AEI Income & Growth XXII posts $236,353 YTD profit; cash $1.57M

Rhea-AI Filing Summary

AEI Income & Growth Fund XXII reported a sharp swing to profitability in Q3 2025 as property sale gains outweighed lower rent. Net income was $225,143 for the quarter, driven by a $200,237 gain on the July 29 sale of its 65% interest in an Advance Auto Parts property in Indianapolis, which generated $920,594 in net proceeds. Quarterly rental income was $100,811 and interest income was $7,715.

For the nine months ended September 30, 2025, net income was $236,353 versus a loss a year ago, with rental income of $320,654. Cash rose to $1,568,774 from $914,846, supported by $211,466 of cash from operations and the sale proceeds. The partnership declared $1,214,988 in distributions year‑to‑date, allocated $1,198,740 to Limited Partners, or $104.92 per Unit (including $17.69 per Unit of Net Income and $87.23 per Unit of return of capital). It repurchased 486.25 Units for $269,139 on April 1, 2025. Units outstanding were 11,263.12 as of September 30, 2025. Based on scheduled rents for properties owned as of October 31, 2025, management expects approximately $418,000 of rental income in 2025.

Insights

REITs & Real Assets Analyst

Quarter boosted by asset sale; cash up, rents modestly lower.

Q3 profitability was primarily from a $200,237 gain on the Indianapolis property sale, lifting net income to $225,143. Core rent trends were slightly softer year over year as assets were sold, with quarterly rental income at $100,811. Cash increased to $1,568,774 on sale proceeds and $211,466 of operating cash flow.

Distributions declared for the nine months totaled $1,214,988, largely funded by operations and sale proceeds as permitted under the partnership’s allocation rules. The partnership repurchased 486.25 Units for $269,139, modestly reducing outstanding Units to 11,263.12 as of September 30, 2025.

Management cites scheduled rent supporting approximately $418,000 of rental income for 2025. Actual results depend on remaining tenants and any additional dispositions; the filing lists no material changes to controls or legal matters.

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FAQ

What was AEI Income & Growth Fund XXII (XAEIU) Q3 2025 net income?

Net income was $225,143 for the quarter, largely from a $200,237 gain on a property sale.

How much did XAEIU receive from the Indianapolis property sale?

The partnership received $920,594 in net proceeds and recorded a $200,237 gain on July 29, 2025.

What were XAEIU’s cash and operating cash flow year-to-date?

Cash was $1,568,774 at September 30, 2025, with $211,466 provided by operating activities for the nine months.

How much did XAEIU declare in distributions for the nine months ended Sept. 30, 2025?

Declared distributions totaled $1,214,988, with $1,198,740 allocated to Limited Partners.

Did XAEIU repurchase any Units in 2025?

Yes. On April 1, 2025, it repurchased 486.25 Units for $269,139 from 21 Limited Partners.

How many Units were outstanding for XAEIU at quarter-end?

Units outstanding were 11,263.12 as of September 30, 2025.

What rental income does XAEIU expect for 2025 based on current leases?

Management expects approximately $418,000 of rental income for 2025 based on scheduled rents.

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended:  September 30, 2025

Commission File Number:  000-24003

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

(Exact name of registrant as specified in its charter)

State of Minnesota		41-1848181
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)
30 East 7th Street, Suite 1300 St. Paul, Minnesota 55101		(651) 227-7333
(Address of principal executive offices)		(Registrant’s telephone number)

Not Applicable

(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
NONE		NONE		NONE

Securities registered pursuant to Section 12(g) of the Act:

Limited Partnership Units

(Title of class)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. ☒ Yes    ☐ No

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). ☒ Yes    ☐ No  

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

☐ Large accelerated filer	☐ Accelerated filer
☒ Non-accelerated filer	☒ Smaller reporting company
☐ 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. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). ☐ Yes    ☒ No

As of October 31, 2025, there were 11,028.65 Units of limited partnership interest outstanding and owned by nonaffiliates of the registrant.

1

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

INDEX

				Page
Part I – Financial Information
	Item 1.	Condensed Financial Statements (unaudited):
		Balance Sheets as of September 30, 2025 and December 31, 2024		3
		Statements for the Periods ended September 30, 2025 and 2024:
			Income	4
			Cash Flows	5
			Changes in Partners’ Capital	6
		Condensed Notes to Financial Statements		7 – 8
	Item 2.	Management's Discussion and Analysis of Financial
			Condition and Results of Operations	9 - 13
	Item 3.	Quantitative and Qualitative Disclosures About Market Risk		13
	Item 4.	Controls and Procedures		14
Part II – Other Information
	Item 1.	Legal Proceedings		15
	Item 1A.	Risk Factors		15
	Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		15
	Item 3.	Defaults Upon Senior Securities		15
	Item 4.	Mine Safety Disclosures		15
	Item 5.	Other Information		15
	Item 6.	Exhibits		16
Signatures				16

2

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

BALANCE SHEETS

ASSETS

		September 30,		December 31,
		2025		2024
		(unaudited)
Current Assets:
Cash	$	1,568,774	$	914,846
Real Estate Investments:
Land		1,215,151		1,753,065
Buildings		3,777,826		4,484,085
Acquired Intangible Lease Assets		804,382		804,382
Real Estate Held for Investment, at Cost		5,797,359		7,041,532
Accumulated Depreciation and Amortization		(1,026,914)		(1,347,233)
Real Estate Held for Investment, Net		4,770,445		5,694,299
Total Assets	$	6,339,219	$	6,609,145

LIABILITIES AND PARTNERS' CAPITAL

Current Liabilities:
Payable to AEI Fund Management, Inc.	$	20,339	$	32,946
Distributions Payable		1,077,934		69,220
Unearned Rent		34,816		50,356
Total Current Liabilities		1,133,089		152,522
Partners’ Capital (Deficit):
General Partner		1,687		(13,646)
Limited Partners – 24,000 Units authorized;    11,263.12 and 11,749.37 Units issued and outstanding    as of 9/30/2025 and 12/31/2024, respectively		5,204,443		6,470,269
Total Partners' Capital		5,206,130		6,456,623
Total Liabilities and Partners' Capital	$	6,339,219	$	6,609,145

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

3

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENTS OF INCOME

(unaudited)

		Three Months Ended September 30				Nine Months Ended September 30
		2025		2024		2025		2024
Rental Income	$	100,811	$	110,031	$	320,654	$	329,070
Expenses:
Partnership Administration – Affiliates		20,527		26,878		58,254		91,682
Partnership Administration and Property    Management – Unrelated Parties		7,686		9,983		62,783		59,526
Depreciation and Amortization		55,407		71,189		180,341		213,570
Total Expenses		83,620		108,050		301,378		364,778
Operating Income (Loss)		17,191		1,981		19,276		(35,708)
Other Income:
Gain on Sale of Real Estate		200,237		0		200,237		0
Interest Income		7,715		1,295		16,840		4,007
Total Other Income		207,952		1,295		217,077		4,007
Net Income (Loss)	$	225,143	$	3,276	$	236,353	$	(31,701)
Net Income (Loss) Allocated:
General Partner	$	33,964	$	33	$	34,300	$	(317)
Limited Partners		191,179		3,243		202,053		(31,384)
Total	$	225,143	$	3,276	$	236,353	$	(31,701)
Net Income (Loss) per Limited Partnership Unit	$	16.97	$	0.28	$	17.69	$	(2.67)
Weighted Average Units Outstanding –       Basic and Diluted		11,263		11,749		11,425		11,749

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

4

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENTS OF CASH FLOWS

(unaudited)

		Nine Months Ended September 30
		2025		2024
Cash Flows from Operating Activities:
Net Income (Loss)	$	236,353	$	(31,701)
Adjustments to Reconcile Net Income (Loss) To Net Cash Provided by Operating Activities:
Depreciation and Amortization		203,497		236,726
Gain on Sale of Real Estate		(200,237)		0
Increase (Decrease) in Payable to    AEI Fund Management, Inc.		(12,607)		(40,274)
Increase (Decrease) in Unearned Rent		(15,540)		17,586
Total Adjustments		(24,887)		214,038
Net Cash Provided By    Operating Activities		211,466		182,337
Cash Flows from Investing Activities:
Proceeds from Sale of Real Estate		920,594		0
Cash Flows from Financing Activities:
Repurchase of Partnership Units		(271,858)		0
Distributions Paid to Partners		(206,274)		(242,253)
Net Cash Used For    Financing Activities		(478,132)		(242,253)
Net Increase (Decrease) in Cash		653,928		(59,916)
Cash, beginning of period		914,846		273,604
Cash, end of period	$	1,568,774	$	213,688

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

5

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

STATEMENTS OF CHANGES IN PARTNERS' CAPITAL

(unaudited)

		General Partner		Limited Partners		Total		Limited Partnership Units Outstanding
Balance, December 31, 2023	$	(5,504)	$	6,722,485	$	6,716,981		11,749.37
Distributions Declared		(2,077)		(67,143)		(69,220)
Net Loss		(377)		(12,198)		(12,575)
Balance, March 31, 2024		(7,958)		6,643,144		6,635,186		11,749.37
Distributions Declared		(2,077)		(67,143)		(69,220)
Net Income (Loss)		27		(22,429)		(22,402)
Balance, June 30, 2024		(10,008)		6,553,572		6,543,564		11,749.37
Distributions Declared		(2,077)		(67,143)		(69,220)
Net Income		33		3,243		3,276
Balance, September 30, 2024	$	(12,052)	$	6,489,672	$	6,477,620		11,749.37
Balance, December 31, 2024	$	(13,646)	$	6,470,269	$	6,456,623		11,749.37
Distributions Declared		(2,077)		(67,143)		(69,220)
Net Loss		(17)		(1,710)		(1,727)
Balance, March 31, 2025		(15,740)		6,401,416		6,385,676		11,749.37
Distributions Declared		(2,035)		(65,799)		(67,834)
Repurchase of Partnership Units		(2,719)		(269,139)		(271,858)		(486.25)
Net Income		353		12,584		12,937
Balance, June 30, 2025		(20,141)		6,079,062		6,058,921		11,263.12
Distributions Declared		(12,136)		(1,065,798)		(1,077,934)
Net Income		33,964		191,179		225,143
Balance, September 30, 2025	$	1,687	$	5,204,443	$	5,206,130		11,263.12

The accompanying Condensed Notes to Financial Statements are an integral part of these statements.

6

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

CONDENSED NOTES TO FINANCIAL STATEMENTS

SEPTEMBER 30, 2025

(unaudited)

(1)  Basis of Presentation -

The condensed financial statements included herein have been prepared by the registrant, without audit, pursuant to the rules and regulations of the Securities and Exchange Commission, and reflect all adjustments which are, in the opinion of management, necessary to a fair statement of the results of operations for the interim period, on a basis consistent with the annual audited financial statements. The adjustments made to these condensed financial statements consist only of normal recurring adjustments. Certain information, accounting policies, and footnote disclosures normally included in financial statements prepared in accordance with United States Generally Accepted Accounting Principles (US GAAP) have been condensed or omitted pursuant to such rules and regulations, although the registrant believes that the disclosures are adequate to make the information presented not misleading. It is suggested that these condensed financial statements be read in conjunction with the financial statements and the summary of significant accounting policies and notes thereto included in the registrant’s latest annual report on Form 10‑K.

(2)  Organization –

AEI Income & Growth Fund XXII Limited Partnership (the “Partnership”) was formed to acquire and lease commercial properties to operating tenants. The Partnership's operations are managed by AEI Fund Management XXI, Inc. (“AFM”), the Managing General Partner. The Estate of Robert P. Johnson serves as the Individual General Partner. AFM is a wholly owned subsidiary of AEI Capital Corporation of which the Credit Trust fbo Patricia Johnson and Patricia Johnson own a majority interest. AEI Fund Management, Inc. (“AEI”), an affiliate of AFM, performs the administrative and operating functions for the Partnership.

(3)  Recently Adopted Accounting Pronouncements –

Accounting standards that have been issued or proposed by the Financial Accounting Standards Board are currently not applicable to the Partnership or are not expected to have a significant impact on the Partnership's financial position, results of operations and cash flows.

(4)  Real Estate Investments –

On July 29, 2025, the Partnership closed the sale of its 65% interest in the Advance Auto Parts in Indianapolis, Indiana to an unrelated third party. The Partnership received net proceeds of $920,594, which resulted in a net gain of $200,237. At the time of sale, the cost and related accumulated depreciation was $1,244,173 and $523,816, respectively.

7

AEI INCOME & GROWTH FUND XXII LIMITED PARTNERSHIP

CONDENSED NOTES TO FINANCIAL STATEMENTS

(5)  Payable to Related Party –

AEI Fund Management, Inc. performs the administrative and operating functions for the Partnership. The payable to AEI Fund Management represents the balance due for those services. This balance is non-interest bearing and unsecured and is to be paid in the normal course of business.

(6)  Partners’ Capital –

For the nine months ended September 30, 2025 and 2024, the Partnership declared distributions of $1,214,988 and $207,660, respectively. The Limited Partners were allocated declared distributions of $1,198,740 and $201,429 and the General Partner was allocated declared distributions of $16,248 and $6,231 for the periods ended September 30, 2025 and 2024, respectively. The Limited Partners' declared distributions represented $104.92 and $17.14 per Limited Partnership Unit outstanding using 11,425 and 11,749 weighted average Units in 2025 and 2024, respectively. The declared distributions represented $17.69 and $0 per Unit of Net Income and $87.23 and $17.14 per Unit of return of capital in 2025 and 2024, respectively.

On April 1, 2025, the Partnership repurchased a total of 486.25 Units for $269,139 from 21 Limited Partners in accordance with the Partnership Agreement. The Partnership acquired these Units using net sales proceeds. The repurchase increases the remaining Limited Partners' ownership interest in the Partnership. As a result of this repurchase and pursuant to the Partnership Agreement, the General Partner received distributions of $2,719 in the second quarter of 2025. During the nine months ended September 30, 2024, the Partnership did not repurchase any Units from the Limited Partners.

(7)  Fair Value Measurements –

As of September 30, 2025 and December 31, 2024, the Partnership had no assets or liabilities measured at fair value on a recurring basis or nonrecurring basis.

8

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL

CONDITION AND RESULTS OF OPERATIONS.

This section contains "forward-looking statements" which represent management's expectations or beliefs concerning future events, including statements regarding anticipated application of cash, expected returns from rental income, growth in revenue, the sufficiency of cash to meet operating expenses, rates of distribution, and other matters. These, and other forward-looking statements, should be evaluated in the context of a number of factors that may affect the Partnership's financial condition and results of operations, including the following:

—

Market and economic conditions which affect the value of the properties the Partnership owns and the cash from rental income such properties generate;

—

the federal income tax consequences of rental income, deductions, gain on sales and other items and the effects of these consequences for the Partners;

—

resolution by the General Partner of conflicts with which they may be confronted;

—

the success of the General Partner of locating properties with favorable risk return characteristics;

—

the effect of tenant defaults; and

—

the condition of the industries in which the tenants of properties owned by the Partnership operate.

Application of Critical Accounting Policies

The Partnership’s financial statements have been prepared in accordance with US GAAP. Preparing the financial statements requires management to use judgment in the application of these accounting policies, including making estimates and assumptions. These judgments will affect the reported amounts of the Partnership’s assets and liabilities and the disclosure of contingent assets and liabilities as of the dates of the financial statements and will affect the reported amounts of revenue and expenses during the reporting periods. It is possible that the carrying amount of the Partnership’s assets and liabilities, or the results of reported operations, would be affected if management’s estimates or assumptions prove inaccurate.

Management of the Partnership evaluates the following accounting estimates on an ongoing basis, and has discussed the development and selection of these estimates and the management discussion and analysis disclosures regarding them with the Managing General Partner of the Partnership.

Allocation of Purchase Price of Acquired Properties

Upon acquisition of real properties, the Partnership records them in the financial statements at cost. The purchase price is allocated to tangible assets, consisting of land and building, and to identified intangible assets and liabilities, which may include the value of above market and below market in-place leases. The allocation of the purchase price is based upon the relative fair value of each component of the property. Although independent appraisals may be used to assist in the determination of fair value, in many cases these values will be based upon management’s assessment of each property, the selling prices of comparable properties and the discounted value of cash flows from the asset.

9

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

The fair values of above market and below market in-place leases will be recorded based on the present value (using an interest rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to the in-place leases and (ii) an estimate of fair market lease rates for the corresponding in-place leases measured over a period equal to the non-cancelable term of the lease including any bargain renewal periods. The above market and below market lease values will be capitalized as intangible lease assets or liabilities. Above market lease values will be amortized on a straight-line basis as an adjustment of rental income over the remaining term of the respective leases. Below market lease values will be amortized on a straight-line basis as an adjustment of rental income over the remaining term of the respective leases, including any bargain renewal periods. If a lease were to be terminated prior to its stated expiration, all unamortized amounts of above market and below market in-place lease values relating to that lease would be recorded as an adjustment to rental income.

The fair values of in-place leases will include estimated direct costs associated with obtaining a new tenant, and opportunity costs associated with lost rentals which are avoided by acquiring an in-place lease. Direct costs associated with obtaining a new tenant may include commissions, tenant improvements, and other direct costs and are estimated, in part, by management’s consideration of current market costs to execute a similar lease. These direct costs will be included in intangible lease assets on the balance sheet and will be amortized on a straight-line basis to expense over the remaining term of the respective leases. The value of opportunity costs will be calculated using the contractual amounts to be paid pursuant to the in-place leases over a market absorption period for a similar lease. These intangibles will be included in intangible lease assets on the balance sheet and will be amortized on a straight-line basis to expense over the remaining term of the respective leases. If a lease were to be terminated prior to its stated expiration, all unamortized amounts of in-place lease assets relating to that lease would be expensed.

The determination of the relative fair values of the assets and liabilities acquired will require the use of significant assumptions with regard to the current market rental rates, rental growth rates, discount and capitalization rates, interest rates and other variables. If management’s estimates or assumptions prove inaccurate, the result would be an inaccurate allocation of purchase price, which could impact the amount of reported net income (loss).

Carrying Value of Properties

Properties are carried at original cost, less accumulated depreciation and amortization. The Partnership tests long-lived assets for recoverability when events or changes in circumstances indicate that the carrying value may not be recoverable. For properties the Partnership will hold and operate, management determines whether impairment has occurred by comparing the property’s probability-weighted future undiscounted cash flows to its current carrying value. For properties held for sale, management determines whether impairment has occurred by comparing the property’s estimated fair value less cost to sell to its current carrying value. If the carrying value is greater than the net realizable value, an impairment loss is recorded to reduce the carrying value of the property to its net realizable value. Changes in these assumptions or analysis may cause material changes in the carrying value of the properties.

10

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

Allocation of Expenses

AEI Fund Management, Inc. allocates expenses to each of the funds they manage primarily on the basis of the number of hours devoted by their employees to each fund’s affairs. They also allocate expenses at the end of each month that are not directly related to a fund’s operations based upon the number of investors in the fund and the fund’s capitalization relative to other funds they manage. The Partnership reimburses these expenses subject to detailed limitations contained in the Partnership Agreement.

Factors Which May Influence Results of Operations

The Partnership is not aware of any material trends or uncertainties, other than national economic conditions affecting real estate generally, that may reasonably be expected to have a material impact, favorable or unfavorable, on revenues and investment property value. However, due to current economic factors, higher interest rates, and inflation in the U.S. and globally, our tenants and operating partners may be impacted.

Results of Operations

For the nine months ended September 30, 2025 and 2024, the Partnership recognized rental income of $320,654 and $329,070, respectively. In 2025, rental income decreased due to one property that was sold in July 2025, which was partially offset by two existing properties with rent increases. Based on the scheduled rent for the properties owned as of October 31, 2025, the Partnership expects to recognize rental income of approximately $418,000 in 2025.

For the nine months ended September 30, 2025 and 2024, the Partnership incurred Partnership administration expenses from affiliated parties of $58,254 and $91,682, respectively. These administration expenses include costs associated with the management of the properties, processing distributions, reporting requirements and communicating with the Limited Partners. These expenses were lower in 2025, when compared to 2024, mainly due to a decrease in property related management expenses. During the same periods, the Partnership incurred Partnership administration and property management expenses from unrelated parties of $62,783 and $59,526, respectively. These expenses represent direct payments to third parties for legal and filing fees, direct administrative costs, outside audit costs, taxes, insurance and other property costs. These expenses were higher in 2025, when compared to 2024, mainly due to timing of tax and audit services.

In July 2025, the Partnership entered into an agreement to sell its 65% interest in the Advance Auto in Indianapolis, Indiana to an unrelated third party. On July 29, 2025, the sale closed with the Partnership receiving net proceeds of $920,594, which resulted in a net gain of $200,237. At the time of sale, the cost basis of the property and related accumulated depreciation was $1,244,173 and $523,816, respectively.

11

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

For the nine months ended September 30, 2025 and 2024, the Partnership recognized interest income of $16,840 and $4,007, respectively. Interest income increased during the nine-month period ended September, 30 2025, due to higher average cash balances compared to the same period in 2024.

Management believes inflation has not significantly affected income from operations. Leases may contain rent increases, based on the increase in the Consumer Price Index over a specified period, which will result in an increase in rental income over the term of the leases. Inflation also may cause the real estate to appreciate in value. However, inflation and changing prices may have an adverse impact on the operating margins of the properties' tenants, which could impair their ability to pay rent and subsequently reduce the Net Cash Flow available for distributions.

Liquidity and Capital Resources

During the nine months ended September 30, 2025, the Partnership's cash balances increased $653,928 as a result of cash received from the sale of real estate and cash received from operations, which was partially offset by distributions paid to Partners and cash used to repurchase Units in excess of cash generated from operating activities. During the nine months ended September 30, 2024, the Partnership's cash balances decreased $59,916 as a result of distributions paid to Partners in excess of cash generated from operating activities.

Net cash provided by operating activities increased from $182,337 in 2024 to $211,466 in 2025 as a result of a decrease in Partnership administration expenses in 2025, which was partially offset by a decrease in rental income.

The major components of the Partnership’s cash flow from investing activities are investments in real estate and proceeds from the sale of real estate. During the nine months ended September 30, 2025, the Partnership generated cash flow from the sale of real estate of $920,594. During the nine months ended September 30, 2024, the Partnership did not complete any property acquisitions or property sales.

The Partnership's primary use of cash flow, other than investment in real estate, is distribution payments to Partners and cash used to repurchase Units. The Partnership declares its regular quarterly distributions before the end of each quarter and pays the distribution in the first week after the end of each quarter. The Partnership attempts to maintain a stable distribution rate from quarter to quarter. The Partnership may repurchase tendered Units on April 1st and October 1st of each year subject to limitations.

For the nine months ended September 30, 2025 and 2024, the Partnership declared distributions of $1,214,988 and $207,660, respectively. Pursuant to the Partnership Agreement, distributions of Net Cash Flow are to be allocated 97% to the Limited Partners and 3% to the General Partners. Distributions of Net Proceeds of Sale are to be allocated 99% to the Limited Partners and 1% to the General Partner. The Limited Partners were allocated declared distributions of $1,198,740 and $201,429 and the General Partner was allocated declared distributions of $16,248 and $6,231 for the periods ended September 30, 2025 and 2024, respectively.

12

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS. (Continued)

The Partnership may repurchase Units from Limited Partners who have tendered their Units to the Partnership. Such Units may be acquired at a discount. The Partnership will not be obligated to purchase in any year any number of Units that, when aggregated with all other transfers of Units that have occurred since the beginning of the same calendar year (excluding Permitted Transfers as defined in the Partnership Agreement), would exceed 5% of the total number of Units outstanding on January 1 of such year. In no event shall the Partnership be obligated to purchase Units if, in the sole discretion of the Managing General Partner, such purchase would impair the capital or operation of the Partnership.

On April 1, 2025, the Partnership repurchased a total of 486.25 Units for $269,139 from 21 Limited Partners in accordance with the Partnership Agreement. The Partnership acquired these Units using net sales proceeds. The repurchase increases the remaining Limited Partners' ownership interest in the Partnership. As a result of this repurchase and pursuant to the Partnership Agreement, the General Partner received distributions of $2,719 in 2025.

During the nine months ended September 30, 2024, the Partnership did not repurchase any Units from the Limited Partners.

The continuing rent payments from the properties, together with cash generated from property sales, should be adequate to fund continuing distributions and meet other Partnership obligations on both a short-term and long-term basis.

Off-Balance Sheet Arrangements

As of September 30, 2025 and December 31, 2024, the Partnership had no material off-balance sheet arrangements that had or are reasonably likely to have current or future effects on its financial condition, results of operations, liquidity or capital resources.

ITEM 3. QUANTITATIVE & QUALITATIVE DISCLOSURES ABOUT MARKET RISK.

Not required for a smaller reporting company.

13

ITEM 4. CONTROLS AND PROCEDURES.

(a)  Disclosure Controls and Procedures.

Under the supervision and with the participation of management, including its President and Chief Financial Officer, the Managing General Partner of the Partnership evaluated the effectiveness of the design and operation of our disclosure controls and procedures (as defined in Rule 13a-15(e) under the Securities Exchange Act of 1934 (the “Exchange Act”)). Based upon that evaluation, the President and Chief Financial Officer of the Managing General Partner concluded that, as of the end of the period covered by this report, our disclosure controls and procedures were effective in ensuring that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in applicable rules and forms and that such information is accumulated and communicated to management, including the President and Chief Financial Officer of the Managing General Partner, in a manner that allows timely decisions regarding required disclosure.

(b)  Changes in Internal Control Over Financial Reporting.

During the most recent period covered by this report, there has been no change in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Exchange Act) that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.

14

PART II – OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS.

There are no material pending legal proceedings to which the Partnership is a party or of which the Partnership's property is subject.

ITEM 1A. RISK FACTORS.

Not required for a smaller reporting company.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES & USE OF PROCEEDS.

(a) None.

(b) Not applicable.

(c) Pursuant to Section 7.7 of the Partnership Agreement, each Limited Partner has the right to present Units to the Partnership for purchase by submitting notice to the Managing General Partner during January or July of each year. The purchase price of the Units is equal to 90% of the net asset value per Unit, as of the first business day of January or July of each year, as determined by the Managing General Partner in accordance with the provisions of the Partnership Agreement. Units tendered to the Partnership during January and July may be repurchased on April 1^st and October 1^st, respectively, of each year subject to the following limitations. The Partnership will not be obligated to purchase in any year any number of Units that, when aggregated with all other transfers of Units that have occurred since the beginning of the same calendar year (excluding Permitted Transfers as defined in the Partnership Agreement), would exceed 5% of the total number of Units outstanding on January 1 of such year. In no event shall the Partnership be obligated to purchase Units if, in the sole discretion of the Managing General Partner, such purchase would impair the capital or operation of the Partnership. During the period covered by this report, defined as the three months ended September 30, 2025, the Partnership did not purchase any Units.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES.

None.

ITEM 4. MINE SAFETY DISCLOSURES.

Not Applicable.

ITEM 5. OTHER INFORMATION.

None.

15

ITEM 6. EXHIBITS.

31.1

Certification of President of General Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

31.2

Certification of Chief Financial Officer of General Partner pursuant to Rule 15d-14(a)(17 CFR 240.15d-14(a)) and Section 302 of the Sarbanes-Oxley Act of 2002.

32

Certification of President and Chief Financial Officer of General Partner pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

SIGNATURES

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.

Dated:  November 12, 2025	AEI Income & Growth Fund XXII
	Limited Partnership
	By:	AEI Fund Management XXI, Inc.
	Its:	Managing General Partner
	By:	/s/ Marni J. Nygard
		Marni J. Nygard
		President
		(Principal Executive Officer)
	By:	/s/ Keith E. Petersen
		Keith E. Petersen
		Chief Financial Officer
		(Principal Accounting Officer)

16

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