CPS Technologies signs 80,000 sq ft Attleboro lease

Q: What new facility is CPSH leasing and how large is it?

CPS Technologies Corp. is leasing approximately 80,000 rentable square feet at 523 Pleasant Street, Attleboro, Massachusetts, to house its corporate offices, manufacturing operations and product development activities, which it plans to relocate from Norton, Massachusetts during 2027.

Q: What is the lease term for CPSH’s new Attleboro facility?

The initial lease term is twelve years and ten months starting on August 19, 2026. It includes a ten‑month construction period through May 31, 2027 and a six‑month base‑rent‑free period through November 30, 2027, before paid base rent begins.

Q: How much base rent will CPSH pay under the new lease?

Base rent begins December 1, 2027 at $85,000 per month for six months, then increases to about $1.05 million for the following lease year, and then increases by 3% annually for the remainder of the initial lease term.

Q: What landlord improvement contribution does CPSH receive in this lease?

The landlord agreed to contribute up to $3.2 million toward qualifying alterations, improvements, fixtures and equipment that become part of or are attached to the premises, after CPS Technologies first spends at least $1.6 million on its own project work.

Q: What security deposit and extension options are included in CPSH’s lease?

CPS Technologies must provide a $510,000 security deposit, which may be reduced to $255,000 under the lease. The lease grants two five‑year extension options at fair market rent, not less than 103% of the prior lease year’s base rent, with 3% annual increases.

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Form Type

8-K

Rhea-AI Filing Summary

CPS Technologies Corp. (CPSH) entered into a long‑term lease with VMD Industrial II, LLC for approximately 80,000 rentable square feet at 523 Pleasant Street, Attleboro, Massachusetts, and plans to relocate its corporate offices, manufacturing and product development from Norton, Massachusetts to this site during 2027.

The lease term is twelve years and ten months from August 19, 2026, with a ten‑month construction period through May 31, 2027 and a six‑month base‑rent‑free period through November 30, 2027. Base rent starts December 1, 2027 at $85,000 per month for six months, then about $1.05 million for the next lease year, increasing 3% annually. CPS Technologies pays 47.20% of real estate taxes, operating costs and insurance, plus utilities. The landlord will contribute up to $3.2 million toward qualifying improvements after the company spends at least $1.6 million, and CPS Technologies must post a $510,000 security deposit, potentially reducible to $255,000. The lease includes two five‑year extension options, fair‑market starting rent (at least 103% of the prior lease year) with 3% annual increases, and a right of first offer on adjacent space.

8-K Event Classification

2 items: 1.01, 9.01

2 items

Item 1.01 Entry into a Material Definitive Agreement Business

The company signed a significant contract such as a merger agreement, credit facility, or major partnership.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, or exhibit attachments filed with this report.

Key Figures

Premises size: 80,000 rentable square feet Initial lease term: Twelve years and ten months Initial base rent: $85,000 per month +5 more

8 metrics

Premises size 80,000 rentable square feet Space leased at 523 Pleasant Street, Attleboro, Massachusetts

Initial lease term Twelve years and ten months Lease term commencing August 19, 2026

Initial base rent $85,000 per month First six months of paid base rent starting December 1, 2027

Base rent following lease year Approximately $1.05 million Base rent for the lease year after the initial six‑month paid period

Annual base rent increase 3% annually Base rent escalation after the first full lease year

Operating cost share 47.20% Proportionate share of real estate taxes, operating costs and insurance

Landlord improvement contribution $3.2 million Maximum contribution toward qualifying alterations and improvements

Security deposit $510,000 Security deposit required under the lease, reducible to $255,000

Key Terms

base rent, security deposit, fair market rent, right of first offer, +1 more

5 terms

base rent financial

"Base rent commences on December 1, 2027 at $85,000 per month"

The fixed minimum rent a tenant pays under a lease before any extra charges or variable fees; think of it as the subscription price for a space, separate from add‑ons like utilities, maintenance, or a share of property taxes. Investors watch base rent because it sets the predictable, recurring income stream that determines a property's immediate cash flow and helps value the asset, while extras and escalations affect total returns and risk.

security deposit financial

"The Company is also required to provide a security deposit of $510,000"

fair market rent financial

"Base rent for the first year of each extension term will be fair market rent"

Fair market rent is the typical monthly amount a willing tenant would pay and a willing landlord would accept for a similar property in the same area, when neither is under pressure to act. For investors it matters because it sets realistic income expectations for rental properties, influences property valuations and cash flow forecasts, and guides underwriting and tax or subsidy calculations—much like the going rate for a used car helps a seller and buyer agree on a price.

right of first offer financial

"The Company also has an ongoing right of first offer to lease available"

A right of first offer is a contractual agreement that requires an owner to offer an asset or stake to a designated party before marketing it to others; the holder gets the first chance to negotiate terms directly with the seller. For investors, it matters because it can limit who can buy or set the sale price path—like getting the first invitation to buy a sought-after item before it goes on general sale, protecting potential access or controlling competition.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What new facility is CPSH leasing and how large is it?

CPS Technologies Corp. is leasing approximately 80,000 rentable square feet at 523 Pleasant Street, Attleboro, Massachusetts, to house its corporate offices, manufacturing operations and product development activities, which it plans to relocate from Norton, Massachusetts during 2027.

What is the lease term for CPSH’s new Attleboro facility?

The initial lease term is twelve years and ten months starting on August 19, 2026. It includes a ten‑month construction period through May 31, 2027 and a six‑month base‑rent‑free period through November 30, 2027, before paid base rent begins.

How much base rent will CPSH pay under the new lease?

Base rent begins December 1, 2027 at $85,000 per month for six months, then increases to about $1.05 million for the following lease year, and then increases by 3% annually for the remainder of the initial lease term.

What additional costs does CPSH bear besides base rent?

In addition to base rent, CPS Technologies is responsible for its 47.20% proportionate share of real estate taxes, operating costs and insurance for the property, plus utilities and certain other costs related to the premises, as described in the lease.

What landlord improvement contribution does CPSH receive in this lease?

The landlord agreed to contribute up to $3.2 million toward qualifying alterations, improvements, fixtures and equipment that become part of or are attached to the premises, after CPS Technologies first spends at least $1.6 million on its own project work.

What security deposit and extension options are included in CPSH’s lease?

CPS Technologies must provide a $510,000 security deposit, which may be reduced to $255,000 under the lease. The lease grants two five‑year extension options at fair market rent, not less than 103% of the prior lease year’s base rent, with 3% annual increases.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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Available on EDGAR 08/24/2026 - 04:12 PM EDT Accepted by SEC EDGAR 08/24/2026 - 04:11 PM EDT

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

Current Report

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

Date of Report (Date of earliest event reported): August 19, 2026

CPS TECHNOLOGIES CORP.

(Exact Name of Registrant as Specified in its Charter)

Delaware	0-16088	04-2832509
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)

111 South Worcester Street, Norton, Massachusetts		02766
(Address of principal executive offices)		(Zip Code)
Registrant’s telephone number, including area code		508-222-0614
(Former name or former address, if changed since last report.)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to rule 14d-2(b) under the Exchange Act (17CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c)) under the Exchange Act (17 CFR 240.13e-4( c)).

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

☐ Emerging growth company

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. ☐

Securities registered pursuant to Section(b) of the Act:

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
Common Stock, $0.01 par value		CPSH		NASDAQ Capital Market

Item 1.01 Entry into a Material Definitive Agreement

On August 19, 2026 (the “Effective Date”), CPS Technologies Corp. (the “Company”) entered into a Lease Agreement (the “Lease”) dated August 19, 2026 with VMD Industrial II, LLC (the “Landlord”) for approximately 80,000 rentable square feet of space located at 523 Pleasant Street, Attleboro, Massachusetts (the “Premises”). The Company intends to relocate its corporate offices, manufacturing operations and product development activities from its existing facility in Norton, Massachusetts to the Premises during 2027. The Premises are located approximately eight miles from the Company’s existing facility.

The initial term of the Lease is twelve years and ten months commencing on the Effective Date. The Lease provides for a ten-month construction period through May 31, 2027, followed by a six-month base-rent-free period through November 30, 2027. Base rent commences on December 1, 2027 at $85,000 per month for the first six months, increases to approximately $1.05 million for the following lease year and increases by 3% annually thereafter. In addition to base rent, the Company is responsible for its 47.20% proportionate share of real estate taxes, operating costs and insurance for the property, as well as utilities and certain other costs relating to the Premises.

The Landlord has agreed to contribute up to $3.2 million toward qualifying alterations, improvements, fixtures and equipment that become part of or are attached to the Premises, subject to the terms and conditions of the Lease. The Company must first expend at least $1.6 million toward the cost of its work before the Landlord is obligated to fund any portion of this contribution. The Company is also required to provide a security deposit of $510,000, which may be reduced to $255,000 in accordance with the Lease.

The Lease grants the Company two options to extend the term for five years each. Base rent for the first year of each extension term will be fair market rent, but not less than 103% of the base rent for the immediately preceding lease year, and will increase by 3% annually thereafter. The Company also has an ongoing right of first offer to lease available adjacent space in the building, subject to the terms and conditions of the Lease.

The foregoing description of the Lease does not purport to be complete and is qualified in its entirety by reference to the full text of the Lease, which is filed as Exhibit 1.1 to this Current Report on Form 8-K and incorporated herein by reference.

Item 9.01 Financial Statements and Exhibits

(d) Exhibits.

Exhibit Number	Description
1.1	Lease Agreement, dated August 13, 2026, by and between VMD Industrial II, LLC and CPS Technologies Corp.
104	Cover Page Interactive Data File (embedded within the Inline XBRL document).

SIGNATURE

Pursuant to the requirements 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.

CPS TECHNOLOGIES CORP. (Registrant)
Date: August 24, 2026	/s/ Chris Fraser Chris Fraser Chief Financial Officer

Source: View Original Filing on SEC EDGAR

Filing Exhibits & Attachments

5 documents