Every 10-Q that Modiv Industrial Inc (MDV) has filed with the SEC in the last 24 months is listed below, newest first, and each one links through to the document itself with the summary and the scores our analysis gives it.
A 10-Q covers the quarterly report filed between annual reports, so if you follow MDV and want that one kind of document rather than the whole filing history, this is the page to keep. The company's other filings, of every form, are on the full MDV filings page.
Modiv Industrial, Inc. reported solid mid‑2026 results while progressing toward its merger with Global Net Lease, Inc. Total assets were $487.7 million, including real estate investments, net, of $435.8 million across 40 mostly industrial, single-tenant net-lease properties totaling about 4.2 million square feet and 99% occupancy. Annual base rent was $39.1 million as of June 30, 2026.
For the quarter ended June 30, 2026, rental revenue was $11.7 million and net income was $6.5 million, compared with a $2.6 million net loss a year earlier, driven largely by a $7.5 million gain on the $18.7 million sale of the Melbourne, Florida industrial property and the absence of prior-year impairment. Net income attributable to common stockholders was $4.6 million, or $0.45 per basic and diluted share; quarterly common distributions were $0.3000 per share.
Debt consists of $23.8 million of mortgage notes and a $250.0 million term loan under a credit facility maturing July 18, 2028, with a reported leverage ratio of 45.7%. The full term loan is hedged by three SOFR interest rate swaps with a $250.0 million notional amount, fixing the rate at approximately 4.15% based on current leverage. Cash and cash equivalents were $21.6 million, and management states it expects adequate liquidity to meet obligations.
Under the approved Merger Agreement, each share of Class C common stock is to be converted into 1.975 shares of GNL common stock, and each Series A preferred share into $25.00 in cash plus accrued and unpaid dividends. Following closing, MDV equity securities are expected to be delisted and deregistered.
Modiv Industrial, Inc. reported a small net loss for the quarter ended March 31, 2026 and agreed to merge with Global Net Lease, Inc. In the quarter, total revenue was $11.7 million, and net loss attributable to common stockholders was $0.9 million, or $0.11 per diluted share, compared with a small loss per share a year earlier.
The company’s real estate portfolio totaled $449.4 million in net investments across 41 largely industrial properties, with occupancy of 99% and annual base rent of $40.1 million. Modiv carried a $250.0 million term loan and $24.0 million of mortgage debt and used interest rate swaps on $250.0 million of borrowings to target a 4.15% fixed rate in 2026. The board maintained monthly common distributions of $0.10 per share and continued repurchasing its 7.375% Series A preferred stock while also approving a merger under which common holders are expected to receive GNL shares and preferred holders $25.00 per share in cash plus accrued dividends at closing.
Modiv Industrial, Inc. (NYSE: MDV) reported Q3 2025 results. Total revenue was $11.7 million, essentially flat year over year ($11.7 million). Operating income was $4.8 million. Net income was $1.1 million, and net income attributable to common stockholders was $0.3 million. Distributions declared were $0.2925 per common share for the quarter.
For the nine months, revenue was $35.3 million and the company recorded a net loss attributable to common stockholders of $2.6 million, reflecting a $4.0 million impairment recorded in Q2. As of September 30, 2025, total assets were $499.6 million, total equity $204.8 million, cash and cash equivalents $8.3 million, and restricted cash $1.7 million. Debt included a $249.4 million term loan and $30.4 million of mortgage notes; the revolver had no borrowings. MDV fixed SOFR on $250.0 million of term debt for 2025 via swaps, paying $4.2 million in premiums. The portfolio totals ~4.5 million square feet across 43 properties; two assets were classified as held for sale, including an Issaquah, WA property under a $25.6 million purchase agreement with extensions and $1.8 million in non‑refundable deposits.