JACKSONVILLE, FL / ACCESS Newswire / April 10, 2026 /FRP Holdings, Inc. (NASDAQ:FRPH), a full-service real estate investment and development company with four distinct business segments including Multifamily, Industrial and Commercial, Development, and Mining and Royalty Lands, today reported financial results for the quarter and full year ended December 31, 2025.
Fourth Quarter Highlights
-
77% decrease in Net Income ($0.4 million vs $1.7 million) due to expenses related to the Altman Logistics platform acquisition ($0.5 million), increased G&A due to the Altman new hires, under performance at Dock and Maren, industrial vacancies and added depreciation at Chelsea partially offset by higher mining royalties and improved results in Equity in Loss of Joint Ventures.
-
Net Operating Income (NOI) increased slightly ($9.29 million vs $9.10 million).
-
3% decrease in the Multifamily segment's NOI primarily due to reduced occupancy, uncollectable revenue along with higher operating costs and property taxes at the Maren and higher than typical maintenance expenses at Dock 79.
-
12% decrease in Industrial and Commercial segment NOI primarily due to vacancies from an eviction of one tenant and lease expirations.
-
Mining Royalty Land's revenue increased 11%, and segment NOI increased 11% due to improved royalties per ton.
-
On October 21, 2025, the Company acquired the business operations and development pipeline of Altman Logistics Property, LLC, including two projects already majority-owned by FRP Holdings as well as minority interests in a portfolio of institutional grade assets under development. In conjunction with the acquisition, the Company hired six of Altman Logistic's employees.
Executive Summary and Analysis
Results for 2025 were in line with the expectations we outlined earlier this year. Reported net income declined compared to 2024 primarily due to legal expenses associated with the acquisition of Altman Logistics Properties in October 2025. This acquisition was a critical step and tactical change in how we will execute our development strategy and is crucial to pro rata net operating income growth and expanding our asset base for the rest of this decade.
Pro rata Net Operating Income (NOI) for 2025 was down 0.7% compared to the previous year. In 2024, the Mining Royalty Lands segment experienced two non-recurring events which had a net positive impact to NOI of ~$1.2M. Adjusting for the $1.2M of non-recurring mining items from 2024, NOI would have been up by ~$1.0M, despite the vacancy and leasing headwinds we faced in our Commercial and Industrial segment.
Looking forward to 2026 and beyond, we will look to generate value in two ways. The first way, and the more immediate return, is through increasing same store industrial and commercial NOI. Absolutely essential to that is resolving our current industrial vacancies (approximately 400,000 square feet) to restore the segment's occupancy percentages back to the levels it has traditionally enjoyed. At current market rents, this represents approximately $3-3.5 million in NOI improvement to this segment that can be achieved with minimal capex.
The second way we will generate value is through our development segment. We have three industrial assets under development in Lakeland, Broward and Lake County, FL, totaling 762,085 square feet of new, Class A industrial space. At lease-up stabilization, these assets represent approximately $9.3M in NOI attributable to the Company. Just as important if not more so was the acquisition of Altman Logistics in late 2025. This purchase included not only equity interests in joint ventures currently under development, but also key personnel who fill roles that were already envisioned as part of our development strategy. These new employees broaden our real estate development capabilities and do so in a manner which we expect to be highly accretive to the business. Prior to this transaction, our only method for expanding outside the Mid-Atlantic was through joint ventures. We saved the time and money of not having to hire new employees and open a new office, but the tradeoff was paying development fees and promote equity in successful projects. Through this acquisition, we have not only filled roles necessary to future growth with proven talent, but done so with employees based in markets beyond our historic development footprint that we previously needed joint ventures to enter. The additional cashflows generated from the future sale of our minority interests acquired in the Altman transaction will help fuel our newly expanded development platform. Far more important in terms of strategy and tactics, is the flexibility this transaction gives the Company. We are now able to execute both in-house development as well as fee development, or a hybrid of the two, and do so while generating equity for shareholders rather than giving it up. By acquiring Altman Logistics and its platform, through both the equity interest in projects currently under development and the team that came with it, we are in the markets we want to be in, have the people we need to grow, have projects underway capable of carrying the cost of this human capital, and can scale beyond our current size disproportionately to G&A growth and in lieu of bringing on additional JV partners. We have enhanced our flexibility in how we grow, can earn development fees instead of paying them, can generate equity in successful projects instead of giving it up, and compound these savings into additional projects under the same platform. The combination of development fees and loss in equity on a project can range from 3-15% of total project costs, so reversing that flow of cash and equity is not insignificant to the Company in terms of future earnings, cash flow, and NAV growth.
COMPARATIVE RESULTS OF OPERATIONS
Consolidated Results
(dollars in thousands)
Three months ended December 31
2025
2024
Change
%
Revenues:
Lease revenue
$
6,853
7,072
$
(219
)
-3.1
%
Mining royalty and rents
3,848
3,459
389
11.2
%
Joint venture management fee revenue
214
-
214
Total revenues
10,915
10,531
384
3.6
%
Cost of operations:
Depreciation, depletion and amortization
2,801
2,558
243
9.5
%
Operating expenses
2,554
1,741
813
46.7
%
Property taxes
1,012
920
92
10.0
%
General and administrative
2,865
2,393
472
19.7
%
Total cost of operations
9,232
7,612
1,620
21.3
%
Total operating profit
1,683
2,919
(1,236
)
-42.3
%
Net investment income
1,546
2,317
(771
)
-33.3
%
Interest expense
(709
)
(668
)
(41
)
6.1
%
Equity in loss of joint ventures
(2,470
)
(2,777
)
307
-11.1
%
(Loss) gain on sale of real estate
-
182
(182
)
-100.0
%
(Loss) income before income taxes
50
1,973
(1,923
)
-97.5
%
Provision for income taxes
(89
)
286
(375
)
-131.1
%
Net (loss) income
139
1,687
(1,548
)
-91.8
%
Income (loss) attributable to noncontrolling interest
(241
)
8
(249
)
Net income attributable to the Company
$
380
1,679
$
(1,299
)
-77.4
%
Net income for the fourth quarter of 2025 was $380,000 or $0.02 per share versus $1,679,000 or $.09 per share last year. Pro rata NOI for the fourth quarter of 2025 was $9,288,000 versus $9,103,000 last year.
-
Operating profit decreased $1,236,000, impacted by $512,000 of expenses related to the Altman Logistics platform acquisition. General and administrative expense increased $177,000 (net of $214,000 Development fee revenue and $81,000 of acquisition expenses) primarily due to the new employees from the acquisition. Operating profit at our consolidated multifamily projects (Dock & Maren only) decreased $558,000 due to lower occupancy and higher bad debts along with higher than typical maintenance expenses. Industrial and Commercial segment's operating profit declined $315,000 because of a $206,000 increase in depreciation expense from our new Chelsea warehouse, as well as lower occupancy. Mining Royalty Land's segment operating profit increased $366,000 due to higher royalties per ton.
-
Net investment income decreased $771,000 due to lower cash equivalent balances and interest rates ($653,000) along with lower income from our lending ventures ($118,000).
-
Interest expense increased $41,000 compared to last year as we capitalized $33,000 less interest.
-
Equity in loss of Joint Ventures improved $307,000 due to improved results at our unconsolidated joint ventures. Results improved $96,000 at Windlass Run Business Park due to improved occupancy and lower variable interest rates. Bryant Street results improved $148,000 primarily due to lower variable interest rates.
Multifamily Segment (pro rata consolidated and pro rata unconsolidated)
Three months ended December 31
(dollars in thousands)
2025
%
2024
%
Change
%
Lease revenue
8,012
100.0
%
8,156
100.0
%
(144
)
(1.8
%)
Depreciation and amortization
3,513
43.8
%
3,269
40.1
%
244
7.5
%
Operating expenses
2,826
35.3
%
2,645
32.4
%
181
6.8
%
Property taxes
973
12.1
%
1,016
12.5
%
(43
)
(4.2
%)
Cost of operations
7,312
91.3
%
6,930
85.0
%
382
5.5
%
Operating profit before G&A
700
8.7
%
1,226
15.0
%
(526
)
(42.9
%)
Depreciation and amortization
3,513
3,269
244
Unrealized rents & other
(40
)
(209
)
169
Net operating income
4,173
52.1
%
4,286
52.6
%
(113
)
(2.6
%)
The combined consolidated and unconsolidated pro rata NOI in the fourth quarter for this segment was $4,173,000, down $113,000 or 3% compared to $4,286,000 last year. Dock and Maren combined NOI was $334,000 lower due to reduced occupancy and higher than typical maintenance expenses to improve our tenants' experience. Bryant Street NOI was $163,000 higher primarily due to higher than typical expenses in the same quarter last year. The NOI for .408 Jackson increased $67,000 despite lower occupancy due to improved rental rates and ancillary revenues.
Apartment Building
Units
Pro rata NOI
Q4 2025
Pro rata NOI
Q4 2024
Avg. Occupancy Q4 2025
Avg. Occupancy Q4 2024
Renewal Success Rate Q4 2025
Renewal % increase Q4 2025
Dock 79 Anacostia DC
305
$
802,000
$
958,000
91.1
%
94.4
%
76.4
%
4.1
%
Maren Anacostia DC
264
$
778,000
$
956,000
89.0
%
93.9
%
64.1
%
4.3
%
Riverside Greenville
200
$
182,000
$
179,000
91.6
%
92.6
%
77.1
%
3.2
%
Bryant Street DC
487
$
1,368,000
$
1,205,000
89.9
%
90.1
%
61.5
%
3.4
%
.408 Jackson Greenville
227
$
365,000
$
298,000
92.9
%
96.2
%
63.0
%
0.9
%
Verge Anacostia DC
344
$
678,000
$
690,000
91.1
%
90.9
%
61.5
%
1.2
%
Multifamily Segment
1,827
$
4,173,000
$
4,286,000
90.7
%
92.5
%
Multifamily Segment (Consolidated - Dock & Maren)
Three months ended December 31
(dollars in thousands)
2025
%
2024
%
Change
%
Lease revenue
$
5,305
100.0
%
5,504
100.0
%
(199
)
-3.6
%
Depreciation and amortization
2,008
37.9
%
1,989
36.2
%
19
1.0
%
Operating expenses
1,838
34.6
%
1,494
27.1
%
344
23.0
%
Property taxes
619
11.7
%
623
11.3
%
(4
)
-0.6
%
Cost of operations
4,465
84.2
%
4,106
74.6
%
359
8.7
%
Operating profit before G&A
$
840
15.8
%
1,398
25.4
%
(558
)
-39.9
%
Total revenues for our two consolidated joint ventures (Dock & Maren) were $5,305,000, a decrease of $199,000 versus $5,504,000 last year due to lower occupancy. Total operating profit before G&A for the consolidated joint ventures was $840,000, down 40% versus $1,398,000 last year due to reduced occupancy and higher than typical maintenance expenses.
Multifamily Segment (Pro rata unconsolidated)
Three months ended December 31
(dollars in thousands)
2025
%
2024
%
Change
%
Lease revenue
5,123
100.0
%
5,156
100.0
%
(33
)
(0.6
%)
Depreciation and amortization
2,413
47.1
%
2,178
42.2
%
235
10.8
%
Operating expenses
1,852
36.2
%
1,895
36.8
%
(43
)
(2.3
%)
Property taxes
636
12.4
%
677
13.1
%
(41
)
(6.1
%)
Cost of operations
4,901
95.7
%
4,750
92.1
%
151
3.2
%
Operating profit before G&A
222
4.3
%
406
7.9
%
(184
)
-45.3
%
For our four unconsolidated joint ventures, pro rata revenues were $5,123,000, a decrease of $33,000 or 1% compared to $5,156,000 in the same period last year due to lower occupancy. Pro rata operating profit before G&A was $222,000 compared to $406,000 last year, a decrease of $184,000 primarily due to the write-off of water damaged fixed assets as a result of two small accidental fires.
Industrial and Commercial Segment
Three months ended December 31
(dollars in thousands)
2025
%
2024
%
Change
%
Lease revenue
$
1,200
100.0
%
1,268
100.0
%
(68
)
(5.4
)%
Depreciation and amortization
567
47.3
%
361
28.5
%
206
57.1
%
Operating expenses
226
18.8
%
212
16.7
%
14
6.6
%
Property taxes
96
8.0
%
69
5.4
%
27
39.1
%
Cost of operations
889
74.1
%
642
50.6
%
247
38.5
%
Operating profit before G&A
$
311
25.9
%
626
49.4
%
(315
)
(50.3
)%
Depreciation and amortization
567
361
206
Unrealized revenues
(3
)
5
(8
)
Net operating income
$
875
72.9
%
$
992
78.2
%
$
(117
)
(11.8
)%
Shell construction on our 258,279 square foot spec warehouse project in Aberdeen, MD on Chelsea Road was completed effective April 1, 2025 and is in the lease-up phase. We have ten buildings in service at four different locations totaling 773,356 square feet of industrial and 33,708 square feet of office of which 47.5% was leased and occupied at December 31, 2025. Excluding Chelsea (100% vacant) these assets were 69.9% leased and occupied during the quarter compared to 95.6% leased and occupied during the same quarter last year primarily due to an eviction for failure to pay rent by one tenant and other tenants' lease expirations.
Total revenues in this segment were $1,200,000, down $68,000 or 5%, over last year. Operating profit before G&A was $311,000, down $315,000 or 50% from $626,000 last year. Depreciation and amortization increased $206,000 primarily due to last April's completion of our Chelsea warehouse. Net operating income in this segment was $875,000, down $117,000 or 12% compared to last year. NOI decreased due to $40,000 of carry costs at Chelsea and $72,000 due to reduced occupancy at 34 Loveton. Cranberry NOI was down $23,000 due to vacancies (the same quarter last year included $222,000 of allowance for uncollectible revenue on one tenant in the process of eviction). Hollander NOI increased $18,000.
Mining Royalty Lands Segment Results
Three months ended December 31
(dollars in thousands)
2025
%
2024
%
Change
%
Mining royalty and rent revenue
$
3,848
100.0
%
3,459
100.0
%
389
11.2
%
Depreciation, depletion and amortization
184
4.8
%
165
4.7
%
19
11.5
%
Operating expenses
16
0.4
%
16
0.5
%
-
-
%
Property taxes
84
2.2
%
80
2.3
%
4
5.0
%
Cost of operations
284
7.4
%
261
7.5
%
23
8.8
%
Operating profit before G&A
$
3,564
92.6
%
3,198
92.5
%
366
11.4
%
Depreciation and amortization
184
165
19
Unrealized revenues
160
142
18
Net operating income
$
3,908
101.6
%
$
3,505
101.3
%
$
403
11.5
%
Total revenues in this segment were $3,848,000, an increase of $389,000 or 11% versus $3,459,000 last year. Royalty tons decreased 3% but royalties per ton increased 15%. Total operating profit before G&A in this segment was $3,564,000, an increase of $366,000 versus $3,198,000 last year due to the higher revenue less increased depletion on newer leases. Net operating income in this segment was $3,908,000, up $403,000 or 11% compared to last year due to the increased revenues.
Development Segment Results
Three months ended December 31
(dollars in thousands)
2025
2024
Change
Lease revenue
$
348
300
48
Management fee revenue
214
-
214
Total revenues
562
300
262
Depreciation, depletion and amortization
42
43
(1
)
Operating expenses
474
19
455
Property taxes
213
148
65
Cost of operations
729
210
519
Operating (loss) profit before G&A
$
(167
)
90
(257
)
Management fee revenue are the fees paid to the Company primarily from our three minority ownership warehouse projects acquired from Altman Logistics on October 21, 2025. Development segment operating expenses included $431,000 of expenses related to the Altman Logistics platform acquisition.
With respect to ongoing Development Segment projects:
-
We are the principal capital source to develop 344 residential lots on 110 acres in Harford County, MD. We have funded $27.8 million of our $31.1 million total commitment. A national homebuilder is under contract to purchase all 222 townhome lots and 122 single family lots. At quarter-end, 195 lots have been sold and $26.4 million has been returned to the company of which $6.4 million was booked as profit to the Company.
-
We entered into two new joint venture agreements in early 2024 with Altman Logistics. The first joint venture is a 201,420 square-foot warehouse development project in Lakeland, FL, and the second joint venture is a two building 183,215 square-foot warehouse development project in Broward County, FL. We closed on both construction loans in March, 2025 and construction commenced in the second quarter of 2025. Substantial completion of both projects is expected in the second quarter of 2026. On October 21, 2025 we purchased the minority interests of Altman Logistics in these projects.
-
On May 30, 2025, we secured construction financing for our multifamily joint venture with Woodfield Development, known as Woven. This is our third multifamily project in Greenville, SC. This is an $87.8M project with 214 units and 13,500 square feet of ground floor retail that is eligible to receive South Carolina Textile Rehabilitation Credits upon substantial completion and received Special Source Credits equal to 50% of the real estate taxes for a period of 20 years. The project broke ground during the 3rd quarter and substantial completion of the project is expected in late 2027.
-
On July 23, 2025, we entered into a joint venture agreement with Strategic Real Estate Partners ("SREP"), a private real estate development firm which specializes in industrial real estate development, to develop 377,892 square feet in two warehouses in Lake County, Florida near Orlando, with options for investment in additional industrial warehouses on adjacent properties in the future. Substantial completion of the first warehouse is expected in the first quarter of 2027,
-
On September 12, 2025, we secured construction financing for the first phase (296 multifamily units and 28,745 square feet of retail) of our Estero joint venture with Woodfield Development, located between Naples and Ft. Myers. Substantial completion is expected late 2027.
-
On October 21, 2025, the Company completed the closing on its Purchase and Sales Agreement to acquire the business operations and development pipeline of Altman Logistics Properties, LLC, an operating platform of BBX Capital. In conjunction with the acquisition, the Company hired six of Altman Logistic's employees. The following table details the projects purchased and the square feet (SF) of the warehouses:
| City |
Street Address |
36' Clear Height SF |
Ownership Acquired |
Status |
| Delray Beach, FL |
14130 S State Rd. 7 |
199,476 |
10%(1) |
Substantial completion Q1 2026 |
| Delray Beach, FL |
14130 S State Rd. 7 |
392,976 |
10% (1) |
Land for 2 warehouses |
| Hamilton, NJ |
600 Horizon Dr. |
170,800 |
8.5% (1) |
Substantial completion Q1 2026 |
| Parsippany, NJ |
8 Lanidex Plaza W. |
140,031 |
10% (1) |
Substantial completion Q2 2026 |
| Southwest Ranches, FL |
SW 202nd Ave. & Sheridan St. |
335,617 |
Land acquisition contract 2026 |
(1) General Partner investment, distributions will be based upon waterfall model.
Highlights 2025 compared to 2024:
-
48% decrease in Net Income ($3.3 million vs $6.4 million) mainly due to $2.5 million of expenses related to acquiring the Altman Logistics platform. Excluding the $2.5 million of Altman acquisition expenses, adjusted Net income was down $1.1 million primarily due to the Industrial and commercial segment's operating profit decline of $1.4 million.
-
0.7% decrease in pro rata NOI ($37.9 million vs $38.1 million) primarily due to a non-recurring $1.85 million minimum royalty payment in last year's third quarter partially offset by a $0.62 million royalty overpayment deduction in the prior year. The one-time, catch-up payment applied to the prior twenty-four months when the tenant failed to meet a production requirement contained in the lease. The revenue from this payment was straight-lined over the life of the lease. Excluding the $1.23 million positive net impact of non-recurring items in last year, adjusted pro rata NOI was up $1.0 million (3%) this year.
-
Multifamily segment's pro rata NOI decreased slightly as improved results at Bryant Street, .408 Jackson and The Verge were offset by reduced occupancy, uncollectable revenue along with higher operating costs and property taxes at Maren and higher than typical maintenance expenses at Dock 79.
-
8% decrease in Industrial and Commercial revenue and 14% decrease in that segment's NOI due to vacancies following an eviction and lease expirations.
-
Mining Royalty Lands' Segment's NOI increased slightly. Excluding the $1.23 million non-recurring, positive net impact last year, adjusted pro rata NOI in this segment was up $1.5 million or 11% due to higher royalties per ton.
COMPARATIVE RESULTS OF OPERATIONS
Consolidated Results
(dollars in thousands)
Twelve Months Ended December 31,
2025
2024
Change
%
Revenues:
Lease revenue
$
28,252
28,922
$
(670
)
-2.3
%
Mining royalty and rents
14,380
12,852
1,528
11.9
%
Joint venture management fee revenue
214
-
214
Total revenues
42,846
41,774
1,072
2.6
%
Cost of operations:
Depreciation, depletion and amortization
10,959
10,187
772
7.6
%
Operating expenses
10,297
7,170
3,127
43.6
%
Property taxes
3,907
3,437
470
13.7
%
General and administrative
10,655
9,276
1,379
14.9
%
Total cost of operations
35,818
30,070
5,748
19.1
%
Total operating profit
7,028
11,704
(4,676
)
-40.0
%
Net investment income
8,824
11,112
(2,288
)
-20.6
%
Interest expense
(2,967
)
(3,150
)
183
-5.8
%
Equity in loss of joint ventures
(9,105
)
(11,359
)
2,254
-19.8
%
(Loss) gain on sale of real estate
-
182
(182
)
-100.0
%
Income before income taxes
3,780
8,489
(4,709
)
-55.5
%
Provision for income taxes
818
2,029
(1,211
)
-59.7
%
Net income
2,962
6,460
(3,498
)
-54.1
%
Income (loss) attributable to noncontrolling interest
(368
)
75
(443
)
-590.7
%
Net income attributable to the Company
$
3,330
6,385
$
(3,055
)
-47.8
%
Net income for 2025 was $3,330,000 or $.18 per share versus $6,385,000 or $.34 per share last year. Excluding the $2.5 million of Altman acquisition expenses, adjusted Net Income was down $1.1 million. Pro rata NOI for 2025 was $37,863,000 versus $38,139,000 last year. Excluding the $1.23 million positive net impact of non-recurring items in last year, adjusted pro rata NOI was up $1.0 million (3%) this year. The following items impacted the comparative results:
-
Operating profit decreased $4,676,000 impacted by $2,505,000 of expenses related to the Altman Logistics platform acquisition and higher General and administrative expense ($1,041,000 net of $214,000 Development fee revenue and $124,000 of acquisition expenses). General and administrative expense increased primarily due to overlapping compensation as a result of the implementation of our executive succession and transition plan that commenced in June, 2024 along with the new employees from the acquisition. Operating profit at our consolidated Multifamily segment (Dock & Maren only) decreased $1,164,000 due to lower occupancy and higher bad debts along with higher than typical maintenance expenses to upgrade our tenants' experience. Industrial and commercial segment's operating profit declined $1,372,000 because of a $652,000 increase in depreciation expense from completion of our new Chelsea warehouse, as well as lower occupancy due to a tenant default and non-renewing leases. Mining Royalty Land's segment operating profit increased $1,400,000 due to higher per ton royalty revenues and the prior year's overpayment deduction of $619,000.
-
Net investment income decreased $2,288,000 due to reduced earnings on cash equivalents ($1,956,000) and reduced income from our lending ventures ($332,000) primarily due to fewer residential lot sales.
-
Interest expense decreased $183,000 compared to the same period last year as we capitalized $182,000 more interest. More interest was capitalized due to increased in-house and joint venture projects under development this year compared to last year.
-
Equity in loss of Joint Ventures improved $2,254,000 due to improved results at our unconsolidated joint ventures. Results improved $719,000 at Windlass Run Business Park due to improved occupancy, lower variable interest rates ($246,000) and a $302,000 write-off of prior entitlement costs due to the change in use. Bryant Street results improved $1,059,000 due to lower variable interest rates ($732,000) along with a $305,000 improved NOI. Results improved $487,000 at The Verge primarily due to $284,000 lower interest expense following the refinancing in 2024 along with a $131,000 improvement in NOI.
Multifamily Segment (pro rata consolidated and pro rata unconsolidated)
Twelve Months Ended December 31,
(dollars in thousands)
2025
%
2024
%
Change
%
Lease revenue
$
33,250
100.0
%
32,378
100.0
%
872
2.7
%
Depreciation and amortization
13,533
40.7
%
13,311
41.1
%
222
1.7
%
Operating expenses
10,984
33.0
%
10,558
32.6
%
426
4.0
%
Property taxes
3,972
11.9
%
3,682
11.4
%
290
7.9
%
Cost of operations
28,489
85.7
%
27,551
85.1
%
938
3.4
%
Operating profit before G&A
$
4,761
14.3
%
4,827
14.9
%
(66
)
-1.4
%
Depreciation and amortization
13,533
13,311
222
Unrealized rents & other
...
