the Predecessor amortize the value attributable to the renewal over the renewal period. The
value of in-place leases and leasing costs are amortized to expense over the remaining non-cancelable periods of
the respective leases. If a lease were to be terminated prior to its stated expiration, all unamortized amounts
relating to that lease would be written off.

SALES OF REAL ESTATE

When properties are disposed of, the related cost basis of the real estate, intangible lease assets, and
intangible lease liabilities, net of accumulated depreciation and/or amortization, and any accrued straight-line
rental income balance for the underlying operating leases are removed, and gains or losses from the dispositions
are reflected in net income within gains on dispositions of assets.

PROPERTY LEASE REVENUE

The rental arrangements associated with the Company’s property portfolio are classified as operating leases.

The Company recognizes lease income on these properties on a straight-line basis over the term of the lease.
Accordingly, contractual lease payment increases are recognized evenly over the term of the lease. The periodic
difference between lease income recognized under this method and contractual lease payment terms (i.e.,
straight-line rent) is recorded as a deferred operating lease receivable and is included in straight-line rent
adjustment on the accompanying consolidated balance sheets. The Company’s leases provide for reimbursement
from tenants for variable lease payments including common area maintenance, insurance, real estate taxes and
other operating expenses. A portion of our variable lease payment revenue is estimated each period and is
recognized as rental income in the period the recoverable costs are incurred and accrued.

The collectability of tenant receivables and straight-line rent adjustments is determined based on, among
other things, the aging of the tenant receivable, management’s evaluation of credit risk associated with the tenant
and industry of the tenant, and a review of specifically identified accounts using judgment. As of December 31,
2022 and 2021, the Company’s allowance for doubtful accounts totaled $0.4 million and $0.3 million,
respectively.

F-10

SALES TAX

Sales tax collected on lease payments is recognized as a liability in the accompanying consolidated balance
sheets when collected. The liability is reduced at the time payment is remitted to the applicable taxing authority.

CASH AND CASH EQUIVALENTS

Cash and cash equivalents include cash on hand, bank demand accounts, and money market accounts having

original maturities of 90 days or less. The Company’s bank balances as of December 31, 2022 and 2021 include
certain amounts over the Federal Deposit Insurance Corporation limits. The carrying value of cash and cash
equivalents is reported at Level 1 in the fair value hierarchy, which represents valuation based upon quoted prices
in active markets for identical assets or liabilities.

RESTRICTED CASH

Restricted cash totaled $4.0 million at December 31, 2022 which is being held in an escrow account to be

reinvested through the like-kind exchange structure into other income properties.

DERIVATIVE FINANCIAL INSTRUMENTS AND HEDGING ACTIVITY

The Company accounts for its cash flow hedging derivatives in accordance with FASB ASC Topic 815-20,

Derivatives and Hedging. Depending upon the hedge’s value at each balance sheet date, the derivatives are
included in either other assets or accounts payable, accrued expenses, and other liabilities on the consolidated
balance sheet at its fair value. On the date each interest rate swap was entered into, the Company designated the
derivatives as a hedge of the variability of cash flows to be paid related to the recognized long-term debt
liabilities.

The Company documented the relationship between the hedging instruments and the hedged item, as well as

its risk-management objective and strategy for undertaking the hedge transactions. At the hedges’ inception, the
Company assessed whether the derivatives that are used in hedging the transactions are highly effective in
offsetting changes in cash flows of the hedged items, and we will continue to do so on a quarterly basis.

Changes in fair value of the hedging instruments that are highly effective and designated and qualified as

cash-flow hedges are recorded in other comprehensive income and loss, until earnings are affected by the
variability in cash flows of the designated hedged items (see Note 10, “Interest Rate Swaps”).

FAIR VALUE OF FINANCIAL INSTRUMENTS

The carrying amounts of the Company’s financial assets and liabilities including cash and cash equivalents,

restricted cash, accounts receivable included in other assets, accounts payable, and accrued expenses and other
liabilities at December 31, 2022 and December 31, 2021, approximate fair value because of the short maturity of
these instruments. The carrying value of the Credit Facility, hereinafter defined, approximates current market
rates for revolving credit arrangements with similar risks and maturities. The Company estimates the fair value of
its mortgage note payable and term loans based on incremental borrowing rates for similar types of borrowing
arrangements with the same remaining maturity and on the discounted estimated future cash payments to be
made for other debt. The discount rate used to calculate the fair value of debt approximates current lending rates
for loans and assumes the debt is outstanding through maturity. Since such amounts are estimates that are based
on limited available market information for similar transactions, which is a Level 2 non-recurring measurement,
there can be no assurance that the disclosed value of any financial instrument could be realized by immediate
settlement of the instrument.

FAIR VALUE MEASUREMENTS

The Company’s estimates of fair value of financial and non-financial assets and liabilities is based on the
framework established by GAAP. The framework specifies a hierarchy of valuation inputs which was established

F-11

to increase consistency, clarity and comparability in fair value measurements and related disclosures. GAAP
describes a fair value hierarchy based upon three levels of inputs that may be used to measure fair value, two of
which are considered observable and one that is considered unobservable. The following describes the three
levels:

• Level 1 – Valuation is based upon quoted prices in active markets for identical assets or liabilities.

• Level 2 – Valuation is based upon inputs other than Level 1 that are observable, either directly or
indirectly, such as quoted prices for similar assets or liabilities, quoted prices in markets that are
not active or other inputs that are observable or can be corroborated by observable market data for
substantially the full term of the assets or liabilities.

• Level 3 – Valuation is generated from model-based techniques that use at least one significant
assumption not observable in the market. These unobservable assumptions reflect estimates of
assumptions that market participants would use in pricing the asset or liability. Valuation
techniques include option pricing models, discounted cash flow models, and similar techniques.

EARNINGS PER COMMON SHARE

Basic earnings per common share is computed by dividing net income attributable to the Company for the

period by the weighted average number of shares outstanding for the period. Diluted earnings per common share
is based on the assumption that the OP Units issued are exchanged for shares of our common stock on a
one-for-one basis.

INCOME TAXES

The Company has elected to be taxed as a REIT for U.S. federal income tax purposes under the Code. We
believe the Company has been organized and has operated in such a manner as to qualify for taxation as a REIT
under the U.S. federal income tax laws. The Company intends to continue to operate in such a manner. As a
REIT, the Company will be subject to U.S. federal and state income taxation at corporate rates on its net taxable
income; the Company, however, may claim a deduction for the amount of dividends paid to its stockholders.
Amounts distributed as dividends by the Company will be subject to taxation at the stockholder level only. While
the Company must distribute at least 90% of its REIT taxable income, determined without regard to the
dividends paid deduction and excluding any net capital gain, to qualify as a REIT, the Company intends to
distribute all of its net taxable income. The Company is allowed certain other non-cash deductions or
adjustments, such as depreciation expense, when computing its REIT taxable income and distribution
requirement. These deductions permit the Company to reduce its dividend payout requirement under U.S. federal
income tax laws. Certain states may impose minimum franchise taxes. The Company may form one or more
taxable REIT subsidiaries (“TRSs”), which will be subject to applicable U.S. federal, state and local corporate
income tax on their taxable income. For the periods presented, the Company did not have any TRSs that would
be subject to taxation.

STOCK-BASED COMPENSATION

The Company adopted the Individual Equity Incentive Plan (the “Individual Plan”) and the Manager Equity
Incentive Plan (the “Manager Plan”), which are collectively referred to herein as the Equity Incentive Plans. The
purpose of the Equity Incentive Plans is to provide equity incentive opportunities to members of the Manager’s
management team and employees who perform services for the Company, the Company’s independent directors,
advisers, consultants and other personnel, either individually or via grants of incentive equity to the Manager.

The Company has issued restricted shares of common stock pursuant to the Equity Incentive Plans. The
Company’s determination of the grant date fair value of the three-year vest restricted stock awards was calculated
by multiplying the number of shares issued by the Company’s stock price at the grant date. Compensation cost is

F-12

recognized on a straight-line basis over the vesting period and is included in general and administrative expenses
in the Company’s consolidated statements of operations. Award forfeitures are accounted for in the period in
which they occur.

CONCENTRATION OF CREDIT RISK

Certain individual tenants in the Company’s portfolio of properties accounted for more than 10% of total
revenues during the years ended December 31, 2021 and 2020. No individual tenant accounted for more than
10% of total revenues during the year ended December 31, 2022.

For the year ended December 31, 2021, Wells Fargo represented 12% of total revenues. Wells Fargo and

Hilton Grand Vacations represented 19% and 12% of total revenues, respectively, for the year ended
December 31, 2020.

As of December 31, 2022 and 2021, 19% and 20%, respectively, of the Company’s real estate portfolio,
based on square footage, was located in the state of Texas. Uncertainty of the duration of a prolonged real estate
and economic downturn could have an adverse impact on the Company’s real estate values.

RECENTLY ISSUED ACCOUNTING STANDARDS

Cessation of LIBOR. In January 2021, the FASB issued ASU 2021-01 which is in response to concerns
about structural risks of interbank offered rates (“IBORs”), and, particularly, the risk of cessation of the London
Interbank Offered Rate (“LIBOR”), regulators in numerous jurisdictions around the world have undertaken
reference rate reform initiatives to identify alternative reference rates that are more observable or transaction
based and less susceptible to manipulation. The amendments in ASU 2021-01 are effective immediately and
clarify that certain optional expedients and exceptions in Topic 848 for contract modifications and hedge
accounting apply to derivatives that are affected by the discounting transition. The Company believes it’s interest
rate swaps meet the scope of Topic 848-10-15-3A and therefore, the Company has continued to apply a perfectly
effective assessment method by electing the corresponding optional expedients.

Lease Modifications. In April 2020, the FASB issued interpretive guidance relating to the accounting for

lease concessions provided as a result of the COVID-19 Pandemic. In this guidance, entities can elect not to
apply lease modification accounting with respect to such lease concessions and, instead, treat the concession as if
it was a part of the existing contract. This guidance is only applicable to lease concessions related to the
COVID-19 Pandemic that do not result in a substantial increase in the rights of the lessor or the obligations of the
lessee. As of and for the year ended December 31, 2020, the Company elected to not apply lease modification
accounting with respect to rent deferrals as the concessions were related to COVID-19 and there was not a
substantial increase in the lessor’s rights under the lease agreement. Accordingly, for leases in which deferred
rent agreements were reached, the Company has continued to account for the lease by recognizing the normal
straight-line rental income and as the deferred rents are repaid by the tenant, the straight-line receivable will be
reduced. The Company did not enter into any deferred rent agreements related to the COVID-19 Pandemic
during the years ended December 31, 2022 or 2021. The portion of the straight-line adjustment related to
COVID-19 concessions and subsequent repayments has been reflected separately in the Company’s statement of
cash flows for the years ended December 31, 2022, 2021, and 2020. With respect to rent abatement agreements,
lease modification accounting applies as an extended term was a part of such agreements, accordingly the
Company re-calculated straight-line rental income for such leases to recognize over the new lease term.

NOTE 3.

PROPERTY PORTFOLIO

As of December 31, 2022, the Company’s property portfolio consisted of 148 properties with total square

footage of 3.7 million.

F-13

Leasing revenue consists of long-term rental revenue from retail and office properties, which is recognized

as earned, using the straight-line method over the life of each lease.

The components of leasing revenue are as follows (in thousands):

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

Lease Income

Lease Payments . . . . . . . . . . . . . . . . . . . . .
Variable Lease Payments . . . . . . . . . . . . .

Total Lease Income . . . . . . . . . . . . . . . . . . . . . .

$40,190
5,013

$45,203

$27,138
2,990

$30,128

$17,746
1,502

$19,248

Minimum Future Rental Receipts. Minimum future rental receipts under non-cancelable operating leases,

excluding percentage rent and other lease payments that are not fixed and determinable, having remaining terms
in excess of one year subsequent to December 31, 2022, are summarized as follows (in thousands):

Year Ending December 31,

2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2027 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2028 and Thereafter (Cumulative) . . . . . . . . . . . . . . . . . . . . .

Amounts

$ 39,790
38,772
37,158
36,493
33,477
119,999

Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$305,689

2022 Activity. During the year ended December 31, 2022, the Company acquired 51 properties for a
combined purchase price of $187.4 million, or a total cost of $189.0 million including capitalized acquisition
costs. The properties are located in 21 states, leased to 18 different tenants, and had a weighted average
remaining lease term of 8.7 years at the time of acquisition. Of the total acquisition cost, $44.5 million was
allocated to land, $123.0 million was allocated to buildings and improvements, $23.7 million was allocated to
intangible assets pertaining to the in-place lease value, leasing fees, and above market lease value, and
$2.2 million was allocated to intangible liabilities for the below market lease value. The weighted average
amortization period for the intangible assets and liabilities was 8.9 years at acquisition.

During the year ended December 31, 2022, the Company sold 16 properties for an aggregate sales price of

$154.6 million, generating aggregate gains on sale of $33.8 million.

2021 Activity. During the year ended December 31, 2021, the Company acquired 68 properties for a
combined purchase price of $260.3 million, or a total cost of $262.4 million including capitalized acquisition
costs. Of the total acquisition cost, $100.8 million was allocated to land, $132.6 million was allocated to
buildings and improvements, $31.8 million was allocated to intangible assets pertaining to the in-place lease
value, leasing fees, and above market lease value, and $2.8 million was allocated to intangible liabilities for the
below market lease value. The weighted average amortization period for the intangible assets and liabilities was
8.6 years at acquisition.

During the year ended December 31, 2021, the Company sold three properties for an aggregate sales price

of $28.3 million, generating aggregate gains on sale of $9.7 million.

2020 Activity. During the year ended December 31, 2020, the Company acquired 29 properties for a
combined purchase price of $116.6 million, or a total cost of $117.7 million including capitalized acquisition

F-14

costs. Of the total acquisition cost, $30.3 million was allocated to land, $70.0 million was allocated to buildings
and improvements, $19.1 million was allocated to intangible assets pertaining to the in-place lease value, leasing
fees, and above market lease value, and $1.7 million was allocated to intangible liabilities for the below market
lease value. The weighted average amortization period for the intangible assets and liabilities was 10.1 years at
acquisition.

During the year ended December 31, 2020, the Company sold one property for a sales price of $5.1 million,

generating a gain on sale of $0.3 million.

NOTE 4.

FAIR VALUE OF FINANCIAL INSTRUMENTS

The following table presents the carrying value and estimated fair value of the Company’s financial instruments

not carried at fair value on the consolidated balance sheets as of December 31, 2022 and 2021 (in thousands):

Cash and Cash Equivalents—Level 1 . . . . . . . . . . .
Restricted Cash—Level 1 . . . . . . . . . . . . . . . . . . . .
Long-Term Debt—Level 2 . . . . . . . . . . . . . . . . . . .

December 31,
2022

December 31,
2021

Carrying
Value

9,018
$
$
4,026
$267,116

Estimated
Fair Value

9,018
$
$
4,026
$250,568

Carrying
Value

8,851
$
$
646
$267,740

Estimated
Fair Value

8,851
$
$
646
$272,637

The estimated fair values are not necessarily indicative of the amount the Company could realize on
disposition of the financial instruments. The use of different market assumptions or estimation methodologies
could have a material effect on the estimated fair value amounts.

The following tables present the fair value of assets (liabilities) measured on a recurring basis by Level as of
December 31, 2022 and 2021(in thousands). See Note 10, “Interest Rate Swaps” for further disclosure related to
the Company’s interest rate swaps.

Fair Value at Reporting Date Using

Quoted Prices in
Active Markets
for Identical
Assets (Level 1)

Significant Other
Observable Inputs
(Level 2)

Significant
Unobservable
Inputs
(Level 3)

Fair Value

December 31, 2022

2026 Term Loan Interest Rate

Swap (1)

. . . . . . . . . . . . . . . . .

$6,125

2027 Term Loan Interest Rate

Swap (2)

. . . . . . . . . . . . . . . . .

$8,476

December 31, 2021

2026 Term Loan Interest Rate

Swap (1)

. . . . . . . . . . . . . . . . .

$ 945

2027 Term Loan Interest Rate

Swap (2)

. . . . . . . . . . . . . . . . .

$ 977

$—

$—

$—

$—

$6,125

$8,476

$ 945

$ 977

$—

$—

$—

$—

(1) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted
average fixed interest rate of 2.05% plus 0.10% and the applicable spread on the $100 million 2026 Term
Loan (hereinafter defined) balance. See Note 10, “Interest Rate Swaps” for further disclosure related to the
Company’s interest rate swaps.

(2) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted
average fixed interest rate of 1.18% plus 0.10% and the applicable spread on the $100 million 2027 Term
Loan (hereinafter defined) balance. See Note 10, “Interest Rate Swaps” for further disclosure related to the
Company’s interest rate swaps.

F-15

NOTE 5.

INTANGIBLE ASSETS AND LIABILITIES

Intangible assets and liabilities consist of the value of above market and below market leases, the value of

in-place leases, and the value of leasing costs, based in each case on their fair values. Intangible assets and
liabilities consisted of the following as of December 31, 2022 and 2021 (in thousands):

Intangible Lease Assets:

Value of In-Place Leases . . . . . . . . . . . . . . . . . . . . . . . . . .
Value of Above Market In-Place Leases . . . . . . . . . . . . . .
Value of Intangible Leasing Costs . . . . . . . . . . . . . . . . . . .

Sub-total Intangible Lease Assets . . . . . . . . . . . . . . .
Accumulated Amortization . . . . . . . . . . . . . . . . . . . .

Sub-total Intangible Lease Assets—Net

. . . . . . . . . .

Intangible Lease Liabilities:

Value of Below Market In-Place Leases . . . . . . . . . . . . . .

Sub-total Intangible Lease Liabilities . . . . . . . . . . . .
Accumulated Amortization . . . . . . . . . . . . . . . . . . . .

Sub-total Intangible Lease Liabilities—Net

. . . . . . .

As of

December 31,
2022

December 31,
2021

$ 49,974
3,897
20,579

74,450
(14,018)

60,432

(6,130)

(6,130)
1,080

(5,050)

$45,301
3,623
19,066

67,990
(9,169)

58,821

(6,397)

(6,397)
921

(5,476)

Total Intangible Assets and Liabilities—Net . . . . . . . . . . . . . . .

$ 55,382

$53,345

The following table reflects the net amortization of intangible assets and liabilities during the years ended

December 31, 2022, 2021, and 2020 (in thousands):

Amortization Expense . . . . . . . . . . . . . . . . . . . .
Accretion to Properties Revenue . . . . . . . . . . . .

$8,801
(328)

Net Amortization of Intangible Assets and

December 31,
2022

Year Ended

December 31,
2021

$5,977
(257)

December 31,
2020

$3,758
(108)

Liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$8,473

$5,720

$3,650

The estimated future amortization expense (income) related to net intangible assets and liabilities is as

follows (in thousands):

Year Ending December 31,

Future
Amortization
Expense

Future Accretion
to Property
Revenue

2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2027 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . .
2028 and Thereafter

Total

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 8,909
8,542
7,880
7,321
5,938
18,661

$57,251

$ (354)
(333)
(297)
(285)
(226)
(374)

$(1,869)

Net Future
Amortization
of Intangible
Assets and
Liabilities

$ 8,555
8,209
7,583
7,036
5,712
18,287

$55,382

F-16

As of December 31, 2022, the weighted average amortization period of both the total intangible assets and

liabilities was 9.1 years.

NOTE 6.

OTHER ASSETS

Other assets consisted of the following (in thousands):

As of

December 31,
2022

December 31,
2021

Tenant Receivables—Net of Allowance for Doubtful
Accounts (1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Prepaid Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Deposits on Acquisitions . . . . . . . . . . . . . . . . . . . . . .
Prepaid Expenses, Deposits, and Other . . . . . . . . . . .
Deferred Financing Costs—Net . . . . . . . . . . . . . . . . .
Interest Rate Swaps . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating Leases—Right-of-Use Asset (2) . . . . . . . . .

Total Other Assets . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 1,172
740
30
1,494
1,518
14,632
1,647

$21,233

$1,343
616
350
1,496
469
2,095
—

$6,369

(1)

Includes $0.4 million and $0.3 million allowance for doubtful accounts as of December 31, 2022 and 2021,
respectively.

(2) See Note 7, “Operating Land Leases” for further disclosure related to the Company’s right-of-use asset

balance as of December 31, 2022.

NOTE 7.

OPERATING LAND LEASES

The Company is the lessee under operating land leases for certain of its properties. FASB ASC Topic 842,

Leases, requires a lessee to recognize right-of-use assets and lease liabilities that arise from leases, whether
qualifying as an operating or finance lease. As of December 31, 2022, the Company’s right-of-use assets totaled
$1.6 million and the corresponding lease liabilities totaled $1.7 million, which balances are reflected within other
assets and accounts payable, accrued expenses, and other liabilities, respectively, on the consolidated balance
sheets. The right-of-use assets and lease liabilities are measured based on the present value of the lease payments
utilizing discount rates estimated to be equal to that which the Company would pay to borrow on a collateralized
basis over a similar term, for an amount equal to the lease payments, in a similar economic environment.

The Company’s operating land leases do not include variable lease payments and generally provide renewal

options, at the Company’s election, to extend the terms of the respective leases. Renewal option periods are
included in the calculation of the right-of-use assets and corresponding lease liabilities when it is reasonably
certain that the Company, as lessee, will exercise the option to extend the lease.

Amortization of right-of-use assets for operating land leases is recognized on a straight-line basis over the

term of the lease and is included within real estate expenses in the consolidated statements of operations.
Amortization totaled $0.1 million during the year ended December 31, 2022, with no such expense recognized
during the years ended December 31, 2021 or 2020.

F-17

The following table reflects a summary of operating land leases, under which the Company is the lessee, for

the years ended December 31, 2022, 2021, and 2020 (in thousands):

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

Operating Cash Outflows . . . . . . . . . . . . . . . . .
Weighted Average Remaining Lease Term . . .
Weighted Average Discount Rate . . . . . . . . . . .

$197
7.9
2.0

$—
—
—

$—
—
—

Minimum future lease payments under non-cancelable operating land leases, having remaining terms in

excess of one year subsequent to December 31, 2022, are summarized as follows (in thousands):

Year Ending December 31,

2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2027 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2028 and Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$ 257
251
192
202
202
692

Total Lease Payments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Imputed Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$1,796
(139)

Operating Leases—Liability . . . . . . . . . . . . . . . . . . . . . . . . . . .

$1,657

NOTE 8.

ACCOUNTS PAYABLE, ACCRUED EXPENSES, AND OTHER LIABILITIES

Accounts payable, accrued expenses and other liabilities consisted of the following (in thousands):

Accounts Payable . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Accrued Expenses . . . . . . . . . . . . . . . . . . . . . . . . . . .
Tenant Security Deposits . . . . . . . . . . . . . . . . . . . . . .
Due to CTO . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Interest Rate Swap . . . . . . . . . . . . . . . . . . . . . . . . . . .
Operating Leases—Liability (1)
. . . . . . . . . . . . . . . . .

Total Accounts Payable, Accrued Expenses, and

As of

December 31,
2022

December 31,
2021

$

17
1,609
165
932
31
1,657

$ 213
676
—
1,301
173
—

Other Liabilities . . . . . . . . . . . . . . . . . . . . . . . . . . .

$4,411

$2,363

(1) See Note 7, “Operating Land Leases” for further disclosure related to the Company’s operating land lease

liability balance as of December 31, 2022.

F-18

NOTE 9.

LONG-TERM DEBT

As of December 31, 2022, the Company’s outstanding indebtedness, at face value, was as follows (in

thousands):

Credit Facility . . . . . . . . . . . . . . . . . . . . . . .

2026 Term Loan (1) . . . . . . . . . . . . . . . . . . . .

2027 Term Loan (2) . . . . . . . . . . . . . . . . . . . .

Face Value
Debt

$ 68,250

100,000

100,000

Stated Interest Rate

Maturity Date

30-Day SOFR + 0.10% +
[1.25% - 2.20%]
30-Day SOFR + 0.10% +
[1.35% - 1.95%]
30-Day SOFR + 0.10% +
[1.25% - 1.90%]

January 2027

May 2026

January 2027

Total Debt/Weighted-Average Rate . . . . . . .

$268,250

3.98%

(1) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted
average fixed interest rate of 2.05% plus 0.10% and the applicable spread on the $100 million 2026 Term
Loan (hereinafter defined) balance. See Note 10, “Interest Rate Swaps” for further disclosure related to the
Company’s interest rate swaps.

(2) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted
average fixed interest rate of 1.18% plus 0.10% and the applicable spread on the $100 million 2027 Term
Loan (hereinafter defined) balance. See Note 10, “Interest Rate Swaps” for further disclosure related to the
Company’s interest rate swaps.

Credit Facility. On September 30, 2022, the Company and the Operating Partnership entered into a credit

agreement (the “2022 Amended and Restated Credit Agreement”) with KeyBank National Association, as
administrative agent, and certain other lenders named therein, which amended and restated the 2027 Term Loan
Credit Agreement (hereinafter defined) to include, among other things:

•

•

•

•

the origination of a new senior unsecured revolving credit facility in the amount of $250 million (the
“Credit Facility”) which matures on January 31, 2027, with the option to extend for one year;

an accordion option that allows the Company to request additional revolving loan commitments and
additional term loan commitments, provided the aggregate amount of revolving loan commitments and
term loan commitments shall not exceed $750 million;

the amendment of certain financial covenants; and

the addition of a sustainability-linked pricing component pursuant to which the Company will receive
interest rate reductions up to 0.025% based on performance against sustainability performance targets.

Pursuant to the 2022 Amended and Restated Credit Agreement, the indebtedness outstanding under the
Credit Facility accrues at a rate ranging from SOFR plus 0.10% plus a range of 125 basis points to 220 basis
points, based on the total balance outstanding under the Credit Facility as a percentage of the total asset value of
the Company, as defined in the 2022 Amended and Restated Credit Agreement. The Company may utilize daily
simple SOFR or term SOFR, at its election. The Credit Facility also accrues a fee of 15 or 25 basis points for any
unused portion of the borrowing capacity based on whether the unused portion is greater or less than 50% of the
total borrowing capacity.

The Company is subject to customary restrictive covenants under the 2022 Amended and Restated Credit
Agreement and the 2026 Term Loan Credit Agreement (hereinafter defined), as amended, collectively referred to
herein as the “Credit Agreements”, including, but not limited to, limitations on the Company’s ability to:
(a) incur indebtedness; (b) make certain investments; (c) incur certain liens; (d) engage in certain affiliate
transactions; and (e) engage in certain major transactions such as mergers. The Credit Agreements also contain

F-19

financial covenants covering the Company, including but not limited to, tangible net worth and fixed charge
coverage ratios.

At December 31, 2022, the current commitment level under the Credit Facility was $250.0 million and the

Company had an outstanding balance of $68.3 million.

Prior Credit Facility. On September 30, 2022, in connection with the Company’s entry into the 2022
Amended and Restated Credit Agreement, the Company repaid all obligations outstanding under the Credit
Agreement, dated as of November 26, 2019, as amended, among the Company, the Bank of Montreal, as
administrative agent, and certain other lenders party thereto (the “Prior Revolving Credit Facility”), and the Prior
Revolving Credit Facility was terminated and the obligations thereunder discharged. As a result of the
termination of the Prior Revolving Credit Facility, $0.3 million of unamortized deferred financing costs were
written off during the three months ended September 30, 2022 and are included in the consolidated statements of
operations as Loss on Extinguishment of Debt.

2026 Term Loan. On May 21, 2021, the Operating Partnership, the Company and certain subsidiaries of the

Company entered into a credit agreement (the “2026 Term Loan Credit Agreement”) with Truist Bank, N.A. as
administrative agent, and certain other lenders named therein, for a term loan (the “2026 Term Loan”) in an
aggregate principal amount of $60.0 million with a maturity of five years. On April 14, 2022, the Company
entered into the Amendment, Increase and Joinder to the 2026 Term Loan Credit Agreement (the “2026 Term
Loan Amendment”), which increased the term loan commitment under the 2026 Term Loan by $40 million to an
aggregate of $100 million. The 2026 Term Loan Amendment also effectuated the transition of the underlying
variable interest rate from LIBOR to SOFR.

On October 5, 2022, the Company entered into an amendment which, among other things, amends certain
financial covenants and adds a sustainability-linked pricing component consistent with what is contained in the
2022 Amended and Restated Credit Agreement (the “2026 Term Loan Second Amendment”), effective
September 30, 2022.

2027 Term Loan. On September 30, 2021, the Operating Partnership, the Company and certain subsidiaries

of the Company entered into a credit agreement (the “2027 Term Loan Credit Agreement”) with KeyBank
National Association as administrative agent, and certain other lenders named therein, for a term loan (the “2027
Term Loan”) in an aggregate principal amount of $80.0 million (the “Term Commitment”) maturing in January
2027. On April 14, 2022, the Company entered into the Amendment, Increase and Joinder to the 2027 Term Loan
Credit Agreement (the “2027 Term Loan Amendment”), which increased the Term Commitment by $20 million
to an aggregate of $100 million. The 2027 Term Loan Amendment also effectuated the transition of the
underlying variable interest rate from LIBOR to SOFR.

On September 30, 2022, the Company entered into the 2022 Amended and Restated Credit Agreement
which amended and restated the 2027 Term Loan Credit Agreement to include the origination of a new revolving
credit facility in the amount of $250.0 million as previously described. The 2022 Amended and Restated Credit
Agreement includes an accordion option that allows the Company to request additional revolving loan
commitments and additional term loan commitments not to exceed $750.0 million in the aggregate.

Mortgage Notes Payable. On June 30, 2021, in connection with the acquisition of six net lease properties
from CTO (the “CMBS Portfolio”), the Company assumed an existing $30.0 million secured mortgage, which
bears interest at a fixed rate of 4.33% (the “CMBS Loan”). On December 1, 2022, the Company completed the
defeasance of the CMBS Loan, unencumbering the CBMS Portfolio. The Company sold four of the six
properties subsequent to the defeasance, during the year ended December 31, 2022. Additionally, on June 30,
2021, in connection with the acquisition of two net lease properties from an unrelated third party, the Company
assumed mortgage notes totaling an aggregate of $1.6 million, which balance was repaid on July 1, 2021.

F-20

Long-term debt as of December 31, 2022 and 2021 consisted of the following (in thousands):

December 31,
2022

December 31,
2021

Credit Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 Term Loan . . . . . . . . . . . . . . . . . . . . . . . . . .
2027 Term Loan . . . . . . . . . . . . . . . . . . . . . . . . . .
Mortgage Note Payable – CMBS Portfolio . . . . . .
Financing Costs, net of Accumulated

Total

$ 68,250
100,000
100,000
—

Amortization . . . . . . . . . . . . . . . . . . . . . . . . . . .

(1,134)

Total Long-Term Debt

. . . . . . . . . . . . . . . . . . . . .

$267,116

Due Within
One Year

$—
—
—
—

—

$—

Total

$ 99,000
60,000
80,000
30,000

(1,260)

$267,740

Due Within
One Year

$—
—
—
—

—

$—

Payments applicable to reduction of principal amounts as of December 31, 2022 will be required as follows

(in thousands):

Year Ending December 31,

2023 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2024 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2025 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2026 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2027 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2028 and Thereafter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Amount

$ —
—
—
100,000
168,250
—

Total Long-Term Debt—Face Value . . . . . . . . . . . . . . . . . . .

$268,250

The carrying value of long-term debt as of December 31, 2022 consisted of the following (in thousands):

Current Face Amount . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Financing Costs, net of Accumulated Amortization . . . . . . .

$268,250
(1,134)

Total Long-Term Debt . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$267,116

Total

In addition to the $1.1 million of financing costs, net of accumulated amortization included in the table
above, as of December 31, 2022, the Company also had financing costs, net of accumulated amortization related
to the Credit Facility of $1.5 million which is included in other assets on the consolidated balance sheets. These
costs are amortized on a straight- line basis over the term of the Credit Facility and are included in interest
expense in the Company’s accompanying consolidated statements of operations.

The following table reflects a summary of interest expense incurred and paid during the years ended

December 31, 2022, 2021, and 2020 (in thousands):

Interest Expense . . . . . . . . . . . . . . . . . . . . . . . .
Amortization of Deferred Financing Costs to

Interest Expense . . . . . . . . . . . . . . . . . . . . . .

Total Interest Expense . . . . . . . . . . . . . . . . . . . .

Total Interest Paid . . . . . . . . . . . . . . . . . . . . . . .

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

$8,940

$3,340

$1,276

599

$9,539

$7,753

362

$3,702

$3,131

188

$1,464

$1,230

The Company was in compliance with all of its debt covenants as of December 31, 2022.

F-21

NOTE 10.

INTEREST RATE SWAPS

The Company has entered into interest rate swap agreements to hedge against changes in future cash flows
resulting from fluctuating interest rates related to the below noted borrowings. The interest rate agreements were
100% effective during the years ended December 31, 2022, 2021, and 2020. Accordingly, the changes in fair
value on the interest rate swaps have been classified in accumulated other comprehensive income (loss). The fair
value of the interest rate swap agreements are included in other assets and accrued and other liabilities,
respectively, on the consolidated balance sheets. Information related to the Company’s interest rate swap
agreements are noted below (in thousands):

Hedged Item

Effective
Date

Maturity
Date

Rate

Amount

Fair Value as of
December 31,
2022

2026 Term Loan (1)
2027 Term Loan (2)
2027 Term Loan (3)

. .
. .
. . 11/26/2024

5/21/2026 2.05% + 0.10% + applicable spread $100,000
5/21/2021
9/30/2021 11/26/2024 1.18% + 0.10% + applicable spread $100,000
1/31/2027 1.60% + 0.10% + applicable spread $ 80,000

$6,125
$5,905
$2,571

(1) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted

average fixed interest rate of 2.05% plus 0.10% and the applicable spread on the $100 million 2026 Term Loan
balance. The weighted average fixed interest rate of 2.05%, is comprised of: (i) rate swaps on $60.0 million of
the 2026 Term Loan balance effective May 21, 2021, as amended on April 14, 2022 in connection with the
2026 Term Loan Amendment, to fix SOFR (prior to April 14, 2022, the swap was to fix LIBOR), and (ii) a
rate swap on $40.0 million of the 2026 Term Loan Balance effective September 30, 2022, to fix SOFR.

(2) As of December 31, 2022, the Company has utilized interest rate swaps to fix SOFR and achieve a weighted
average fixed interest rate of 1.18% plus 0.10% and the applicable spread on the $100 million 2027 Term
Loan balance. The weighted average fixed interest rate of 1.18%, is comprised of: (i) rate swaps on
$80.0 million of the 2027 Term Loan balance effective September 30, 2021, as amended on April 14, 2022
in connection with the 2027 Term Loan Amendment, to fix SOFR, (prior to April 14, 2022, the swap was to
fix LIBOR), and (ii) a rate swap on $20.0 million of the 2027 Term Loan balance effective September 30,
2022, to fix SOFR.

(3) The interest rate swap agreement hedges $80.0 million of the $100.0 million 2027 Term Loan balance under

different terms and commences concurrent to the interest rate agreements maturing on November 26, 2024
to extend the fixed interest rate through maturity on January 31, 2027.

NOTE 11. EQUITY

SHELF REGISTRATION

On December 1, 2020, the Company filed a shelf registration statement on Form S-3, relating to the
registration and potential issuance of its common stock, preferred stock, warrants, rights, and units with a
maximum aggregate offering price of up to $350.0 million. The Securities and Exchange Commission declared
the Form S-3 effective on December 11, 2020.

FOLLOW-ON PUBLIC OFFERING

In June 2021, the Company completed a follow-on public offering of 3,220,000 shares of common stock,
which included the full exercise of the underwriters’ option to purchase an additional 420,000 shares of common
stock. Upon closing, the Company issued 3,220,000 shares and received net proceeds of $54.3 million, after
deducting the underwriting discount and expenses.

ATM PROGRAM ACTIVITY

On December 14, 2020, the Company implemented a $100.0 million “at-the-market” equity offering
program (the “2020 ATM Program”) pursuant to which the Company may sell, from time to time, shares of the

F-22

Company’s common stock. During the year ended December 31, 2022, the Company sold 446,167 shares under
the 2020 ATM Program for gross proceeds of $8.7 million at a weighted average price of $19.44 per share,
generating net proceeds of $8.6 million after deducting transaction fees totaling $0.1 million. During the year
ended December 31, 2021, the Company sold 761,902 shares under the 2020 ATM Program for gross proceeds
of $14.0 million at a weighted average price of $18.36 per share, generating net proceeds of $13.8 million after
deducting transaction fees totaling $0.2 million. The Company was not active under the 2020 ATM Program
during the year ended December 31, 2020. The 2020 ATM Program was terminated in advance of implementing
the 2022 ATM Program, hereinafter defined.

On October 21, 2022, the Company implemented a $150.0 million “at-the-market” equity offering program

(the “2022 ATM Program”) pursuant to which the Company may sell, from time to time, shares of the
Company’s common stock. During the year ended December 31, 2022, the Company sold 1,479,241 shares under
the 2022 ATM Program for gross proceeds of $27.8 million at a weighted average price of $18.81 per share,
generating net proceeds of $27.4 million after deducting transaction fees totaling $0.4 million.

In the aggregate, under the 2020 ATM Program and 2022 ATM Program, during the year ended
December 31, 2022, the Company sold 1,925,408 shares for gross proceeds of $36.5 million at a weighted
average price of $18.96 per share, generating net proceeds of $36.0 million after deducting transaction fees
totaling $0.5 million.

NONCONTROLLING INTEREST

As of December 31, 2022, CTO holds, directly and indirectly, an 8.1% noncontrolling ownership interest in
the Operating Partnership as a result of 1,223,854 OP Units issued to CTO at the time of the Company’s IPO. An
additional 3.2% noncontrolling ownership interest is held by an unrelated third party in connection with the
issuance of 479,640 OP Units as consideration for a portfolio of net lease properties acquired during the year
ended December 31, 2021.

DIVIDENDS

The Company has elected to be taxed as a REIT for U.S. federal income tax purposes under the Code. To
qualify as a REIT, the Company must annually distribute, at a minimum, an amount equal to 90% of its taxable
income, determined without regard to the deduction for dividends paid and excluding net capital gains, and must
distribute 100% of its taxable income (including net capital gains) to eliminate U.S. federal corporate income
taxes payable by the Company. Because taxable income differs from cash flow from operations due to non-cash
revenues and expenses (such as depreciation and other items), in certain circumstances, the Company may
generate operating cash flow in excess of its dividends, or alternatively, may need to make dividend payments in
excess of operating cash flows. During the years ended December 31, 2022, 2021, and 2020, the Company
declared and paid cash dividends on its common stock and OP Units of $1.090 per share, $1.015 per share, and
$0.820 per share, respectively.

NOTE 12. COMMON STOCK AND EARNINGS PER SHARE

Basic earnings per common share are computed by dividing net income attributable to the Company for the
period by the weighted average number of shares of common stock outstanding for the period. Diluted earnings
per common share are determined based on the assumption of the conversion of OP Units on a one-for-one basis
using the treasury stock method at average market prices for the periods.

F-23

The following is a reconciliation of basic and diluted earnings per common share (in thousands, except share

and per share data):

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

Net Income Attributable to Alpine Income Property

Trust, Inc.

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$

29,720

$

9,964

$

985

Weighted Average Number of Common Shares

Outstanding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

11,976,001

9,781,066

7,588,349

Weighted Average Number of Common Shares
Applicable to OP Units using Treasury Stock
Method (1)

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Total Shares Applicable to Diluted Earnings per

1,703,494

1,465,161

1,223,854

Share . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

13,679,495

11,246,227

8,812,203

Per Common Share Data:
Net Income Attributable to Alpine Income Property

Trust, Inc.

Basic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Diluted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$
$

2.48
2.17

$
$

1.02
0.89

$
$

0.13
0.11

(1) Represents shares underlying OP units including (i) 1,223,854 shares underlying OP Units issued to CTO in
connection with our IPO and (ii) 479,640 shares underlying OP Units issued to an unrelated third party in
connection with the acquisition of a portfolio of properties during the year ended December 31, 2021 (see
Note 11, “Equity”).

NOTE 13.

SHARE REPURCHASES

In March 2020, the Board approved a $5.0 million stock repurchase program (the “$5.0 Million Repurchase
Program”). During the year ended December 31, 2020, the Company repurchased 456,237 shares of its common
stock on the open market for a total cost of $5.0 million, or an average price per share of $11.02, which
completed the $5.0 Million Repurchase Program. There were no repurchases of the Company’s common stock
during the years ended December 31, 2022 or 2021.

NOTE 14.

STOCK-BASED COMPENSATION

In connection with the closing of the IPO, on November 26, 2019, the Company granted restricted shares of

common stock to each of the non-employee directors under the Individual Plan. Each of the non-employee
directors received an award of 2,000 restricted shares of common stock on November 26, 2019. The restricted
shares vested in substantially equal installments on each of the first, second, and third anniversaries of the grant
date. As of December 31, 2022, all increments of this award had vested. In addition, the restricted shares are
subject to a holding period beginning on the grant date and ending on the date that the grantee ceases to serve as
a member of the Board (the “Holding Period”). During the Holding Period, the restricted shares may not be sold,
pledged or otherwise transferred by the grantee. Except for the grant of these 8,000 restricted shares of common
stock, the Company has not made any grants under the Equity Incentive Plans. Any future grants under the
Equity Incentive Plans will be approved by the compensation committee of the Board. The 2019 non-employee
director share awards had an aggregate grant date fair value of $0.15 million. The Company’s determination of
the grant date fair value of the three-year vest restricted stock awards was calculated by multiplying the number
of shares issued by the Company’s stock price at the grant date. Compensation cost was recognized on a straight-
line basis over the vesting period and is included in general and administrative expenses in the Company’s
consolidated statements of operations. The Company recognized stock compensation expense totaling
$0.05 million during each of the years ended December 31, 2022, 2021, and 2020.

F-24

A summary of activity for these awards during the years ended December 31, 2022, 2021 and 2020 is

presented below:

Non-Vested Restricted Shares

Shares

Wtd. Avg. Fair Value

Non-Vested at January 1, 2020 . . . . . . . . . . . . . . . .
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Expired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Non-Vested at December 31, 2020 . . . . . . . . . . . . .
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Expired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Non-Vested at December 31, 2021 . . . . . . . . . . . . .
Granted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Vested . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Expired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Forfeited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

8,000
—
(2,664)
—
—

5,336
—
(2,668)
—
—

2,668
—
(2,668)
—
—

Non-Vested at December 31, 2022 . . . . . . . . . . . . .

—

$18.80
—
$18.80
—
—

$18.80
—
$18.80
—
—

$18.80
—
$18.80
—
—

$ —

As of December 31, 2022, there was no unrecognized compensation cost related to the three-year vest

restricted shares.

Each member of the Board has the option to receive his or her annual retainer in shares of Company common

stock rather than cash. The number of shares awarded to the directors making such election is calculated quarterly by
dividing the amount of the quarterly retainer payment due to such director by the trailing 20-day average price of the
Company’s common stock as of the last business day of the calendar quarter, rounded down to the nearest whole
number of shares. During the year ended December 31, 2022, the expense recognized for the value of the Company’s
common stock received by non-employee directors totaled $0.3 million, or 14,485 shares, of which 3,514 shares were
issued on April 1, 2022, 3,689 shares were issued on July 1, 2022, 3,774 shares were issued on October 1, 2022, and
3,508 shares were issued on January 1, 2023. During the year ended December 31, 2021, the expense recognized for
the value of the Company’s common stock received by non-employee directors totaled $0.3 million, or 14,049 shares,
of which 3,453 shares were issued on April 1, 2021, 3,525 shares were issued on July 1, 2021, 3,594 shares were issued
on October 1, 2021, and 3,477 shares were issued on January 3, 2022. During the year ended December 31, 2020, the
expense recognized for the value of the Company’s common stock received by non-employee directors totaled
$0.2 million, or 14,572 shares, of which 4,098 shares were issued on April 1, 2020, 3,414 shares were issued on July 1,
2020, 3,474 shares were issued on October 1, 2020, and 3,586 shares were issued on January 1, 2021.

Stock compensation expense for the years ended December 31, 2022, 2021, and 2020 is summarized as

follows (in thousands):

December 31,
2022

Year Ended

December 31,
2021

December 31,
2020

Stock Compensation Expense – Director

Restricted Stock . . . . . . . . . . . . . . . . . . . . . . .

Stock Compensation Expense – Director

Retainers Paid in Stock . . . . . . . . . . . . . . . . .

Total Stock Compensation Expense . . . . . . . . .

$ 46

264

$310

$ 50

259

$309

$ 51

217

$268

F-25

(1) Director retainers are issued through additional paid in capital in arrears. Therefore, the change in additional
paid in capital during the years ended December 31, 2022, 2021, and 2020 reported on the consolidated
statements of stockholders’ equity does not agree to the total non-cash compensation reported on the
consolidated statements of cash flows.

NOTE 15. RELATED PARTY MANAGEMENT COMPANY

We are externally managed by the Manager, a wholly owned subsidiary of CTO. During the year ended
December 31, 2022, CTO purchased 155,665 shares of PINE common stock in the open market for $2.7 million,
or an average price per share of $17.57. During the year ended December 31, 2021, CTO purchased 8,088 shares
of PINE common stock in the open market for $0.1 million, or an average price per share of $17.65. As of
December 31, 2022, CTO owns, in the aggregate, 1,223,854 OP Units and 979,543 shares of PINE common
stock, inclusive of (i) 815,790 shares of common stock totaling $15.6 million issued in connection with the IPO
and (ii) 163,753 shares of common stock totaling $3.1 million purchased by CTO subsequent to the IPO. The
aggregate 1,223,854 OP Units and 979,543 shares of PINE common stock held by CTO represent an investment
totaling $42.0 million, or 14.6% of PINE’s outstanding equity, as of December 31, 2022.

Management Agreement

On November 26, 2019, the Operating Partnership and PINE entered into a management agreement with the

Manager (the “Management Agreement”). Pursuant to the terms of the Management Agreement, our Manager
manages, operates and administers our day-to-day operations, business and affairs, subject to the direction and
supervision of the Board and in accordance with the investment guidelines approved and monitored by the Board.
We pay our Manager a base management fee equal to 0.375% per quarter of our “total equity” (as defined in the
Management Agreement and based on a 1.5% annual rate), calculated and payable in cash, quarterly in arrears.

Our Manager has the ability to earn an annual incentive fee based on our total stockholder return exceeding

an 8% cumulative annual hurdle rate (the “Outperformance Amount”) subject to a high-water mark price. We
would pay our Manager an incentive fee with respect to each annual measurement period in the amount of the
greater of (i) $0.00 and (ii) the product of (a) 15% multiplied by (b) the Outperformance Amount multiplied by
(c) the weighted average shares. No incentive fee was due for the year ended December 31, 2022, 2021 or 2020.

The initial term of the Management Agreement will expire on November 26, 2024 and will automatically

renew for an unlimited number of successive one-year periods thereafter, unless the agreement is not renewed or
is terminated in accordance with its terms.

Our independent directors review our Manager’s performance and the management fees annually and,
following the initial term, the Management Agreement may be terminated annually upon the affirmative vote of
two-thirds of our independent directors or upon a determination by the holders of a majority of the outstanding
shares of our common stock, based upon (i) unsatisfactory performance by the Manager that is materially
detrimental to us or (ii) a determination that the management fees payable to our Manager are not fair, subject to
our Manager’s right to prevent such termination due to unfair fees by accepting a reduction of management fees
agreed to by two-thirds of our independent directors. We may also terminate the Management Agreement for
cause at any time, including during the initial term, without the payment of any termination fee, with 30 days’
prior written notice from the Board. During the initial term of the Management Agreement, we may not terminate
the Management Agreement except for cause.

We pay directly or reimburse our Manager for certain expenses, if incurred by our Manager. We do not
reimburse any compensation expenses incurred by our Manager or its affiliates. Expense reimbursements to our
Manager are made in cash on a quarterly basis following the end of each quarter. In addition, we pay all of our
operating expenses, except those specifically required to be borne by our Manager pursuant to the Management
Agreement.

F-26

The Company incurred management fee expenses totaling $3.8 million, $3.2 million, and $2.6 million
during the years ended December 31, 2022, 2021, and 2020, respectively. The Company also paid dividends on
the common stock and OP Units owned by affiliates of the Manager in the amount of $2.3 million, $2.1 million,
and $1.7 million, for the years ended December 31, 2022, 2021, and 2020, respectively.

The following table represents amounts due from the Company to CTO (in thousands):

Description

As of

December 31,
2022

December 31,
2021

Management Fee due to CTO . . . . . . . . . . . . . . . . . .
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Other

Total (1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

$993
(61)

$932

$ 913
388

$1,301

(1)

Included in accrued expenses, see Note 8, “Accounts Payable, Accrued Expenses, and Other Liabilities”.

ROFO Agreement

On November 26, 2019, PINE also entered into an Exclusivity and Right of First Offer Agreement with
CTO (the “ROFO Agreement”). During the term of the ROFO Agreement, CTO will not, and will cause each of
its affiliates (which for purposes of the ROFO Agreement will not include our company and our subsidiaries) not
to, acquire, directly or indirectly, a single-tenant, net leased property, unless CTO has notified us of the
opportunity and we have affirmatively rejected the opportunity to acquire the applicable property or properties.

The terms of the ROFO Agreement do not restrict CTO or any of its affiliates from providing financing for a
third party’s acquisition of single-tenant, net leased properties or from developing and owning any single-tenant,
net leased property.

Pursuant to the ROFO Agreement, neither CTO nor any of its affiliates (which for purposes of the ROFO

Agreement does not include our company and our subsidiaries) may sell to any third party any single-tenant, net
leased property that was owned by CTO or any of its affiliates as of the closing date of the IPO or that is
developed and owned by CTO or any of its affiliates after the closing date of the IPO, without first offering us
the right to purchase such property.

The term of the ROFO Agreement will continue for so long as the Management Agreement with our

Manager is in effect.

On April 6, 2021, the Company entered into a purchase and sale agreement with a certain subsidiary of CTO
for the purchase of one net lease property (the “Single Property”) for $11.5 million. The acquisition of the Single
Property was completed on April 23, 2021.

On April 2, 2021, the Company entered into a separate purchase and sale agreement with certain

subsidiaries of CTO for the purchase of the CMBS Portfolio. The terms of the purchase and sale agreement, as
amended on April 20, 2021, provided a total purchase price of $44.5 million for the CMBS Portfolio. The
acquisition of the CMBS Portfolio was completed on June 30, 2021.

On January 5, 2022, the Company entered into a purchase and sale agreement with a certain subsidiary of
CTO for the purchase of one net lease property. The terms of the purchase and sale agreement provided a total
purchase price of $6.9 million, which acquisition was completed on January 7, 2022.

The entry into the purchase and sale agreements, and subsequent completion of acquisitions, are a result of

the Company exercising its right to purchase the aforementioned properties under the ROFO agreement.

F-27

Conflicts of Interest

Conflicts of interest may exist or could arise in the future with CTO and its affiliates, including our

Manager, the individuals who serve as our executive officers and executive officers of CTO, any individual who
serves as a director of our company and as a director of CTO and any limited partner of the Operating
Partnership. Conflicts may include, without limitation: conflicts arising from the enforcement of agreements
between us and CTO or our Manager; conflicts in the amount of time that executive officers and employees of
CTO, who are provided to us through our Manager, will spend on our affairs versus CTO’s affairs; and conflicts
in future transactions that we may pursue with CTO and its affiliates. We do not generally expect to enter into
joint ventures with CTO, but if we do so, the terms and conditions of our joint venture investment will be subject
to the approval of a majority of disinterested directors of the Board.

In addition, we are subject to conflicts of interest arising out of our relationships with our Manager.
Pursuant to the Management Agreement, our Manager is obligated to supply us with our senior management
team. However, our Manager is not obligated to dedicate any specific CTO personnel exclusively to us, nor are
the CTO personnel provided to us by our Manager obligated to dedicate any specific portion of their time to the
management of our business. Additionally, our Manager is a wholly owned subsidiary of CTO. All of our
executive officers are executive officers and employees of CTO and one of our officers (John P. Albright) is also
a member of CTO’s board of directors. As a result, our Manager and the CTO personnel it provides to us may
have conflicts between their duties to us and their duties to, and interests in, CTO.

We may acquire or sell net leased properties that would potentially fit the investment criteria for our
Manager or its affiliates. Similarly, our Manager or its affiliates may acquire or sell net leased properties that
would potentially fit our investment criteria. Although such acquisitions or dispositions could present conflicts of
interest, we nonetheless may pursue and consummate such transactions. Additionally, we may engage in
transactions directly with our Manager or its affiliates, including the purchase and sale of all or a portion of a
portfolio asset. If we acquire a net leased property from CTO or one of its affiliates or sell a net leased property
to CTO or one of its affiliates, the purchase price we pay to CTO or one of its affiliates or the purchase price paid
to us by CTO or one of its affiliates may be higher or lower, respectively, than the purchase price that would have
been paid to or by us if the transaction were the result of arm’s length negotiations with an unaffiliated third
party.

In deciding whether to issue additional debt or equity securities, we will rely, in part, on recommendations
made by our Manager. While such decisions are subject to the approval of the Board, our Manager is entitled to
be paid a base management fee that is based on our “total equity” (as defined in the Management Agreement). As
a result, our Manager may have an incentive to recommend that we issue additional equity securities at dilutive
prices.

All of our executive officers are executive officers and employees of CTO. These individuals and other

CTO personnel provided to us through our Manager devote as much time to us as our Manager deems
appropriate. However, our executive officers and other CTO personnel provided to us through our Manager may
have conflicts in allocating their time and services between us, on the one hand, and CTO and its affiliates, on the
other. During a period of prolonged economic weakness or another economic downturn affecting the real estate
industry or at other times when we need focused support and assistance from our Manager and the CTO
executive officers and other personnel provided to us through our Manager, we may not receive the necessary
support and assistance we require or that we would otherwise receive if we were self-managed.

Additionally, the ROFO Agreement does contain exceptions to CTO’s exclusivity for opportunities that
include only an incidental interest in single-tenant, net leased properties. Accordingly, the ROFO Agreement will
not prevent CTO from pursuing certain acquisition opportunities that otherwise satisfy our then-current
investment criteria.

Our directors and executive officers have duties to our company under applicable Maryland law in
connection with their management of our company. At the same time, PINE GP has fiduciary duties, as the

F-28

general partner, to the Operating Partnership and to the limited partners under Delaware law in connection with
the management of the Operating Partnership. These duties as a general partner to the Operating Partnership and
its partners may come into conflict with the duties of our directors and executive officers to us. Unless otherwise
provided for in the relevant partnership agreement, Delaware law generally requires a general partner of a
Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the
highest duties of loyalty and care and which generally prohibits such general partner from taking any action or
engaging in any transaction as to which it has a conflict of interest. The partnership agreement provides that in
the event of a conflict between the interests of our stockholders on the one hand and the limited partners of the
Operating Partnership on the other hand, PINE GP will endeavor in good faith to resolve the conflict in a manner
not adverse to either our stockholders or the limited partners; provided, however, that so long as we own a
controlling interest in the Operating Partnership, any such conflict that we, in our sole and absolute discretion,
determine cannot be resolved in a manner not adverse to either our stockholders or the limited partners of the
Operating Partnership shall be resolved in favor of our stockholders, and we shall not be liable for monetary
damages for losses sustained, liabilities incurred or benefits not derived by the limited partners in connection
with such decisions.

NOTE 16. COMMITMENTS AND CONTINGENCIES

LEGAL PROCEEDINGS

From time to time, the Company may be a party to certain legal proceedings, incidental to the normal course
of business. The Company is not currently a party to any pending or threatened legal proceedings that we believe
could have a material adverse effect on the Company’s business or financial condition.

CONTRACTUAL COMMITMENTS – EXPENDITURES

As of December 31, 2022, the Company had no commitments related to capital expenditures.

NOTE 17.

SUBSEQUENT EVENTS

Subsequent events and transactions were evaluated through February 9, 2023, the date the consolidated

financial statements were issued. There were no reportable subsequent events or transactions.

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CORPORATE INFORMATION

BOARD OF DIRECTORS

Andrew C. Richardson
Chairman of the Board of Alpine Income Property Trust, Inc. and Chief
Executive Officer of RCM Living

M. Carson Good
President of Good Capital Group and Chairman of the Board of
the Greater Orlando Airport Authority

John P. Albright
President and Chief Executive Officer of CTO Realty Growth, Inc. and
Alpine Income Property Trust, Inc.

Rachel Elias Wein
Founder and Chief Executive Officer of WeinPlus

Mark O. Decker, Jr.,
Senior Advisor and Trustee of Centerspace

Jeffrey S. Yarckin
President and Chief Operating Officer and co-founder of
TriGate Capital, LLC

EXECUTIVES

John P. Albright
President and Chief Executive Officer

Matthew M. Partridge
Senior Vice President, Chief Financial Officer and Treasurer

Steven R. Greathouse
Senior Vice President and Chief Investment Officer

Daniel E. Smith
Senior Vice President, General Counsel and Corporate Secretary

Lisa M. Vorakoun
Vice President and Chief Accounting Officer

Counsel
Vinson & Elkins LLP
901 East Byrd Street, Suite 1500
Richmond, VA 23219

Registrar and Stock Transfer Agent
Computershare Trust Company N.A.
462 South 4th Street, Suite 1600
Louisville, KY 40202

INFORMATION

Auditors
Grant Thornton LLP
200 S. Orange Avenue, Suite 2050
Orlando, FL 32801

Mailing Address
Alpine Income Property Trust, Inc.
369 N. New York Avenue, Suite 201
Winter Park, FL 32789

NYSE: PINE

alpinereit.com

alpinereit