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Universal Health Realty Income Trust entered into a First Amendment to its Second Amended and Restated Credit Agreement. The amendment adds a new incremental term loan facility of $50 million, adjusts a key net worth covenant, and updates interest rate mechanics tied to SOFR.
The minimum tangible net worth requirement is now $100 million. The 2026 Incremental Term Loan will bear interest at either SOFR (for one, three, or six months) or the Base Rate, plus a margin based on the Trust’s Total Leverage Ratio. The new term loan will mature on September 30, 2028, matching the existing term loan’s maturity, and a new subsidiary of the Trust has been added as a guarantor.
Universal Health Realty Income Trust — The Vanguard Group filed Amendment No. 21 to its Schedule 13G/A reporting 0 shares beneficially owned, representing 0% of the class. The filing states that, following an internal realignment on 01/12/2026, certain Vanguard subsidiaries now report separately in reliance on SEC Release No. 34-39538. The form is signed by Ashley Grim, Head of Global Fund Administration, dated 03/27/2026.
Universal Health Realty Income Trust reported lower earnings but essentially flat cash-based performance for 2025. For the fourth quarter, net income was $4.3 million, or $0.31 per diluted share, down from $4.7 million or $0.34 a year earlier, mainly due to weaker property-level income, partly offset by lower interest expense.
Full-year 2025 net income was $17.6 million, or $1.27 per diluted share, compared with $19.2 million and $1.39 in 2024. However, funds from operations, which add back depreciation, were stable at $47.7 million or $3.44 per share versus $47.9 million or $3.46. The Trust paid a fourth-quarter dividend of $0.745 per share and $2.960 per share for the year.
As of December 31, 2025, the Trust had $356.2 million outstanding under a $425 million credit agreement, leaving $68.8 million of borrowing capacity. It also began developing an approximately 80,000 square foot medical office building in Palm Beach Gardens, Florida, with an estimated cost of $34 million and a 10-year master lease covering about 75% of the space.
Universal Health Realty Income Trust is a healthcare-focused REIT investing in acute care and behavioral hospitals, medical office buildings, free‑standing emergency departments and childcare centers. As of late February 2026, it holds 77 real estate investments or commitments in 21 states, including six hospital facilities, 61 medical office buildings, four FEDs, four preschool centers, one specialty facility and vacant land.
The trust is closely tied to Universal Health Services, Inc. (UHS). Subsidiaries of UHS lease all six hospital facilities and are tenants in 19 additional properties, with UHS‑related tenants generating about 40% of consolidated revenue over 2023–2025. A wholly owned UHS subsidiary also serves as Advisor under a renewable agreement, earning a 0.70% fee on average invested real estate assets.
The hospital leases typically include long remaining terms, fixed or inflation‑linked rent escalators, and extensive renewal and purchase options. The combined weighted average EBITDAR coverage ratio at the six UHS hospital facilities was about 8.6x in 2025, indicating strong rent coverage overall but with a wide range by facility. The trust also has several development projects, including the Palm Beach Gardens Medical Plaza I MOB and the Sierra Medical Plaza I MOB, both supported by long‑term UHS master flex leases and ground leases.
Management emphasizes REIT tax status and regular dividend distributions, while highlighting risks tied to government healthcare reimbursement (Medicare and Medicaid), evolving U.S. healthcare legislation, competitive pressures from other providers and facilities, UHS’s financial and legal exposures, and tenant decisions on lease renewals or purchase options. The trust also outlines ongoing ESG initiatives, including energy‑efficient building upgrades, LED lighting, HVAC modernization, water‑saving landscaping and LEED‑inspired design in newer properties.
BlackRock, Inc. reports beneficial ownership of 1,989,533 common shares of Universal Health Realty Income Trust, equal to 14.3% of this share class as of 12/31/2025. BlackRock has sole voting power over 1,972,906 of these shares and sole dispositive power over 1,989,533 shares, with no shared voting or dispositive power.
The holdings reflect securities beneficially owned by specific BlackRock business units, not all BlackRock affiliates. One underlying holder, iShares Core S&P Small-Cap ETF, on its own holds more than five percent of Universal Health Realty’s outstanding common stock. BlackRock states the position is held in the ordinary course of business and not for the purpose of changing or influencing control of the company.
Universal Health Realty Income Trust (UHT) reported steady Q3 2025 results. Revenue was $25.3 million versus $24.5 million a year ago, and net income was $4.0 million, holding diluted EPS at $0.29. For the first nine months, revenue was $74.7 million with net income of $13.3 million, reflecting diluted EPS of $0.96.
Lease revenue from non-related parties was $14.8 million in Q3, while UHS-related lease revenue was $8.4 million, including $895,000 of bonus rent from McAllen Medical Center. Equity in income from unconsolidated LLCs was $438,000. The quarterly dividend was $0.74 per share; year-to-date dividends were $2.215 per share.
On the balance sheet, total assets were $568.0 million and equity was $158.6 million. Borrowings under the $425 million credit facility were $357.1 million, leaving $67.9 million available. UHS-related tenants represented approximately 39% of Q3 revenue. After quarter-end, UHT entered a ground lease to develop an 80,000 sq ft medical office building in Palm Beach Gardens, Florida, estimated to cost $34 million, with a 10-year master flex lease for about 75% of space.
Universal Health Realty Income Trust (UHT) reported an insider purchase by President, CEO, and Director Alan B. Miller. On 10/29/2025, he purchased 12,247 shares of Shares of Beneficial Interest at $37.0217 per share, coded “P”. Following the transaction, he beneficially owned 182,104 shares directly.
The filing also lists 42,000 shares held indirectly by the Alan B. Miller Family Foundation. The report states that Mr. Miller disclaims beneficial ownership of those indirectly held securities, and the filing does not constitute an admission of beneficial ownership for any purpose.
Universal Health Realty Income Trust furnished its third quarter 2025 earnings release under Item 2.02. The company provided the press release as Exhibit 99.1, making its quarterly results publicly available.
This is a routine disclosure that points readers to the full earnings details in the accompanying press release.
Universal Health Realty Income Trust (UHT) reported quarter-to-date operating results that were largely stable but showed a decline in net income versus the prior year period. Total revenue for the three months ended June 30, 2025 was $24.9 million, essentially flat with the prior-year quarter ($24.7 million), and six-month revenue was $49.4 million versus $49.9 million a year earlier. Quarterly net income was $4.5 million (basic EPS $0.33) compared with $5.3 million (EPS $0.38) in Q2 2024; six-month net income declined to $9.3 million from $10.6 million.
The Trust remains highly tied to Universal Health Services (UHS): UHS-related tenants produced approximately 40% of consolidated revenues in the three- and six-month periods. Balance sheet highlights include total assets of $573.0 million, total liabilities of $407.9 million, total equity of $165.2 million, and outstanding borrowings under the credit facility of $354.8 million with $70.2 million available capacity. Cash flow items: net cash provided by operating activities was $25.3 million for the six months; dividends paid were $20.5 million (six months, $1.475/share). The Trust recognized an unrealized derivative loss of $3.7 million year-to-date, which reduced comprehensive income to $5.6 million for the six months.