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Seven Hills Realty Trust (NASDAQ:SEVN) reported second quarter 2025 distributable earnings of $0.31 per share, meeting the high end of its previously provided guidance range of $0.29-$0.31, while announcing a reduced quarterly distribution of $0.28 per share. The commercial real estate finance company presented its financial results on July 29, 2025, highlighting its conservative approach amid ongoing interest rate pressures.
Quarterly Performance Highlights
Seven Hills generated net income of $2.7 million ($0.18 per diluted share) and distributable earnings of $4.5 million ($0.31 per diluted share) for the second quarter of 2025. The company declared a quarterly distribution of $0.28 per common share, payable around August 14, 2025, representing a 20% reduction from the previous quarter’s $0.35 distribution.
Tom Lorenzini, President and Chief Investment Officer, highlighted the company’s performance: "We delivered strong results for the second quarter despite continued pressure on our net interest income. We closed two new loans totaling $46 million, maintaining our disciplined underwriting approach in a competitive market."
As shown in the following snapshot of the company’s key metrics:
The trust maintained a conservative approach with $665 million in floating rate first mortgage loan commitments, a weighted average loan-to-value ratio of 68%, and a weighted average yield of 8.4%. The company’s debt-to-equity ratio stood at 1.6x, with significant liquidity including $46 million in cash and $323 million in unused financing capacity.
Detailed Financial Analysis
The company’s second quarter financial results showed a year-over-year decline in both net income and distributable earnings. Net income decreased from $4.2 million ($0.29 per share) in Q2 2024 to $2.7 million ($0.18 per share) in Q2 2025, while distributable earnings declined from $4.5 million to $4.3 million over the same period.
The following chart illustrates the company’s financial summary for the quarter:
The loan portfolio decreased from $690.9 million at the end of Q1 2025 to $665.4 million at the end of Q2 2025, primarily due to loan repayments exceeding new originations. During the quarter, SEVN received $70.6 million in loan repayments while closing two new loans totaling $46 million.
Interest rate trends continue to impact the company’s earnings, as shown in this chart:
The weighted average coupon rate on investments has declined from 7.23% in 2023 to 6.52% in 2025, putting pressure on the company’s net interest margin. This trend aligns with the company’s previous guidance that lower interest rates would impact earnings.
Portfolio Management and Risk Profile
Seven Hills maintains a diversified loan portfolio across property types and geographic regions. The portfolio consists of 23 loans with an average commitment of $28.9 million and a weighted average risk rating of 2.9 (on a scale of 1-5, with 1 being the lowest risk).
The following chart shows the company’s loan portfolio originations and diversity:
By property type, the portfolio is diversified with multifamily representing 33%, office 26%, industrial 26%, hotel 13%, and retail 2%. Geographically, the portfolio is spread across the South (41%), West (22%), Midwest (21%), and East (16%).
The company’s credit quality metrics remain stable, as illustrated in this breakdown:
The weighted average loan-to-value ratio stands at 68%, with 52% of the portfolio having LTVs of 70% or below. The risk rating distribution shows 78% of the portfolio rated 3 or better, with no loans currently impaired.
Interest Rate Sensitivity and Forward Outlook
Seven Hills provided an interest rate sensitivity analysis showing the potential impact of SOFR rate changes on its earnings:
A 100 basis point increase in rates would benefit the company by approximately $0.13 per share annually, while a 100 basis point decrease would negatively impact earnings by $0.07 per share. This sensitivity reflects the company’s floating rate loan portfolio and financing structure.
Looking ahead, Seven Hills appears positioned to navigate the current interest rate environment with its conservative leverage and significant liquidity. The company’s focus on maintaining a diversified portfolio across property types and geographic regions should help mitigate risks, though pressure on net interest income is likely to continue if interest rates decline further.
The reduction in quarterly distribution to $0.28 per share (from $0.35 in Q1) suggests management is taking a more conservative approach to capital allocation amid the challenging interest rate environment. Based on SEVN’s current stock price of $10.67, the new distribution represents an annualized yield of approximately 10.5%.
Seven Hills stock closed at $10.67 on July 28, 2025, down 0.47% for the day and trading near the lower end of its 52-week range of $10.18 to $14.66. The stock has faced pressure in recent months as investors assess the impact of changing interest rates on commercial real estate finance companies.
Full presentation:
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