Chiron Real Estate (NYSE: XRN) adds $425M SHOP assets, $100M pref and trims dividend

Q: What is the new dividend for Chiron Real Estate Inc. (XRN) common stock?

The Board declared monthly common dividends of $0.16 per share for July, August and September 2026, totaling $0.48 per quarter. This compares to $0.25 per month, or $0.75 per quarter, for April–June 2026, an approximate 36% reduction.

Q: How leveraged is Chiron Real Estate Inc. (XRN) after Q1 2026?

At March 31, 2026, consolidated debt (gross) totaled about $673.1 million and net consolidated debt was roughly $664.9 million . Net debt plus preferred to annualized Adjusted EBITDAre was around 7.9x , with no debt maturities in 2026 or 2027 and $220.5 million of credit capacity.

Q: What were Chiron Real Estate Inc. (XRN) key operating metrics this quarter?

Same-property cash NOI was $27.4 million , up 3.2% year over year. Portfolio leased occupancy stood at 95.4% across about 5.1 million square feet and 189 properties, reflecting a largely stabilized healthcare real estate portfolio during the strategic transition.

Filing Impact

(High)

Filing Sentiment

(Neutral)

Form Type

8-K

Rhea-AI Filing Summary

Chiron Real Estate Inc. is reshaping itself into a growth-focused healthcare REIT, pairing large senior housing investments with new strategic capital and a lower dividend. The company agreed to acquire three luxury seniors housing communities from Silverstone for an aggregate $425 million, to be operated as seniors housing operating properties (SHOP) and managed by Greystone. It also entered into a $100 million delayed-draw 6.00% Series C convertible preferred equity facility with Maewyn Capital Partners, with an initial conversion price of $43.00 per common share.

To retain more cash for growth, the Board reset the monthly common dividend to $0.16 per share for July–September 2026, a quarterly total of $0.48 versus $0.75 for April–June, an approximate 36% reduction. For the quarter ended March 31, 2026, rental revenue was $38.0 million, net income was $1.7 million and net loss attributable to common stockholders was $0.7 million, or $(0.06) per share. Core FFO was $16.0 million, or $1.11 per share and unit, flat year over year, while same-property cash NOI rose 3.2% and leased occupancy was 95.4%. Net consolidated debt was about $664.9 million and the company reported no debt maturities in 2026 or 2027, with $220.5 million of credit facility borrowing capacity as of May 5, 2026.

Insights

Strategy pivots toward growth: large SHOP deals, new preferred capital, lower dividend.

Chiron is executing a major shift from a yield-focused REIT to a growth platform. It signed agreements to acquire three seniors housing communities for an aggregate $425 million, all to be run as SHOP assets targeting double-digit unlevered IRRs. This meaningfully increases exposure to operational senior housing versus traditional triple-net medical office.

To fund this plan, the company arranged a delayed-draw $100 million 6.00% Series C convertible preferred facility with Maewyn Capital Partners at a $43.00 initial conversion price, and highlighted no debt maturities in 2026 or 2027. Net consolidated debt was about $664.9 million, with a net debt plus preferred to annualized Adjusted EBITDAre ratio of roughly 7.9%, indicating elevated but manageable leverage.

The common dividend reset to $0.16 per month for July–September 2026 (about 36% lower than the prior run-rate) is a clear trade-off: less near-term income in exchange for retaining cash for acquisitions and ramping the SHOP portfolio. Core FFO per share and unit held at $1.11 year over year, and same-property cash NOI grew 3.2%, suggesting the legacy portfolio remains stable while the company reallocates capital. Subsequent filings and updates on SHOP occupancy and margins will show how effectively this new strategy translates into per-share earnings growth.

8-K Event Classification

5 items: 1.01, 2.02, 7.01, 8.01, 9.01

5 items

Item 1.01 Entry into a Material Definitive Agreement Business

The company signed a significant contract such as a merger agreement, credit facility, or major partnership.

Item 2.02 Results of Operations and Financial Condition Financial

Disclosure of earnings results, typically an earnings press release or preliminary financials.

Item 7.01 Regulation FD Disclosure Disclosure

Material non-public information disclosed under Regulation Fair Disclosure, often investor presentations or guidance.

Item 8.01 Other Events Other

Voluntary disclosure of events the company deems important to shareholders but not covered by other items.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, and exhibit attachments filed with this report.

Key Figures

Aggregate SHOP acquisitions: $425 million Maewyn preferred facility: $100 million at 6.00% Dividend reset: $0.16 per month +5 more

8 metrics

Aggregate SHOP acquisitions $425 million Three seniors housing communities contracted with Silverstone affiliates

Maewyn preferred facility $100 million at 6.00% Delayed-draw Series C convertible preferred, $43.00 initial conversion price

Dividend reset $0.16 per month Common dividend for July–September 2026; ~36% below April–June level

Core FFO per share and unit $1.11 Three months ended March 31, 2026, flat versus prior-year period

Same-property cash NOI $27.4 million Q1 2026, 3.2% year-over-year growth

Net consolidated debt $664.9 million As of March 31, 2026, after cash

Leased occupancy 95.4% Portfolio leased rate as of March 31, 2026

Rental revenue $38.0 million Quarter ended March 31, 2026

Key Terms

seniors housing operating property (SHOP), Funds From Operations (FFO), Core FFO, Adjusted EBITDAre, +2 more

6 terms

seniors housing operating property (SHOP) financial

"the Company expects to operate the Landing as a senior housing operating property (“SHOP”) asset"

Funds From Operations (FFO) financial

"FFO attributable to common stockholders and noncontrolling interest"

Funds from operations (FFO) is a performance measure commonly used for real estate companies that adjusts net income by adding back non‑cash items like building depreciation and removing one‑time gains or losses from property sales, to show recurring operating earnings. Investors use FFO to judge a property portfolio’s ability to generate cash for dividends and growth — think of it as measuring a car’s regular fuel efficiency rather than its accounting value or one‑off resale price.

Core FFO financial

"Core FFO attributable to common stockholders and noncontrolling interest"

Core FFO (Core Funds From Operations) is a real estate industry measure of a property owner's recurring cash earnings calculated by starting with net income and removing non-cash accounting items and one-time gains or losses so the number reflects ongoing operating performance. Investors use it like a trimmed-down paycheck: it helps compare cash-generating ability across periods and companies by focusing on the stable, repeatable income rather than temporary or accounting-driven swings.

Adjusted EBITDAre financial

"Adjusted EBITDA re | $ 25,181 | | | $ 24,200"

Adjusted EBITDA is a measure of a company's earnings that shows its profitability by focusing on core operations, excluding certain expenses or income that are unusual or not part of normal business activities. It provides investors with a clearer picture of how well the company is performing day-to-day, much like evaluating a restaurant's regular sales without counting special event or one-time expenses. This helps investors compare companies more fairly and assess their ongoing financial health.

same-property cash NOI financial

"Same-Property Cash NOI growth was 3.2% on a year-over-year basis."

Same-property cash NOI is the cash-based net operating income from a portfolio’s properties that were owned and operating in both the current and prior reporting periods, excluding income or expenses from recent buys, sales, non-cash accounting items, and one-time charges. Investors use it like a steady-yardstick—comparing the ongoing, day-to-day cash profit of the same set of assets to judge real operational performance and track organic growth without distortions from transactions or accounting quirks.

convertible preferred stock financial

"6.00% Series C Convertible Preferred Stock (subject to certain closing conditions)"

Convertible preferred stock is a special class of company shares that pays priority, usually fixed, payments to holders and can be exchanged later for a set number of common shares. It matters to investors because it combines steady income and added protection with the chance to share in a company’s upside; think of it as a hybrid between a bond that pays regularly and an option to convert into growth-oriented stock, where the conversion rules influence both potential gains and how much common shareholders’ ownership may be reduced.

Understanding 8-K Material Events →

05/06/2026 - 05:00 PM

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(D) OF THE

SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported): May 6, 2026 (May 1, 2026)

Chiron Real Estate Inc.

(Exact name of registrant as specified in its charter)

Maryland

001-37815

46-4757266

(State or Other Jurisdiction

of Incorporation)

(Commission

File Number)

(I.R.S. Employer

Identification No.)

7373 Wisconsin Avenue, Suite 800

Bethesda, MD

20814

(Address of Principal Executive
Offices)

(Zip Code)

(202) 524-6851

(Registrant’s Telephone Number, Including Area Code)

Not Applicable

(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

¨	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

¨	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

¨	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

¨	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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

Title of each class:	Trading Symbols:	Name of each exchange on which registered:
Common Stock, par value $0.001 per share	XRN	NYSE
Series A Preferred Stock, par value $0.001 per share	XRN PrA	NYSE
Series B Preferred Stock, par value $0.001 per share	XRN PrB	NYSE

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).

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. ¨

Item 1.01 Entry into a Material Definitive Agreement

The Landing Alexandria

On May 1, 2026, Chiron Real Estate Inc. (the “Company”), through one or more subsidiaries, entered into a purchase and sale agreement (the “Landing Purchase Agreement”) with affiliates of Silverstone Senior Living (“Silverstone”) to acquire The Landing Alexandria (the “Landing”), a senior housing community located in Alexandria, Virginia, for a purchase price of $130.0 million, subject to customary prorations and adjustments. In connection with the Landing Purchase Agreement, an affiliate of Silverstone also entered into a separate letter agreement with a subsidiary of the Company pursuant to which the Silverstone affiliate provided certain additional property-level representations and warranties, which are subject to customary survival and indemnification provisions, including specified limitations on liability. Silverstone does not have any material relationship with the Company or its subsidiaries, other than through the Landing Purchase Agreement, the Riviera Purchase Agreement and Pinnacle Purchase Agreement (defined below).

In connection with the acquisition, the Company expects to operate the Landing as a senior housing operating property (“SHOP”) asset and expects to enter into a management agreement with an affiliate of Greystone Communities (“Greystone”), a third-party operator, pursuant to which Greystone will manage the day-to-day operations of the Landing.

The closing of the acquisition is expected to occur on or about June 1, 2026 and is subject to satisfaction or waiver of the closing conditions set forth in the Landing Purchase Agreement that are not currently satisfied. Accordingly, as of the date of this Current Report on Form 8-K there can be no assurance that the Company will close the acquisition on the terms set forth above or at all.

The foregoing description of the Landing Purchase Agreement does not purport to be complete and is qualified in its entirety by reference to the full text of the Landing Purchase Agreement, which will be filed as an exhibit to the Company’s Quarterly Report on Form 10-Q for the quarter ending June 30, 2026 (or otherwise as required by applicable rules and regulations).

The Riviera Alexandria

On May 1, 2026, the Company, through one or more subsidiaries, entered into an agreement (the “Riviera Purchase Agreement”) with an affiliate of Silverstone to acquire The Riviera at Alexandria (the “Riviera”), a senior housing community located in Alexandria, Virginia, for an aggregate purchase price of $118.9 million, plus any applicable purchase price increase in connection with any closing extension, and subject to customary prorations and adjustments.

In connection with the acquisition, the Company expects to operate the Riviera as a SHOP asset and expects to enter into a management agreement with an affiliate of Greystone, pursuant to which Greystone will manage the day-to-day operations of the Riviera.

The closing of the acquisition of the Riviera is expected to occur on or about June 1, 2026. The Riviera Purchase Agreement also provides the purchaser with the right to extend the closing date, subject to the terms and conditions set forth therein, and provides that the closing may not occur later than August 1, 2026. However, certain closing conditions must be met or waived before or at the closing and are not currently satisfied. Accordingly, as of the date of this Current Report on Form 8-K there can be no assurance that the Company will complete the acquisition on the terms described above or at all.

The foregoing description of the Riviera Purchase Agreement does not purport to be complete and is qualified in its entirety by reference to the full text of the Riviera Purchase Agreement, which will be filed as an exhibit to the Company’s Quarterly Report on Form 10-Q for the quarter ending June 30, 2026 (or otherwise as required by applicable rules and regulations).

The Pinnacle

On May 6, 2026, the Company, through one or more subsidiaries, entered into an asset purchase agreement (the “Pinnacle Purchase Agreement” and together with the Landing Purchase Agreement and the Riviera Purchase Agreement, the “Purchase Agreements”) with an affiliate of Silverstone to acquire The Pinnacle North Bethesda (the “Pinnacle”), a senior housing community located in North Bethesda, Maryland, for an aggregate purchase price of $173,055,000, plus any applicable purchase price increase in connection with any closing extension, and subject to customary prorations and adjustments (including a purchase price adjustment based on the construction loan balance as of closing).

In connection with the acquisition, the Company expects to operate the Pinnacle as a SHOP asset and expects to enter into a management agreement with an affiliate of Greystone, pursuant to which Greystone will manage the day-to-day operations of the Pinnacle.

The closing of the acquisition of the Pinnacle is scheduled to occur on July 31, 2026. The Pinnacle Purchase Agreement also provides the purchaser with the right to extend the closing date, subject to the terms and conditions set forth therein, and provides that the closing may not occur later than November 1, 2026. However, certain closing conditions must be met or waived before or at the closing and are not currently satisfied. Accordingly, as of the date of this Current Report on Form 8-K there can be no assurance that the Company will complete the acquisition on the terms described above or at all.

The foregoing description of the Pinnacle Purchase Agreement does not purport to be complete and is qualified in its entirety by reference to the full text of the Pinnacle Purchase Agreement, which will be filed as an exhibit to the Company’s Quarterly Report on Form 10-Q for the quarter ending June 30, 2026 (or otherwise as required by applicable rules and regulations).

Item 2.02 Results of Operations and Financial Condition

On May 6, 2026, the Company announced its financial position as of March 31, 2026 and operating results for the three months ended March 31, 2026 and other related information (the “Earnings Release”). The Company also posted its First Quarter 2026 Earnings Supplemental (the “Supplemental”) to the Company’s website at www.chironre.com. The Earnings Release and Supplemental are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference.

The information included in this Item 2.02 of this Current Report on Form 8-K, including the Earnings Release and Supplemental, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”) or otherwise subject to the liabilities of that section, and shall not be incorporated by reference into any filing of the Company under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing.

Item 7.01 Regulation FD Disclosure.

On May 6, 2026, the Company posted a presentation concerning the Company on its website, www.chironre.com, on the “Investor Relations” page. A copy of the investor presentation is furnished as Exhibit 99.3 to this Current Report on Form 8-K and is incorporated herein solely for purposes of this Item 7.01 disclosure. In addition, on May 6, 2026, the Company issued press releases announcing (i) the entry into an agreement providing for a $100 million delayed-draw convertible preferred equity investment led by Maewyn Capital Partners (the “Maewyn Press Release”) and (ii) the entry into the Purchase Agreements (the “Silverstone Press Release”). Copies of the Maewyn Press Release and Silverstone Press Release are furnished as Exhibit 99.4 and Exhibit 99.5, respectively, to this Current Report on Form 8-K and are incorporated herein solely for purposes of this Item 7.01 disclosure. The investor presentation, the Maewyn Press Release and the Silverstone Press Release shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of that Section. The information in this Item 7.01, as well as Exhibit 99.3, Exhibit 99.4 and Exhibit 99.5, shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Exchange Act regardless of any general incorporation language in such filing.

Item 8.01 Other Events.

On May 6, 2026, the Company announced that its Board of Directors has declared the following dividends:

Record Date	Payment Date	Per Share Amount
June 22, 2026	July 17, 2026	$	0.16
July 20, 2026	August 14, 2026	$	0.16
August 20, 2026	September 18, 2026	$	0.16

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits

Exhibit No.		Description
99.1*		First Quarter 2026 Earnings Release
99.2*		First Quarter 2026 Earnings Supplement
99.3*		Investor Presentation dated May 6, 2026
99.4*		Maewyn Press Release dated May 6, 2026
99.5*		Silverstone Press Release dated May 6, 2026
104		Cover Page Interactive Data File (embedded within the Inline XBRL document)

* Furnished herewith.

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 hereunto duly authorized.

	Chiron Real Estate Inc.

	By:	/s/ Jamie A. Barber
		Jamie A. Barber
		Secretary and General Counsel

Date: May 6, 2026

Exhibit 99.1

Chiron Real Estate Inc. Announces First Quarter 2026 Financial Results

–Announces Contracts for Three Seniors Housing Communities for an Aggregate Purchase Price of $425 Million–

–Announces $100 Million Strategic Equity Investment from Maewyn Capital Partners–

–Announces Reduction in Monthly Dividend to Facilitate New Strategic and Growth Plans–

Bethesda, MD – May 6, 2026 – (BUSINESS WIRE) – Chiron Real Estate Inc. (NYSE: XRN) (the “Company” or “Chiron”), today announced financial results for the three months ended March 31, 2026 and other data.

Mark Decker, Jr., Chief Executive Officer and President stated, “Chiron is repositioning as a growth-oriented investor. Central to this transition is a disciplined capital allocation strategy aimed at recycling capital into investments with higher returns on invested capital. Our inaugural SHOP investments are a tremendous first step on this journey. We view today’s announcement of a $100 million growth equity investment led by Maewyn Capital Partners as an endorsement of this strategy and our underlying portfolio value. While working on these transformative transactions, the Company continued to produce stable results including same property NOI growth of 3.2%. I want to commend our team for their hard work.”

In conjunction with this release, the Company has posted an updated Investor Presentation to the Investor Relations section of its website. This presentation provides additional details on Chiron's transition to a growth-oriented healthcare REIT and enhanced capital allocation strategy.

NOTE: All share and per share data have been adjusted for all periods presented to reflect the Company’s one-for-five reverse stock split that was effective September 19, 2025.

First Quarter 2026 Highlights

Reported quarterly net loss attributable to common stockholders of $0.7 million, or $0.06 per diluted share, as compared to net income of $2.1 million, or $0.16 per diluted share, in the comparable prior year period.

Reported quarterly funds from operations attributable to common stockholders and noncontrolling interest (“FFO”) of $0.97 per share and unit, as compared to $1.02 per share and unit in the comparable prior year period.

Reported core funds from operations attributable to common stockholders and noncontrolling interest (“Core FFO”) of $1.11 per share and unit, which was unchanged compared to the comparable prior year period.

First quarter same-property cash net operating income (“Same-Property Cash NOI”) growth was 3.2% on a year-over-year basis.

Quarter-end portfolio leased occupancy was 95.4%.

Recent Events

On May 1, 2026, the Company signed purchase agreements (subject to customary closing conditions) for two newly constructed luxury seniors housing communities located within the affluent Potomac Yard submarket of Alexandria, Virginia for an aggregate purchase price of $249 million. The assets will be operated as a unified campus offering a full continuum of care spanning independent living, assisted living, and memory care – driving meaningful operating synergies and a superior resident experience. It is anticipated that these acquisitions will close in the second quarter. Both communities will be managed as seniors housing operating properties (SHOP) and are expected to deliver a double-digit unlevered IRR.

On May 6, 2026, the Company signed a purchase agreement (subject to customary closing conditions) for a newly constructed luxury senior housing community located in North Bethesda, Maryland for a purchase price of approximately $176 million. This luxury asset, located adjacent to Pike & Rose, a premier mixed-use development, offers residents a full continuum of care across a mix of independent living, assisted living, and memory care housing. It is anticipated that this acquisition will close in the fourth quarter. This community will be managed as a SHOP and is expected to deliver a double-digit unlevered IRR.

On May 6, 2026, the Company entered into a $100 million delayed-draw, convertible preferred equity facility with affiliates of Maewyn Capital Partners (“Maewyn”), pursuant to which Maewyn will invest up to $100 million in the Company’s new 6.00% Series C Convertible Preferred Stock (subject to certain closing conditions), with an initial conversion price of $43.00 per share of common stock. In connection with this investment, Mr. Charles Fitzgerald, managing partner of Maewyn, will be appointed to our Board of Directors following the Company’s 2026 annual stockholders’ meeting on May 20, 2026.

For additional information on each of these recent events, please refer to the Company’s separate press releases.

Other Events

Entered into a Master Note and Guaranty Agreement with affiliates of New York Life (collectively, the “Purchasers”) that established an uncommitted senior unsecured note facility pursuant to which the Company may issue senior unsecured promissory notes from time to time in one or more series to the Purchasers in an aggregate principal amount of up to $150 million. As of March 31, 2026, no notes had been issued or were outstanding under the Master Note and Guaranty Agreement.

As of May 5, 2026, the Company’s tenant at its White Rock facility in Dallas, Texas continued its Chapter 11 bankruptcy reorganization. Since the date of its bankruptcy filing through May 5, 2026, the tenant remains current in its rent obligations to us.

As previously announced, the Company invested $7.1 million for a 49% interest in a joint venture with a developer to facilitate the development of a 132-unit, active adult residential community in a suburb of Minneapolis, Minnesota. In connection with its establishment, the joint venture entered into a construction loan with a principal balance of $31.0 million.

Portfolio Update

At quarter end, the Company’s portfolio was comprised of:

5.1 million leasable square feet,

$115.3 million of annualized Cash NOI,

Weighted average lease term (“WALT”) of 5.1 years,

Weighted average annual base rent escalations of 2.1%, and

95.4% leased occupancy rate.

Balance Sheet and Capital

At March 31, 2026, consolidated debt outstanding, including borrowings on the credit facility and notes payable (both net of unamortized debt issuance costs), was $663.4 million and the Company’s leverage was 44.7% of total gross assets compared to 44.4% as of December 31, 2025. As of March 31, 2026, the Company’s total debt carried a weighted average interest rate of 3.6% and a weighted average remaining term of 3.9 years, with 74% fixed rate debt. The Company has no debt maturities in 2026 or 2027.

As of May 5, 2026, the Company’s borrowing capacity under the credit facility was $220.5 million.

2026 Guidance and Common Dividends

2026 Guidance

As we move into an active phase of asset sales, acquisitions, and capital redeployment, we believe short-term earnings guidance becomes an increasingly poor proxy for underlying value creation. Rather than anchor investors to short-term volatility, management has elected to withdraw 2026 guidance and focus squarely on executing the portfolio transition and building long-term per-share value and earnings power. Please refer to our investor presentation to see information regarding key metrics for 2026 as well as our longer-term strategic priorities.

Common Dividend Modification

The Company is evolving from a yield-focused REIT into an active growth platform. Given the transformation we are resizing our dividend to focus on retaining cash flow and to accelerate the Company’s acquisition strategy and accelerate the ramp of its SHOP portfolio.

On May 5, 2026, the Board of Directors (the “Board”) declared a monthly common stock cash dividend of $0.16 per share for each of July, August and September of 2026, representing quarterly cash dividends totaling $0.48 per share. Details of the dividend are contained in the table below:

Record Date	Payment Date	Per Share Amount
June 22, 2026	July 17, 2026	$0.16
July 20, 2026	August 14, 2026	$0.16
August 20, 2026	September 18, 2026	$0.16

This compares to $0.25 per share for April, May and June 2026, and represents an approximate 36% reduction.

Supplemental Information

Details regarding these results can be found in the Company’s supplemental financial package available on the Investor Relations section of the Company’s website at http://www.chironre.com/investor/investor-overview/default.aspx

Conference Call and Webcast Information

The Company will host a live webcast and conference call on Thursday, May 7, 2026 at 9:00 a.m. Eastern Time. The webcast is located on the “Investor Relations” section of the Company’s website at http://www.chironre.com/investor/investor-overview/default.aspx

To Participate via Telephone:

Dial in at least five minutes prior to start time and reference Chiron Real Estate Inc.

Dial in numbers: 1-800-717-1738 or 1-646-307-1865

Replay:

An audio replay of the conference call will be posted on the Company’s website.

Non-GAAP Financial Measures

General

Management considers certain non-GAAP financial measures to be useful supplemental measures of the Company's operating performance. For the Company, non-GAAP measures consist of Funds From Operations attributable to common stockholders and noncontrolling interest (“FFO”), Core FFO (formerly Adjusted Funds From Operations), Funds Available For Distribution attributable to common stockholders and noncontrolling interest (“FAD”), Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre” and “Adjusted EBITDAre”), Net Operating Income (“NOI”), Cash NOI and Same-Property Cash NOI. A non-GAAP financial measure is generally defined as one that purports to measure financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. The Company reports non-GAAP financial measures because these measures are observed by management to also be among the most predominant measures used by the REIT industry and by industry analysts to evaluate REITs. For these reasons, management deems it appropriate to disclose and discuss these non-GAAP financial measures.

The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income, as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs. Management believes that in order to facilitate a clear understanding of the Company's historical consolidated operating results, these measures should be examined in conjunction with net income and cash flows from operations as presented elsewhere herein.

FFO and Core FFO

FFO and Core FFO are non-GAAP financial measures within the meaning of the rules of the United States Securities and Exchange Commission (“SEC”). The Company considers FFO and Core FFO to be important supplemental measures of its operating performance and believes FFO is frequently used by securities analysts, investors, and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. In accordance with the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition, FFO means net income or loss computed in accordance with GAAP before noncontrolling interests of holders of OP units and LTIP units, excluding gains (or losses) from sales of property and extraordinary items, property impairment losses, less preferred stock dividends, plus real estate-related depreciation and amortization (excluding amortization of debt issuance costs and the amortization of above and below market leases), and after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis. Because FFO excludes real estate-related depreciation and amortization (other than amortization of debt issuance costs and above and below market lease amortization expense), the Company believes that FFO provides a performance measure that, when compared period-over-period, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from the closest GAAP measurement, net income or loss.

Core FFO is a non-GAAP measure used by many investors and analysts to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations. Management calculates Core FFO by modifying the NAREIT computation of FFO by adjusting it for certain cash and non-cash items and certain recurring and non-recurring items. For the Company these items include: (a) recurring acquisition and disposition costs, (b) loss on the extinguishment of debt, (c) recurring straight line deferred rental revenue, (d) recurring stock-based compensation expense, (e) recurring amortization of above and below market leases, (f) recurring amortization of debt issuance costs, (g) severance and transition related expense, (h) reverse stock split expense and (i) other items related to unconsolidated partnerships and joint ventures.

Management believes that reporting Core FFO in addition to FFO is a useful supplemental measure for the investment community to use when evaluating the operating performance of the Company on a comparative basis.

FAD

We calculate FAD by subtracting from Core FFO capital expenditures, including tenant improvements, and leasing commissions. Management believes FAD is useful in analyzing the portion of cash flow that is available for distribution to stockholders and unitholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. The FAD payout ratio, which represents annual distributions to common stockholders and unitholders expressed as a percentage of FAD, facilitates the comparison of dividend coverage between REITs.

EBITDAre and Adjusted EBITDAre

We calculate EBITDAre in accordance with standards established by NAREIT and define EBITDAre as net income or loss computed in accordance with GAAP plus depreciation and amortization, interest expense, gain or loss on the sale of investment properties, property impairment losses, and adjustments for unconsolidated partnerships and joint ventures to reflect EBITDAre on the same basis, as applicable.

We define Adjusted EBITDAre as EBITDAre plus loss on extinguishment of debt, non-cash stock compensation expense, non-cash intangible amortization related to above and below market leases, severance and transition related expense, reverse stock split expense, transaction expense, adjustments related to our investments in unconsolidated joint ventures, and other normalizing items. Management considers EBITDAre and Adjusted EBITDAre important measures because they provide additional information to allow management, investors, and our current and potential creditors to evaluate and compare our core operating results and our ability to service debt.

NOI, Cash NOI and Same-Property Cash NOI

We consider net operating income, or NOI, to be an appropriate supplemental measure to net income because it helps both investors and management understand the core operations of our properties. We define NOI as total net (loss) income, plus depreciation and amortization expenses, general and administrative expenses, transaction expenses, impairments, gain/loss on sale of real estate, interest expense, and other non-operating items. Cash NOI and Same-Property Cash NOI are key performance indicators. Management considers these to be supplemental measures that allow investors, analysts and Company management to measure unlevered property-level cash operating results. The Company defines Cash NOI as NOI excluding non-cash items such as above and below market lease intangibles and straight-line rent. Cash NOI is historical and not necessarily indicative of future results.

Same-Property Cash NOI compares Cash NOI for stabilized properties. Stabilized properties are properties that have been included in operations for the duration of the year-over-year comparison period presented. Accordingly, stabilized properties exclude properties that were recently acquired or disposed of, properties classified as held for sale, properties undergoing redevelopment, and newly redeveloped or developed properties. Same-Property Cash NOI also excludes lease terminations fees and joint venture and other income in order to remove non-recurring items and joint venture-related income from our NOI.

Forward-Looking Statements

Certain statements contained herein may be considered “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, and it is the Company’s intent that any such statements be protected by the safe harbor created thereby. These forward-looking statements are identified by their use of terms and phrases such as "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "should," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references to assumptions and forecasts of future results. Except for historical information, the statements set forth herein including, but not limited to, any statements regarding our earnings, our liquidity, our tenants’ ability to pay rent to us, expected financial performance (including future cash flows associated with our joint venture or new tenants or the expansion of current properties), 2026 Core FFO guidance, future dividends, interest rates or other financial items; any other statements concerning our plans, strategies, objectives and expectations for future operations and future portfolio occupancy rates, our pipeline of acquisition opportunities and expected acquisition activity, including the timing and/or successful completion of any acquisitions and expected rent receipts on these properties, our expected disposition activity, including the timing and/or successful completion of any dispositions and the expected use of proceeds therefrom, and any statements regarding future economic conditions or performance are forward-looking statements. These forward-looking statements are based on our current expectations, estimates and assumptions and are subject to certain risks and uncertainties. Although the Company believes that the expectations, estimates and assumptions reflected in its forward-looking statements are reasonable, actual results could differ materially from those projected or assumed in any of the Company’s forward-looking statements. Additional information concerning us and our business, including additional factors that could materially and adversely affect our financial results, include, without limitation, the risks described under Part I, Item 1A - Risk Factors, in our Annual Report on Form 10-K, our Quarterly Reports on Form 10-Q, and in our other filings with the SEC. You are cautioned not to place undue reliance on forward-looking statements. The Company does not intend, and undertakes no obligation, to update any forward-looking statement.

About Chiron

Chiron is a real estate investment trust (“REIT”) focused on investing in the future of healthcare. At Chiron we strive to deliver value at the intersection of care, capital and real estate. Additional information about Chiron can be obtained on its website at www.chironre.com.

Investor Relations

Email: Investors@chironre.com

Phone: 202-524-6869

CHIRON REAL ESTATE INC.

Condensed Consolidated Balance Sheets

(Unaudited, and in thousands, except par values)

	As of
	March 31, 2026			December 31, 2025
Assets
Investment in real estate:
Land	$	169,917		$	169,917
Building		1,073,953			1,072,124
Site improvements		25,783			25,741
Tenant improvements		81,168			80,397
Acquired lease intangible assets		144,573			144,573
		1,495,394			1,492,752
Less: accumulated depreciation and amortization		(353,309	)		(338,096	)
Investment in real estate, net		1,142,085			1,154,656
Cash and cash equivalents		8,183			9,084
Restricted cash		2,778			2,805
Tenant receivables, net		6,800			7,225
Due from related parties		177			162
Escrow deposits		546			556
Deferred assets		29,953			28,907
Derivative assets		7,218			6,102
Goodwill		5,903			5,903
Investment in unconsolidated joint ventures		8,902			1,781
Other assets		25,474			25,284
Total assets	$	1,238,019		$	1,242,465

Liabilities and Equity
Liabilities:
Credit Facility, net of unamortized debt issuance costs of $9,686 and $10,476 at March 31, 2026 and December 31, 2025, respectively	$	662,314		$	652,699
Notes payable, net of unamortized debt issuance costs of $0 at March 31, 2026 and December 31, 2025		1,096			1,153
Accounts payable and accrued expenses		15,022			18,289
Dividends payable		12,708			12,484
Security deposits		3,486			3,421
Other liabilities		18,368			19,410
Acquired lease intangible liability, net		4,375			4,944
Total liabilities		717,369			712,400
Commitments and Contingencies
Equity:
Preferred stock, $0.001 par value, 10,000 shares authorized; 5,155 shares shares issued and outstanding at March 31, 2026 and December 31, 2025 (liquidation preference of $128,875 at March 31, 2026 and December 31, 2025)		124,106			124,106
Common stock, $0.001 par value, 100,000 shares authorized; 13,235 shares issued and outstanding at March 31, 2026 and December 31, 2025		13			13
Additional paid-in capital		729,514			729,514
Accumulated deficit		(360,640	)		(349,965	)
Accumulated other comprehensive income		7,218			6,102
Total Chiron Real Estate Inc. stockholders' equity		500,211			509,770
Noncontrolling interest		20,439			20,295
Total equity		520,650			530,065
Total liabilities and equity	$	1,238,019		$	1,242,465

CHIRON REAL ESTATE INC.

Condensed Consolidated Statements of Operations

(Unaudited, and in thousands, except per share amounts)

	Three Months Ended March 31,
	2026			2025

Revenue
Rental revenue	$	38,021		$	34,595
Other income		43			23
Total revenue		38,064			34,618

Expenses
General and administrative		5,089			3,620
Operating expenses		9,250			7,585
Depreciation expense		11,087			10,307
Amortization expense		3,740			3,520
Interest expense		7,233			7,167
Total expenses		36,399			32,199

Income before other income (expense)		1,665			2,419
Gain on sale of investment properties		—			1,358
Equity loss from unconsolidated joint ventures		(11	)		(40	)

Net income	$	1,654		$	3,737
Less: Preferred stock dividends		(2,473	)		(1,455	)
Less: Net loss (income) attributable to noncontrolling interest		70			(178	)
Net (loss) income attributable to common stockholders	$	(749	)	$	2,104

Net (loss) income attributable to common stockholders per share – basic and diluted	$	(0.06	)	$	0.16

Weighted average common shares outstanding – basic and diluted		13,235			13,374

Chiron Real Estate Inc.

Reconciliation of Net Income to FFO, Core FFO and FAD

(Unaudited, and in thousands, except per share and unit amounts)

	Three Months Ended March 31,
	2026			2025

Net income	$	1,654		$	3,737
Less: Preferred stock dividends		(2,473	)		(1,455	)
Depreciation and amortization expense		14,802			13,806
Depreciation and amortization expense from unconsolidated joint ventures		73			49
Gain on sale of investment properties		—			(1,358	)
FFO attributable to common stockholders and noncontrolling interest	$	14,056		$	14,779
Amortization of above market leases, net		146			452
Straight line deferred rental revenue		(204	)		(57	)
Stock-based compensation expense		1,229			151
Amortization of debt issuance costs and other		807			559
Severance and transition related expense		—			104
Other adjustments from unconsolidated joint ventures		(19	)		31
Core FFO attributable to common stockholders and noncontrolling interest	$	16,015		$	16,019

Net (loss) income attributable to common stockholders per share – basic and diluted	$	(0.06	)	$	0.16
FFO attributable to common stockholders and noncontrolling interest per share and unit	$	0.97		$	1.02
Core FFO attributable to common stockholders and noncontrolling interest per share and unit	$	1.11		$	1.11

Weighted Average Shares and Units Outstanding – basic and diluted		14,429			14,475

Weighted Average Shares and Units Outstanding:
Weighted Average Common Shares		13,235			13,375
Weighted Average OP Units		444			449
Weighted Average LTIP Units		750			651
Weighted Average Shares and Units Outstanding – basic and diluted		14,429			14,475

Core FFO attributable to common stockholders and noncontrolling interest	$	16,015		$	16,019
Tenant improvements		(594	)		(704	)
Leasing commissions		(550	)		(115	)
Building capital		(1,550	)		(1,907	)
FAD attributable to common stockholders and noncontrolling interest	$	13,321		$	13,293

Chiron Real Estate Inc.

Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre

(Unaudited, and in thousands)

	Three Months Ended March 31,
	2026			2025

Net income	$	1,654		$	3,737
Interest expense		7,233			7,167
Depreciation and amortization expense		14,827			13,827
Unconsolidated joint ventures EBITDAre adjustments ⁽¹⁾		111			85
Gain on sale of investment properties		—			(1,358	)
EBITDAre	$	23,825		$	23,458
Stock-based compensation expense		1,229			151
Amortization of above market leases, net		146			452
Severance and transition related expense		—			104
Interest rate swap mark-to-market at unconsolidated joint ventures		(19	)		35
Adjusted EBITDAre	$	25,181		$	24,200

⁽¹⁾

Includes joint venture interest, depreciation and amortization, and gain on sale of investment properties, if applicable, included in joint venture net income or loss.

Chiron Real Estate Inc.

Reconciliation of Net Income to NOI, Cash NOI and Same-Property Cash NOI

(Unaudited, and in thousands)

	Three Months Ended March 31,
	2026			2025

Net income	$	1,654		$	3,737
General and administrative expense		5,089			3,620
Depreciation and amortization expense		14,827			13,827
Interest expense		7,233			7,167
Gain on sale of investment properties		—			(1,358	)
Proportionate Share of Unconsol. JV Adj.		92			120
NOI	$	28,895		$	27,113
Amortization of above market leases, net		146			452
Straight line deferred rental revenue		(204	)		(57	)
Proportionate Share of Unconsol. JV Adj.		(2	)		(5	)
Cash NOI	$	28,835		$	27,503
Assets not held for all periods		(1,313	)		(848	)
Joint venture and other income		(122	)		(98	)
Same-property cash NOI	$	27,400		$	26,557

Exhibit 99.2

Q1 2026 Earnings Supplemental March 31, 2026

3 About Chiron 4 - 5 Quarterly Highlights and Recent Events 6 Consolidated Balance Sheets 7 Consolidated Statements of Operations Reconciliations of Non - GAAP Measures 8 Funds From Operations, Core FFO, and Funds Available for Distribution 9 Net Operating Income, Cash Net Operating Income, and Adjusted EBITDA re 10 Capitalization Summary 11 Leverage Statistics and Selected Debt Covenant Performance Portfolio Information 12 Portfolio Overview 13 Same Property Performance and Reconciliations 14 Lease Expiration Schedule and Leasing Rollforward 15 Portfolio Concentrations 16 Investment Activity and Capital Expenditures 17 Components of Net Asset Value 18 - 20 Definitions *All per share, per share and unit, and weighted average share and unit amounts have been adjusted to reflect the impact of the Reverse Stock Split. Table of Contents 2 First Quarter 2026 Supplemental Reporting Certain statements contained herein may be considered “forward - looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, and it is the Company’s intent that any such statements be protected by the safe harbor created thereby. These forwa rd - looking statements are identified by their use of terms and phrases such as “anticipate,” “believe,” “could,” “estimate,” “expect,” “intend,” “may,” “s hould,” “plan,” “predict,” “project,” “will,” “continue” and other similar terms and phrases, including references to assumptions and forecasts of futur e r esults. Except for historical information, the statements set forth herein including, but not limited to, any statements regarding the investmen t i n our Series C Preferred Stock or the terms of the investment agreement by Maewyn Capital Partners and its affiliates and future Board composition, ou r e arnings, our liquidity, our tenants’ ability to pay rent to us, our ability to refinance our indebtedness, expected financial performance (including fut ure cash flows associated with our joint ventures, new tenants or the expansion of current properties), 2026 Core FFO guidance, future dividends, inter est rates or other financial items; any other statements concerning our plans, strategies, objectives and expectations for future operations and future po rtf olio occupancy rates, our pipeline of acquisition opportunities and expected acquisition activity, including the timing and/or successful completion of an y acquisitions or the future performance of any such acquisitions, and expected rent receipts on these properties, our expected disposition activit y, including the timing and/or successful completion of any dispositions and the expected use of proceeds therefrom; and any statements regarding fut ure economic conditions or performance are forward - looking statements. These forward - looking statements are based on our current expectations , estimates and assumptions and are subject to certain risks and uncertainties. Although the Company believes that the expectations, estimate s a nd assumptions reflected in its forward - looking statements are reasonable, actual results could differ materially from those projected or assum ed in any of the Company’s forward - looking statements. Additional information concerning us and our business, including additional factors that c ould materially and adversely affect our financial results, include, without limitation, the risks described under Part I, Item 1A - Risk Factors, i n our Annual Report on Form 10 - K, our Quarterly Reports on Form 10 - Q, and in our other filings with the SEC. You are cautioned not to place undue reliance on f orward - looking statements. The Company does not intend, and undertakes no obligation, to update any forward - looking statement. FORWARD - LOOKING STATEMENTS

About Chiron 3 First Quarter 2026 Supplemental Reporting Chiron Real Estate (NYSE: XRN) is a real estate investment trust (REIT) focused on investing in the future of healthcare. At Chiron, we strive to deliver value at the intersection of care, capital and real estate . 5.1m 189 $115.3m $1.5bn Square Feet Property Count Cash NOI (Annualized) Gross Assets Mark Decker, Jr. Chief Executive Officer & President Robert Kiernan Chief Financial Officer & Treasurer Alfonzo Leon Chief Investment Officer Danica Holley Chief Operating Officer Jamie Barber General Counsel Executive Officers Guarav Mehta Alliance Global Partners John Massocca B Riley Wes Golladay Baird Juan Sanabria BMO Kai Klose Berenberg Aaron Hecht Citizens Barry Oxford Colliers Merrill Ross Compass Point Austin Wurschmidt Keybanc Analyst Coverage Jeffrey Busch Chairman of the Board Henry Cole ESG Committee Chair Paula Crowley Compensation Committee Chair Matthew Cypher, Ph.D. Nominating & Corporate Governance Committee Chair Mark Decker, Jr. Chief Executive Officer & President Ronald Marston Director Lori Wittman Lead Independent Director, Audit Committee Chair Zhang Huiqi Director Board of Directors Contact Investor Relations Email: investors@chironre.com Website: www.chironre.com Phone: 202.524.6869 Transfer Agent Equiniti Trust Company – 800.468.9716

Quarterly Highlights 4 First Quarter 2026 Supplemental Reporting Operating Highlights • Reported quarterly net loss attributable to common stockholders of $0.7 million, or $0.06 per diluted share, as compared to net income of $2.1 million, or $0.16 per diluted share, in the comparable prior year period. • Reported quarterly funds from operations attributable to common stockholders and noncontrolling interest (“FFO”) of $0.97 per share and unit, as compared to $1.02 per share and unit in the comparable prior year period, representing a 4.9% year - over - year decrease. • Reported core funds from operations attributable to common stockholders and noncontrolling interest (“Core FFO”) of $1.11 per share and unit, which was unchanged compared to the comparable prior year period. • First quarter same - property cash net operating income (“Same - Property Cash NOI”) growth was 3.2% on a year - over - year basis. • March 31, 2026, portfolio leased occupancy was 95.4%. First Quarter Capital Markets • Entered into a Master Note and Guaranty Agreement with affiliates of New York Life (collectively, the “Purchasers”) that established an uncommitted senior unsecured note facility pursuant to which the Company may issue senior unsecured promissory notes from time to time in one or more series to the Purchasers in an aggregate principal amount of up to $150 million. As of March 31, 2026, no notes had been issued or were outstanding under the Master Note and Guaranty Agreement. • Established a $75 million “at - the - market” equity offering program for the Company’s 8.00% Series B Cumulative Redeemable Preferred Stock. • To date in 2026, the Company has not ( i ) repurchased any shares of its Common Stock under its Stock Repurchase Program or (ii) issued any shares of common stock or preferred stock under its ATM programs. First Quarter Investment Highlights • As previously announced, the Company invested $7.1 million for a 49% interest in a joint venture with a developer to facilitate the development of a 132 - unit, active adult residential community in a suburb of Minneapolis, Minnesota. In connection with its establishment, the joint venture entered into a construction loan with a principal balance of $31.0 million. Tenant Update • As of May 5, 2026, the Company’s tenant at its White Rock facility in Dallas, Texas continued its Chapter 11 bankruptcy reorganization. Since the date of its bankruptcy filing through May 5, 2026, the tenant remains current in its rent obligations to us. *All per share , per share and unit, and weighted average share and unit amounts have been adjusted to reflect the impact of the Reverse Stock Split.

Recent Events 5 First Quarter 2026 Supplemental Reporting Inaugural SHOP Investments • On May 1, 2026, the Company signed purchase agreements (subject to customary closing conditions) for two newly constructed luxury seniors housing communities located within the affluent Potomac Yard submarket of Alexandria, Virginia for an aggregate purchase price of $249 million. The assets will be operated as a unified campus offering a full continuum of care spanning independent living, assisted living, and memory care – driving meaningful operating synergies and a superior resident experience. It is anticipated that these acquisitions will close in the second quarter. Both communities will be managed as seniors housing operating properties (SHOP) and are expected to deliver a double - digit unlevered IRR. • On May 6, 2026, the Company signed a purchase agreement (subject to customary closing conditions) for a newly constructed luxury senior housing community located in North Bethesda, Maryland for a purchase price of approximately $176 million. This luxury asset, located adjacent to Pike & Rose, a premier mixed - use development, offers residents a full continuum of care across a mix of independent living, assisted living, and memory care housing. It is anticipated that this acquisition will close in the fourth quarter. This community will be managed as a SHOP and is expected to deliver a double - digit unlevered IRR. For additional information regarding these acquisitions, please refer to the Company’s separate press release. Growth Capital Infusion • On May 6, 2026, the Company entered into a $100 million delayed - draw, convertible preferred equity facility with affiliates of Maewyn Capital Partners (“Maewyn”), pursuant to which Maewyn will invest up to $100 million in the Company’s new 6.00% Series C Convertible Preferred Stock (subject to certain closing conditions), with an initial conversion price of $43.00 per share of common stock. In connection with this investment, Mr. Charles Fitzgerald, managing partner of Maewyn, will be appointed to our Board of Directors following the Company’s 2026 annual stockholders’ meeting on May 20, 2026. For additional information regarding this investment, please refer to the Company’s separate press release. Common Dividends • On May 5, 2026, the Board of Directors (the “Board”) declared a monthly common stock cash dividend of $0.16 per share for each of July, August and September of 2026, representing quarterly cash dividends totaling $0.48 per share. This compares to a monthly common stock cash dividend of $0.25 per share for April, May and June 2026, representing an approximate 36% reduction. The Company is evolving from a yield - focused REIT into an active growth platform. Given the transformation we are resizing our dividend to focus on retaining cash flow and to accelerate the Company’s acquisition strategy and accelerate the ramp of its SHOP portfolio. Mezzanine Loan • On April 1, 2026, the Company closed a $3.0 million mezzanine loan secured by an under development medical facility located in Fort Myers, Florida. The medical facility is an on - campus outpatient surgical facility that is 100% pre - leased to an investment grade tenant under a 15 - year lease with no termination rights. The loan bears interest at a rate of 12.0% per annum, has an initial term of 24 months, and represents approximately 10% of the total project cost. In connection with the loan, the Company holds a right of first offer and right of first refusal with respect to a sale of the property, which are subject to the pre - leased tenant’s corresponding rights.

1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 Liabilities and Equity $ 662,782 $ 698,832 $ 708,482 $ 652,699 $ 662,314 Credit Facility, net 14,248 14,153 1,153 1,153 1,096 Notes Payable, net 14,519 19,006 17,808 18,289 15,022 Accounts Payable and Accrued Expenses 16,597 11,985 12,051 12,484 12,708 Dividends Payable 3,902 6,117 5,516 4,944 4,375 Acquired Lease Intangible Liabilities, net 19,404 21,845 22,400 22,831 21,854 Other Liabilities $ 731,452 $ 771,938 $ 767,410 $ 712,400 $ 717,369 Total Liabilities 74,959 74,959 74,959 124,106 124,106 Preferred Stock 13 13 13 13 13 Common Stock 734,344 734,344 735,416 729,514 729,514 Additional Paid - in Capital (305,677) (316,510) (332,566) (349,965) (360,640) Accumulated Deficit 13,713 10,396 7,467 6,102 7,218 Accumulated Other Comprehensive Income $ 517,352 $ 503,202 $ 485,289 $ 509,770 $ 500,211 Total Chiron Stockholders’ Equity 20,751 21,819 20,539 20,295 20,439 Noncontrolling Interest $ 538,103 $ 525,021 $ 505,828 $ 530,065 $ 520,650 Total Equity $ 1,269,555 $ 1,296,959 $ 1,273,238 $ 1,242,465 $ 1,238,019 Total Liabilities and Equity 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 Assets $ 173,293 $ 173,123 $ 171,349 $ 169,917 $ 169,917 Land 1,064,782 1,095,324 1,087,622 1,072,124 1,073,953 Building 24,266 24,966 25,065 25,741 25,783 Site Improvements 75,023 80,019 79,979 80,397 81,168 Tenant Improvements 141,828 147,376 144,696 144,573 144,573 Acquired Lease Intangible Assets $ 1,479,192 $ 1,520,808 $ 1,508,711 $ 1,492,752 $ 1,495,394 Gross Real Estate Assets (301,190) (316,649) (327,248) (338,096) (353,309) Accumulated Depreciation and Amortization $ 1,178,002 $ 1,204,159 $ 1,181,463 $ 1,154,656 $ 1,142,085 Investment in Real Estate, net 5,412 6,580 7,123 9,084 8,183 Cash and Cash Equivalents 2,176 2,646 2,717 2,805 2,778 Restricted Cash 8,104 7,826 7,945 7,225 6,800 Tenant Receivables, net 28,251 28,672 29,205 28,907 29,953 Deferred Assets 13,713 10,396 7,467 6,102 7,218 Derivative Assets 1,992 1,917 1,846 1,781 8,902 Investment in Unconsolidated Joint Ventures 31,905 34,763 35,472 31,905 32,100 Other Assets $ 1,269,555 $ 1,296,959 $ 1,273,238 $ 1,242,465 $ 1,238,019 Total Assets Consolidated Balance Sheets (Amounts in thousands) 6 First Quarter 2026 Supplemental Reporting

Consolidated Statements of Operations (Amounts in thousands, except per - share data) 7 First Quarter 2026 Supplemental Reporting 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 Revenues $ 34,595 $ 37,880 $ 37,036 $ 38,171 $ 38,021 Rental Revenue 23 89 193 221 43 Other Income $ 34,618 $ 37,969 $ 37,229 $ 38,392 $ 38,064 Total Revenues Expenses 3,620 6,025 4,860 5,493 5,089 General and Administrative 7,585 8,216 8,224 8,595 9,250 Operating Expenses 13,827 15,291 15,008 14,916 14,827 Depreciation and Amortization Expense 7,167 8,009 8,175 8,403 7,233 Interest Expense $ 32,199 $ 37,541 $ 36,267 $ 37,407 $ 36,399 Total Expenses Other Income (Expense) 1,358 207 294 (372) -- Gain (Loss) on Sale of Investment Properties -- -- (6,281) (6,733) -- Impairment of Investment Properties (40) (50) (33) (27) (11) Equity Loss from Unconsolidated Joint Ventures $ 1,318 $ 157 $ (6,020) $ (7,132) $ (11) Total Other Income (Expense) $ 3,737 $ 585 $ (5,058) $ (6,147) $ 1,654 Net Income (Loss) (1,455) (1,455) (1,455) (1,915) (2,473) Preferred Stock Dividends (178) 70 512 643 70 Net Loss (Income) Attributable to Noncontrolling Interest $ 2,104 $ (800) $ (6,001) $ (7,419) $ (749) Net (Loss) Income Attributable to Common Stockholders $ 0.16 $ (0.06) $ (0.45) $ (0.55) $ (0.06) Net (Loss) Income Attributable to Common Stockholders per Share – Basic and Diluted 13,375 13,376 13,393 13,371 13,235 Weighted Average Common Shares Outstanding – Basic and Diluted

1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 FFO, Core FFO, FAD $ 3,737 $ 585 $ (5,058) $ (6,147) $ 1,654 Net Income (Loss) (1,455) (1,455) (1,455) (1,915) (2,473) Preferred Stock Dividends 13,806 15,266 14,983 14,892 14,802 Depreciation and Amortization Expense (1,358) (207) (294) 372 -- (Gain) Loss on Sale of Investment Properties -- -- 6,281 6,733 -- Impairment of Investment Properties 49 73 73 73 73 Depreciation and Amortization Expense from Unconsolidated Joint Ventures $ 14,779 $ 14,262 $ 14,530 $ 14,008 $ 14,056 FFO Attributable to Common Shares & NCI 452 (60) 113 143 146 Amortization of Above (Below) Market Leases (57) (479) (332) (252) (204) Straight Line Deferred Rental Revenue 151 1,728 1,207 1,410 1,229 Stock - Based Compensation Expense 559 559 554 1,322 807 Amortization of Debt Issuance Costs and Other 104 567 -- 273 -- Severance and Transition Related Expense -- -- 170 -- -- Reverse Stock Split Expense 31 20 -- (6) (19) Other Adjustments from Unconsolidated Joint Ventures $ 16,019 $ 16,597 $ 16,242 $ 16,898 $ 16,015 Core FFO Attributable to Common Shares & NCI Total Capital Expenditures: (704) (878) (1,601) (1,066) (594) Tenant Improvements (115) (558) (1,136) (394) (550) Leasing Commissions (1,907) (1,087) (1,683) (2,247) (1,550) Building Capital $ 13,293 $ 14,074 $ 11,822 $ 13,191 $ 13,321 FAD Attributable to Common Shares & NCI Weighted Average Shares and Units Outstanding: 13,375 13,376 13,393 13,371 13,235 Weighted Average Common Shares 449 449 447 444 444 Weighted Average OP Units 651 705 714 701 750 Weighted Average LTIP Units 14,475 14,530 14,554 14,516 14,429 Weighted Average Shares & Units Outstanding - Basic and Diluted Per Share Amounts (Basic and Diluted): $ 0.16 $ (0.06) $ (0.45) $ (0.55) $ (0.06) Net (Loss) Income Per Share $ 1.02 $ 0.98 $ 1.00 $ 0.97 $ 0.97 FFO Per Share and Unit $ 1.11 $ 1.14 $ 1.12 $ 1.16 $ 1.11 Core FFO Per Share and Unit Reconciliation of Non - GAAP Measures (Amounts in thousands, except per - share data) 8 First Quarter 2026 Supplemental Reporting

1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 EBITDA re and Adj. EBITDA re $ 3,737 $ 585 $ (5,058) $ (6,147) $ 1,654 Net Income (Loss) 7,167 8,009 8,175 8,403 7,233 Interest Expense 13,827 15,291 15,008 14,916 14,827 Depreciation and Amortization 85 114 112 113 111 Unconsolidated Joint Ventures EBITDA Adjustments (1,358) (207) (294) 372 -- (Gain) Loss on Sale of Investment Properties -- -- 6,281 6,733 -- Impairment of Investment Properties $ 23,458 $ 23,792 $ 24,224 $ 24,390 $ 23,825 EBITDA re 452 (60) 113 143 146 Amortization of Above (Below) Market Leases 151 1,728 1,207 1,410 1,229 Stock - Based Compensation Expense 104 567 -- 273 -- Severance and Transition Related Expense -- -- 170 -- -- Reverse Stock Split Expense 35 19 -- (5) (19) Interest Rate Swap Mark - to - Market at Unconsolidated Joint Ventures $ 24,200 $ 26,046 $ 25,714 $ 26,211 $ 25,181 Adjusted EBITDA re $ 96,800 $ 104,184 $ 102,856 $ 104,844 $ 100,724 Adjusted EBITDAre , Annualized 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 NOI and Cash NOI $ 3,737 $ 585 $ (5,058) $ (6,147) $ 1,654 Net Income (Loss) 3,620 6,025 4,860 5,493 5,089 General and Administrative Expense 13,827 15,291 15,008 14,916 14,827 Depreciation and Amortization Expense 7,167 8,009 8,175 8,403 7,233 Interest Expense (1,358) (207) (294) 372 -- (Gain) Loss on Sale of Investment Properties -- -- 6,281 6,733 -- Impairment of Investment Properties 120 133 113 106 92 Proportionate Share of Unconsol . JV Adj. $ 27,113 $ 29,836 $ 29,085 $ 29,876 $ 28,895 NOI 452 (60) 113 143 146 Amort. of Above (Below) Market Leases (57) (479) (332) (252) (204) Straight Line Deferred Rental Revenue (5) (3) (2) (2) (2) Proportionate Share of Unconsol . JV Adj. $ 27,503 $ 29,294 $ 28,864 $ 29,765 $ 28,835 Cash NOI Reconciliation of Non - GAAP Measures (continued) (Amounts in thousands) 9 First Quarter 2026 Supplemental Reporting

Capitalization Summary (Amounts in thousands) 10 First Quarter 2026 Supplemental Reporting Value Price (1) Shares Total Capitalization $ 437,808 $ 33.08 13,235 Common Stock (NYSE: XRN) 14,684 $ 33.08 444 OP Units -- -- 798 Vested LTIP Units $ 452,492 14,477 Total Equity Capitalization 673,096 -- -- Consolidated Debt (Gross) Preferred Stock 77,625 $ 25.00 3,105 Series A (7.50%) (NYSE: XRN PrA ) 51,250 $ 25.00 2,050 Series B (8.00%) (NYSE: XRN PrB ) $ 1,254,463 Total Capitalization (1) Equity Capitalization Price based on the closing share price of the Company’s common stock on March 31, 2026 of $33.08 per share. LTIP units are issued as equity compensation to employees and directors of the Company, and as such, have no capital value associated to them. Preferred Stock price reflects liquidation preference. Maturity Type (3) Rate (1)(2) Balance Debt Summary Unsecured Credit Facility: 10/2030 Floating 5.10% $ 172,000 Revolving Credit Facility 10/2029 Fixed 2.70% 100,000 Term Loan A - 1 10/2030 Fixed 2.70% 100,000 Term Loan A - 2 04/2031 Fixed 2.70% 150,000 Term Loan A - 3 02/2028 Fixed 3.90% 150,000 Term Loan B 07/2033 Fixed 5.07% 1,096 Other Debt 3.9 Years 74% Fixed 3.58% $ 673,096 Total Consolidated Debt (Gross) (8,183) Cash and Cash Equivalents $ 664,913 Net Consolidated Debt (Gross) (1) Unsecured Credit Facility Rates reflect the effects of interest rate swap agreements and a borrowing spread based on the Company’s current overall leverage ratio as defined in the Credit Facility Agreement. (2) Rates for Term Loan A - 1, A - 2 and A - 3 give effect to the Legacy Term Loan A hedges maturing April 2026. (3) Includes the effects of interest rate swap agreements. Applicable Term Receive Pay Fixed Notional Hedging Summary Current – 04/2026 SOFR 1.36% $ 350,000 Legacy Term Loan A 05/2026 – 10/2029 SOFR 3.24% 100,000 Term Loan A - 1 05/2026 – 10/2030 SOFR 3.28% 100,000 Term Loan A - 2 05/2026 – 04/2031 SOFR 3.32% 150,000 Term Loan A - 3 Current – 02/2028 SOFR 2.54% 150,000 Term Loan B

Leverage Statistics (Amounts in thousands) 11 First Quarter 2026 Supplemental Reporting 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 $ 681,361 $ 716,757 $ 712,853 $ 664,328 $ 673,096 Consolidated Debt (5,412) (6,580) (7,123) (9,084) (8,183) Cash and Cash Equivalents $ 675,949 $ 710,177 $ 705,730 $ 655,244 $ 664,913 Net Consolidated Debt 77,625 77,625 77,625 128,875 128,875 Preferred Stock $ 753,574 $ 787,802 $ 783,355 $ 784,119 $ 793,788 Net Consolidated Debt + Preferred Stock $ 96,800 $ 104,184 $ 102,856 $ 104,844 $ 100,724 Adjusted EBITDA re – Annualized 7.0x 6.8x 6.9x 6.2x 6.6x Net Consolidated Debt / Ann. Adj. EBITDA re 7.8x 7.6x 7.6x 7.5x 7.9x Net Debt + Preferred / Ann. Adj. EBITDA re $ 24,200 $ 26,046 $ 25,714 $ 26,211 $ 25,181 Adjusted EBITDA re 7,167 8,009 8,175 8,403 7,233 Interest Expense 3.4x 3.3x 3.1x 3.1x 3.5x Interest Coverage Ratio $ 6,608 $ 7,380 $ 7,556 $ 7,014 $ 6,360 Cash Interest Expense 160 104 92 -- 57 Secured Debt Principal Amortization 1,455 1,455 1,455 1,915 2,473 Preferred Stock Dividends $ 8,223 $ 8,939 $ 9,103 $ 8,929 $ 8,890 Total Fixed Charges 24,200 26,046 25,714 26,211 25,181 Adjusted EBITDA re 2.9x 2.9x 2.8x 2.9x 2.8x Fixed Charge Coverage Ratio $ 5,412 $ 6,580 $ 7,123 $ 9,084 $ 8,183 Cash and Cash Equivalents 400,000 400,000 400,000 400,000 400,000 Availability Under Credit Facility (167,100) (202,600) (211,700) (163,175) (172,000) Outstanding Credit Facility Borrowings $ 238,312 $ 203,980 $ 195,423 $ 245,909 $ 236,183 Total Liquidity Selected Debt Covenant Performance 1Q 2026 Required Calculation Metric 44.7% ≤ 60% Total Debt / Total Assets Total Leverage Ratio 0.1% ≤ 30% Secured Debt / Total Assets Secured Leverage Ratio 45.8% ≤ 60% Unsecured Debt / Unencumbered Assets Unsecured Leverage Ratio 2.7x ≥ 1.50x Total EBITDA / Fixed Charges Fixed Charge Coverage Ratio 2.2x ≥ 1.50x Unencumbered NOI / Unsecured Interest Unsecured Interest Coverage Ratio

Portfolio Overview (Consolidated Portfolio, dollars in thousands) 12 First Quarter 2026 Supplemental Reporting 1Q26 Cash NOI (2) Term (1) Leased Rate GLA Property Count Asset Type $ 12,693 4.1 100.0% 2,008,597 109 Single - Tenant Outpatient 7,489 4.1 88.3% 2,027,170 59 Multi - Tenant Outpatient 4,887 7.2 100.0% 515,119 8 Inpatient Rehab Facilities 3,677 8.3 100.0% 548,370 13 Other (3) $ 28,746 5.1 95.4% 5,099,256 189 Consolidated Portfolio % Ground Lease GLA Campus Proximity 38.7% 1,192,628 On Campus / Adjacent MOB 11.1% 1,521,606 Affiliated MOB (1) 0.0% 1,321,533 Unaffiliated MOB 15.6% 4,035,767 Total Outpatient 5.0% 1,063,489 Other 13.4% 5,099,256 Consolidated Portfolio Avg. Escalator (1) Lease Escalators 2.1% Single - Tenant Outpatient 1.9% Multi - Tenant Outpatient 2.4% Inpatient Rehab Facilities 2.4% Other 2.1% Consolidated Portfolio (1) Represents off campus assets anchored by a health system. (1) Years of lease term remaining weighted by Annualized Base Rent. (2) Excludes Cash NOI attributable to assets not owned as of quarter end. (3) Inclusive of Acute/Surgical Hospitals, LTACH, Behavioral Health and other assets. (1) Weighted by Annualized Base Rent. Includes 9.7% of portfolio leases subject to a CPI based escalator. Such leases assume a CPI growth rate of +2.7%. % of ABR Lease Type 93.0% Absolute / Triple Net 4.3% Modified Gross 2.7% Gross

1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 $ 33,472 $ 33,618 $ 33,168 $ 34,399 $ 35,000 Rental and Related Revenues (1) (6,915) (6,504) (6,344) (6,819) (7,600) Operating Expenses $ 26,557 $ 27,114 $ 26,824 $ 27,580 $ 27,400 Same - Property Cash NOI 79% 81% 81% 80% 78% NOI Margin 96.4% 96.0% 95.9% 96.6% 95.7% Leased Rate Same Property Performance (Amounts in thousands) 13 First Quarter 2026 Supplemental Reporting % GLA GLA Count Same Property Portfolio 100.0% 5,099,256 189 Consolidated Portfolio Excluded Assets (9.5%) (486,314) (6) Assets Not Held for All Periods 90.5% 4,612,942 183 Same Property Portfolio 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 Reconciliation from Cash NOI $ 27,503 $ 29,294 $ 28,864 $ 29,765 $ 28,835 Cash NOI (848) (2,011) (1,769) (1,887) (1,313) Assets Not Held for All Periods -- (12) (117) (125) -- Lease Termination Fees (98) (157) (154) (173) (122) Joint Ventures and Other Cash NOI $ 26,557 $ 27,114 $ 26,824 $ 27,580 $ 27,400 Same - Property Cash NOI Same Property Reconciliations (Dollars in thousands) Sequential Comparison Year - Over - Year Comparison Change 4Q 2025 1Q 2026 Change 1Q 2025 1Q 2026 + 1.7% $ 34,399 $ 35,000 + 4.6% $ 33,472 $ 35,000 Rental and Related Revenues (1) + 11.5% (6,819) (7,600) + 9.9% (6,915) (7,600) Operating Expenses - 0.7% $ 27,580 $ 27,400 + 3.2% $ 26,557 $ 27,400 Same - Property Cash NOI (1) Rental and Related Revenues includes base rent and operating expense recoveries.

Lease Expiration Schedule (Consolidated Portfolio, dollars in thousands ) 14 First Quarter 2026 Supplemental Reporting Rate (1) % ABR ABR % GLA GLA # Leases Year $ 21.37 6.3% $ 7,454 6.8% 348,861 62 2026 22.95 13.7% 16,126 13.8% 702,771 61 2027 25.61 5.6% 6,553 5.0% 255,830 53 2028 24.99 16.5% 19,463 15.3% 778,947 64 2029 21.85 13.5% 15,906 14.3% 728,131 69 2030 22.37 12.3% 14,511 12.7% 648,775 52 2031 24.63 1.8% 2,179 1.7% 88,492 11 2032 28.35 5.3% 6,321 4.4% 222,996 21 2033 29.69 4.5% 5,365 3.5% 180,668 11 2034 34.78 8.5% 10,084 5.7% 289,901 13 2035 23.01 12.0% 14,202 12.1% 617,249 24 Thereafter $ 24.30 100.0% $118,164 95.4% 4,862,621 441 Total Leased 236,635 Vacant 5,099,256 Total 95.4% Leased Rate (2) 5.1 Years Remaining Term Leasing Rollforward (Consolidated Portfolio) (1) Reflects Annual Base Rent as of quarter end divided by expiring area. (2) Includes 36,631 of SF that is leased but not yet occupied. 1Q 2026 Total GLA 5,099,152 Beginning of Quarter -- Acquired Area -- Sold Area 104 Remeasurements 5,099,256 End of Quarter 1Q 2026 Leasing Volume (164,316) Lease Expirations 74,825 Renewals and Extensions 46% Tenant Retention 55,958 New Leases (33,533) Net Absorption 1Q 2026 Leased GLA 4,896,154 Beginning of Quarter (33,533) Net Absorption -- Net Leased Area Acquired (Sold) 4,862,621 End of Quarter

Tenant Concentrations (Consolidated Portfolio, dollars in thousands) 15 First Quarter 2026 Supplemental Reporting Geographic Concentrations (Consolidated Portfolio , dollars in thousands ) % ABR ABR % Total GLA # Properties States 17.2% $ 20,337 13.9% 709,092 17 Texas 11.0% 13,030 10.1% 513,029 34 Florida 8.0% 9,429 8.3% 422,768 18 Ohio 7.5% 8,893 7.1% 359,771 10 Arizona 6.7% 7,875 6.1% 313,065 11 Pennsylvania 5.0% 5,961 5.1% 258,789 14 Illinois 5.0% 5,935 8.4% 428,614 5 Iowa 5.0% 5,888 6.0% 307,135 13 Michigan 4.6% 5,413 5.3% 269,441 3 Virginia 2.8% 3,311 1.8% 92,282 5 California 72.8% $ 86,072 72.1% 3,673,986 130 Top 10 States 27.2% 32,092 27.9% 1,425,270 59 All Other 100.0% $ 118,164 100.0% 5,099,256 189 Consolidated Portfolio Term (1) % ABR ABR % Leased GLA Tenant Type Tenant / Parent 4.6 6.9% $ 8,113 3.2% 157,151 IRF Lifepoint Health 7.0 6.3% 7,462 5.5% 268,038 IRF Encompass Health 4.9 5.0% 5,938 3.2% 155,600 MOB Memorial Health 3.0 4.7% 5,579 8.2% 398,865 MOB Trinity Health 4.5 3.1% 3,667 2.7% 129,698 MOB Tenet Healthcare 1.0 (2) 2.9% 3,431 3.6% 173,371 MOB TeamHealth 11.2 2.6% 3,114 1.4% 69,352 IRF Carrus Hospital 14.1 2.4% 2,879 1.7% 84,674 Surgical Hosp. Christus Health 11.9 2.3% 2,749 4.9% 236,314 Acute Hosp. White Rock 8.8 2.0% 2,352 1.1% 54,575 IRF PAM Health 6.3 38.3% $ 45,284 35.5% 1,727,638 Top 10 Tenants 4.3 61.7% 72,880 64.5% 3,134,983 All Other 5.1 100.0% $ 118,164 100.0% 4,862,621 Consolidated Portfolio (1) Years of lease term remaining weighted by Annualized Base Rent. (2) Tenant is a government contractor with a rolling one - year termination right.

16 First Quarter 2026 Supplemental Reporting Capital Expenditures (Consolidated Portfolio, dollars in thousands) 1Q 2025 2Q 2025 3Q 2025 4Q 2025 1Q 2026 $ 704 $ 878 $ 1,601 $ 1,066 $ 594 Tenant Improvements 115 558 1,136 394 550 Leasing Commissions 1,907 1,087 1,683 2,247 1,550 Building Capital $ 2,726 $ 2,523 $ 4,420 $ 3,707 $ 2,694 Total Capital Expenditures $ 27,503 $ 29,294 $ 28,864 $ 29,765 $ 28,835 Cash NOI 9.9% 8.6% 15.3% 12.5% 9.3% Capital Expenditures / Cash NOI Investment Activity • During the first quarter, the Company invested $7.1 million for a 49% interest in a joint venture with a developer to facilitate the development of a 132 - unit, active adult residential community in a suburb of Minneapolis, Minnesota. In connection with its establishment, the joint venture entered into a construction loan with a principal balance of $31.0 million.

Components of Net Asset Value (Amounts in thousands) 17 First Quarter 2026 Supplemental Reporting Annualized Timing Adjustments (1) 1Q 2026 Cash NOI Cash NOI by Asset Type $ 50,772 $ -- $ 12,693 Single - Tenant Outpatient 29,956 -- 7,489 Multi - Tenant Outpatient 19,548 -- 4,887 Inpatient Rehab Facilities 14,828 20 3,687 Other (2) $ 115,104 $ 20 $ 28,756 Consolidated Portfolio 316 -- 79 Proportionate Share of JV Cash NOI $ 115,420 $ 20 $ 28,835 Total (1) Reflects mid - quarter adjustments for Acquisitions and Dispositions. (2) Inclusive of Acute/Surgical Hospitals, LTACH, Behavioral Health and other assets. Other Information $ 10,961 Cash and Cash Equivalents, and Restricted Cash 16,548 Other Assets (1) $ 27,509 Total $ (172,000) Revolving Credit Facility (2) (500,000) Unsecured Term Loans (2) (128,875) Preferred Stock Liquidation Value (12,708) Dividends Payable (1,096) Other Notes Payable (2) (15,022) Other Liabilities (3) (2,200) Proportionate Share of JV Debt $ (831,901) Total 14,477 Outstanding Shares at Quarter End (4) (1) Includes derivative assets, prepaid assets and tenant receivables. (2) Represents principal amount outstanding, excluding the effect of unamortized premiums, discounts, or deferred financing costs . (3) Includes accounts payable and accrued liabilities. (4) Includes outstanding OP Units and LTIP Units.

Reporting Definitions and Other Disclosures 18 First Quarter 2026 Supplemental Reporting Annualized Base Rent : Annualized base rent represents monthly base rent for March 2026 (or, for recent acquisitions, monthly base rent for the month of acquisition), multiplied by 12 (or base rent net of annualized expenses for properties with gross leases). Accordingly, this methodology produces an annualized amount as of a point in time but does not take into account future (i) contractual rental rate increases, (ii) leasing activity or (iii) lease expirations. Additionally, le ase s that are accounted for on a cash - collected basis, or that are in a free rent period, are not included in annualized base rent. Capitalization Rate : The capitalization rate (“Cap Rate”) for an acquisition is calculated by dividing current Annualized Base Rent by contractual purchase price. For the portfolio cap rate, certain adjustments, including for subsequent capital invested, are made to the contractual purchase price. Funds from Operations Attributable to Common Stockholders and Noncontrolling Interest and Core Funds from Operations Attributable to Common Stockholders and Noncontrolling Interest : Funds from operations attributable to common stockholders and noncontrolling interest (“FFO”) and core funds from operations attributable to common stockholders and noncontrolling interest (“Core FFO”), formerly referred to as “Adjusted funds from operations attributable to common stockholders and noncontrolling interest, or (AFFO)” are non - GAAP financial measures within the meaning of the rules of the SEC. The Company considers FFO and Core FFO to be important supplemental measures of its operating performance and believes FFO is frequently used by securities analysts, investors, and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. In accordance with the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition, FFO means net income or loss computed in accordance with GAAP before noncontrolling interests of holders of OP units and LTIP units, excluding gains (or losses) from sales of property and extraordinary items, property impairment losses, less preferred stock dividends, plus real estate - related depreciation and amortization (excluding amortization of debt issuance costs and the amortization of above and below market leases), and after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis. Because FFO excludes real estate - related depreciation and amortization (other than amortization of debt issuance costs and above and below market lease amortization expense), the Company believes FFO provides a complete picture of its performance that is more informative than GAAP net income or loss. FFO provides perspective on trends in occupancy rates, rental rates, operating costs, development activities and interest costs, and helps the Company more immediately compare the most recent GAAP measurement, net income or loss. Core FFO, formerly referred to as “Adjusted funds from operations attributable to common stockholders and noncontrolling interest, or (AFFO)”, is a non - GAAP measure used by many investors and analysts to measure a real estate company’s operating performance by removing nonrecurring and non - cash items that do not reflect ongoing operations. Management calculates Core FFO by modifying the NAREIT definition of FFO by ( i ) removing certain non - recurring expenses, as well as other certain non - cash and non - recurring IT costs, (ii) removing amortization related to capitalized leasing and acquisition costs, (iii) removing amortization of above and below market leases and amounts associated with the write - off of above and below market leases for certain early lease terminations (iv) adding back straight - line rent adjustments, (v) recurring amortization of debt issuance costs, (vi) severance and executive transition costs, (vii) share - based compensation expense and (viii) other items related to unconsolidated partnerships and joint ventures. Management believes that reporting Core FFO in addition to FFO is a useful supplemental measure for the investment community when evaluating the operating performance of the Company on a comparative basis. Funds Available for Distribution Attributable to Common Stockholders and Noncontrolling Interest : We calculate funds available for distribution attributable to common stockholders and noncontrolling interest (“FAD”) by deducting capital expenditures for property improvements made to maintain the condition of properties from Core FFO. The Company believes FAD is useful in analyzing the amount of cash available for distribution to stockholders and unitholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend sustainability.

Reporting Definitions and Other Disclosures (continued) 19 First Quarter 2026 Supplemental Reporting Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“ EBITDAre ” and “Adjusted EBITDAre ”) : We calculate EBITDAre in accordance with standards established by NAREIT and define EBITDAre as net income or loss computed in accordance with GAAP plus depreciation and amortization, interest expense, gain or loss on the sale of investment properties, property impairment losses, and adjustments for unconsolidated partnerships and joint ventures, to reflect EBITDAre on the same basis, as applicable. We define Adjusted EBITDAre as EBITDAre plus loss on extinguishment of debt, non - cash stock compensation expense, non - cash intangible amortization related to above and below market leases, severance and transition related expense, reverse stock split expense, adjustments related to our investment in unconsolidated joint ventures, and other normalizing items. Management considers EBITDAre and Adjusted EBITDAre important measures because they provide additional information to allow management, investors, and our current and potential creditors to evaluate and compare our core operating results and our ability to service debt. NOI, Cash NOI and Same - Property Cash NOI : We consider net operating income, or NOI, to be an appropriate supplemental measure to net income because it helps both investors and management understand the core operations of our properties. We define NOI as total net (loss) income, plus depreciation and amortization expense, general and administrative expense, impairments, gain or loss on sale of investment properties, interest expense, and other non - operating items. Cash NOI and Same - Property Cash NOI are key performance indicators. Management considers these to be supplemental measures that allow investors, analysts and Company management to measure improved property - level cash operating results. The Company defines Cash NOI as NOI excluding non - cash items such as above and below market lease intangibles and straight - line rent. Cash NOI is historical and not necessarily indicative of future results. Same - Property Cash NOI compares Cash NOI for stabilized properties. Stabilized properties are properties that have been included in operations for the duration of the year - over - year comparison period presented. Accordingly, stabilized properties exclude properties that were recently acquired or disposed of, properties classified as held for sale, properties undergoing redevelopment, and newly redeveloped or developed properties. Same - Property Cash NOI also excludes lease terminations fees and joint ventures and other income in order to remove non - recurring items and joint venture - related income from our NOI. Other Disclosures Non - GAAP Financial Measures : Management considers certain non - GAAP financial measures to be useful supplemental measures of the Company’s operating performance. For the Company, non - GAAP measures consist of FFO attributable to common stockholders and noncontrolling interest, Core FFO attributable to common stockholders and noncontrolling interest, FAD attributable to common stockholders and noncontrolling interest, EBITDAre and Adjusted EBITDAre , Net Operating Income (“NOI”), cash NOI and same - property cash NOI. A non - GAAP measure is generally defined as one that departs from traditional GAAP financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. The Company reports non - GAAP financial measures because these measures are observed by management and they also may be used by the predominant REIT research analysts, as well as by industry analysts to evaluate REITs. For these reasons, management deems it appropriate to disclose and discuss these non - GAAP financial measures. The non - GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered alternatives to net income as measures of the Company’s operating performance, or as alternatives to cash flow as measures of the Company’s liquidity. Moreover, these non - GAAP measures necessarily indicate why the Company utilizes these measures, they should be considered supplemental in nature and not superior to comparable GAAP measures. To facilitate a clear understanding of these non - GAAP financial measures, quantitative reconciliations of these non - GAAP measures to the most directly comparable GAAP measures of net income and cash flows from operations as presented elsewhere herein.

Reporting Definitions and Other Disclosures (continued) 20 First Quarter 2026 Supplemental Reporting Additional Information : The information in this document should be read in conjunction with the Company’s Annual Report on Form 10 - K, Quarterly Reports on Form 10 - Q, Current Reports on Form 8 - K, and other information filed with, or furnished to, the SEC. You can access the Company’s reports and amendments to those reports filed or furnished to the SEC pursuant to Section 13(a) or 15(d) of the Exchange Act in the “Investor Relations” section on the Company’s website (www.chironre.com) under “SEC Filings” as soon as reasonably practicable after they are filed with, or furnished to, the SEC. The information on or connected to the Company’s website is not, and shall not be deemed to be, a part of, or incorporated into, this Earnings Supplemental. You also can review these SEC filings and other information by accessing the SEC’s website at http://www.sec.gov . Certain information contained in this package, including, but not limited to, information contained in our key tenants profiles is derived from publicly - available third - party sources. The Company has not independently verified this information and there can be no assurance that such information is accurate or complete.

Exhibit 99.3

Positioned for Growth Inaugural SHOP Acquisitions & Strategic Capital Update May 2026

Executive Summary Chiron is repositioning into a growth - oriented healthcare REIT focused on investments that deliver cash flow growth above inflation. This transition centers on disciplined capital allocation and recycling capital into investments with meaningfully higher returns Positioned for Growth | May 2026 2 Note: This presentation discusses prospective real estate acquisitions and dispositions that are subject to various customary cl osing conditions. There can be no assurance that we will complete these potential transactions on the terms or timeline that we anticipate, or at all Inaugural SHOP Investments Entered into definitive agreements to acquire three recently constructed Class - A senior housing communities in the Washington, DC MSA for an aggregate purchase price of $ 425 M ; off - market transaction facilitated by a solutions - oriented approach to relationship building ✓ Strategic Equity Partnership Announced a $ 100 M convertible perpetual preferred equity investment led by Maewyn Capital Partners, providing independent validation of corporate strategy, attractively priced capital, and enhanced governance ✓ Dividend Update New annual dividend rate of $ 1 . 92 per share increases free cash flow, better aligning with our focus on delivering earnings growth and decreasing corporate leverage ✓ The Landing Alexandria Pending SHOP Acquisition The Riviera Alexandria Pending SHOP Acquisition

3 Inaugural SHOP Investments Positioned for Growth | May 2026 The Pinnacle North Bethesda Pending SHOP Acquisition

Pending Acquisitions: The Riviera & The Landing (Alexandria, VA) Located in affluent submarket with strong demographics and limited competition 4 Note: Riviera community image unavailable on satellite imagery due to recency of delivery; visual based on silhouette of rend eri ng The Landing Alexandria Pending SHOP Acquisition The Riviera Alexandria Pending SHOP Acquisition The Riviera The Landing Positioned for Growth | May 2026

Pending Acquisitions: The Riviera & The Landing (cont’d) Luxury communities expected to deliver double - digit unlevered IRR; Closing expected June 1 st , 2026 5 1. As of April 30, 2026 2. Represents underwritten RevPOR 3. Trailing three months ending March 2026, annualized Total The Landing The Riviera $249M $130M $119M Purchase price 2022 2026 Year delivered 292 163 129 Homes 90% 1 ~20% 1 Occupancy $11,300 1 ~$11,500 2 RevPOR $7.7M $7.7M -- In - place cash NOI 3 ~$17 - 19M+ ~$9 - 10M+ ~$8 - 9M+ Stabilized cash NOI ~7.0 - 7.5%+ ~7.0 - 7.5%+ ~7.0 - 7.5%+ Stabilized yield 2H 2028 2H 2028 Expected stabilization date 100% 24% 55% 21% Community Mix (% of homes) Independent living Assisted living Memory care 58% 30% 12% Positioned for Growth | May 2026

Pending Acquisition: The Pinnacle (North Bethesda, MD) 6 Note: Pinnacle asset image unavailable on satellite imagery due to recency of delivery; visual based on silhouette of renderi ng 1. Total home count includes 88 Independent Living, 59 Assisted Living, and 28 Memory Care residences 2. Represents underwritten RevPOR Recently - constructed luxury SHOP located directly across from Pike & Rose; Closing expected 4Q 2026 Transaction Overview Under contract to acquire The Pinnacle, a newly constructed luxury senior housing community . Closing is expected alongside the opening of the community in the fourth quarter of 2026 . Located adjacent to Pike & Rose, a premier mixed - use development, the Pinnacle offers a full continuum of care across independent living, assisted living, and memory care . This community will be managed in a SHOP structure and is expected to deliver an unlevered IRR in the low teens . Positioned for Growth | May 2026 The Pinnacle The Pinnacle Pending SHOP Acquisition ~$11,600 175 $176M RevPOR 2 Homes 1 Purchase Price 7.0% - 7.5%+ 24 - 36 2H 2026 Stabilized Yield Months to Stabilization Opening Date Pike & Rose

Attractive Demographics 7 Submarkets offer favorable demographic tailwinds relative to national trends; Announced acquisitions benefit from limited competing supply Positioned for Growth | May 2026 Pending Acquisitions: 5mi Radii $722k $636k $371k DC MSA National Average Median Home Value 1 4.0% 4.1% 3.7% DC MSA National Average Age 75+ Population Growth 1 Pinnacle Riviera / Landing 21,924 22,700 # 75+ Households 26 13 Competing Supply (Communities) 3,666 1,991 Competing Supply (Homes) 242 -- New Construction 3 (Homes) Meaningful Supply Shortage 2 Source: NIC MAP. All supply and demographic figures presented for the five - mile primary market area surrounding the subject comm unities 1. Chiron column represents average value for each of the three announced acquisitions, weighted by home count 2. Competing supply figures exclude Chiron’s pending acquisitions. Home counts include IL, AL, and MC types 3. Represents current in - progress development within 5 - mile radius as of April 2026 The Pinnacle Riviera / Landing

• Experienced developer and asset manager with a track record of delivering high - quality senior housing communities, with 12 completed projects concentrated in Virginia, Maryland, Florida, and Texas • Silverstone is expected to maintain an active oversight role in the operations of the Riviera, Landing, and Pinnacle post - acquisition to ensure execution of our business plan • Longstanding relationship with Chiron leadership is expected to provide further opportunity Silverstone Senior Living Asset Management & Strategic Partner • Established regional operator with over 40 years of experience managing high - end senior living communities; currently manages >5,000 homes across 36 communities and operates a consulting business that has advised over 500 senior housing providers • Specialized expertise in the sophisticated marketing and rapid lease - up strategies required for luxury communities with 40,000+ homes marketed since inception • Currently negotiating a new management agreement that structurally aligns Greystone’s incentives with Chiron’s long - term goals of rapid lease - up and NOI margin expansion Greystone Communities Operational Partner Operating and Strategic Senior Housing Partnerships 8 Highly aligned oversight and operator expertise position Chiron for long - term success Positioned for Growth | May 2026

Inaugural SHOP Acquisitions: Strategic Rationale 9 Experienced Operator Greystone is an established operator with over 40 years of experience managing senior housing communities ; Continuity of operator intended to maximize in - place momentum ✓ Supply - Constrained Locations Affluent Alexandria and North Bethesda submarkets are supported by superior demographics and limited competition ✓ High - Quality Communities Recently delivered, scaled Class A communities targeting affluent and resilient customers ✓ Foundation for Senior Housing Portfolio Inaugural SHOP acquisitions serve as a high - quality foundation for future expansion in senior housing sector ✓ Attractive Valuation and Return Profile Off - market transactions at discount to replacement cost are expected to deliver double - digit unlevered IRRs ✓ Positioned for Growth | May 2026 The Pinnacle North Bethesda Pending SHOP Acquisition The Riviera and The Landing Pending SHOP Acquisitions

10 Capital Allocation The Landing Alexandria Pending SHOP Acquisition Positioned for Growth | May 2026

Portfolio Positioning 11 We are executing a deliberate portfolio migration, deploying capital into essential care assets with better long - term unlevered return characteristics than Chiron’s legacy asset base Outpatient Medical , $1.1 bn All Other , $0.4 bn ~$200M $425M Existing Portfolio (March 31) Pending Dispositions² Pending Acquisitions³ Existing Portfolio Legacy net lease portfolio continues to produce stable and predictable cash flow, generating + 3 . 2 % year - over - year Same Store Cash NOI growth in the first quarter and providing a durable earnings foundation as the company executes its broader strategic transition . We expect between 1 . 0 % and 2 . 0 % Same Store Cash NOI growth in 2026 . Pending Disposition Activity Chiron has ~ $ 200 M of pending asset sales subject to executed letters of intent, representing an in - place cash yield of ~ 7 % . Further dispositions are anticipated throughout 2026 , with proceeds utilized to de - lever and fund future external growth . Guidance Implications As we undertake an active period of portfolio transition and capital redeployment, short - term earnings guidance is increasingly less reflective of the company’s underlying value creation opportunity . We have therefore elected to withdraw 2026 earnings guidance and prioritize execution against long - term return and capital allocation objectives . Higher Initial Yield; Lower Future Growth Lower Initial Yield; Higher Future Growth Portfolio Distribution (Gross Asset Value) 1 1. Gross Asset Value is defined as the gross value of real estate before accumulated depreciation 2. Subject to change; the final sale price and proceeds of any dispositions may be adjusted based on negotiations and due dilige nce conducted by each respective counterparty and are contingent upon the completion of such transactions. There is no guarantee that any asset sal es will be completed 3. Represents the pending acquisitions of The Riviera ($119M), The Landing ($130M), and The Pinnacle ($176M) Positioned for Growth | May 2026

Pro Forma Portfolio Positioning Disciplined capital allocation designed to position the portfolio for growth by recycling disposition capital into investments with a superior long - term return profile 12 Pro Forma Upon Stabilization 1 Chiron as of 3/31/26 ~ $1.7B $1.5B Gross Real Estate Assets N/M ($6.1M) Net (Loss) Income 2 ~ $129M $115M Annualized Cash NOI 2 Property type (% of Gross RE Book Value) Property type (% of Cash NOI) Senior Housing Operating Outpatient medical Other 3 Senior Housing Operating Outpatient Medical Other 3 1. Pro forma for $425M senior housing acquisitions at anticipated stabilized NOI and ~$200M dispositions subject to letter of in ten t 2. Based on annualized Net (loss) Income and Cash NOI for the quarter ended March 31, 2026. See appendix for non - GAAP reconciliatio ns. The Company does not provide a reconciliation of the Pro Forma Upon Stabilization amount because certain information required for such re con ciliation is not available without unreasonable efforts due to the difficulty of projecting event driven transactional (such as lease - up activity) and othe r non - core operating items in any future period. The magnitude of these items, however, may be significant 3. Includes Inpatient Rehab Facilities, Acute/Surgical Hospitals, LTACH, Behavioral Health and other assets 70% 30% 62% 24% 14% 74% 26% 64% 25% 11% Positioned for Growth | May 2026

Annualized Dividend Rate (per share and unit) Retaining Capital to Compound Value Evolving from a high yield focus into an active growth platform. Sizing our dividend for growth allows us to compound earnings and drive superior long - term returns through continued disciplined capital allocation 13 $3.00 $1.92 Prior Dividend "Income Heavy" Revised Dividend "Growth Oriented" Annual increase in retained free cash flow represents 3% of Chiron’s equity market cap Positioned for Growth | May 2026 Note: Increase in Free Cash Flow based on 14.5M Shares and Units Outstanding as of March 31, 2026 Revised dividend provides ~$15M in incremental annual free cash flow

Attractively priced capital to fund announced growth strategy with no incremental common equity Perpetual capital with no maturity date Initial conversion price of $43.00 represents a ~20% premium to recent trading levels Independent validation of Chiron’s platform and corporate strategy Strengthens Board of Directors with the addition of highly aligned and well - regarded REIT investor ` Transaction Overview Perpetual Preferred Equity Investment Overview 14 $100M convertible perpetual preferred equity investment led by Maewyn Capital Partners (MCP) Note: Full details of Chiron’s agreement with MCP are available in the Company’s Form 8 - K as filed with the SEC on May 6, 2026 1. After four years, preferred dividends subject to increase; interest rate will rise to 8%, and subsequently increase by 2% eac h y ear, up to a maximum rate of 12% 2. Chiron may convert three years after final draw if VWAP is 20% above the conversion price for 45 consecutive trading days 3. If security is redeemed by Chiron, five - year warrants will be issued to MCP to buy XRN shares at the then - applicable conversion price; the number of warrants is equal to the Commitment divided by the then - applicable conversion price $100M Commitment Size None / Perpetual Maturity Date Fixed 6.00% for four years Preferred Yield 1 $ 43.00 / Share Initial Conversion Price MCP may convert at any time; Chiron may convert after three years 2 Conversion Rights Chiron may redeem at par after four years, issuing warrants to MCP 3 Redemption None Make - Whole One Board seat (Initial Director Charles Fitzgerald) Governance Strategic Rationale Positioned for Growth | May 2026

Pro Forma Capitalization Preliminary Sources Preliminary Uses Transaction Source and Uses and Pro Forma Capitalization 15 1. Subject to change; the final sale price and proceeds may be adjusted based on negotiations and due diligence conducted by eac h r espective counterparty and are contingent upon the completion of the sale transactions. There is no guarantee that any asset sales will be completed 2. Excludes transaction expenses 3. Includes outstanding OP Units and LTIP Units $ in millions, except share data Positioned for Growth | May 2026 Stabilized Yield $M ~7.0 - 7.5% $249 Acquisition of The Landing and The Riviera ~7.0 - 7.5% 176 Acquisition of The Pinnacle ~$425 2 Total Uses Prelim. Pro Forma Adjustments As of 3/31/26 $ 35.47 $ 35.47 XRN Share Price as of 5/1/2026 14.5 14.5 Shares and Units Outstanding 3 $ 513 $ 513 Equity Market Capitalization 665 665 Net debt 229 100 129 Preferred $ 1,407 $ 100 $ 1,307 Enterprise Value Leverage: 47% 51% Net Debt / Enterprise Value 64% 61% Net Debt + Pref. / Enterprise Value Yield $M 6.0% $100 Convertible Preferred Investment from Maewyn ~7.0% ~200 1 Identified Dispositions Under LOI ~7.5% ~125 Future Dispositions ~$425 2 Total Sources

Optimize Portfolio for Long - Term Performance • Execute active portfolio recycling to continuously upgrade asset quality and growth profile • Prioritize high - conviction investments with superior fundamentals and higher long - term return on capital potential Capitalize on Attractive Investment Opportunities • SHOP / Active Adult: Gain exposure to Senior Housing and Active Adult to accentuate external growth • Net Lease / Specialty Medical: Emphasize needs - based assets with higher returns on capital Solidify Balance Sheet • Further improve sources of capital and extend remaining debt tenor • Drive deleveraging via retained cash flow growth and non - core dispositions Drive Operating Leverage & Efficiency • Implement automation (e.g., Power BI) to streamline operations and eliminate inefficiency • In - place team is staffed for growth with strength across all core competencies 2026 Strategic Objectives Long - Term Financial Goal: Deliver upper - quartile annual per - share earnings growth (~6%) 16 Positioned for Growth | May 2026

17 Opportunity in Our Stock Positioned for Growth | May 2026 Dumfries Health Center Dumfries, VA

Recent Outpatient Medical Transactions 18 Recent sales by public REITs validate private market demand for healthcare real estate 1. Values presented as of March 31, 2026 unless otherwise noted, not adjusted for pending acquisition 2. Includes Absolute Net and Triple Net leases 3. Per Company Disclosures and Green Street Advisors (April 21, 2026) 4. Per Company Disclosures. Disposition portfolio Average Escalator and Net Lease percentage not disclosed; presented value repr ese nts full OM portfolio average as of December 2025 ` ` Sila Realty Trust 3 April 2026 National Healthcare Properties 4 April 2026 2.0M 5.3M 5.1M Portfolio Area (sq ft) 86 140 189 Assets ~23k ~37k 27k Avg. Asset Size (sq ft) ~92% ~99% 95% % Occupied ~4 years ~10 years 5 years WALT ~2.2% ~2.1% 2.1% Annual Escalator ~49% ~90% 60% % Single Tenant ~82% ~100% 93% % Net Lease 2 • Public REIT acquired by Blue Owl • $ 2 . 3 bn transaction size ; 7 . 3 % cap rate • Portfolio represents a mix of outpatient medical ( 35 % ), inpatient rehab ( 35 % ), and specialty hospital facilities ( 30 % ) • Pending disposition of outpatient medical assets announced by publicly traded Healthcare REIT • $ 528 M transaction size ; 7 . 9 % TTM cap rate • Assets represented a self - described portfolio quality improvement effort by the seller Comparison: Chiron vs Recent Transactions 1 Positioned for Growth | May 2026

Significant Upside Potential 19 Achievement of a valuation in line with recent comparable transactions would generate significant upside relative to current trading levels 1. Values presented as of March 31, 2026 unless otherwise noted, not adjusted for pending acquisitions or dispositions. Shares i n t housands, dollars in millions 2. Other Assets include Accounts Receivable (net), Derivative Assets, and Restricted Cash 3. Other Liabilities include Accounts Payable and Accrued Expenses ` $ 35.47 Share Price as of May 1, 2026 14,477 (x) Shares and Units Outstanding $ 513.5 Equity Market Capitalization 793.8 (+) Net Debt & Preferred Equity $ 1,307.3 Enterprise Value (19.3) ( - ) Other Assets 2 15.0 (+) Other Liabilities 3 $ 1,303.0 Implied Real Estate Value 115.3 ( ÷ ) 1Q26 Annualized Cash NOI 8.9% Implied Portfolio Cap Rate Chiron Market Implied Cap Rate 1 $35.47 ~ $39.20 ~ $45.06 ~ $46.32 ~ $51.69 ~ $54.60 ~ $59.28 8.9% 8.5% 8.0% 7.9% 7.5% 7.3% 7.0% Stock Price Sensitivity NHP Sale Cap Rate Sila Sale Cap Rate Current Implied Cap Rate Portfolio Facts 1 $256 $293 7.7% 6.1 Years Implied Value Per Foot Book Value Per Foot Acquisition Cap Rate W.A. Time Owned Positioned for Growth | May 2026

Conclusion 20 Inaugural SHOP Investments Announced acquisition of three recently delivered communities with established operator at a discount to replacement cost ✓ Raised Attractive Growth Capital $100M convertible perpetual preferred equity investment by Maewyn to fund the announced growth strategy supports the platform and corporate strategy, while also adding veteran REIT investor Charles Fitzgerald to the Board ✓ Dividend Set for Growth New annualized dividend rate of $1.92 per share increases free cash flow to enhance earnings growth ✓ Significant Upside Potential Valuation disconnect between current share price and recent comparable transactions ✓ Positioned for Growth Today’s Chiron positioned for accelerating FAD / share growth ✓ Positioned for Growth | May 2026

21 Reconciliations & Legal The Landing Alexandria Pending SHOP Acquisition Positioned for Growth | May 2026

Positioned for Growth | May 2026 22 Cash NOI by Asset Type (in Thousands) Components of Net Asset Value As of March 31, 2026; does not reflect pending acquisitions or dispositions ` $ 11 Cash, Cash Equivalents, Restricted Cash 16 Other Assets 3 $ 27 Total Other Assets $ (172) Revolving Credit Facility 4 (500) Unsecured Term Loans 4 (129) Preferred Stock Liquidation Value (13) Dividends Payable (1) Other Notes Payable 4 (15) Other Liabilities 5 (2) Proportionate Share of JV debt $ (832) Total Other Liabilities 14.5 Outstanding Shares at Quarter End 6 Other Information (in Millions) 1. Reflects Cash NOI from assets not owned as of March 31, 2026 2. Inclusive of Acute/Surgical Hospitals, LTACH, Behavioral Health and other assets 3. Includes prepaid assets, tenant receivables, and derivative assets 4. Represents principal amount outstanding, excluding the effect of unamortized premiums, discounts, or deferred financing costs 5. Includes accounts payable and accrued liabilities 6. Includes outstanding OP Units and LTIP Units Gross Book Value Cash NOI Annualized Timing Adjustments 1 Cash NOI 1Q 2026 $ 637,594 $ 50,772 $ -- $ 12,693 Single Tenant Outpatient 475,051 29,956 -- 7,489 Multi - tenant Outpatient 224,224 19,548 -- 4,887 Inpatient Rehab Facilities 158,525 14,828 20 3,687 Other 2 $ 1,495,394 $ 115,104 $ 20 $ 28,756 Consolidated Portfolio 316 -- 79 XRN share of JV Cash NOI $ 115,420 $ 20 $ 28,835 Total

As of March 3 1 , 2025 As of March 3 1 , 202 6 1 $ 6 81 ,3 61 $ 6 73 , 096 Total Gross Debt ( 5 , 412 ) ( 8 , 183 ) Less: Cash and C ash E quivalents $ 6 75,949 $ 6 64,913 Net Debt Reconciliation of Net Income to EBITDAre and Adjusted EBITDAre and Total Debt to Net Debt (Amounts in thousands) 23 Three Months Ended March 3 1 , 2025 Three Months Ended March 3 1 , 202 6 1 $3,737 $1 , 654 Net I ncome 7 , 167 7 , 233 Interest E xpense 13 , 827 14, 827 Depreciation and A mortization Expense 85 1 11 Unconsolidated J oint V enture EBITDAre A djustments 2 (1, 3 58) — Gain on S ale of I nvestment P roperties $23,458 $23,825 EBITDAre 151 1,229 Stock - Based Compensation Expense 452 146 Amortization of Above (Below) Market Leases 104 — Severance and Transition Related Expense 35 (19) Interest Rate Swap Mark - to - Market at Unconsolidated Joint Ventures $24,200 $25,181 Adjusted EBITDAre 1. Values presented as of March 31, 2026, not adjusted for pending acquisitions or dispositions 2. Includes joint venture interest, depreciation and amortization, and gain (loss) on sale of investment properties, if applicab le, included in joint venture net income or loss

Three Months Ended March 3 1 , 202 5 Three Months Ended March 3 1 , 202 6 1 $3,737 $1, 6 54 Net Income 3 , 620 5, 089 General and A dministrative Expense 13 , 827 14, 827 Depreciation and A mortization Expense 7 , 167 7 , 233 Interest E xpense (1,358) — Gain on S ale of I nvestment P roperties 120 92 Proportionate Share of Unconsolidated JV Adjustments $27 , 113 $28 , 895 NOI 452 14 6 Amortization of A bove (Below) M arket L eases ( 57 ) (2 04 ) Straight - L ine D eferred R ental R evenue ( 5 ) ( 2 ) Proportionate Share of Unconsolidated JV Adjustments $ 2 7 , 503 $ 2 8 , 835 Cash NOI 24 Reconciliation of Net Income to NOI and Cash NOI (Amounts in thousands) 1. Values presented as of March 31, 2026, not adjusted for pending acquisitions or dispositions

Certain statements contained in this presentation may be considered "forward - looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be protected by the safe harbor provisions thereof. Forward - looking statements are generally identifiable by the use of words such as ‘anticipate,’ ‘believe,’ ‘could,’ ‘estimate,’ ‘expect,’ ‘intend,’ ‘may,’ ‘plan,’ ‘project,’ ‘should,’ ‘will,’ or similar expressions. These statements include, without limitation, statements regarding future financial performance, cash flows, dividends, portfolio performance, capital allocation, pending acquisitions and dispositions , the expected performance of pending acquisitions , balance sheet strategy, investment pipeline, and strategic initiatives. Forward - looking statements are based on current expectations, estimates, and assumptions and are subject to risks and uncertainties that could cause actual results to differ materially. These risks include those described in the Company’s filings with the Securities and Exchange Commission. Readers are cautioned not to place undue reliance on forward - looking statements, which speak only as of the date of this presentation. The Company undertakes no obligation to update or revise any forward - looking statements. Forward - Looking Statements 25

Management believes certain non - GAAP financial measures provide useful supplemental information regarding the Company’s operating performance and financial condition. These measures are commonly used by management, investors, and industry analysts to evaluate REIT performance and facilitate period - over - period and peer comparisons. Chiron’s non - GAAP financial measures included in this presentation are EBITDAre , Adjusted EBITDAre , Net Operating Income (NOI) and Cash NOI. Non - GAAP financial measures are not intended to be alternatives to net income, cash flows from operating activities, or other measures prepared in accordance with GAAP. These measures may not be comparable to similarly titled measures reported by other companies and should be evaluated in conjunction with the Company’s consolidated financial statements. Non - GAAP Financial Measures 26

EBITDAre is calculated in accordance with standards established by NAREIT and is defined as net income or loss computed in accordance with GAAP, plus depreciation and amortization, interest expense, gains or losses on the sale of investment properties, property impairments, and adjustments for unconsolidated joint ventures. The Company defines Adjusted EBITDAre as EBITDAre plus loss on extinguishment of debt, non - cash stock compensation expense, non - cash intangible amortization related to above and below market leases, severance and transition related expense, expenses related to our reverse stock split, transaction expense, adjustments related to our investments in unconsolidated joint ventures, and other normalizing items. Management considers EBITDAre and Adjusted EBITDAre important measures because they provide additional information to allow management, investors, and our current and potential creditors to evaluate and compare our core operating results and our ability to service debt. NOI and Cash NOI Net Operating Income (NOI) is a supplemental measure used to evaluate the operating performance of the Company’s real estate portfolio. NOI is calculated as net income or loss, plus depreciation and amortization, general and administrative expenses, transaction costs, impairments, gains or losses on the sale of investment properties, interest expense, and other non - operating items. Cash NOI excludes non - cash items such as straight - line rent and amortization of above - and below - market leases and is intended to measure unlevered, property - level cash operating performance. EBITDAre and Adjusted EBITDAre 27

NYSE: XRN 7373 Wisconsin Avenue Suite 800 Bethesda, MD 20814

Exhibit 99.4

Chiron Real Estate Inc. Announces $100 Million Strategic Convertible Perpetual Preferred Equity Investment led by Maewyn Capital Partners

Bethesda, MD – May 6, 2026 – (BUSINESS WIRE) – Chiron Real Estate Inc. (NYSE: XRN) (the “Company” or “Chiron”), today announced the entry into an agreement providing for up to a $100 million delayed-draw convertible perpetual preferred equity investment led by Maewyn Capital Partners (“Maewyn”).

“This growth equity investment represents an important milestone in the repositioning of Chiron. Maewyn’s capital provides long-term flexibility and is expected to accelerate our transition toward higher-return opportunities across the healthcare real estate spectrum. We are focused on disciplined capital allocation and believe this investment further aligns our capital structure with our objective of driving long-term earnings growth,” said Mark Decker Jr., Chief Executive Officer and President of Chiron.

“I have known Mark Decker for nearly 20 years and have a high regard for his leadership and capital allocation discipline. Chiron has a unique opportunity to reposition its portfolio and drive meaningfully higher long-term returns, and we believe Mark is well suited to lead the Company through this transition given his experience and track record. Our capital is designed to be flexible and aligned with the Company’s needs, enabling management to execute on its strategy and accelerate this transition. We are excited to partner with Mark, the management team, and the Board as they continue to evolve Chiron into a differentiated and disciplined allocator of capital,” said Charles P. Fitzgerald, Founder and Managing Partner of Maewyn.

Strategic Rationale and Benefits

Supports portfolio repositioning: Provides capital to accelerate Chiron’s transition toward higher-return investments, including senior housing and other targeted healthcare sectors.

Attractive cost of capital: Structured to provide long-term, flexible capital while preserving balance sheet strength.

Institutional validation: Reflects confidence in Chiron’s platform, strategy, and ability to execute a disciplined capital allocation framework.

Enhances corporate governance: Charles P. Fitzgerald will be joining the Company’s board of directors (the “Board”) as an independent director following the Company’s annual meeting of stockholders to be held on May 20, 2026.

Alignment: A separate Maewyn affiliate owns 53,434 shares of common stock, purchased prior to this transaction, representing approximately $2 million of invested capital.

Terms of the Delayed-Draw Convertible Perpetual Preferred Securities

The Company will sell an aggregate of $100 million of Series C convertible perpetual preferred stock (the “Series C Preferred Stock”), either in full or in multiple tranches (subject to certain closing conditions). All capital must be called within six months from today's date.

6.00% per annum dividend yield, payable quarterly in cash, which will increase after the fourth anniversary of the final draw if the Series C Preferred Stock is still outstanding.

Holders have the option to convert the Series C Preferred Stock into shares of common stock of the Company at $43.00 per share (“Conversion Price”) at any time. Three years after the final draw, the Company has the option to convert the Series C Preferred Stock to common stock if the volume-weighted average price exceeds 20.0% above the Conversion Price for 45 consecutive trading days.

The Company may redeem the Series C Preferred Stock at par at any time, after the fourth anniversary of the final draw. If the Series C Preferred Stock is redeemed, the Company will issue a warrant to the holders at the then-effective Conversion Price with a 5-year term.

The Series C Preferred Stock does not have a make-whole provision or make-whole grid commonly found in redemption features of convertible securities.

Maewyn will have the right to appoint one representative to the Board. Charles P. Fitzgerald will be the initial designee and will be appointed following the Company’s 2026 Annual Stockholders’ meeting on May 20, 2026. Mr. Fitzgerald brings extensive REIT sector and investment management experience across a career spanning nearly 30 years, including portfolio management positions at JP Morgan Investment Management, High Rise Capital Management and V3 Capital Management, which he founded and served as its Managing Partner.

Legal Advisors

Vinson & Elkins L.L.P. served as legal advisors to the Company.

Latham & Watkins LLP served as legal advisors to Maewyn.

Financial Advisors

J.P. Morgan Securities LLC and BMO Capital Markets served as financial advisors to the Company. CBRE Investment Banking served as lead financial advisor to Maewyn in connection with the transaction, while CS Capital Advisors LLC and Cantor Fitzgerald & Co. also served as financial advisors.

About Chiron

About Maewyn Capital Partners

Maewyn Capital Partners LLC is a Dallas, Texas–based investment firm founded in 2025 by Charles P. Fitzgerald. Drawing on nearly three decades of experience and deep relationships across the real estate community, the firm focuses on unlocking value across markets and cycles through both private market opportunities and select public investments.

Maewyn’s approach reflects a long and proven history of disciplined, value-oriented investing, combined with a collaborative philosophy that emphasizes partnership with management teams, boards, and other stakeholders. The firm builds on the heritage of Mr. Fitzgerald’s prior firm, V3 Capital Management, extending a track record of thoughtful capital allocation, active engagement, and durable value creation within the real estate sector.

Forward-Looking Statements

Certain statements contained herein may be considered “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, and it is the Company’s intent that any such statements be protected by the safe harbor created thereby. These forward-looking statements are identified by their use of terms and phrases such as "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "should," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references to assumptions and forecasts of future results. Except for historical information, the statements set forth herein including, but not limited to, any statements regarding the investment in our Series C Preferred Stock or the terms of the investment agreement by Maewyn Capital Partners and its affiliates and future Board composition are forward-looking statements. These forward-looking statements are based on our current expectations, estimates and assumptions and are subject to certain risks and uncertainties. Although the Company believes that the expectations, estimates and assumptions reflected in its forward-looking statements are reasonable, actual results could differ materially from those projected or assumed in any of the Company’s forward-looking statements. Additional information concerning us and our business, including additional factors that could materially and adversely affect our financial results, include, without limitation, the risks described under Part I, Item 1A - Risk Factors, in our Annual Report on Form 10-K, our Quarterly Reports on Form 10-Q, and in our other filings with the SEC. You are cautioned not to place undue reliance on forward-looking statements. The Company does not intend, and undertakes no obligation, to update any forward-looking statement.

View source version on businesswire.com: [ ]

Investor Relations:

Email: Investors@chironre.com

Phone: 202.524.6869

Source: Chiron Real Estate Inc.

Exhibit 99.5

Chiron Real Estate Inc. Enters into Agreements to Acquire $425 Million of SHOP Communities

–Inaugural Senior Housing Investments Marks Milestone in Company Growth Plan–

–Luxury Communities Located in Premium Submarkets Targeting Affluent Residents–

Bethesda, MD - May 6, 2026 - (BUSINESS WIRE) - Chiron Real Estate Inc. (NYSE: XRN) (the “Company” or “Chiron”), today announced that it has entered into purchase agreements relating to the acquisition of three seniors housing communities from affiliates of Silverstone Senior Living (“Silverstone”) for an aggregate purchase price of $425 million. Silverstone will continue to play an active oversight role in the operations of the communities, and Greystone will continue to manage the properties.

“These acquisitions represent Chiron’s initial entry into seniors housing and advance our strategy of investing in high-quality communities in supply-constrained markets,” said Mark Decker, Jr., Chief Executive Officer of Chiron Real Estate Inc. “We believe this is an attractive time to enter the sector given the favorable long-term demand outlook and limited new supply. Each of our acquisition communities are newly constructed and we believe they are well positioned for long-term success given their superior quality and location. We look forward to partnering with Silverstone and Greystone to drive resident experience and operational performance.”

The Landing & The Riviera

On May 1, 2026, the Company entered into purchase agreements to acquire two seniors housing communities in Alexandria, Virginia: The Landing Alexandria (the “Landing”) and The Riviera at Alexandria (the “Riviera”) for an aggregate purchase price of $249 million. Chiron expects to operate each community as a seniors housing operating property (“SHOP”) and to engage an affiliate of Greystone as a third-party manager to manage day-to-day operations. The closings are expected to occur on or about June 1, 2026, subject to customary closing conditions.

The Landing, which opened in April 2022, is a 216,000 square foot, 163-home luxury seniors housing community. Located in the Potomac Yard/National Landing submarket of Alexandria, Virginia (which includes Amazon’s HQ2 and Virginia Tech’s Innovation Campus), the Landing offers independent living (40 homes), assisted living (89 homes) and memory care (34 homes). As of April 30, 2026, the Landing was 90% occupied.

The Riviera, which opened in March 2026, is a 183,000 square foot, 129-home, luxury independent living community located adjacent to the Landing. Of the 129 homes at the Riviera, 66 are one-bedroom homes and 63 are two-bedroom homes. The Riviera contains approximately 24,000 square feet of hospitality-grade amenity space. As of April 30, 2026, the Riviera was approximately 20% leased.

These communities will be operated as a unified campus, driving meaningful cost synergies and a superior resident experience. The aggregate investment in this campus is expected to deliver a double-digit unlevered IRR.

The Pinnacle

On May 6, 2026, the Company entered into a purchase agreement to acquire the Pinnacle North Bethesda (the “Pinnacle”), in Montgomery County, Maryland for a purchase price of approximately $176 million. Chiron also expects to operate the Pinnacle as part of its SHOP portfolio and to engage an affiliate of Greystone as a third-party manager. The closing is expected to occur in October 2026, subject to customary closing conditions and adjustments.

The Pinnacle, which is scheduled to open in October 2026, is a 282,000 square foot, 175-home luxury seniors housing community with ground floor retail. Located in North Bethesda adjacent to Pike & Rose and within the new Pike District, the Pinnacle offers independent living (88 homes), assisted living (59 homes) and memory care (28 homes). As of April 30, 2026, the Pinnacle was approximately 30% preleased.

Updated Investor Presentation

Additional information on the investments and submarkets they serve are located in the 1Q 2026 Investor Presentation, which has been posted to the investor relations section of our website.

About Silverstone

Silverstone Senior Living is a developer and owner of boutique-by-design, destination-style senior living communities, with a hospitality-driven approach focused on resident experience and service. Silverstone develops communities offering independent living, assisted living and memory care in select markets, including Texas, Florida and the Mid-Atlantic region.

About Greystone

Greystone is a senior living services firm with more than 40 years of experience, providing consulting, development and redevelopment, marketing, and community management services for senior living and continuing care retirement communities. Greystone has advised more than 500 organizations across 40+ states and has managed 50+ senior living communities.

About Chiron Real Estate Inc.

Forward-Looking Statements

View source version on businesswire.com: [ ]

Investor Relations:

Email: Investors@chironre.com

Phone: 202.524.6869

Source: Chiron Real Estate Inc.

Source: View Original Filing on SEC EDGAR

FAQ

What major acquisitions did Chiron Real Estate Inc. (XRN) announce in this 8-K?

Chiron agreed to acquire three luxury seniors housing communities from Silverstone affiliates for an aggregate purchase price of $425 million. The Landing Alexandria, The Riviera at Alexandria and The Pinnacle North Bethesda will be operated as SHOP assets and managed by Greystone.

What is the new dividend for Chiron Real Estate Inc. (XRN) common stock?

The Board declared monthly common dividends of $0.16 per share for July, August and September 2026, totaling $0.48 per quarter. This compares to $0.25 per month, or $0.75 per quarter, for April–June 2026, an approximate 36% reduction.

How did Chiron Real Estate Inc. (XRN) perform financially in Q1 2026?

For the quarter ended March 31, 2026, Chiron reported rental revenue of $38.0 million and net income of $1.7 million. Net loss attributable to common stockholders was $(0.7) million, or $(0.06) per share, while Core FFO was $16.0 million, or $1.11 per share and unit.

What is the Maewyn Capital Partners investment in Chiron Real Estate Inc. (XRN)?

Chiron entered a delayed-draw, convertible preferred equity facility allowing Maewyn affiliates to invest up to $100 million in 6.00% Series C Preferred Stock. The initial conversion price is $43.00 per common share, and a Maewyn managing partner will join the Board after the 2026 annual meeting.

How leveraged is Chiron Real Estate Inc. (XRN) after Q1 2026?

At March 31, 2026, consolidated debt (gross) totaled about $673.1 million and net consolidated debt was roughly $664.9 million. Net debt plus preferred to annualized Adjusted EBITDAre was around 7.9x, with no debt maturities in 2026 or 2027 and $220.5 million of credit capacity.

What were Chiron Real Estate Inc. (XRN) key operating metrics this quarter?

Same-property cash NOI was $27.4 million, up 3.2% year over year. Portfolio leased occupancy stood at 95.4% across about 5.1 million square feet and 189 properties, reflecting a largely stabilized healthcare real estate portfolio during the strategic transition.

Filing Exhibits & Attachments

9 documents

Chiron Real Estate (NYSE: XRN) adds $425M SHOP assets, $100M pref and trims dividend

Rhea-AI Filing Summary

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8-K Event Classification

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FAQ

What major acquisitions did Chiron Real Estate Inc. (XRN) announce in this 8-K?

What is the new dividend for Chiron Real Estate Inc. (XRN) common stock?

How did Chiron Real Estate Inc. (XRN) perform financially in Q1 2026?

What is the Maewyn Capital Partners investment in Chiron Real Estate Inc. (XRN)?

How leveraged is Chiron Real Estate Inc. (XRN) after Q1 2026?

What were Chiron Real Estate Inc. (XRN) key operating metrics this quarter?

Filing Exhibits & Attachments

Press Releases

Other Documents

Chiron Real Estate (NYSE: XRN) adds $425M SHOP assets, $100M pref and trims dividend

Rhea-AI Filing Summary

Positive

Negative

Insights

REIT and capital structure analyst negative

8-K Event Classification

Key Figures

Key Terms

FAQ

What major acquisitions did Chiron Real Estate Inc. (XRN) announce in this 8-K?

What is the new dividend for Chiron Real Estate Inc. (XRN) common stock?

How did Chiron Real Estate Inc. (XRN) perform financially in Q1 2026?

What is the Maewyn Capital Partners investment in Chiron Real Estate Inc. (XRN)?

How leveraged is Chiron Real Estate Inc. (XRN) after Q1 2026?

What were Chiron Real Estate Inc. (XRN) key operating metrics this quarter?

Filing Exhibits & Attachments

Press Releases

Other Documents