FrontView REIT, Inc. SEC Filings

FrontView REIT, Inc. entered into an Investment Agreement with Maewyn FVR II LP, Rebound Investment, LP and Petrus Special Situations Fund, L.P. for a private placement of 750,000 shares of new Series A Convertible Preferred Stock at $100 per share, targeting gross proceeds of about $75.0 million. The preferred stock carries a 6.75% annual cash dividend on its $100 liquidation preference, stepping up to 8% four years after the last issuance and increasing by 2% annually thereafter up to 12%, and is senior to common stock for dividends and liquidation.

Holders may convert each share into 5.88235 shares of common stock, implying a $17.00 conversion price, with anti-dilution protections and additional adjustments in a change of control. The company can redeem the preferred after three years, subject to liquidity, stockholder approval and registration conditions, and will issue Warrants upon redemption that allow holders to buy common stock at the then-current conversion price for up to five years. Maewyn receives one board seat, consent rights on leverage (including a 7.00 to 1.00 total leverage cap), REIT status and certain affiliate transactions, plus registration and piggyback rights, while agreeing to standstill restrictions.

The placement is being made as an unregistered offering under Section 4(a)(2) and Rule 506 of Regulation D. The board expanded from seven to eight members and appointed Charles Fitzgerald, Managing Partner and Founder of Maewyn Capital Partners LLC, as an independent director to serve until the 2026 annual meeting.

FrontView REIT, Inc. (FVR) reported stronger Q3 2025 results. Total revenues were $16.8 million, up from $14.5 million a year ago, driven by higher contractual rents and recoveries. Net income was $5.5 million, and net income attributable to common shareholders was $4.0 million, delivering diluted EPS of $0.19. Operating expenses were $12.7 million, and other income benefited from a $7.6 million gain on real estate sales.

Year-to-date, revenue reached $50.6 million with a small net loss attributable to common of $0.3 million as higher depreciation and non-cash items weighed on results. The company owned 307 properties across 37 states and executed active portfolio management: it acquired 25 properties for $83.8 million and sold 25 properties for $57.6 million, recording $4.3 million of gains and $5.0 million of state expropriation proceeds.

Liquidity and balance sheet were bolstered: cash was $19.6 million, and debt, net, was $307.1 million, largely a $200.0 million term loan and $108.5 million drawn on a $250.0 million revolver, both maturing in October 2027. Interest rate risk is hedged via $200.0 million of swaps at 3.664% on the term loan and $100.0 million of sequential swaps on the revolver at a weighted average 3.22%. The board declared quarterly dividends of $0.215 per share in each of March, June, and September (total $0.645 for the period). Shares outstanding were 21,653,669 as of November 10, 2025.

FrontView REIT, Inc. reported an administrative update: it furnished an investor presentation under Item 7.01 (Regulation FD). The company states this information is being furnished and shall not be deemed filed for purposes of Section 18 of the Exchange Act, and it is not incorporated by reference into other filings except by specific reference. The presentation is provided as an exhibit.

• Exhibit 99.1: FrontView REIT, Inc. Investor Presentation, dated November 12, 2025
• Exhibit 104: Cover Page Interactive Data File (Inline XBRL)

FrontView REIT, Inc. furnished materials announcing financial results for the quarter ended September 30, 2025. On November 12, 2025, the company released a press release (Exhibit 99.1) and posted an updated quarterly supplemental presentation (Exhibit 99.2) on its website. The disclosures were provided under Items 2.02 and 7.01 and are being furnished, not filed, under the Exchange Act.

FrontView REIT (FVR) disclosed an insider transaction on 10/30/2025. Director Ernesto R. Perez reported the conversion of 14,802 OP Units into 14,802 shares of common stock (transaction code M). The resulting common shares were reported as acquired and held indirectly.

Following the transaction, the filing shows 0 OP Units beneficially owned. According to the notes, each OP Unit is redeemable at the holder’s election for cash equal to the fair market value of one common share, or, at the issuer’s election, for one common share; OP Units have no expiration date. The indirect holdings are listed as held by Ernesto R. Perez & Jamie L. Perez ATBE.

The Vanguard Group filed a Schedule 13G reporting beneficial ownership of 1,040,076 shares of FrontView REIT Inc (FVR), representing 5.08% of the class as of 09/30/2025. Vanguard reports 0 shares with sole voting power and 127,817 with shared voting power. It has 902,388 shares with sole dispositive power and 137,688 with shared dispositive power.

The filing identifies Vanguard as an investment adviser and states the securities were acquired and are held in the ordinary course, not to influence control. Vanguard’s clients have rights to dividends or sale proceeds related to these securities, and no other single person’s interest exceeds 5%.

BlackRock Portfolio Management LLC filed a Schedule 13G reporting beneficial ownership of 1,098,870 shares of FrontView REIT, Inc. common stock, representing 5.4% of the class as of September 30, 2025.

The filer reports sole voting power over 1,021,584 shares and sole dispositive power over 1,098,870 shares, with no shared voting or dispositive power. The reporting person is classified as HC (holding company). The certification states the securities were acquired and are held in the ordinary course and not to change or influence control. Various persons may receive dividends or sale proceeds, and no single person exceeds five percent.

FrontView REIT, Inc. insider Stephen Preston, who serves as Chairman, CEO and President, reported transactions on 10/04/2025. The filing shows 52,631 restricted stock units (RSUs) treated as acquired/vested and an open-market disposition of 20,711 common shares at $13.91 per share. After these transactions, the reporting person beneficially owns 90,382 shares directly and a total of 210,527 shares when including indirect holdings tied to RSUs. The RSUs originate from a 263,158 RSU grant made on 10/04/2024 that vests in equal annual 1/5 installments from 10/04/2025 through 10/04/2029, subject to continued service.