First Real Estate Investment Trust (OTC: FREVS) lifts Q1 2026 earnings and dividend
Rhea-AI Filing Summary
First Real Estate Investment Trust of New Jersey reported stronger results for the fiscal quarter ended January 31, 2026. Total real estate revenue rose to about $7.5M from $7.3M, driven mainly by higher residential base rents despite a dip in average residential occupancy to 95.5% from 96.8%.
Net income attributable to common equity increased to roughly $943,000, or $0.13 per share, up from $0.08. FFO per share grew to $0.21 and AFFO per share to $0.20. The quarterly dividend was raised to $0.10 per share. The company is working with its lender on further extending or refinancing a $25M mortgage on the Preakness shopping center, currently extended through May 1, 2026.
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Insights
Quarter shows higher earnings and dividends, with a key loan still pending extension.
FREIT delivered solid operating improvement this quarter. Net income attributable to common equity rose to $943,000 from $614,000, while total real estate revenue increased to about $7.5M. Lower legal and professional expenses also supported earnings.
Cash-flow metrics advanced, with FFO climbing to $1.6M and AFFO to $1.5M, or $0.21 and $0.20 per share. The board raised the quarterly dividend from $0.08 to $0.10 per share, indicating confidence in recurring cash generation.
A key watch point is the $25M mortgage on the Preakness shopping center. It reached maturity on August 1, 2025 and has been extended several times, most recently through May 1, 2026, on existing terms. Management is pursuing modification, extension, or refinancing; actual outcomes will be clarified in subsequent disclosures.
UNITED STATES
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WASHINGTON, D.C. 20549
FORM
CURRENT REPORT
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| (1) | Registered pursuant to Section 12 (b) of the Act pursuant to a form 8-A filed by the registrant on August 3, 2023. Until the Distribution Date (as defined in the registrant’s Stockholder Rights Agreement dated July 31, 2023) the Preferred Stock Purchase Rights will be transferred with and only with the shares of the registrant’s Common Stock to which the Preferred Stock Purchase Rights are attached. |
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Item 2.02 Results of Operations and Financial Condition
OPERATING RESULTS
The registrant has released its operating results for the fiscal quarter ended January 31, 2026. The Press Release is included as Exhibit 99.1 to this Form 8-K.
Item 9.01 Financial Statements and Exhibits
(d) Exhibits
99.1 Registrant’s press release dated March 17, 2026
The statements in this report, which relate to future earnings or performance, are forward-looking. Actual results may differ materially and be adversely affected by such factors as market and economic conditions, longer than anticipated lease-up periods or the inability of certain tenants to pay rents. Additional information about these factors is contained in the Company’s filings with the SEC including the Company’s most recently filed reports on Form 10-K and Form 10-Q.
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
| FIRST REAL ESTATE INVESTMENT TRUST OF NEW JERSEY, INC. | ||
| (Registrant) | ||
| By: | /s/ Robert S. Hekemian, Jr. | |
| Robert S. Hekemian, Jr. | ||
| President and Chief Executive Officer | ||
Date: March 17, 2026
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EXHIBIT INDEX
| Exhibit | |
| Number | Description |
| 99.1 | Press Release – Operating results for the fiscal quarter ended January 31, 2026. |
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FREIT Announces First Quarter Fiscal Year 2026 Results
HACKENSACK, NJ, March 17, 2026 – First Real Estate Investment Trust of New Jersey, Inc. (“FREIT” or the “Company”) announced today its operating results for the fiscal quarter ended January 31, 2026. The results as presented in this earnings release are not necessarily indicative of future results.
| FINANCIAL HIGHLIGHTS & OPERATING STATISTICS | |||
| For the Fiscal Quarter Ended | |||
| January 31, | |||
| 2026 | 2025 | ||
| GAAP Earnings Per Share - Basic and Diluted | $0.13 | $0.08 | |
| AFFO Per Share - Basic and Diluted | $0.20 | $0.16 | |
| Dividends Per Share | $0.10 | $0.08 | |
| Total Average Residential Occupancy | 95.5% | 96.8% | |
| Total Average Commercial Occupancy | 47.5% | 48.2% | |
Results for the Quarter
Total real estate revenue increased 3.2% to approximately $7,504,000 for the fiscal quarter ended January 31, 2026 compared to approximately $7,269,000 for the prior year’s comparable period. The increase in revenue was primarily attributable to the residential segment driven by higher base rents across all properties while the average occupancy decreased to 95.5% in the fiscal quarter ended January 31, 2026 from 96.8% in the prior year’s comparable period.
Net income attributable to common equity (“Net Income”) was approximately $943,000 or $0.13 per share basic and diluted for the fiscal quarter ended January 31, 2026 compared to approximately $614,000 or $0.08 per share basic and diluted for the prior year’s comparable period. The increase in Net Income was primarily driven by: an increase in revenue of approximately $235,000 (FREIT’s share was $194,000); and a decline in legal and professional expenses of approximately $176,000 primarily due to advisory fee costs incurred in the prior year’s comparable period; partially offset by a decrease in investment income of approximately $116,000. The decrease in investment income was primarily attributable to a $4.8 million decline in the combined average balance of cash and cash equivalents (including U.S. Treasury securities available for sale) compared to the prior year’s comparable period.
(Refer to “Table of Revenue & Net Income Components”)
Table of Revenue & Net Income Components
| For the Fiscal Quarter Ended January 31, | ||||||||||||
| 2026 | 2025 | Change | ||||||||||
| (In Thousands Except Per Share Amounts) | ||||||||||||
| Revenue: | ||||||||||||
| Commercial properties | $ | 1,949 | $ | 1,906 | $ | 43 | ||||||
| Residential properties | 5,555 | 5,363 | 192 | |||||||||
| Total real estate revenues | 7,504 | 7,269 | 235 | |||||||||
| Operating expenses: | ||||||||||||
| Real estate operating expenses | 3,690 | 3,736 | (46 | ) | ||||||||
| General and administrative expenses | 713 | 845 | (132 | ) | ||||||||
| Depreciation | 721 | 723 | (2 | ) | ||||||||
| Total operating expenses | 5,124 | 5,304 | (180 | ) | ||||||||
| Financing costs | (1,861 | ) | (1,873 | ) | 12 | |||||||
| Investment income | 284 | 400 | (116 | ) | ||||||||
| (Loss) income on investment in tenancy-in-common | (1 | ) | 9 | (10 | ) | |||||||
| Net income | 802 | 501 | 301 | |||||||||
| Net loss attributable to noncontrolling interests in subsidiaries | 141 | 113 | 28 | |||||||||
| Net income attributable to common equity | $ | 943 | $ | 614 | $ | 329 | ||||||
| Earnings per share: | ||||||||||||
| Basic and diluted | $ | 0.13 | $ | 0.08 | $ | 0.05 | ||||||
| Weighted average shares outstanding: | ||||||||||||
| Basic and diluted | 7,471 | 7,463 | ||||||||||
Segment Property Net Operating Income (“NOI”)
NOI for the residential properties increased to approximately $3,214,000 for the fiscal quarter ended January 31, 2026 from approximately $2,994,000 for the prior year’s comparable period. NOI for the commercial properties increased to approximately $609,000 for the fiscal quarter ended January 31, 2026 from approximately $567,000 for the prior year’s comparable period.
Financing Update
On August 1, 2025, the mortgage in the amount of $25,000,000, secured by the Preakness shopping center located in Wayne, New Jersey, reached its maturity date. Wayne PSC, LLC continues to work with the current lender, ConnectOne Bank, on a potential modification and extension of the loan. ConnectOne Bank has issued several extensions of the loan’s maturity date, with the most recent extension through May 1, 2026, while discussions are ongoing. Each extension has been made under the same terms and conditions of the existing loan agreement. Wayne PSC, LLC continues to evaluate all options for refinancing or replacing the loan. Management expects this loan to be further extended.
Dividend
The Board of Directors declared a first quarter dividend of $0.10 per share on the common stock to holders of record at the close of business on February 27, 2026. The payment date for the dividend was March 13, 2026. The Board of Directors will continue to evaluate the dividend on a quarterly basis.
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Funds From Operations
Funds From Operations (“FFO”) is a non-GAAP measure defined by the National Association of Real Estate Investment Trusts (“NAREIT”). FREIT does not include distributions from equity/debt/capital gain sources in its computation of FFO. Although many consider FFO the standard measurement of a REIT’s performance, FREIT supplements the NAREIT computation to include other adjustments to GAAP net income, which are not considered by management to be the primary drivers of its decision-making process. These adjustments are straight-line rents and recurring capital improvements on FREIT’s residential apartments.
The modified FFO computation is referred to as Adjusted Funds From Operations (“AFFO”). FREIT believes that AFFO is a superior measure of its operating performance. FREIT computes FFO and AFFO as follows:
| For the Fiscal Quarter Ended January 31, | ||||||||
| 2026 | 2025 | |||||||
| (In Thousands Except Per Share Amounts) | ||||||||
| Funds From Operations ("FFO") (a) | ||||||||
| Net income | $ | 802 | $ | 501 | ||||
| Depreciation of consolidated properties | 721 | 723 | ||||||
| Amortization of deferred leasing costs | 20 | 26 | ||||||
| Distributions to non-controlling interests | (360 | ) | (360 | )(b) | ||||
| Adjustment to loss on investment in tenancy-in-common for depreciation | 392 | 365 | ||||||
| FFO | $ | 1,575 | $ | 1,255 | ||||
| Per Share - Basic and Diluted | $ | 0.21 | $ | 0.17 | ||||
| (a) As prescribed by NAREIT. | ||||||||
| (b) FFO excludes the additional distribution of proceeds to non-controlling interests in the amount of approximately $0.1 million related to the sale of the Rotunda property located in Maryland in a prior year. | ||||||||
| Adjusted Funds From Operations ("AFFO") | ||||||||
| FFO | $ | 1,575 | $ | 1,255 | ||||
| Deferred rents (Straight lining) | 9 | 28 | ||||||
| Capital Improvements - Apartments | (62 | ) | (77 | ) | ||||
| AFFO | $ | 1,522 | $ | 1,206 | ||||
| Per Share - Basic and Diluted | $ | 0.20 | $ | 0.16 | ||||
| Weighted Average Shares Outstanding: | ||||||||
| Basic and Diluted | 7,471 | 7,463 | ||||||
FFO and AFFO do not represent cash generated from operating activities in accordance with accounting principles generally accepted in the United States of America and therefore should not be considered a substitute for net income as a measure of results of operations or for cash flow from operations as a measure of liquidity. Additionally, the application and calculation of FFO and AFFO by other REITs may vary materially from that of FREIT, and therefore FREIT’s FFO and AFFO may not be directly comparable to those of other REITs.
The statements in this report, which relate to future earnings or performance, are forward-looking. Actual results may differ materially and be adversely affected by such factors as market and economic conditions, longer than anticipated lease-up periods or the inability of certain tenants to pay rents. Additional information about these factors is contained in the Company’s filings with the SEC including the Company’s most recently filed reports on Form 10-K and Form 10-Q.
First Real Estate Investment Trust of New Jersey, Inc. is a publicly traded (over-the-counter – symbol FREVS) REIT organized in 1961. Its portfolio of residential and commercial properties is located in New Jersey and New York, with the largest concentration in northern New Jersey.
For additional information, contact Investor Relations at (201) 488-6400.
Visit us on the web: www.freitnj.com
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FAQ
How did FREVS perform in the quarter ended January 31, 2026?
What were FREVS’s FFO and AFFO per share for the quarter?
What dividend did FREVS declare for the first quarter of fiscal 2026?
How did occupancy levels trend for FREVS’s properties this quarter?
What is happening with FREVS’s $25 million Preakness shopping center mortgage?
Why did FREVS’s investment income decline compared with last year’s quarter?
Filing Exhibits & Attachments
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