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Get filing alertsOne Liberty Properties reports 50% net income growth, 11.6% rental income rise in Q1 2026
Filed May 6, 2026 · Period ending May 6, 2026 · ~1 min read
Key Changes
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Net income jumped 50% to $6.2M ($0.28/share) in Q1 2026 vs. $4.2M ($0.18/share) prior year; FFO rose 14% to $10.9M ($0.50/share); rental income grew 11.6% to $27.0M driven by 2025-2026 acquisitions.
Item 2.02 — Results of Operations and Financial Condition verify on EDGAR → -
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Acquired 637,633 sq ft industrial portfolio (10 properties) in January 2026 leased to six national/global tenants, two backed by investment-grade parents; financed with $17M mortgage and $30M credit facility draw; in-place rents below market.
Item 2.02 — Results of Operations and Financial Condition verify on EDGAR → -
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Item 2.02 — Results of Operations and Financial Condition verify on EDGAR →
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Under contract to sell El Paso retail property for $17.5M, expected to close by end of Q2 2026 with net proceeds of $8.7M and gain of $9.8M; property contributed $408K rental income in Q1.
Item 2.02 — Results of Operations and Financial Condition verify on EDGAR →
Summary
One Liberty Properties reported strong first-quarter 2026 results, with net income rising 50% year-over-year to $6.2 million and rental income up 11.6% to $27.0 million. The growth was driven by the January 2026 acquisition of a ten-property industrial portfolio totaling 637,633 square feet, leased to six national or global tenants with below-market rents that offer upside potential.
The company financed the deal with a $17 million mortgage and a $30 million draw on its credit facility. One Liberty continues reshaping its portfolio toward industrial assets, which now represent 84% of base rent. The company sold two non-core retail properties in March for $10.2 million, generating a $3.9 million gain, and closed on two more post-quarter for $9.0 million with an expected $3.4 million gain.
A pending sale of an El Paso retail property for $17.5 million is expected to close by end of Q2 2026, generating an anticipated $9.8 million gain. The combination of accretive industrial acquisitions and non-core retail dispositions is driving both earnings growth and portfolio quality improvement.
Section-by-Section Diff
Event · Item 2.02 — Results of Operations and Financial Condition
One Liberty Properties announced Q1 2026 financial results via press release.
Added in current filing · verify on EDGAR →
On May 6, 2026, we issued a press release announcing our results of operations for the quarter and year ended March 31, 2026.
The company disclosed its first-quarter 2026 results through the attached press release (Exhibit 99.1); the 8-K body itself contains no financial figures. Note: the 8-K body says results are “for the quarter and year ended March 31, 2026” — an apparent drafting slip, since One Liberty is a calendar-year filer and the press release reports the quarter ended March 31, 2026.
Event · Exhibit 99.1
Added in current filing · view on EDGAR →
Net | income attributable to OLP | $ 6,237 | $ 4,155 | 50 % Net income / share attributable to common stockholders – diluted $ 0.28 | $ 0.18 | 56 % FFO $ 10,926 $ 9,573 14 % FFO / share – diluted | $ 0.50 | $ 0.44 | 14 % AFFO $ 10,521 $ 10,510 NM AFFO / share – | diluted | $ 0.48 | $ 0.48 | –
One Liberty Properties reported first quarter 2026 net income of $6.2 million or $0.28 per diluted share, up 50% from $4.2 million or $0.18 per share in Q1 2025. Funds from operations (FFO) increased 14% to $10.9 million or $0.50 per diluted share, while adjusted FFO was flat at $0.48 per diluted share. Rental income grew 11.6% year over year to $27.0 million, driven by acquisitions closed in 2025 and early 2026.
Added in current filing · view on EDGAR →
The Company, in the second quarter of 2026, closed on the sale of two non-core properties in South Euclid, Ohio, and Champaign, Illinois, for an aggregate sales price of $9.0 million and anticipates that the sale will generate net proceeds of approximately $7.6 million and a net gain of approximately $3.4 million.
After quarter end, One Liberty closed on the sale of two additional non-core properties in Ohio and Illinois for $9.0 million, expecting to generate $7.6 million in net proceeds and a $3.4 million gain. These properties contributed $253,000 in rental income during Q1 2026.
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Figures/quotes linked to EDGAR · Narrative written by AI · Jul 9, 2026 · How we verify