# STARWOOD PROPERTY TRUST, INC. (STWD) Informational only - not investment advice. CIK: 0001465128 SIC: 6798 Real Estate Investment Trusts SIC breadcrumb: [Finance, Insurance, And Real Estate](/division/H/) > [Holding And Other Investment Offices](/major-group/67/) > [SIC 6798 Real Estate Investment Trusts](/industry/6798/) Latest 10-K filed: 2026-02-25 SEC page: https://www.sec.gov/edgar/browse/?CIK=1465128 Filing source: https://www.sec.gov/Archives/edgar/data/1465128/000146512826000009/stwd-20251231.htm ## Selected Fundamentals | Metric | Value | Unit | FY | Filed | | --- | ---: | --- | ---: | --- | | Revenue | 1844289000 | USD | 2025 | 2026-02-25 | | Net income | 411544000 | USD | 2025 | 2026-02-25 | | Assets | 63183357000 | USD | 2025 | 2026-02-25 | ## Financials Annual standardized facts from SEC companyfacts as of latest extracted filing date 2026-02-25. Source: https://data.sec.gov/api/xbrl/companyfacts/CIK0001465128.json. Derived margins are computed from the extracted annual SEC facts. | Metric | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | | --- | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | ---: | | Revenue | 784,667,000 | 879,888,000 | 1,109,280,000 | 1,196,419,000 | 1,136,155,000 | 1,170,088,000 | 1,464,716,000 | 2,049,908,000 | 1,946,843,000 | 1,844,289,000 | | Net income | 365,186,000 | 400,770,000 | 385,830,000 | 509,664,000 | 331,689,000 | 447,739,000 | 871,475,000 | 339,213,000 | 359,933,000 | 411,544,000 | | Diluted EPS | 1.50 | 1.52 | 1.42 | 1.79 | 1.16 | 1.52 | 2.74 | 1.07 | 1.10 | 1.15 | | Assets | 77,256,266,000 | 62,941,289,000 | 68,262,453,000 | 78,042,336,000 | 80,873,509,000 | 83,850,397,000 | 79,043,129,000 | 69,504,196,000 | 62,556,497,000 | 63,183,357,000 | | Liabilities | 72,696,193,000 | 58,362,088,000 | 63,362,264,000 | 72,905,322,000 | 76,010,933,000 | 77,201,590,000 | 71,844,422,000 | 62,481,214,000 | 55,363,025,000 | 55,693,851,000 | | Stockholders' equity | 4,522,274,000 | 4,478,414,000 | 4,603,432,000 | 4,700,425,000 | 4,488,898,000 | 6,072,536,000 | 6,462,438,000 | 6,251,089,000 | 6,437,107,000 | 6,795,516,000 | | Cash and cash equivalents | 615,522,000 | 369,448,000 | 239,824,000 | 478,388,000 | 563,217,000 | 217,362,000 | 261,061,000 | 194,660,000 | 377,831,000 | 499,480,000 | | Net margin | 46.54% | 45.55% | 34.78% | 42.60% | 29.19% | 38.27% | 59.50% | 16.55% | 18.49% | 22.31% | ## Quarterly Quarterly standardized facts from SEC companyfacts as of latest extracted filing date 2026-05-08. Source: https://data.sec.gov/api/xbrl/companyfacts/CIK0001465128.json. Flow metrics use discrete quarter-length periods from 10-Q/10-Q/A filings. Q4 revenue and net income are derived only when annual FY and nine-month YTD facts exist for the same fiscal year; derived Q4 values are labeled. EPS Q4 is not derived. | Quarter | End date | Revenue | Net income | Diluted EPS | Method | | --- | --- | ---: | ---: | ---: | --- | | 2022-Q2 | 2022-06-30 | | | 0.67 | reported discrete quarter | | 2022-Q3 | 2022-09-30 | | | 0.61 | reported discrete quarter | | 2023-Q1 | 2023-03-31 | | | 0.16 | reported discrete quarter | | 2023-Q2 | 2023-06-30 | 515,669,000 | 168,843,000 | 0.54 | reported discrete quarter | | 2023-Q3 | 2023-09-30 | 521,547,000 | 47,435,000 | 0.15 | reported discrete quarter | | 2023-Q4 | 2023-12-31 | 522,278,000 | 70,961,000 | | derived Q4 = FY annual - nine-month YTD | | 2024-Q1 | 2024-03-31 | 523,088,000 | 154,332,000 | 0.48 | reported discrete quarter | | 2024-Q2 | 2024-06-30 | 489,826,000 | 77,890,000 | 0.24 | reported discrete quarter | | 2024-Q3 | 2024-09-30 | 479,540,000 | 76,068,000 | 0.23 | reported discrete quarter | | 2024-Q4 | 2024-12-31 | 454,389,000 | 51,643,000 | | derived Q4 = FY annual - nine-month YTD | | 2025-Q1 | 2025-03-31 | 418,180,000 | 112,255,000 | 0.33 | reported discrete quarter | | 2025-Q2 | 2025-06-30 | 444,283,000 | 129,814,000 | 0.38 | reported discrete quarter | | 2025-Q3 | 2025-09-30 | 488,878,000 | 72,560,000 | 0.19 | reported discrete quarter | | 2025-Q4 | 2025-12-31 | 492,948,000 | 96,915,000 | | derived Q4 = FY annual - nine-month YTD | | 2026-Q1 | 2026-03-31 | 512,456,000 | 51,878,000 | 0.13 | reported discrete quarter | ## Macro Cross-References - [CPIAUCSL](/indicator/CPIAUCSL/): Consumer Price Index for All Urban Consumers: All Items in U.S. City Average - [UNRATE](/indicator/UNRATE/): Unemployment Rate - [FEDFUNDS](/indicator/FEDFUNDS/): Federal Funds Effective Rate - [CES0500000003](/indicator/CES0500000003/): Average Hourly Earnings of All Employees, Total Private - [DFEDTARU](/indicator/DFEDTARU/): Federal Funds Target Range - Upper Limit - [DFEDTARL](/indicator/DFEDTARL/): Federal Funds Target Range - Lower Limit - [DGS3MO](/indicator/DGS3MO/): Market Yield on U.S. Treasury Securities at 3-Month Constant Maturity - [DGS2](/indicator/DGS2/): Market Yield on U.S. Treasury Securities at 2-Year Constant Maturity - [DGS10](/indicator/DGS10/): Market Yield on U.S. Treasury Securities at 10-Year Constant Maturity - [DGS30](/indicator/DGS30/): Market Yield on U.S. Treasury Securities at 30-Year Constant Maturity - [T10Y2Y](/indicator/T10Y2Y/): 10-Year Treasury Constant Maturity Minus 2-Year Treasury Constant Maturity - [CPILFESL](/indicator/CPILFESL/): Consumer Price Index for All Urban Consumers: All Items Less Food and Energy - [CPIUFDSL](/indicator/CPIUFDSL/): Consumer Price Index for All Urban Consumers: Food - [CPIENGSL](/indicator/CPIENGSL/): Consumer Price Index for All Urban Consumers: Energy - [CUSR0000SAH1](/indicator/CUSR0000SAH1/): Consumer Price Index for All Urban Consumers: Shelter - [PCEPI](/indicator/PCEPI/): Personal Consumption Expenditures: Chain-type Price Index - [PCEPILFE](/indicator/PCEPILFE/): Personal Consumption Expenditures Excluding Food and Energy: Chain-type Price Index - [PPIACO](/indicator/PPIACO/): Producer Price Index by Commodity: All Commodities - [T10YIE](/indicator/T10YIE/): 10-Year Breakeven Inflation Rate - [U6RATE](/indicator/U6RATE/): Total Unemployed, Plus All Marginally Attached Workers Plus Total Employed Part Time for Economic Reasons - [PAYEMS](/indicator/PAYEMS/): All Employees, Total Nonfarm - [CIVPART](/indicator/CIVPART/): Labor Force Participation Rate - [EMRATIO](/indicator/EMRATIO/): Employment-Population Ratio - [UNEMPLOY](/indicator/UNEMPLOY/): Unemployed - [CE16OV](/indicator/CE16OV/): Employment Level - [ICSA](/indicator/ICSA/): Initial Claims - [JTSJOL](/indicator/JTSJOL/): Job Openings: Total Nonfarm - [JTSQUR](/indicator/JTSQUR/): Quits: Total Nonfarm - [GDPC1](/indicator/GDPC1/): Real Gross Domestic Product - [A191RL1Q225SBEA](/indicator/A191RL1Q225SBEA/): Real Gross Domestic Product: Percent Change from Preceding Period - [INDPRO](/indicator/INDPRO/): Industrial Production: Total Index - [TCU](/indicator/TCU/): Capacity Utilization: Total Index - [HOUST](/indicator/HOUST/): New Privately-Owned Housing Units Started: Total Units - [PERMIT](/indicator/PERMIT/): New Privately-Owned Housing Units Authorized in Permit-Issuing Places: Total Units - [RSAFS](/indicator/RSAFS/): Advance Retail Sales: Retail Trade - [PCE](/indicator/PCE/): Personal Consumption Expenditures - [DSPIC96](/indicator/DSPIC96/): Real Disposable Personal Income - [PSAVERT](/indicator/PSAVERT/): Personal Saving Rate - [M2SL](/indicator/M2SL/): M2 - [BOPGSTB](/indicator/BOPGSTB/): U.S. International Trade in Goods and Services: Balance - [MSPUS](/indicator/MSPUS/): Median Sales Price of Houses Sold for the United States - [HSN1F](/indicator/HSN1F/): New One Family Houses Sold: United States - [RHORUSQ156N](/indicator/RHORUSQ156N/): Homeownership Rate in the United States - [TTLCONS](/indicator/TTLCONS/): Total Construction Spending: Total Construction in the United States - [RRVRUSQ156N](/indicator/RRVRUSQ156N/): Rental Vacancy Rate in the United States - [TOTALSL](/indicator/TOTALSL/): Total Consumer Credit Owned and Securitized - [REVOLSL](/indicator/REVOLSL/): Revolving Consumer Credit Owned and Securitized - [DRCCLACBS](/indicator/DRCCLACBS/): Delinquency Rate on Credit Card Loans, All Commercial Banks - [GDP](/indicator/GDP/): Gross Domestic Product - [GPDI](/indicator/GPDI/): Gross Private Domestic Investment - [GCE](/indicator/GCE/): Government Consumption Expenditures and Gross Investment - [PCEC](/indicator/PCEC/): Personal Consumption Expenditures - [NETEXP](/indicator/NETEXP/): Net Exports of Goods and Services - [GFDEBTN](/indicator/GFDEBTN/): Federal Debt: Total Public Debt - [GFDEGDQ188S](/indicator/GFDEGDQ188S/): Federal Debt: Total Public Debt as Percent of Gross Domestic Product - [FYFSD](/indicator/FYFSD/): Federal Surplus or Deficit - [FGRECPT](/indicator/FGRECPT/): Federal Government Current Receipts - [FGEXPND](/indicator/FGEXPND/): Federal Government: Current Expenditures - [MANEMP](/indicator/MANEMP/): All Employees, Manufacturing - [USCONS](/indicator/USCONS/): All Employees, Construction - [USTRADE](/indicator/USTRADE/): All Employees, Retail Trade - [USFIRE](/indicator/USFIRE/): All Employees, Financial Activities - [USGOVT](/indicator/USGOVT/): All Employees, Government - [AWHAETP](/indicator/AWHAETP/): Average Weekly Hours of All Employees, Total Private - [DGORDER](/indicator/DGORDER/): Manufacturers' New Orders: Durable Goods - [NEWORDER](/indicator/NEWORDER/): Manufacturers' New Orders: Nondefense Capital Goods Excluding Aircraft - [BUSINV](/indicator/BUSINV/): Total Business Inventories - [EXPGS](/indicator/EXPGS/): Exports of Goods and Services - [IMPGS](/indicator/IMPGS/): Imports of Goods and Services - [IR](/indicator/IR/): Import Price Index (End Use): All Commodities - [PPIFIS](/indicator/PPIFIS/): Producer Price Index by Commodity: Final Demand ## Latest quarter (10-Q) Latest 10-Q source: https://www.sec.gov/Archives/edgar/data/1465128/000146512826000018/stwd-20260331.htm Extracted between Part I Item 2 and the next Item 3/4 or Part II heading after HTML sanitization. Confidence: high Filing date: 2026-05-08 Report date: 2026-03-31 Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations This “Management’s Discussion and Analysis of Financial Condition and Results of Operations” should be read in conjunction with the information included elsewhere in this Quarterly Report on Form 10-Q and in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025 (our “Form 10-K”). This discussion contains forward-looking statements that involve risks and uncertainties. Actual results could differ significantly from the results discussed in the forward-looking statements. See “Special Note Regarding Forward-Looking Statements” at the beginning of this Quarterly Report on Form 10-Q. Overview Starwood Property Trust, Inc. (“STWD” and, together with its subsidiaries, “we” or the “Company”) is a Maryland corporation that commenced operations in August 2009, upon the completion of our initial public offering. We are focused primarily on originating, acquiring, financing and managing mortgage loans and other real estate investments in the United States (“U.S.”), Europe and Australia. As market conditions change over time, we may adjust our strategy to take advantage of changes in interest rates and credit spreads as well as economic and credit conditions. We have four reportable business segments as of March 31, 2026 and we refer to the investments within these segments as our target assets: •Real estate commercial and residential lending (the “Commercial and Residential Lending Segment”)—engages primarily in originating, acquiring, financing and managing commercial first mortgages, non-agency residential mortgages (“residential loans”), subordinated mortgages, mezzanine loans, preferred equity, commercial mortgage-backed securities (“CMBS”), residential mortgage-backed securities (“RMBS”) and other real estate and real estate-related debt investments in the U.S., Europe and Australia (including distressed or non-performing loans). Our residential loans are secured by a first mortgage lien on residential property and primarily consist of non-agency residential loans that are not guaranteed by any U.S. Government agency or federally chartered corporation. •Infrastructure lending (the “Infrastructure Lending Segment”)—engages primarily in originating, acquiring, financing and managing infrastructure debt investments. •Real estate property (the “Property Segment”)—engages primarily in acquiring and managing equity interests in stabilized and to be stabilized commercial real estate. This includes multifamily properties, multi-tenant medical office net lease properties and diversified single-tenant triple net lease properties, all of which are held for investment. •Real estate investing and servicing (the “Investing and Servicing Segment”)—includes (i) a servicing business in the U.S. that manages and works out problem assets, (ii) an investment business that selectively acquires and manages unrated, investment grade and non-investment grade rated CMBS, including subordinated interests of securitization and resecuritization transactions, (iii) a mortgage loan business which originates conduit loans for the primary purpose of selling these loans into securitization transactions and (iv) an investment business that selectively acquires commercial real estate assets, including properties acquired from CMBS trusts. Our segments exclude the consolidation of securitization variable interest entities (“VIEs”), principally representing CMBS trust vehicles that we consolidate by virtue of our role as special servicer. However, they include securitized financing VIEs such as collateralized loan obligations (“CLOs”), single asset securitizations (“SASBs”) and asset-backed securitizations (“ABSs”). Refer to Note 1 of our condensed consolidated financial statements included herein (the “Condensed Consolidated Financial Statements”) for further discussion of our business and organization. 65 Table of Contents Developments During the First Quarter of 2026 Commercial and Residential Lending Segment •Originated or acquired $1.5 billion of commercial loans during the quarter, including the following: ◦$727.2 million first mortgage loan for the construction of a data center pre-leased to an investment grade tenant located in Virginia, of which the Company funded $232.3 million. ◦$245.0 million first mortgage and mezzanine loan secured by a 666-unit high-rise multifamily property located in California, which the Company fully funded. ◦$191.9 million first mortgage and mezzanine loan secured by an industrial portfolio located in California, of which the Company funded $174.0 million. ◦$160.0 million first mortgage loan for the construction of a data center pre-leased to an investment grade tenant located in Virginia, of which the Company funded $30.1 million. Refer to Note 16 to the condensed consolidated financial statements for further discussion. ◦€133.2 million ($159.3 million) first mortgage loan secured by a retail property located in Germany, of which the Company funded $146.3 million. ◦$63.5 million first mortgage loan secured by a 374-unit multifamily property located in Texas, which the Company fully funded. •Funded $278.1 million of previously originated commercial loan commitments and investment securities. •Received gross proceeds of $835.0 million ($251.8 million, net of debt repayments) from maturities and principal repayments on our commercial loans and investment securities. •Sold a multifamily property in Conyers, Georgia, which had been acquired through foreclosure in February 2025, for gross proceeds of $40.0 million and recognized a net gain of $0.3 million. In connection therewith, we provided $32.0 million of three-year senior secured financing to the purchaser. •Acquired the additional remaining $143.8 million senior mortgage loan interest secured by an industrial complex in Long Island City, New York, for which we have an existing $270.7 million first mortgage and mezzanine loan interest, in order to preserve our rights as the mezzanine lender. •Amended several commercial credit facilities resulting in an aggregate net upsize of $250.0 million and extended the weighted average maturity on amended facilities by 1.2 years to 1.9 years. Infrastructure Lending Segment •Committed $596.7 million for new infrastructure loans, of which the Company funded $566.7 million, and also funded $1.6 million of pre-existing infrastructure loan commitments. •Received proceeds of $319.9 million from principal repayments on our infrastructure loans and bonds. •Refinanced a pool of our infrastructure loans held-for-investment in January 2026 through a CLO, Starwood 2026-SIF7. The CLO has a contractual maturity of January 2038 and a weighted average cost of financing of SOFR + 1.91%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $600.0 million of notes, of which $496.2 million of notes were purchased by third party investors and $103.8 million of subordinated notes were retained by us. In connection therewith, we redeemed at par the third party financing for our STWD 2024-SIF3 CLO for $330.0 million and contributed certain loans previously held in that CLO to Starwood 2026-SIF7. Property •Acquired 32 additional net lease properties for cash of $129.6 million and sold one portfolio and two single-asset net lease properties for $22.4 million, recognizing a total net gain of $0.5 million. 66 Table of Contents •Refinanced a pool of our Fundamental net lease properties in March 2026 through an ABS, FI Series 2026-1, with $466.4 million of third party financing at a weighted average fixed rate of 5.06% and weighted average maturity of 5.4 years. In connection therewith, we redeemed at par the third party financing for our ABS, FI Series 2023-1, which had a weighted average fixed rate of 6.65%, for $323.6 million plus accrued interest. This reduced the cost of funds on the aggregate ABS financing on the master trust from 5.73% to 5.29%. Investing and Servicing •Originated or acquired commercial conduit loans of $234.7 million. •Received proceeds of $182.1 million from sales of previously originated or acquired commercial conduit loans, and priced $11.0 million of previously originated commercial conduit loans in a securitization that settled subsequent to March 31, 2026. •Acquired CMBS for a purchase price of $6.5 million and sold CMBS for total gross proceeds of $3.9 million. •Obtained one new special servicing assignment for CMBS trusts with a total unpaid principal balance of $250.0 million, while $2.8 billion matured and $351.8 million transferred, bringing our total named special servicing portfolio to $94.6 billion. Corporate •Repurchased 1,126,543 shares of common stock with a weighted average repurchase price of $17.67 per share for a total cost of $19.9 million Subsequent Events Refer to Note 24 to the Condensed Consolidated Financial Statements for disclosure regarding significant transactions that occurred subsequent to March 31, 2026. 67 Table of Contents Results of Operations The discussion below is based on accounting principles generally accepted in the United States of America (“GAAP”) and therefore reflects the elimination of certain key financial statement line items related to the consolidation of securitization variable interest entities (“VIEs”), particularly within revenues and other income, as discussed in Note 2 to the Condensed Consolidated Financial Statements. For a discussion of our results of operations excluding the impact of Accounting Standards Codification (“ASC”) Topic 810 as it relates to the consolidation of securitization VIEs, refer to the section captioned “Non-GAAP Financial Measures.” The following table compares our summarized results of operations for the three months ended March 31, 2026, December 31, 2025 and March 31, 2025 by business segment (amounts in thousands): $ Change $ Change For the Three Months Ended March 31, 2026 vs. March 31, 2026 vs. Revenues: March 31, 2026 December 31, 2025 March 31, 2025 December 31, 2025 March 31, 2025 Commercial and Residential Lending Segment $ 344,581  $ 335,239  $ 325,466  $ 9,342  $ 19,115  Infrastructure Lending Segment 63,295  70,259  61,625  (6,964) 1,670  Property Segment 61,300  57,794  16,549  3,506  44,751  Investing and Servicing Segment 80,837  70,765  58,875  10,072  21,962  Corporate 670  444  95  226  575  Securitization VIE eliminations (38,227) (41,553) (44,430) 3,326  6,203  512,456  492,948  418,180  19,508  94,276  Costs and expenses: Commercial and Residential Lending Segment 189,863  189,380  163,678  483  26,185  Infrastructure Lending Segment 41,773  44,317  42,865  (2,544) (1,092) Property Segment 72,229  71,750  22,192  479  50,037  Investing and Servicing Segment 32,702  35,596  35,704  (2,894) (3,002) Corporate 143,882  141,570  119,980  2,312  23,902  Securitization VIE eliminations (144) (198) (195) 54  51  480,305  482,415  384,224  (2,110) 96,081  Other income (loss): Commercial and Residential Lending Segment (12,946) 22,964  19,556  (35,910) (32,502) Infrastructure Lending Segment 952  1,506  (405) (554) 1,357  Property Segment 14,621  40,725  2,923  (26,104) 11,698  Investing and Servicing Segment 2,049  22,640  (7,737) (20,591) 9,786  Corporate (21,433) (8,418) 27,339  (13,015) (48,772) Securitization VIE eliminations 38,083  41,355  44,235  (3,272) (6,152) 21,326  120,772  85,911  (99,446) (64,585) Income (loss) before income taxes: Commercial and Residential Lending Segment 141,772  168,823  181,344  (27,051) (39,572) Infrastructure Lending Segment 22,474  27,448  18,355  (4,974) 4,119  Property Segment 3,692  26,769  (2,720) (23,077) 6,412  Investing and Servicing Segment 50,184  57,809  15,434  (7,625) 34,7 [Excerpt truncated for page length; source filing is linked above.] ## Latest 10-K MD&A Extracted between Item 7 and the next Item 7A/8 heading after HTML sanitization. Confidence: high Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations This “Management’s Discussion and Analysis of Financial Condition and Results of Operations” of the Company should be read in conjunction with our accompanying Consolidated Financial Statements included in Item 8 of this Form 10‑K. Certain statements we make under this Item 7 constitute “forward‑looking statements” under the Private Securities Litigation Reform Act of 1995. See “Special Note Regarding Forward‑Looking Statements” preceding Part I of this Form 10‑K. You should consider our forward‑looking statements in light of our Consolidated Financial Statements and other financial information appearing elsewhere in this Form 10‑K and our other filings with the SEC. Business Objectives Our objective is to provide attractive risk‑adjusted returns to our investors over the long‑term, primarily through dividends and secondarily through capital appreciation. We intend to achieve our objective by originating and acquiring target assets to create a diversified investment portfolio that is financed in a manner that is designed to deliver attractive returns across a variety of market conditions and economic cycles. We are focused on our three core competencies: transaction access, asset analysis and selection, and identification of attractive relative values within the real estate debt and equity markets. Since our IPO in August 2009, we have evolved from a company focused on opportunistic acquisitions of real estate debt assets from distressed sellers to that of a full‑service real estate finance platform that is primarily focused on the origination and acquisition of commercial real estate debt and equity investments across the capital structure, in the U.S., Europe and Australia. With the Starwood brand, market presence, and lending/asset management platform that we have developed, we are focused primarily on the following opportunities: (1)Continue to expand our market presence as a leading provider of acquisition, refinance, development and expansion capital to large real estate projects (greater than $75 million) in infill locations, and other attractive market niches where our size and scale give us an advantage to provide a “one-stop” lending solution for real estate developers, owners and operators; (2)Continue to expand our investment activities in subordinate CMBS and revenues from special servicing; (3)Continue to expand our capabilities in syndication and securitization, which serve as a source of attractively priced, matched-term financing; (4)Continue to leverage our Investing and Servicing Segment’s sourcing and credit underwriting capabilities to expand our overall footprint in the commercial real estate debt markets; (5)Expand our investment activities in both (i) targeted real estate equity investments (including net lease and triple net lease commercial properties) and (ii) residential mortgage finance; and (6)Expand our originations and acquisitions of infrastructure debt investments. Economic Environment Although the Federal Reserve began to lower interest rates in September 2025, after having held rates steady for a year, it is not clear what actions it may take going forward given the uncertain economic effects of tariffs which increase the possibility of an economic slowdown as well as inflationary pressures in the U.S. Elevated interest rates and tariffs over time may adversely affect our borrowers and our tenants. Higher costs may dampen consumer spending and slow income growth, which may negatively impact the collateral underlying certain of our loans and certain of our commercial assets subject to net lease whose customer base could be adversely impacted. Rates can also impact the value of real estate, including the real estate we own as well as the real estate collateralizing our loans. It remains difficult to predict the full impact of recent events and any future changes in tariffs, interest rates, inflation and overall economic activity. In addition, following the onset of the COVID-19 pandemic, the U.S. office sector has been adversely affected by the increase in remote working arrangements and, over the past several years, the retail sector has been adversely affected by electronic commerce and the multifamily sector has been strained by sustained higher interest rates. These negative factors have been considered in the determination of our current expected credit loss (“CECL”) allowance as discussed in Note 5 to the Consolidated Financial Statements. We may be required to record further increases to our CECL reserves in the future, depending on the performance of our portfolio and broader market conditions, and there may be volatility in the level of our 57 Table of Contents CECL reserves, particularly if market conditions relevant to the office sector do not improve. Any such reserve increases are difficult to predict. Developments During the Fourth Quarter of 2025 Commercial and Residential Lending Segment •Originated or acquired $1.7 billion of commercial loans during the quarter, including the following: ◦£235.0 million ($315.4 million) first mortgage loan secured by 14 assisted living facilities located across the United Kingdom, which the Company fully funded. ◦€217.6 million ($251.1 million) first mortgage loan secured by an industrial logistics portfolio located in Ireland, of which the Company funded $192.1 million. ◦$192.9 million first mortgage bridge loan secured by a pre-leased data center located in Texas, of which the Company funded $21.0 million. ◦$147.3 million first mortgage and mezzanine loan secured by a 25-asset, 36-building light industrial portfolio located in Virginia and Maryland, of which the Company funded $139.4 million. ◦$107.1 million first mortgage bridge loan secured by a pre-leased data center located in Wisconsin, of which the Company funded $8.9 million. •Funded $222.7 million of previously originated commercial loan commitments and investment securities. •Received gross proceeds of $669.7 million ($183.0 million, net of debt repayments) from maturities and principal repayments on our commercial loans and investment securities. •Refinanced a pool of our commercial loans held-for-investment in November 2025 through a CLO, STWD 2025-FL4. The CLO has a contractual maturity of December 2042 and a weighted average cost of financing of SOFR + 1.85%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $1.1 billion of notes, of which $968.6 million of notes were purchased by third party investors and $135.2 million of subordinated notes were retained by us. •Sold another unit in a residential conversion project in New York for $5.4 million. •Amended several commercial credit facilities resulting in an aggregate net upsize of $604.0 million and extended the weighted average maturity on amended facilities by 1.2 years to 1.5 years. Infrastructure Lending Segment •Committed $386.4 million for new infrastructure loans and bonds, of which the Company funded $338.5 million, and also funded $3.3 million of pre-existing infrastructure loan commitments. •Received proceeds of $567.6 million from principal repayments on our infrastructure loans and bonds. •Refinanced a pool of our infrastructure loans held-for-investment in October 2025 through a CLO, Starwood 2025-SIF6. The CLO has a contractual maturity of October 2037 and a weighted average cost of financing of SOFR + 1.91%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $500.0 million of notes, of which $413.5 million of notes were purchased by third party investors and $86.5 million of subordinated notes were retained by us. 58 Table of Contents Property •Acquired 17 additional net lease properties for cash of $182.1 million and the non-cash conversion of one existing loan for the development of net lease properties totaling $1.7 million. •Refinanced a $492.1 million pool of our Fundamental net lease properties in October 2025 through an ABS, FI Series 2025-1, with $391.1 million of third party financing at a weighted average fixed rate of 5.26% and weighted average maturity of 6.45 years. •Refinanced $126.1 million of the Woodstar Fund investments’ mortgage debt in October 2025 with $245.9 million of new debt that carries an initial term of 10 years, and a weighted average coupon of SOFR + 1.76%. •Sold a 264-unit multifamily property in the Woodstar Fund at our fair value basis of $56.4 million. Investing and Servicing Segment •Originated commercial conduit loans of $153.0 million. •Received proceeds of $372.9 million from sales of previously originated commercial conduit loans. •Acquired CMBS for a purchase price of $107.2 million, of which $5.8 million related to non-controlling interests. •Obtained four new special servicing assignments for CMBS trusts with a total unpaid principal balance of $2.7 billion, while $3.1 billion matured and $1.1 billion transferred, bringing our total named special servicing portfolio to $97.5 billion. •Sold two operating properties for total gross proceeds of $36.3 million and recognized a total gain of $10.1 million. Corporate •Issued $550.0 million of 5.75% Senior Notes due 2031 in October 2025, half of which were swapped to a floating rate of SOFR + 2.24%. •Issued $500.0 million of 5.25% Senior Notes due 2028 in October 2025 and swapped the notes to a floating rate of SOFR + 1.88%. 59 Table of Contents Developments During 2025 Commercial and Residential Lending Segment •Originated or acquired $6.4 billion of commercial loans during the year, including the following: ◦$550.0 million first mortgage and mezzanine loan secured by a 12-property multifamily portfolio located primarily in Arizona, which the Company fully funded. ◦$550.0 million first mortgage and mezzanine loan for the construction of a pre-leased data center located in Utah, of which the Company funded $363.2 million. ◦$500.0 million first mortgage loan secured by a 42-asset industrial portfolio located in New York, of which the Company funded $485.2 million. ◦$412.0 million first mortgage loan secured by a multifamily portfolio located in Texas, which the Company fully funded. ◦$350.0 million first mortgage and mezzanine loan secured by a 272-unit high-rise luxury condominium located in New York, of which the Company sold the $280.0 million first mortgage and retained the $70.0 million mezzanine loan. The Company funded $60.8 million of the mezzanine loan. Refer to Note 13 to the Consolidated Financial Statements for further discussion. ◦$287.7 million first mortgage loan for the construction of a fully leased data center located in Virginia, of which the Company funded $57.2 million. Refer to Note 17 to the Consolidated Financial Statements for further discussion. ◦£235.0 million ($315.4 million) first mortgage loan secured by 14 assisted living facilities located across the United Kingdom, which the Company fully funded. ◦€220.5 million ($228.9 million) first mortgage loan secured by a portfolio of apartment buildings located in Germany, of which the Company funded $171.0 million. ◦€217.6 million ($251.1 million) first mortgage loan secured by an industrial logistics portfolio located in Ireland, of which the Company funded $192.1 million. ◦€189.7 million ($214.3 million) first mortgage loan secured by a logistics portfolio located in Czech Republic and Slovakia, of which the Company funded $187.0 million. •Funded $674.8 million of previously originated commercial loan commitments and investment securities. •Received gross proceeds of $2.8 billion ($1.0 billion, net of debt repayments) from maturities and principal repayments on our commercial loans and investment securities. •Refinanced a pool of our commercial loans held-for-investment in November 2025 through a CLO, STWD 2025-FL4. The CLO has a contractual maturity of December 2042 and a weighted average cost of financing of SOFR + 1.85%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $1.1 billion of notes, of which $968.6 million of notes were purchased by third party investors and $135.2 million of subordinated notes were retained by us. •Sold another unit in a residential conversion project in New York for $5.4 million. •Sold an equity interest originally obtained in connection with a 2013 loan origination for gross proceeds of $70.0 million and recognized a gain of $51.4 million. •Sold commercial real estate in Texas that was previously acquired through equity control in May 2022 for gross proceeds of $60.0 million and recognized a net gain of $4.1 million. •Redeemed at par the third party financing for our STWD 2019-FL1 CLO for $220.1 million. 60 Table of Contents •Amended several commercial credit facilities resulting in an aggregate net upsize of $2.0 billion and extended the weighted average maturity on amended facilities by 1.4 years to 2.6 years. Infrastructure Lending Segment •Committed $2.6 billion for new infrastructure loans and bonds, of which the Company funded $2.3 billion, and also funded $31.3 million of pre-existing infrastructure loan commitments. •Received proceeds of $2.0 billion from principal repayments on our infrastructure loans and bonds. •Refinanced a pool of our infrastructure loans held-for-investment in October 2025 through a CLO, Starwood 2025-SIF6. The CLO has a contractual maturity of October 2037 and a weighted average cost of financing of SOFR + 1.91%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $500.0 million of notes, of which $413.5 million of notes were purchased by third party investors and $86.5 million of subordinated notes were retained by us. •Refinanced a pool of our infrastructure loans held-for-investment in April 2025 through a CLO, Starwood 2025-SIF5. The CLO has a contractual maturity of April 2037 and a weighted average cost of financing of SOFR + 1.94%, inclusive of the amortization of deferred issuance costs. On the closing date, the CLO issued $500.0 million of notes, of which $413.5 million of notes were purchased by third party investors and $86.5 million of subordinated notes were retained by us. In connection therewith, we redeemed at par the third party financing for our STWD 2021-SIF2 CLO for $410.0 million and contributed certain loans previously held in that CLO to Starwood 2025-SIF5. •Amended an infrastructure credit facility, increasing the facility size by $125.0 million and reducing the spread by 20 bps. Property •Acquired Fundamental by way of merger in July 2025. The purchase price totaled $2.2 billion, inclusive of $1.3 billion of indebtedness assumed. See Note 3 to the Consolidated Financial Statements for further discussion. •Acquired 25 additional net lease properties for cash of $221.1 million and the non-cash conversion of three existing loans for the development of net lease properties totaling $16.0 million. We also sold one net lease property for $0.5 million. •Refinanced a $492.1 million pool of our Fundamental net lease properties in October 2025 through an ABS, FI Series 2025-1, with $391.1 million of third party financing at a weighted average fixed rate of 5.26% and weighted average maturity of 6.45 years. •Sold a 264-unit multifamily property in the Woodstar Fund at our fair value basis of $56.4 million. •Refinanced $311.2 million of the Woodstar Fund investments’ mortgage debt in August and October 2025 with $613.6 million of new debt that carries an initial term of 10 years, and a weighted average coupon of SOFR + 1.76%. Investing and Servicing Segment •Originated commercial conduit loans of $1.2 billion. •Received proceeds of $1.3 billion from sales of previously originated commercial conduit loans. •Acquired CMBS for a purchase price of $176.3 million, of which $7.3 million related to non-controlling interests, and sold CMBS for total gross proceeds of $4.2 million. •Obtained 12 new special servicing assignments for CMBS trusts with a total unpaid principal balance of $8.2 billion, while $19.2 billion matured and $1.1 billion transferred, bringing our total named special servicing portfolio to $97.5 billion. •Sold two operating properties for total gross proceeds of $36.3 million and recognized a total gain of $10.1 million. 61 Table of Contents Corporate •Issued $550.0 million of 5.75% Senior Notes due 2031 in October 2025, half of which were swapped to a floating rate of SOFR + 2.24%. •Issued $500.0 million of 5.25% Senior Notes due 2028 in October 2025 and swapped the notes to a floating rate of SOFR + 1.88%. •Issued $500.0 million of 6.50% Senior Notes due 2030 in April 2025 and swapped the notes to a floating rate of SOFR + 2.61%. •Issued 27.1 million shares of common stock for proceeds of $534.4 million. •Entered into a $700.0 million term loan facility that carries a seven-year term, an annual interest rate of SOFR + 2.25%, and an issue discount of 50 bps. •Amended our $682.6 million November 2027 and $893.3 million January 2030 term loan facilities, reducing the spreads by 50 bps and 25 bps, to SOFR + 1.75% and SOFR + 2.00%, respectively. •Entered into a new ATM Agreement with a syndicate of financial institutions to sell shares of the Company’s common stock of up to $500.0 million from time to time, through an “at the market” equity offering program. During the year, we issued 1.6 million shares under the ATM Agreement for gross proceeds of $31.6 million at an average share price of $20.22. •Repaid the remaining $250.0 million of $500.0 million 4.75% Senior Notes due March 2025 upon maturity. •Amended our January 2030 term loan facility in January 2025, increasing the facility size to $900.0 million, reducing the spread by 73 bps and extending the maturity date from July 2026 to January 2030. We also amended our existing revolving credit facility, increasing the facility by $50.0 million, to $200.0 million, and extending the maturity date from April 2026 to January 2030. Subsequent Events Refer to Note 25 to the Consolidated Financial Statements for disclosure regarding significant transactions that occurred subsequent to December 31, 2025. 62 Table of Contents Results of Operations The discussion below is based on GAAP and therefore reflects the elimination of certain key financial statement line items related to the consolidation of securitization VIEs, particularly within revenues and other income, as discussed in Note 2 to the Consolidated Financial Statements. For a discussion of our results of operations excluding the impact of ASC 810 as it relates to the consolidation of securitization VIEs, refer to the section captioned “Non-GAAP Financial Measures.” The following table compares our summarized results of operations for the years ended December 31, 2025, 2024 and 2023 by business segment (amounts in thousands): For the Year Ended December 31, $ Change 2025 vs. 2024 $ Change 2024 vs. 2023 2025 2024 2023 Revenues: Commercial and Residential Lending Segment $ 1,347,738  $ 1,566,550  $ 1,704,210  $ (218,812) $ (137,660) Infrastructure Lending Segment 276,786  260,993  239,985  15,793  21,008  Property Segment 137,016  69,982  94,172  67,034  (24,190) Investing and Servicing Segment 244,313  208,759  174,804  35,554  33,955  Corporate 1,768  2,514  1,622  (746) 892  Securitization VIE eliminations (163,332) (161,955) (164,885) (1,377) 2,930  1,844,289  1,946,843  2,049,908  (102,554) (103,065) Costs and expenses: Commercial and Residential Lending Segment 791,809  1,123,862  1,271,867  (332,053) (148,005) Infrastructure Lending Segment 183,853  174,812  174,713  9,041  99  Property Segment 174,366  96,453  113,461  77,913  (17,008) Investing and Servicing Segment 142,934  155,704  145,129  (12,770) 10,575  Corporate 494,410  432,075  393,994  62,335  38,081  Securitization VIE eliminations (810) (834) (846) 24  12  1,786,562  1,982,072  2,098,318  (195,510) (116,246) Other income (loss): Commercial and Residential Lending Segment 111,744  128,256  (1,511) (16,512) 129,767  Infrastructure Lending Segment 1,618  444  6,026  1,174  (5,582) Property Segment 39,732  192,522  293,339  (152,790) (100,817) Investing and Servicing Segment 73,180  2,701  15,277  70,479  (12,576) Corporate 33,289  (43,806) (11,285) 77,095  (32,521) Securitization VIE eliminations 162,522  161,121  164,039  1,401  (2,918) 422,085  441,238  465,885  (19,153) (24,647) Income (loss) before income taxes: Commercial and Residential Lending Segment 667,673  570,944  430,832  96,729  140,112  Infrastructure Lending Segment 94,551  86,625  71,298  7,926  15,327  Property Segment 2,382  166,051  274,050  (163,669) (107,999) Investing and Servicing Segment 174,559  55,756  44,952  118,803  10,804  Corporate (459,353) (473,367) (403,657) 14,014  (69,710) 479,812  406,009  417,475  73,803  (11,466) Income tax (provision) benefit (36,719) (25,432) 682  (11,287) (26,114) Net income attributable to non-controlling interests (31,549) (20,644) (78,944) (10,905) 58,300  Net income attributable to Starwood Property Trust, Inc. $ 411,544  $ 359,933  $ 339,213  $ 51,611  $ 20,720  63 Table of Contents Year Ended December 31, 2025 Compared to the Year Ended December 31, 2024 Commercial and Residential Lending Segment Revenues For the year ended December 31, 2025, revenues of our Commercial and Residential Lending Segment decreased $218.8 million to $1.4 billion, compared to $1.6 billion for the year ended December 31, 2024. This decrease was primarily due to decreases in interest income from loans of $192.9 million and investment securities of $37.8 million, partially offset by an $8.9 million increase in rental income from foreclosed properties. The decrease in interest income from loans reflects (i) a $184.5 million decrease from commercial loans, reflecting additional loans placed on nonaccrual, lower average index rates and spreads and lower prepayment related income, and (ii) an $8.4 million decrease from residential loans principally due to lower average balances. The decrease in interest income from investment securities was primarily due to lower average commercial investment balances due to repayments. Costs and Expenses For the year ended December 31, 2025, costs and expenses of our Commercial and Residential Lending Segment decreased $332.1 million to $0.8 billion, compared to $1.1 billion for the year ended December 31, 2024. This decrease was primarily due to decreases of $178.4 million in credit loss provision and $162.3 million in interest expense associated with the various secured financing facilities used to fund a portion of this segment’s investment portfolio, partially offset by a $10.0 million increase in rental related costs from foreclosed properties. The credit loss provision decreased primarily due to improvement in the macroeconomic outlook. The decrease in interest expense was primarily due to lower average borrowings outstanding due to paydowns from net loan repayments and excess cash balances and the effect of lower average index rates. Net Interest Income (amounts in thousands) For the Year Ended December 31, 2025 2024 Change Interest income from loans $ 1,231,288  $ 1,424,188  $ (192,900) Interest income from investment securities 78,961  116,808  (37,847) Interest expense (682,813) (845,082) 162,269  Net interest income $ 627,436  $ 695,914  $ (68,478) For the year ended December 31, 2025, net interest income of our Commercial and Residential Lending Segment decreased $68.5 million to $627.4 million, compared to $695.9 million for the year ended December 31, 2024. This decrease reflects the decrease in interest income, partially offset by the decrease in interest expense on our secured financing facilities, both as discussed in the sections above. During the years ended December 31, 2025 and 2024, the weighted average unlevered yields on the Commercial and Residential Lending Segment’s loans and investment securities, excluding retained RMBS and loans for which interest income is not recognized, were as follows: For the Year Ended December 31, 2025 2024 Commercial 8.1  % 9.7  % Residential 5.0  % 5.0  % Overall 7.7  % 9.0  % The weighted average unlevered yield on our commercial loans decreased primarily due to lower average index rates and spreads and lower prepayment related income. The unlevered yield on our residential loans was relatively unchanged. During the years ended December 31, 2025 and 2024, the Commercial and Residential Lending Segment’s weighted average secured borrowing rates, inclusive of the amortization of deferred financing fees, were 6.4% and 7.4%, respectively. The decrease in borrowing rates primarily reflects lower average index rates. Interest rate hedges had the effect of adjusting these weighted average borrowing costs to 5.9% and 6.5% during the year ended December 31, 2025 and 2024, respectively. 64 Table of Contents Other Income For the year ended December 31, 2025, other income of our Commercial and Residential Lending Segment decreased $16.6 million to $111.7 million, compared to $128.3 million for the year ended December 31, 2024. This decrease primarily reflects (i) a $351.4 million unfavorable change in gain (loss) on derivatives and (ii) $26.8 million of impairments recognized on four foreclosed properties in 2025, partially offset by (iii) a $186.6 million favorable change in foreign currency gain (loss), (iv) a $118.5 million greater increase in fair value of residential loans, (v) a $32.6 million increased gain on sale of investments and other assets and (vi) a $20.3 million increased gain on extinguishment of debt primarily related to the sale of a foreclosed property in 2025. The unfavorable change in gain (loss) on derivatives during the year ended December 31, 2025 reflects (i) a $205.6 million unfavorable change in gain (loss) on foreign currency hedges and (ii) a $145.8 million unfavorable change in gain (loss) on interest rate swaps principally related to residential loans. The interest rate swaps are used primarily to hedge our interest rate risk on residential loans held-for-sale and to fix our interest rate payments on certain variable rate borrowings which fund fixed rate investments. The foreign currency hedges are used to fix the U.S. dollar amounts of cash flows (both interest and principal payments) we expect to receive from our foreign currency denominated loans and investments. The favorable change in foreign currency gain (loss) and the unfavorable change in gain (loss) on foreign currency hedges reflect the weakening of the U.S. dollar against the pound sterling (“GBP”), Euro (“EUR”) and Australian dollar (“AUD”) during the year ended December 31, 2025, compared to a strengthening of the U.S. dollar against each of those currencies in the year ended December 31, 2024. Infrastructure Lending Segment Revenues For the year ended December 31, 2025, revenues of our Infrastructure Lending Segment increased $15.8 million to $276.8 million, compared to $261.0 million for the year ended December 31, 2024. This increase was primarily due to a $16.6 million increase in in interest income from loans, reflecting higher average balances and prepayment related income, partially offset by lower average index rates and spreads. Costs and Expenses For the year ended December 31, 2025, costs and expenses of our Infrastructure Lending Segment increased $9.1 million to $183.9 million, compared to $174.8 million for the year ended December 31, 2024. The increase was primarily due to increases of $4.6 million in general, administrative and other expenses and $4.1 million in interest expense. The increase in interest expense reflects higher average borrowings outstanding, partially offset by lower average index rates. Net Interest Income (amounts in thousands) For the Year Ended December 31, 2025 2024 Change Interest income from loans $ 272,282  $ 255,645  $ 16,637  Interest income from investment securities 649  506  143  Interest expense (155,212) (151,120) (4,092) Net interest income $ 117,719  $ 105,031  $ 12,688  For the year ended December 31, 2025, net interest income of our Infrastructure Lending Segment increased $12.7 million to $117.7 million, compared to $105.0 million for the year ended December 31, 2024. The increase reflects the increase in interest income from loans, partially offset by the increase in interest expense on the secured financing facilities, both as discussed in the sections above. During the years ended December 31, 2025 and 2024, the weighted average unlevered yields on the Infrastructure Lending Segment’s loans and investment securities, excluding those for which interest income is not recognized, were 9.7% and 10.6%, respectively, reflecting lower average index rates and spreads, partially offset by higher prepayment related income, in 2025. During the years ended December 31, 2025 and 2024, the Infrastructure Lending Segment’s weighted average secured borrowing rates, inclusive of the amortization of deferred financing fees, were 6.8% and 7.8%, respectively, reflecting lower average index rates in 2025. 65 Table of Contents Other Income For the year ended December 31, 2025, other income of our Infrastructure Lending Segment increased $1.2 million to $1.6 million, compared to $0.4 million for the year ended December 31, 2024, primarily due to a $2.5 million increase in earnings from unconsolidated entities, partially offset by a $1.2 million increased loss on extinguishment of debt. Property Segment Change in Results by Portfolio (amounts in thousands) $ Change from prior period Revenues Depreciation and amortization Other costs and  expenses Gain (loss) on derivative  financial instruments Other income (loss) Income (loss) before  income taxes Fundamental $ 69,583  $ 36,111  $ 48,491  $ (4,081) $ (36) $ (19,136) Master Lease Portfolio (4,821) —  (1,506) —  (90,795) (94,110) Medical Office Portfolio 1,865  (167) (6,202) (1,607) 1,046  7,673  Woodstar Fund 488  —  9  —  (55,188) (54,709) D.C. Multifamily Conversion —  —  —  —  (2,122) (2,122) Other/Corporate (81) —  1,177  —  (7) (1,265) Total $ 67,034  $ 35,944  $ 41,969  $ (5,688) $ (147,102) $ (163,669) See Notes 7 and 8 to the Consolidated Financial Statements for a description of the above-referenced Property Segment portfolios and fund. Revenues For the year ended December 31, 2025, revenues of our Property Segment increased $67.0 million to $137.0 million, compared to $70.0 million for the year ended December 31, 2024. The increase was primarily due to Fundamental, which contributed rental income for the period from July 23, 2025 to December 31, 2025, the effect of which was partially offset by the sale of our Master Lease Portfolio on February 29, 2024. Costs and Expenses For the year ended December 31, 2025, costs and expenses of our Property Segment increased $77.9 million to $174.4 million, compared to $96.5 million for the year ended December 31, 2024. The increase is primarily due to Fundamental, which introduced (i) higher interest expense from the liabilities assumed and higher general and administrative expenses totaling $48.5 million and (ii) higher depreciation and amortization of $36.1 million from the assets acquired, the effect of which was partially offset by (iii) a $7.7 million decrease in interest expense on variable rate borrowings of the Medical Office Portfolio, reflecting lower refinanced balances and index rates, and (iv) the sale of our Master Lease Portfolio on February 29, 2024. Other Income For the year ended December 31, 2025, other income of our Property Segment decreased $152.8 million to $39.7 million, compared to $192.5 million for the year ended December 31, 2024. The decrease is primarily due to (i) the nonrecurrence of a $90.8 million net gain on sale of the Master Lease Portfolio in the first quarter of 2024, (ii) a $55.2 million decrease in income attributable to investments of the Woodstar Fund due to an unfavorable change in unrealized increase (decrease) in fair value and (iii) a $4.1 million loss on derivatives which hedge the timing of securitizations on Fundamental collateral while on a warehouse line. Investing and Servicing Segment Revenues For the year ended December 31, 2025, revenues of our Investing and Servicing Segment increased $35.5 million to $244.3 million, compared to $208.8 million for the year ended December 31, 2024. The increase in revenues is primarily due to a $34.0 million increase in servicing fees principally related to default interest. 66 Table of Contents Costs and Expenses For the year ended December 31, 2025, costs and expenses of our Investing and Servicing Segment decreased $12.8 million to $142.9 million, compared to $155.7 million for the year ended December 31, 2024. The decrease is primarily due to decreases of (i) $7.5 million in interest expense principally related to the financing of conduit loan balances and (ii) $6.3 million in general and administrative expenses, principally reflecting decreased incentive compensation due to lower loan securitization volume. Other Income For the year ended December 31, 2025, other income of our Investing and Servicing Segment increased $70.5 million to $73.2 million, compared to $2.7 million for the year ended December 31, 2024. The increase was primarily due to (i) a $66.9 million lesser decrease in fair value of CMBS investments, (ii) a $7.8 million increase in earnings from unconsolidated entities and (iii) a $6.5 million greater increase in fair value of servicing rights, partially offset by (iv) a $10.0 million lesser increase in fair value of conduit loans. Corporate and Other Items Corporate Costs and Expenses For the year ended December 31, 2025, corporate expenses increased $62.3 million to $494.4 million, compared to $432.1 million for the year ended December 31, 2024. This increase was primarily due to (i) a $67.5 million increase in interest expense reflecting higher average balances of unsecured senior notes and secured term loans outstanding, partially offset by lower spreads and index rates on the secured term loans, and (ii) a $2.6 million increase in general and administrative expenses, partially offset by (iii) a $7.8 million decrease in management fees, primarily reflecting lower incentive fees. Corporate Other Income (Loss) For the year ended December 31, 2025, corporate other income (loss) improved $77.1 million to income of $33.3 million, compared to a loss of $43.8 million for the year ended December 31, 2024. This was due primarily to a $76.8 million favorable change in gain (loss) on fixed-to-floating interest rate swaps which hedge a portion of our unsecured senior notes. Securitization VIE Eliminations Securitization VIE eliminations primarily reclassify interest income and servicing fee revenues to other income (loss) for the CMBS and RMBS VIEs that we consolidate as primary beneficiary. Such eliminations have no overall effect on net income (loss) attributable to Starwood Property Trust. The reclassified revenues, along with applicable changes in fair value of investment securities and servicing rights, comprise the other income (loss) caption “Change in net assets related to consolidated VIEs,” which represents our beneficial interest in those consolidated VIEs. The magnitude of the securitization VIE eliminations is merely a function of the number of CMBS and RMBS trusts consolidated in any given period, and as such, is not a meaningful indicator of operating results. The eliminations primarily relate to CMBS trusts for which the Investing and Servicing Segment is deemed the primary beneficiary and, to a much lesser extent, some CMBS and RMBS trusts for which the Commercial and Residential Lending Segment is deemed the primary beneficiary. Income Tax Provision Our consolidated income taxes principally relate to the taxable nature of our loan servicing and loan securitization businesses which are housed in TRSs. For the year ended December 31, 2025, our income tax provision increased $11.3 million to $36.7 million, compared to $25.4 million for the year ended December 31, 2024. This increase was due to higher taxable income of our TRSs during the year ended December 31, 2025 compared to the year ended December 31, 2024. Net Income Attributable to Non-controlling Interests For the year ended December 31, 2025, net income attributable to non-controlling interests increased $10.9 million to $31.5 million, compared to $20.6 million for the year ended December 31, 2024. The increase was primarily due to non-controlling interests in lower unrealized losses of a consolidated CMBS joint venture, partially offset by noncontrolling interests in lower income of the Woodstar Fund, reflecting an unfavorable change in unrealized increase (decrease) in fair value of its investments. 67 Table of Contents Year Ended December 31, 2024 Compared to the Year Ended December 31, 2023 Commercial and Residential Lending Segment Revenues For the year ended December 31, 2024, revenues of our Commercial and Residential Lending Segment decreased $137.6 million to $1.6 billion, compared to $1.7 billion for the year ended December 31, 2023. This decrease was primarily due to decreases in interest income from loans of $133.4 million and investment securities of $18.3 million, partially offset by a $10.0 million increase in rental income from foreclosed properties. The decrease in interest income from loans reflects (i) a $123.0 million decrease from commercial loans, reflecting lower average balances and additional loans placed on nonaccrual, partially offset by higher prepayment related income, and (ii) a $10.4 million decrease from residential loans principally due to lower average balances. The decrease in interest income from investment securities was primarily due to lower average commercial investment balances due to repayments. Costs and Expenses For the year ended December 31, 2024, costs and expenses of our Commercial and Residential Lending Segment decreased $148.0 million to $1.1 billion, compared to $1.3 billion for the year ended December 31, 2023. This decrease was primarily due to decreases of (i) $125.9 million in interest expense associated with the various secured financing facilities used to fund a portion of this segment’s investment portfolio and (ii) $31.5 million in credit loss provision, partially offset by (iii) a $6.8 million increase in depreciation and other costs of rental operations of foreclosed properties. The decrease in interest expense was primarily due to lower average borrowings outstanding due to paydowns from net loan repayments and excess cash balances. The decrease in credit loss provision was primarily due to a lesser deterioration in modeled macroeconomic forecasts in the year ended December 31, 2024 compared to the year ended December 31, 2023, the effect of which was partially offset by selecting the most unfavorable modeled macroeconomic forecast for office and retail loans in 2024. Net Interest Income (amounts in thousands) For the Year Ended December 31, 2024 2023 Change Interest income from loans $ 1,424,188  $ 1,557,631  $ (133,443) Interest income from investment securities 116,808  135,130  (18,322) Interest expense (845,082) (971,028) 125,946  Net interest income $ 695,914  $ 721,733  $ (25,819) For the year ended December 31, 2024, net interest income of our Commercial and Residential Lending Segment decreased $25.8 million to $695.9 million, compared to $721.7 million for the year ended December 31, 2023. This decrease reflects the decrease in interest income, partially offset by the decrease in interest expense on our secured financing facilities, both as discussed in the sections above. During the years ended December 31, 2024 and 2023, the weighted average unlevered yields on the Commercial and Residential Lending Segment’s loans and investment securities, excluding retained RMBS and loans for which interest income is not recognized, were as follows: For the Year Ended December 31, 2024 2023 Commercial 9.7  % 9.4  % Residential 5.0  % 5.1  % Overall 9.0  % 8.8  % The weighted average unlevered yield on our commercial loans increased primarily due to higher prepayment related income. The unlevered yield on our residential loans was relatively unchanged. During the years ended December 31, 2024 and 2023, the Commercial and Residential Lending Segment’s weighted average secured borrowing rates, inclusive of the amortization of deferred financing fees, were 7.4% and 7.3%, respectively. 68 Table of Contents Interest rate hedges had the effect of adjusting these weighted average borrowing costs to 6.5% and 6.6% during the year ended December 31, 2024 and 2023, respectively. Other Income (Loss) For the year ended December 31, 2024, other income of our Commercial and Residential Lending Segment increased $129.8 million to income of $128.3 million, compared to a loss of $1.5 million for the year ended December 31, 2023. This increase primarily reflects (i) a $221.6 million favorable change in gain (loss) on derivatives, (ii) the non-recurrence of $124.9 million of impairment losses in 2023 on two foreclosed properties and (iii) a $7.2 million increase in earnings from unconsolidated entities primarily due to an observable price change in an equity investment, partially offset by (iv) a $134.5 million unfavorable change in foreign currency gain (loss), (v) a $69.2 million lesser increase in fair value of primarily RMBS investment securities and (vi) a $22.3 million lesser increase in fair value of residential loans. The favorable change in gain (loss) on derivatives during the year ended December 31, 2024 reflects (i) a $160.2 million favorable change in gain (loss) on foreign currency hedges and (ii) a $61.4 million increased gain on interest rate swaps principally related to residential loans. The interest rate swaps are used primarily to hedge our interest rate risk on residential loans held-for-sale and to fix our interest rate payments on certain variable rate borrowings which fund fixed rate investments. The foreign currency hedges are used to fix the U.S. dollar amounts of cash flows (both interest and principal payments) we expect to receive from our foreign currency denominated loans and investments. The unfavorable change in foreign currency gain (loss) and the favorable change in gain (loss) on foreign currency hedges reflect the strengthening of the U.S. dollar against the GBP, EUR and AUD during the year ended December 31, 2024, compared to a weakening of the U.S. dollar against the GBP and EUR, partially offset by a slight strengthening against the AUD, during the year ended December 31, 2023. Infrastructure Lending Segment Revenues For the year ended December 31, 2024, revenues of our Infrastructure Lending Segment increased $21.0 million to $261.0 million, compared to $240.0 million for the year ended December 31, 2023. This increase was primarily due to increases in interest income of (i) $18.8 million from loans, principally due to higher average loan balances and prepayment related income, and (ii) $3.5 million from cash balances, partially offset by (iii) a $1.3 million decrease in interest income from investment securities, primarily due to lower average balances resulting from repayments. Costs and Expenses For the year ended December 31, 2024, costs and expenses of our Infrastructure Lending Segment increased $0.1 million to $174.8 million, compared to $174.7 million for the year ended December 31, 2023. The slight increase reflects (i) a $10.1 million increase in interest expense associated with the various secured financing facilities used to fund this segment’s investment portfolio and (ii) a $4.9 million increase in general, administrative and other expenses, primarily for compensation and professional fees, substantially offset by (iii) a $14.9 million decrease in credit loss provision primarily due to the nonrecurrence of specific allowances for a credit-deteriorated loan and investment security provided during 2023. The increase in interest expense was primarily due to higher average borrowings outstanding and interest rates. Net Interest Income (amounts in thousands) For the Year Ended December 31, 2024 2023 Change Interest income from loans $ 255,645  $ 236,884  $ 18,761  Interest income from investment securities 506  1,805  (1,299) Interest expense (151,120) (141,016) (10,104) Net interest income $ 105,031  $ 97,673  $ 7,358  For the year ended December 31, 2024, net interest income of our Infrastructure Lending Segment increased $7.3 million to $105.0 million, compared to $97.7 million for the year ended December 31, 2023. The increase reflects the net increase in interest income, partially offset by the increase in interest expense on the secured financing facilities, both as discussed in the sections above. During the years ended December 31, 2024 and 2023, the weighted average unlevered yields on the Infrastructure Lending Segment’s loans and investment securities, excluding those for which interest income is not recognized, were 10.6% and 10.2%, respectively, primarily reflecting higher prepayment related income in 2024. 69 Table of Contents During the years ended December 31, 2024 and 2023, the Infrastructure Lending Segment’s weighted average secured borrowing rates, inclusive of the amortization of deferred financing fees, were 7.8% and 7.6%, respectively. Other Income For the year ended December 31, 2024, other income of our Infrastructure Lending Segment decreased $5.6 million to $0.4 million, compared to $6.0 million for the year ended December 31, 2023. The decrease primarily reflects a $4.3 million decrease in earnings from unconsolidated entities and a $1.5 million loss on extinguishment of debt in 2024. Property Segment Change in Results by Portfolio (amounts in thousands) $ Change from prior period Revenues Depreciation and amortization Other costs and  expenses Gain (loss) on derivative  financial instruments Other income (loss) Income (loss) before  income taxes Master Lease Portfolio $ (24,594) $ (8,434) $ (7,777) $ —  $ 90,795  $ 82,412  Medical Office Portfolio 375  9  (1,684) (619) (1,046) 385  Woodstar Fund 66  —  (8) —  (189,103) (189,029) Other/Corporate (37) —  886  —  (844) (1,767) Total $ (24,190) $ (8,425) $ (8,583) $ (619) $ (100,198) $ (107,999) Revenues For the year ended December 31, 2024, revenues of our Property Segment decreased $24.2 million to $70.0 million, compared to $94.2 million for the year ended December 31, 2023, primarily due to the sale of our Master Lease Portfolio on February 29, 2024. Costs and Expenses For the year ended December 31, 2024, costs and expenses of our Property Segment decreased $17.0 million to $96.5 million, compared to $113.5 million for the year ended December 31, 2023. The decrease is primarily due to the sale of our Master Lease Portfolio on February 29, 2024. Other Income For the year ended December 31, 2024, other income of our Property Segment decreased $100.8 million to $192.5 million, compared to $293.3 million for the year ended December 31, 2023. The decrease is primarily due to (i) a $189.1 million decrease in income attributable to investments of the Woodstar Fund due to lower unrealized increases in fair value, partially offset by (ii) a $90.8 million net gain on sale of the Master Lease Portfolio in the first quarter of 2024. Investing and Servicing Segment Revenues For the year ended December 31, 2024, revenues of our Investing and Servicing Segment increased $34.0 million to $208.8 million, compared to $174.8 million for the year ended December 31, 2023. The increase in revenues is primarily due to (i) a $27.7 million increase in servicing fees principally related to loan modifications and (ii) a $10.1 million increase in interest income primarily due to higher average conduit loan balances due to increased origination and securitization activity, partially offset by (iii) a $5.4 million decrease in rental income due to fewer operating properties held. Costs and Expenses For the year ended December 31, 2024, costs and expenses of our Investing and Servicing Segment increased $10.6 million to $155.7 million, compared to $145.1 million for the year ended December 31, 2023. The increase in costs and expenses primarily reflects (i) an $11.9 million increase in general and administrative expenses, principally reflecting increased incentive compensation due to higher loan securitization volume and (ii) a $2.3 million increase in interest expense primarily on 70 Table of Contents higher conduit loan balances, partially offset by (iii) a $4.4 million decrease in depreciation and other costs of rental operations due to fewer operating properties held. Other Income For the year ended December 31, 2024, other income of our Investing and Servicing Segment decreased $12.6 million to $2.7 million, compared to $15.3 million for the year ended December 31, 2023. The decrease in other income was primarily due to (i) a $31.9 million greater decrease in fair value of CMBS investments, (ii) a $17.4 million decreased gain on sale of operating properties and (iii) a $7.4 million decrease in earnings from unconsolidated entities, partially offset by (iv) a $35.5 million greater increase in fair value of conduit loans and (v) a $7.8 million favorable change in gain (loss) on derivatives which primarily hedge our interest rate risk on conduit loans and CMBS investments. Corporate and Other Items Corporate Costs and Expenses For the year ended December 31, 2024, corporate expenses increased $38.1 million to $432.1 million, compared to $394.0 million for the year ended December 31, 2023. This increase was primarily due to a $35.7 million increase in interest expense reflecting higher average unsecured borrowings outstanding. Corporate Other Loss For the year ended December 31, 2024, corporate other loss increased $32.5 million to $43.8 million, compared to $11.3 million for the year ended December 31, 2023. This was primarily due to a $32.2 million increased loss on fixed-to-floating interest rate swaps which hedge a portion of our unsecured senior notes. Securitization VIE Eliminations Refer to the preceding comparison of the year ended December 31, 2025 to the year ended December 31, 2024 for a discussion of securitization VIE eliminations. Income Tax (Provision) Benefit Our consolidated income taxes principally relate to the taxable nature of our loan servicing and loan securitization businesses which are housed in TRSs. For the year ended December 31, 2024, our income taxes increased $26.1 million to a provision of $25.4 million, compared to a benefit $0.7 million for the year ended December 31, 2023 due to taxable income of our TRSs during the year ended December 31, 2024 compared to a net tax loss during the year ended December 31, 2023. Net Income Attributable to Non-controlling Interests For the year ended December 31, 2024, net income attributable to non-controlling interests decreased $58.3 million to $20.6 million, compared to $78.9 million for the year ended December 31, 2023. The decrease was primarily due to non-controlling interests in (i) lower income of the Woodstar Fund, reflecting lower unrealized increases in fair value, and (ii) losses of a consolidated CMBS joint venture during the year ended December 31, 2024. 71 Table of Contents Non-GAAP Financial Measures Distributable Earnings is a non-GAAP financial measure. We calculate Distributable Earnings as GAAP net income (loss) excluding the following: (i) non-cash equity compensation expense; (ii) the incentive fee due under our management agreement; (iii) acquisition and investment pursuit costs associated with successful acquisitions; (iv) depreciation and amortization of real estate and associated intangibles; (v) unrealized gains (losses), net of realized gains (losses), as described further below; (vi) other non-cash items; and (vii) to the extent deducted from net income (loss), distributions payable with respect to equity securities of subsidiaries issued in exchange for properties or interests therein (i.e. the Woodstar II Class A units), with each of the above adjusted for any related non-controlling interest. Distributable Earnings may be adjusted to exclude one-time events pursuant to changes in GAAP and certain other non-cash adjustments as determined by our Manager and approved by a majority of our independent directors. As noted in (v) above, we exclude unrealized gains and losses from our calculation of Distributable Earnings and include realized gains and losses. The nature of these adjustments is described more fully in the footnotes to our reconciliation tables. In order to present each of these items within our Distributable Earnings reconciliation tables in a manner which can be agreed more easily to our GAAP financial statements, we reverse the entirety of those items within our GAAP financial statements which contain unrealized and realized components (i.e. those assets and liabilities carried at fair value, including loans or securities for which the fair value option has been elected, investment company assets and liabilities, derivatives, foreign currency conversions, and accumulated depreciation related to sold properties). The realized portion of these items is then separately included in the reconciliation table, along with a description as to how the amount was determined. The CECL reserve and any property impairment losses have been excluded from Distributable Earnings consistent with other unrealized losses pursuant to our existing policy for reporting Distributable Earnings. We expect to only recognize such potential credit or property impairment losses in Distributable Earnings if and when such amounts are deemed nonrecoverable upon a realization event. This is generally at the time a loan is repaid, or in the case of a foreclosure or other property, when the underlying asset is sold. Non-recoverability may also be determined if, in our determination, it is nearly certain the carrying amounts will not be collected or realized upon sale. The realized loss amount reflected in Distributable Earnings will equal the difference between the cash received, or expected to be received, and the Distributable Earnings basis of the asset, and is reflective of our economic experience as it relates to the ultimate realization of the asset. The timing of any such loss realization in our Distributable Earnings may differ materially from the timing of the corresponding CECL reserves, charge-offs or impairments in our consolidated financial statements prepared in accordance with GAAP. We believe that Distributable Earnings provides meaningful information to consider in addition to our net income (loss) and cash flows from operating activities determined in accordance with GAAP. We believe Distributable Earnings is a useful financial metric for existing and potential future holders of our common stock as historically, over time, Distributable Earnings has been a strong indicator of our dividends per share. As a REIT, we generally must distribute annually at least 90% of our REIT taxable income, subject to certain adjustments, and therefore we believe our dividends are one of the principal reasons stockholders may invest in our common stock. Further, Distributable Earnings helps us to evaluate our performance excluding the effects of certain transactions and GAAP adjustments that we believe are not necessarily indicative of our current loan portfolio and operations, and is a performance metric we consider when declaring our dividends. We also use Distributable Earnings (previously defined as “Core Earnings”) to compute the incentive fee due under our management agreement. Distributable Earnings does not represent net income (loss) or cash generated from operating activities and should not be considered as an alternative to GAAP net income (loss), or an indication of our GAAP cash flows from operations, a measure of our liquidity, taxable income, or an indication of funds available for our cash needs. In addition, our methodology for calculating Distributable Earnings may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures, and accordingly, our reported Distributable Earnings may not be comparable to the Distributable Earnings reported by other companies. As discussed in Note 2 to the Consolidated Financial Statements, consolidation of securitization variable interest entities (“VIEs”) results in the elimination of certain key financial statement line items, particularly within revenues and other income, including unrealized changes in fair value of loans and investment securities. These line items are essential to understanding the true financial performance of our business segments and the Company as a whole. For this reason, as referenced in Note 2 to our Consolidated Financial Statements, we present business segment data in Note 24 without consolidation of these VIEs. This is how we manage our business and is the basis for all data reviewed with our board of directors, investors and analysts. This presentation also allows for a more transparent reconciliation of the unrealized gain (loss) adjustments below to the segment data presented in Note 24. 72 Table of Contents The weighted average diluted share count applied to Distributable Earnings for purposes of determining Distributable Earnings per share (“EPS”) is computed using the GAAP diluted share count, adjusted for the following: (i)Unvested stock awards – Currently, unvested stock awards are excluded from the denominator of GAAP EPS. The related compensation expense is also excluded from Distributable Earnings. In order to effectuate dilution from these awards in the Distributable Earnings computation, we adjust the GAAP diluted share count to include these shares. (ii)Convertible Notes – Conversion of our Convertible Notes is an event that is contingent upon numerous factors, none of which are in our control, and is an event that may or may not occur. Consistent with the treatment of other unrealized adjustments to Distributable Earnings, we adjust the GAAP diluted share count to exclude the potential shares issuable upon conversion until a conversion occurs. (iii)Subsidiary equity – The intent of a February 2018 amendment to our management agreement (the “Amendment”) is to treat subsidiary equity in the same manner as if parent equity had been issued. The Class A Units issued in connection with the acquisition of assets in our Woodstar II Portfolio are currently excluded from our GAAP diluted share count, with the subsidiary equity represented as non-controlling interests in consolidated subsidiaries on our GAAP balance sheet. Consistent with the Amendment, we adjust GAAP diluted share count to include these subsidiary units.     The following table presents our diluted weighted average shares used in our GAAP EPS calculation reconciled to our diluted weighted average shares used in our Distributable EPS calculation (amounts in thousands): For the Year Ended December 31, 2025 2024 2023 Diluted weighted average shares - GAAP EPS 349,991  320,569  310,507  Add: Unvested stock awards 5,134  3,873  3,708  Add: Woodstar II Class A Units 9,659  9,707  9,760  Diluted weighted average shares - Distributable EPS 364,784  334,149  323,975  As noted above, the definition of Distributable Earnings provides flexibility for management to make additional adjustments, subject to the approval of a majority of our independent directors, when appropriate in order for Distributable Earnings to be calculated in a manner consistent with its definition and objective. As a result of the Fundamental acquisition, we expect that straight-line rent will become a more significant component of our GAAP net income. Given that straight-line rent does not reflect the timing of cash received pursuant to the applicable leases and is not consistent with the determination of taxable income, we are adding an adjustment for straight line rents in the computation of Distributable Earnings. This adjustment was unanimously approved by our independent directors. No adjustments to the definition of Distributable Earnings became effective during the years ended December 31, 2024 and 2023. The following table summarizes our quarterly Distributable Earnings per weighted average diluted share for the years ended December 31, 2025, 2024 and 2023: Distributable Earnings For the Three-Month Periods Ended March 31, June 30, September 30, December 31, 2025 $ 0.45  $ 0.43  $ 0.40  $ 0.42  2024 0.59  0.48  0.48  0.48  2023 0.49  0.49  0.49  0.58  Distributable Earnings per weighted average diluted share for the years ended December 31, 2025 and 2024 do not equal the sum of the individual quarters due to rounding and other computational factors. 73 Table of Contents The following table presents our summarized results of operations and reconciliation to Distributable Earnings for the year ended December 31, 2025, by business segment (amounts in thousands, except per share data): Commercial and Residential Lending Segment Infrastructure Lending Segment Property Segment Investing and Servicing Segment Corporate Total Revenues $ 1,347,738  $ 276,786  $ 137,016  $ 244,313  $ 1,768  $ 2,007,621  Costs and expenses (791,809) (183,853) (174,366) (142,934) (494,410) (1,787,372) Other income 111,744  1,618  39,732  73,180  33,289  259,563  Income (loss) before income taxes 667,673  94,551  2,382  174,559  (459,353) 479,812  Income tax provision (12,297) (110) (1,844) (22,468) —  (36,719) Income attributable to non-controlling interests (15) —  (25,488) (6,046) —  (31,549) Net income (loss) attributable to Starwood Property Trust, Inc. 655,361  94,441  (24,950) 146,045  (459,353) 411,544  Add / (Deduct): Non-controlling interests attributable to Woodstar II Class A Units —  —  18,546  —  —  18,546  Non-controlling interests attributable to unrealized gains/losses —  —  (13,066) 272  —  (12,794) Non-cash equity compensation expense 11,318  2,794  3,780  5,582  30,620  54,094  Management incentive fee —  —  —  —  13,746  13,746  Depreciation and amortization 12,023  —  60,616  7,085  —  79,724  Straight-line rent adjustment —  —  (153) 126  —  (27) Interest income adjustment for loans and securities 23,300  —  —  39,750  —  63,050  Consolidated income tax provision (benefit) associated with fair value adjustments 12,297  110  (40) 22,468  —  34,835  Other non-cash items 15  —  (328) (1,761) —  (2,074) Reversal of GAAP unrealized and realized (gains) / losses on: (1) Loans (122,117) —  —  (62,323) —  (184,440) Credit loss provision, net 15,851  3,519  —  —  —  19,370  Securities (8,422) —  —  16,803  —  8,381  Woodstar Fund investments —  —  (46,953) —  —  (46,953) Derivatives 155,014  (38) 4,196  1,385  (33,289) 127,268  Foreign currency (112,778) (364) 198  —  —  (112,944) Earnings from unconsolidated entities (2,708) (3,892) —  (9,249) —  (15,849) Sales of properties (5,223) —  21  (10,060) —  (15,262) Impairment of properties 26,766  —  —  —  —  26,766  Recognition of Distributable realized gains / (losses) on: Loans (2) (2,435) —  —  61,175  —  58,740  Securities (4) (1,355) —  —  (35,012) —  (36,367) Woodstar Fund investments (5) —  —  110,569  —  —  110,569  Derivatives (6) 70,004  186  (1,722) (1,925) (27,955) 38,588  Foreign currency (7) 1,554  219  (199) —  —  1,574  Earnings from unconsolidated entities (8) 2,708  2,801  —  10,116  —  15,625  Sales of properties (9) (43,343) —  (25) 3,192  —  (40,176) Distributable Earnings (Loss) $ 687,830  $ 99,776  $ 110,490  $ 193,669  $ (476,231) $ 615,534  Distributable Earnings (Loss) per Weighted Average Diluted Share $ 1.89  $ 0.27  $ 0.30  $ 0.53  $ (1.30) $ 1.69  74 Table of Contents The following table presents our summarized results of operations and reconciliation to Distributable Earnings for the year ended December 31, 2024, by business segment (amounts in thousands, except per share data): Commercial and Residential Lending Segment Infrastructure Lending Segment Property Segment Investing and Servicing Segment Corporate Total Revenues $ 1,566,550  $ 260,993  $ 69,982  $ 208,759  $ 2,514  $ 2,108,798  Costs and expenses (1,123,862) (174,812) (96,453) (155,704) (432,075) (1,982,906) Other income (loss) 128,256  444  192,522  2,701  (43,806) 280,117  Income (loss) before income taxes 570,944  86,625  166,051  55,756  (473,367) 406,009  Income tax (provision) benefit (9,116) 259  —  (16,575) —  (25,432) (Income) loss attributable to non-controlling interests (14) —  (38,201) 17,571  —  (20,644) Net income (loss) attributable to Starwood Property Trust, Inc. 561,814  86,884  127,850  56,752  (473,367) 359,933  Add / (Deduct): Non-controlling interests attributable to Woodstar II Class A Units —  —  18,638  —  —  18,638  Non-controlling interests attributable to unrealized gains/losses —  —  6,551  (34,961) —  (28,410) Non-cash equity compensation expense 9,750  1,975  370  6,127  23,564  41,786  Management incentive fee —  —  —  —  35,324  35,324  Depreciation and amortization 10,239  17  23,896  7,440  —  41,592  Interest income adjustment for loans and securities 20,252  —  —  35,593  —  55,845  Consolidated income tax provision (benefit) associated with fair value adjustments 9,116  (259) —  16,575  —  25,432  Other non-cash items 14  —  1,111  (940) —  185  Reversal of GAAP unrealized and realized (gains) / losses on: (1) Loans (3,597) —  —  (72,283) —  (75,880) Credit loss provision, net 194,260  3,140  —  —  —  197,400  Securities (76) —  —  83,748  —  83,672  Woodstar Fund investments —  —  (102,141) —  —  (102,141) Derivatives (196,349) (152) (1,492) (3,454) 43,513  (157,934) Foreign currency 73,830  187  (89) —  —  73,928  Earnings from unconsolidated entities (11,599) (1,414) —  (1,473) —  (14,486) Sales of properties —  —  (92,003) (8,402) —  (100,405) Recognition of Distributable realized gains / (losses) on: Loans (2) (5,235) —  —  73,214  —  67,979  Realized credit loss (3) —  (1,546) —  —  —  (1,546) Securities (4) (9,556) —  —  (48,711) —  (58,267) Woodstar Fund investments (5) —  —  70,346  —  —  70,346  Derivatives (6) 144,325  334  8,283  9,354  (43,265) 119,031  Foreign currency (7) (26,055) (46) 89  —  —  (26,012) Earnings (loss) from unconsolidated entities (8) 5,577  (437) —  1,338  —  6,478  Sales of properties (9) —  —  39,150  3,323  —  42,473  Distributable Earnings (Loss) $ 776,710  $ 88,683  $ 100,559  $ 123,240  $ (414,231) $ 674,961  Distributable Earnings (Loss) per Weighted Average Diluted Share $ 2.32  $ 0.27  $ 0.30  $ 0.37  $ (1.24) $ 2.02  75 Table of Contents The following table presents our summarized results of operations and reconciliation to Distributable Earnings for the year ended December 31, 2023, by business segment (amounts in thousands, except per share data): Commercial and Residential Lending Segment Infrastructure Lending Segment Property Segment Investing and Servicing Segment Corporate Total Revenues $ 1,704,210  $ 239,985  $ 94,172  $ 174,804  $ 1,622  $ 2,214,793  Costs and expenses (1,271,867) (174,713) (113,461) (145,129) (393,994) (2,099,164) Other income (loss) (1,511) 6,026  293,339  15,277  (11,285) 301,846  Income (loss) before income taxes 430,832  71,298  274,050  44,952  (403,657) 417,475  Income tax benefit (provision) 990  590  —  (898) —  682  Income attributable to non-controlling interests (14) —  (77,156) (1,774) —  (78,944) Net income (loss) attributable to Starwood Property Trust, Inc. 431,808  71,888  196,894  42,280  (403,657) 339,213  Add / (Deduct): Non-controlling interests attributable to Woodstar II Class A Units —  —  18,732  —  —  18,732  Non-controlling interests attributable to unrealized gains/losses —  —  47,249  (13,885) —  33,364  Non-cash equity compensation expense 8,755  1,469  310  6,372  22,341  39,247  Management incentive fee —  —  —  —  35,709  35,709  Depreciation and amortization 7,810  64  32,257  10,263  84  50,478  Interest income adjustment for loans and securities 22,404  —  —  28,368  —  50,772  Extinguishment of debt, net —  —  —  —  (246) (246) Consolidated income tax (benefit) provision associated with fair value adjustments (990) (590) —  898  —  (682) Other non-cash items (66) —  1,140  (270) —  804  Reversal of GAAP unrealized and realized (gains) / losses on: (1) Loans (25,874) —  —  (36,828) —  (62,702) Credit loss provision, net 225,720  18,008  —  —  —  243,728  Securities (69,259) —  —  51,889  —  (17,370) Woodstar Fund investments —  —  (291,244) —  —  (291,244) Derivatives 25,206  (123) (2,111) 4,348  11,285  38,605  Foreign currency (60,644) (201) 11  —  —  (60,834) Earnings from unconsolidated entities (4,410) (5,702) —  (8,849) —  (18,961) Sales of properties —  —  —  (25,841) —  (25,841) Unrealized impairment of properties 124,902  —  —  —  —  124,902  Recognition of Distributable realized gains / (losses) on: Loans (2) (4,072) —  —  36,375  —  32,303  Realized credit loss (3) (12,292) (10,795) —  —  —  (23,087) Securities (4) 105  —  —  (22,475) —  (22,370) Woodstar Fund investments (5) —  —  61,513  —  —  61,513  Derivatives (6) 119,917  397  22,851  (2,493) (32,659) 108,013  Foreign currency (7) (7,250) 13  (11) —  —  (7,248) Earnings (loss) from unconsolidated entities (8) 4,410  (1,908) —  7,020  —  9,522  Sales of properties (9) —  —  —  6,246  —  6,246  Distributable Earnings (Loss) $ 786,180  $ 72,520  $ 87,591  $ 83,418  $ (367,143) $ 662,566  Distributable Earnings (Loss) per Weighted Average Diluted Share $ 2.43  $ 0.22  $ 0.27  $ 0.26  $ (1.13) $ 2.05  76 Table of Contents ______________________________________________________________________________________________________________________ (1)The reconciling items in this section are exactly equivalent to the amounts recognized within GAAP net income (before the consolidation of VIEs), each of which can be agreed back to the respective lines within Note 24 to our Consolidated Financial Statements. They reflect both unrealized and realized (gains) and losses and, in the case of property sales, include the related gain or loss on extinguishment of debt associated with such sale, if any. For added transparency and consistency of presentation, the entire amount recognized in GAAP income is reversed in this section, and the realized components of these amounts are reflected in the next section entitled “Recognition of Distributable realized gains / (losses).” (2)Represents the realized portion of GAAP gains (losses) on residential and commercial conduit loans carried under the fair value option that were sold during the period or expected to be sold in the near term subject to a binding agreement. The amount is calculated as the difference between (i) the net proceeds received or expected to be received in connection with a securitization or sale of loans and (ii) such loans’ historical cost basis. (3)Represents loan losses that are deemed nonrecoverable, which is generally upon a realization event, such as when a loan is repaid, or in the case of foreclosure, when the underlying asset is sold. Non-recoverability may also be determined if, in our determination, it is nearly certain that the carrying amounts will not be collected or realized upon sale. The loss amount is calculated as the difference between the cash received or expected to be received and the Distributable Earnings basis of the asset. (4)Represents the realized portion of GAAP gains (losses) on CMBS and RMBS carried under the fair value option that are sold or impaired during the period. Upon sale, the difference between the cash proceeds received and the historical cost basis of the security is treated as a realized gain or loss for Distributable Earnings purposes. We consider a CMBS or an RMBS credit loss to be realized when such amounts are deemed nonrecoverable. Non-recoverability is generally at the time the underlying assets within the securitization are liquidated, but non-recoverability may also be determined if, in our determination, it is nearly certain that all amounts due will not be collected. The amount is calculated as the difference between the cash received and the historical cost basis of the security. (5)Represents GAAP income from the Woodstar Fund investments excluding unrealized changes in the fair value of its underlying assets and liabilities. The amount is calculated as the difference between the Woodstar Fund’s GAAP net income and its unrealized gains (losses), which represents changes in working capital and actual cash distributions received. (6)Represents the realized portion of GAAP gains or losses on the termination or settlement of derivatives that are accounted for at fair value. Derivatives are only treated as realized for Distributable Earnings when they are terminated or settled, and cash is exchanged. The amount of cash received or paid to terminate or settle the derivative is the amount treated as realized for Distributable Earnings purposes at the time of such termination or settlement. (7)Represents the realized portion of foreign currency gains (losses) related to assets and liabilities denominated in a foreign currency. Realization occurs when the foreign currency is converted back to USD. The amount is calculated as the difference between the foreign exchange rate at the time the asset was placed on the balance sheet and the foreign exchange rate at the time cash is received and is offset by any gains or losses on the related foreign currency derivative at settlement. (8)Represents GAAP earnings (loss) from unconsolidated entities excluding non-cash items and unrealized changes in fair value recorded on the books and records of the unconsolidated entities. The difference between GAAP and Distributable Earnings for these entities principally relates to depreciation and unrealized changes in the fair value of mortgage loans and securities. (9)Represents the realized gain (loss) on sales of properties held at depreciated cost. Because depreciation is a non-cash expense that is excluded from Distributable Earnings, GAAP gains upon sale of a property are higher, and GAAP losses are lower, than the respective realized amounts reflected in Distributable Earnings. The amount is calculated as net sales proceeds less undepreciated cost, adjusted for any noncontrolling interest and any realized gain or loss on extinguishment of debt. 77 Table of Contents Year Ended December 31, 2025 Compared to the Year Ended December 31, 2024 Commercial and Residential Lending Segment The Commercial and Residential Lending Segment’s Distributable Earnings decreased by $88.9 million, from $776.7 million during the year ended December 31, 2024 to $687.8 million during the year ended December 31, 2025. After making adjustments for the calculation of Distributable Earnings, revenues were $1.4 billion, costs and expenses were $753.0 million, other income was $69.4 million and there was no income tax provision or benefit. Revenues, consisting principally of interest income on loans, decreased by $216.1 million during the year ended December 31, 2025, primarily due to decreases in interest income from loans of $186.5 million and investment securities of $41.2 million, partially offset by an $8.6 million increase in rental income from foreclosed properties. The decrease in interest income from loans reflects (i) a $178.1 million decrease from commercial loans, reflecting additional loans placed on nonaccrual, lower average index rates and spreads and lower prepayment related income, and (ii) an $8.4 million decrease from residential loans principally due to lower average balances. The decrease in interest income from investment securities was primarily due to lower average commercial investment balances due to repayments. Costs and expenses decreased by $157.3 million during the year ended December 31, 2025, primarily due to a $162.3 million decrease in interest expense associated with the various secured financing facilities used to fund a portion of this segment’s investment portfolio, reflecting lower average borrowings outstanding due to paydowns from net loan repayments and excess cash balances and the effect of lower average index rates, partially offset by a $7.8 million increase in rental costs from foreclosed properties. Other income decreased by $30.1 million during the year ended December 31, 2025, primarily due to (i) a $46.7 million decrease in realized gains on derivative financial instruments, net of related foreign currency gains (losses) and (ii) a $16.3 million unfavorable change in gain (loss) on sale of investments and other assets, partially offset by (iii) a $20.3 million increased gain on extinguishment of debt primarily related to the sale of a foreclosed property in 2025, (iv) an $8.5 million decrease in recognized credit losses on RMBS investments and (v) a $4.2 million decrease in other loss. Infrastructure Lending Segment The Infrastructure Lending Segment’s Distributable Earnings increased by $11.1 million, from $88.7 million during the year ended December 31, 2024 to $99.8 million during the year ended December 31, 2025. After making adjustments for the calculation of Distributable Earnings, revenues were $276.8 million, costs and expenses were $177.5 million and other income was $0.5 million. Revenues increased by $15.8 million during the year ended December 31, 2025, primarily due to a $16.6 million increase in interest income from loans, reflecting higher average balances and prepayment related income, partially offset by lower average index rates and spreads. Costs and expenses increased by $6.3 million during the year ended December 31, 2025, primarily due to (i) a $4.1 million increase in interest expense, reflecting higher average borrowings outstanding, partially offset by lower average index rates, and (ii) a $3.7 million increase in general, administrative and other expenses, partially offset by (iii) the nonrecurrence of a $1.5 million recognized credit loss in 2024. Other income (loss) improved by $1.6 million during the year ended December 31, 2025. primarily due to a $3.2 million improvement in earnings from unconsolidated entities, partially offset by a $1.2 million increased loss on extinguishment of debt. 78 Table of Contents Property Segment Distributable Earnings by Portfolio (amounts in thousands) For the Year Ended December 31, 2025 2024 Change Woodstar Fund, net of non-controlling interests $ 88,430  $ 57,403  $ 31,027  Fundamental 22,237  —  22,237  Master Lease Portfolio —  40,712  (40,712) Medical Office Portfolio 7,276  7,127  149  D.C. Multifamily Conversion (3,072) —  (3,072) Other/Corporate (4,381) (4,683) 302  Distributable Earnings $ 110,490  $ 100,559  $ 9,931  The Property Segment’s Distributable Earnings increased by $9.9 million, from $100.6 million during the year ended December 31, 2024 to $110.5 million during the year ended December 31, 2025. After making adjustments for the calculation of Distributable Earnings, revenues were $137.0 million, costs and expenses were $111.1 million, other income was $106.4 million, income tax provision was $1.8 million and the deduction for income attributable to non-controlling interests in the Woodstar Fund was $20.0 million. Revenues increased by $65.3 million during the year ended December 31, 2025, primarily due to the acquisition of Fundamental on July 23, 2025, the effect of which was partially offset by the sale of our Master Lease Portfolio on February 29, 2024. Costs and expenses increased by $31.9 million during the year ended December 31, 2025, primarily due to (i) the acquisition of Fundamental on July 23, 2025, the effect of which was partially offset by (ii) a $13.2 million decrease in interest expense on variable rate borrowings of the Medical Office Portfolio, reflecting lower refinanced balances and index rates, and (iii) the sale of our Master Lease Portfolio on February 29, 2024. Other income decreased by $14.7 million during the year ended December 31, 2025, primarily due to (i) the nonrecurrence of a $37.4 million net gain on sale of our Master Lease Portfolio and (ii) $14.7 million of realized gains on derivatives which hedged our interest rate risk on borrowings secured by our Medical Office Portfolio, both of which occurred in 2024, partially offset by (iii) a $40.2 million increase in distributable income from the Woodstar Fund, primarily related to the sale of a Woodstar property in 2025. Income tax provision was $1.8 million during the year ended December 31, 2025, which related to the sale of a Woodstar property. Income attributable to non-controlling interests in the Woodstar Fund increased $7.0 million in the year ended December 31, 2025, primarily due to the increase in distributable earnings related to the sale of a Woodstar property in 2025. Investing and Servicing Segment The Investing and Servicing Segment’s Distributable Earnings increased by $70.5 million from $123.2 million during the year ended December 31, 2024 to $193.7 million during the year ended December 31, 2025. After making adjustments for the calculation of Distributable Earnings, revenues were $284.4 million, costs and expenses were $132.2 million, other income was $47.3 million, there was no income tax provision or benefit and the deduction of income attributable to non-controlling interests was $5.8 million. Revenues increased by $39.8 million during the year ended December 31, 2025, primarily due to a $34.0 million increase in servicing fees principally related to default interest and an $8.3 million increase in interest income from CMBS investments, primarily due to higher interest recoveries. The treatment of CMBS interest income on a GAAP basis is complicated by our application of the ASC 810 consolidation rules. In an attempt to treat these securities similar to our other investment securities, we compute distributable interest income pursuant to an effective yield methodology. In doing so, we segregate the portfolio into various categories based on the components of the bonds’ cash flows and the volatility related to each of these components. We then accrete interest income on an effective yield basis using the components of cash flows that are reliably estimable. Other minor adjustments are made to reflect management’s expectations for other components of the projected cash flow stream. 79 Table of Contents Costs and expenses decreased by $11.1 million during the year ended December 31, 2025, primarily due to decreases of (i) $7.5 million in interest expense principally related to the financing of conduit loan balances and (ii) $5.8 million in general and administrative expenses, principally reflecting decreased incentive compensation due to lower loan securitization volume. Other income includes profit realized upon securitization of loans by our conduit business, gains on sales of CMBS and operating properties, gains and losses on derivatives that were either effectively terminated or novated, and earnings from unconsolidated entities. These items are typically offset by a decrease in the fair value of our domestic servicing rights intangible which reflects the expected amortization of this deteriorating asset, net of increases in fair value due to the attainment of new servicing contracts. Derivatives include instruments which hedge interest rate risk and credit risk on our conduit loans and CMBS investments. For GAAP purposes, the loans, CMBS and derivatives are accounted for at fair value, with all changes in fair value (realized or unrealized) recognized in earnings. The adjustments to Distributable Earnings outlined above are also applied to the GAAP earnings of our unconsolidated entities. Other income increased by $8.0 million during the year ended December 31, 2025, primarily due (i) a $15.1 million decrease in recognized credit losses on CMBS, (ii) an $8.8 million increase in earnings from unconsolidated entities and (iii) a $6.5 million greater increase in fair value of servicing rights, partially offset by (iv) a $12.0 million decrease in realized gains on conduit loans and (v) an $11.3 million unfavorable change in realized gain (loss) on interest rate derivatives primarily related to CMBS and conduit loans. Income attributable to non-controlling interests decreased $11.6 million, primarily due to non-controlling interests in lower distributable earnings of a consolidated CMBS joint venture and the nonrecurrence of distributable earnings from the sale of an operating property in 2024. Corporate Corporate loss increased by $62.0 million, from $414.2 million during the year ended December 31, 2024 to $476.2 million during the year ended December 31, 2025, primarily due to (i) a $67.5 million increase in interest expense reflecting higher average balances of unsecured senior notes and secured term loans outstanding, partially offset by lower spreads and index rates on the secured term loans, and (ii) a $7.4 million increase in base management fees, partially offset by (iii) a $15.3 million lower realized loss on fixed-to-floating interest rate swaps which hedge a portion of our unsecured senior notes. Year Ended December 31, 2024 Compared to the Year Ended December 31, 2023 Commercial and Residential Lending Segment The Commercial and Residential Lending Segment’s Distributable Earnings decreased by $9.5 million, from $786.2 million during the year ended December 31, 2023 to $776.7 million during the year ended December 31, 2024. After making adjustments for the calculation of Distributable Earnings, revenues were $1.6 billion, costs and expenses were $910.4 million, other income was $99.5 million and there was no income tax provision or benefit. Revenues, consisting principally of interest income on loans, decreased by $139.8 million during the year ended December 31, 2024, primarily due to decreases in interest income from loans of $133.4 million and investment securities of $20.5 million, partially offset by a $9.9 million increase in rental income from foreclosed properties. The decrease in interest income from loans reflects (i) a $123.0 million decrease from commercial loans, reflecting lower average balances and additional loans placed on nonaccrual, partially offset by higher prepayment related income, and (ii) a $10.4 million decrease from residential loans principally due to lower average balances. The decrease in interest income from investment securities was primarily due to lower average commercial investment balances due to repayments. Costs and expenses decreased by $132.3 million during the year ended December 31, 2024, primarily due to (i) a $125.9 million decrease in interest expense associated with the various secured financing facilities used to fund a portion of this segment’s investment portfolio, reflecting lower average borrowings outstanding due to paydowns from net loan repayments and excess cash balances, and (ii) the nonrecurrence of a $12.3 million realized credit loss on a commercial loan in 2023, partially offset by (iii) a $4.4 million increase in costs of rental operations of foreclosed properties. Other income decreased by $2.0 million during the year ended December 31, 2024, primarily due to (i) an $18.8 million increase in realized foreign currency losses and (ii) a $9.7 million increase in recognized losses on RMBS investments, partially offset by (iii) a $24.4 million increase in realized gains on interest rate and foreign currency derivatives and (iv) a $1.2 million increase in earnings from unconsolidated entities. 80 Table of Contents Infrastructure Lending Segment The Infrastructure Lending Segment’s Distributable Earnings increased by $16.2 million, from $72.5 million during the year ended December 31, 2023 to $88.7 million during the year ended December 31, 2024. After making adjustments for the calculation of Distributable Earnings, revenues were $261.0 million, costs and expenses were $171.2 million and other loss was $1.1 million. Revenues, consisting principally of interest income on loans, increased by $21.0 million during the year ended December 31, 2024, primarily due to increases in interest income of (i) $18.8 million from loans, principally due to higher average loan balances and prepayment related income, and (ii) $3.5 million from cash balances, partially offset by (iii) a $1.3 million decrease in interest income from investment securities, primarily due to lower average balances resulting from repayments. Costs and expenses increased by $5.2 million during the year ended December 31, 2024, primarily due to (i) a $10.1 million increase in interest expense, reflecting higher average borrowings outstanding and interest rates, and (ii) a $3.9 million increase in general and administrative expenses, primarily for compensation and professional fees, partially offset by (iii) a $9.2 million decrease in recognized credit losses. Other loss decreased by $0.4 million during the year ended December 31, 2024. Property Segment Distributable Earnings by Portfolio (amounts in thousands) For the Year Ended December 31, 2024 2023 Change Master Lease Portfolio $ 40,712  $ 19,966  $ 20,746  Medical Office Portfolio 7,127  20,268  (13,141) Woodstar Fund, net of non-controlling interests 57,403  50,414  6,989  Other/Corporate (4,683) (3,057) (1,626) Distributable Earnings $ 100,559  $ 87,591  $ 12,968      The Property Segment’s Distributable Earnings increased by $13.0 million, from $87.6 million during the year ended December 31, 2023 to $100.6 million during the year ended December 31, 2024. After making adjustments for the calculation of Distributable Earnings, revenues were $71.7 million, costs and expenses were $79.2 million, other income was $121.1 million and the deduction for income attributable to non-controlling interests in the Woodstar Fund was $13.0 million. Revenues decreased by $24.1 million during the year ended December 31, 2024, primarily due to the sale of our Master Lease Portfolio on February 29, 2024. Costs and expenses decreased by $5.3 million during the year ended December 31, 2024, primarily due to the sale of our Master Lease Portfolio on February 29, 2024. Other income increased by $33.6 million during the year ended December 31, 2024, primarily due to a $37.4 million net gain on sale of our Master Lease Portfolio and an $8.8 million increase in distributable income from the Woodstar Fund, partially offset by an $11.3 million decrease in realized gains on derivatives which primarily hedge our interest rate risk on borrowings secured by our Medical Office Portfolio. Income attributable to non-controlling interests in the Woodstar Fund increased $1.8 million in the year ended December 31, 2024. Investing and Servicing Segment The Investing and Servicing Segment’s Distributable Earnings increased by $39.8 million from $83.4 million during the year ended December 31, 2023 to $123.2 million during the year ended December 31, 2024. After making adjustments for the calculation of Distributable Earnings, revenues were $244.7 million, costs and expenses were $143.4 million, other income was $39.3 million, there was no income tax provision or benefit and the deduction of income attributable to non-controlling interests was $17.4 million. 81 Table of Contents Revenues increased by $40.9 million during the year ended December 31, 2024, primarily due to (i) a $27.7 million increase in servicing fees principally related to loan modifications and a $17.4 million increase in interest income from conduit loans and CMBS investments, partially offset by a $5.7 million decrease in rental income due to fewer operating properties held. Costs and expenses increased by $14.0 million during the year ended December 31, 2024, primarily due to a $12.1 million increase in general and administrative expenses reflecting increased incentive compensation due to higher loan securitization volume. Other income increased by $14.6 million during the year ended December 31, 2024, primarily due to a $36.8 million increase in realized gains on conduit loans and an $11.8 million favorable change in gain (loss) on derivatives, partially offset by a $27.9 million increase in recognized credit losses on CMBS and a $5.7 million decrease in earnings from unconsolidated entities. Income attributable to non-controlling interests increased $1.7 million. Corporate Corporate loss increased by $47.1 million, from $367.1 million during the year ended December 31, 2023 to $414.2 million during the year ended December 31, 2024, primarily due to (i) a $35.7 million increase in interest expense reflecting higher average unsecured borrowings outstanding and (ii) a $10.6 million increase in realized losses on fixed-to-floating interest rate swaps which hedge a portion of our unsecured senior notes. 82 Table of Contents Liquidity and Capital Resources Liquidity is a measure of our ability to meet our cash requirements, including ongoing commitments to repay borrowings, fund and maintain our assets and operations, make new investments where appropriate, pay dividends to our stockholders and other general business needs. We closely monitor our liquidity position and believe that we have sufficient current liquidity and access to additional liquidity to meet our financial obligations for at least the next 12 months. Sources of Liquidity Our primary sources of liquidity are as follows: Cash Flows for the Year Ended December 31, 2025 (amounts in thousands) GAAP VIE Adjustments Excluding Securitization VIEs Net cash provided by operating activities $ 977,852  $ —  $ 977,852  Cash Flows from Investing Activities: Origination, purchase and funding of loans held-for-investment (7,787,410) —  (7,787,410) Proceeds from principal collections and sale of loans 4,740,711  —  4,740,711  Purchase and funding of investment securities (81,621) (164,593) (246,214) Proceeds from sales, redemptions and collections of investment securities 313,607  130,571  444,178  Proceeds from sales of real estate 100,940  —  100,940  Proceeds from sale of interest in an unconsolidated entity 69,819  —  69,819  Net cash paid in merger (878,493) —  (878,493) Purchases and additions to properties and other assets (269,043) —  (269,043) Net cash flows from other investments and assets 15,038  (14) 15,024  Net cash used in investing activities (3,776,452) (34,036) (3,810,488) Cash Flows from Financing Activities: Proceeds from borrowings 14,667,362  —  14,667,362  Principal repayments on and repurchases of borrowings (11,430,553) (445) (11,430,998) Payment of deferred financing costs (89,193) —  (89,193) Net proceeds from issuances of common stock 567,813  —  567,813  Payment of dividends (668,855) —  (668,855) Contributions from non-controlling interests 7,450  —  7,450  Distributions to non-controlling interests (99,985) —  (99,985) Repayment of debt of consolidated VIEs (165,052) 165,052  —  Distributions of cash from consolidated VIEs 130,571  (130,571) —  Net cash provided by financing activities 2,919,558  34,036  2,953,594  Net increase in cash, cash equivalents and restricted cash 120,958  —  120,958  Cash, cash equivalents and restricted cash, beginning of period 553,995  —  553,995  Effect of exchange rate changes on cash (306) —  (306) Cash, cash equivalents and restricted cash, end of period $ 674,647  $ —  $ 674,647  The discussion below is on a non-GAAP basis, after removing adjustments principally resulting from the consolidation of the securitization VIEs under ASC 810. These adjustments principally relate to (i) the purchase of CMBS, RMBS, loans and real estate from consolidated VIEs, which are reflected as repayments of VIE debt on a GAAP basis and (ii) sales, principal collections and redemptions of CMBS and RMBS related to consolidated VIEs, which are reflected as VIE distributions on a GAAP basis. There is no net impact to overall cash resulting from these consolidations. Refer to Note 2 to the Consolidated Financial Statements for further discussion. Cash and cash equivalents increased by $121.0 million during the year ended December 31, 2025, reflecting net cash provided by financing activities of $3.0 billion and operating activities of $977.9 million, partially offset by net cash used in investing activities of $3.8 billion. 83 Table of Contents Net cash provided by operating activities of $977.9 million during the year ended December 31, 2025 related primarily to cash interest income of $1.4 billion from our loans and $157.0 million from our investment securities. Other cash inflows included distributions from our affordable housing fund investments of $393.0 million, sales and principal collections, net of originations and purchases of loans held-for-sale of $361.8 million, servicing fees of $106.3 million, net rental income of $119.5 million and receipts from our interest rate derivatives of $26.3 million. Offsetting these cash inflows was cash interest expense of $1.2 billion, general and administrative expenses of $286.5 million and a net change in operating assets and liabilities of $41.5 million. Net cash used in investing activities of $3.8 billion for the year ended December 31, 2025 related primarily to the origination, purchase and funding of loans held-for-investment of $7.8 billion, net cash paid in Fundamental merger of $878.5 million, purchases and additions to properties and other assets of $269.0 million and the purchase and funding of investment securities of $246.2 million. Offsetting these cash outflows was proceeds received from principal collections and sale of loans held-for-investment of $4.7 billion and investment securities of $444.2 million, net proceeds from the sale of real estate of $100.9 million and proceeds from the sale of an interest in an unconsolidated entity of $69.8 million. Net cash provided by financing activities of $3.0 billion for the year ended December 31, 2025 related primarily to borrowings on our debt, net of repayments and deferred loan costs, of $3.1 billion and proceeds from issuances of common stock of $567.8 million. Offsetting these cash inflows was dividend distributions of $668.9 million. Financing Arrangements We utilize a variety of financing arrangements, including: 1)Repurchase Agreements: Repurchase agreements effectively allow us to borrow against loans and securities that we own. Under these agreements, we sell our loans and securities to a counterparty and agree to repurchase the same loans and securities from the counterparty at a price equal to the original sales price plus interest. The counterparty retains the sole discretion over both whether to purchase the loan and security from us and, subject to certain conditions, the market value of such loan or security for purposes of determining whether we are required to pay margin to the counterparty. Generally, if the lender determines (subject to certain conditions) that the market value of the collateral in a repurchase transaction has decreased by more than a defined minimum amount, we would be required to repay any amounts borrowed in excess of the product of (i) the revised market value multiplied by (ii) the applicable advance rate. During the term of a repurchase agreement, we receive the principal and interest on the related loans and securities and pay interest to the counterparty. As of December 31, 2025, we had various repurchase agreements, with details referenced in the table provided below. 2)Secured Property Financings: We use long-term mortgage facilities from commercial lenders and government sponsors of affordable housing loans to finance many of the investment properties that we hold. These facilities accrue interest at either fixed or floating rates. We typically hedge our exposure to floating interest rate changes on these facilities through the use of interest rate swap and cap derivatives. 3)Bank Credit Facilities: We use bank credit facilities (including term loans and revolving facilities) to finance our assets. These financings may be collateralized or non-collateralized and may involve one or more lenders. Credit facilities typically have maturities ranging from two to five years and may accrue interest at either fixed or floating rates. The lender retains the sole discretion, subject to certain conditions, over the market value of such note for purposes of determining whether we are required to pay margin to the lender. 4)Loan Sales, Syndications, Securitizations and/or CLO Transactions: We seek non-recourse long-term financing from loan sales, syndications, securitizations and/or CLOs of our investments in mortgage loans. These financings generally involve a senior portion of our loan but may involve the entire loan. Loan sales and syndications generally involve the sale of a senior note component or participation interest to a third party lender. Securitizations and CLOs generally involve transferring notes to a special purpose vehicle (or the issuing entity), which then issues one or more classes of non-recourse notes pursuant to the terms of an indenture. The notes are secured by the pool of assets. In exchange for the transfer of assets to the issuing entity, we receive cash proceeds from the sale of non-recourse notes. Sales, syndications, securitizations or CLOs of our portfolio investments might magnify our exposure to losses on those portfolio investments because the retained subordinate interest in any particular overall loan would be subordinate to the loan components sold and we would, therefore, absorb all losses sustained with respect to the overall loan before the owners of the senior notes experience any losses with respect to the loan in question. 84 Table of Contents 5)ABS Securitized Financing: We utilize ABS securitized financing in the form of net-lease mortgage notes issued under a master trust by wholly-owned consolidated special purpose vehicles. The ABS notes are secured by a pool of mortgage loans and/or mortgage interests on net-leased commercial properties, and the cash flows supporting debt service are derived primarily from the contractual rental payments made by tenants under long-term net leases. 6)Unsecured Senior Notes and Term Loans: We issue senior notes, some of which are convertible, as well as term loans to finance certain operating and investing activities of the Company. The senior notes accrue interest at fixed interest rates, while the term loans are variable, and vary in tenure. Refer to Notes 11 and 12 to the Consolidated Financial Statements for further discussion of our financing arrangements. Secured Borrowings The following table is a summary of our secured borrowings as of December 31, 2025 (dollars in thousands): Current Maturity Extended Maturity (a) Weighted Average Pricing Pledged Asset Carrying Value Maximum Facility Size Outstanding Balance Approved but Undrawn Capacity (b) Unallocated Financing Amount (c) Repurchase Agreements: Commercial Loans Aug 2026 to May 2031 (d) Jun 2029 to Dec 2033 (d) Index + 1.83% (e) $ 9,986,198  $ 12,243,159  (f) $ 6,048,734  $ 1,196,142  $ 4,998,283  Residential Loans Mar 2026 to Oct 2027 Mar 2026 to Apr 2028 SOFR + 1.65% 2,275,806  3,450,000  1,929,400  59,202  1,461,398  Infrastructure Loans Sep 2027 Sep 2029 Index + 2.00% 299,123  650,000  211,651  —  438,349  Conduit Loans Feb 2026 to Jun 2028 Feb 2027 to Jun 2029 SOFR + 2.15% —  375,000  —  —  375,000  CMBS/RMBS Jun 2026 to Apr 2032 (g) Jul 2026 to Oct 2032 (g) (h) 1,255,407  939,978  700,307  (i) 59,129  180,542  Total Repurchase Agreements 13,816,534  17,658,137  8,890,092  1,314,473  7,453,572  Other Secured Financing: Borrowing Base Facility Oct 2027 Oct 2029 SOFR + 2.00% 52,855  1,250,000  (j) 2,000  36,735  1,211,265  Commercial Financing Facilities Dec 2026 to Apr 2030 Jan 2027 to Dec 2033 Index + 1.98% 705,143  978,143  (k) 480,611  —  497,532  Infrastructure Financing Facilities Jul 2028 to Oct 2028 Aug 2030 to Jul 2033 SOFR + 1.96% 671,973  1,175,000  515,004  45,711  614,285  Property Financing Dec 2025 to Dec 2026 (l) Dec 2025 to May 2029 (l) SOFR + 2.52% 792,501  1,110,191  622,906  (m) —  487,285  Term Loans and Revolver Nov 2027 to Sep 2032 N/A SOFR + 2.00% N/A (n) 2,470,180  2,270,180  200,000  —  STWD 2025-FL4 CLO Dec 2042 N/A SOFR + 1.65% 1,108,352  968,628  968,628  —  —  STWD 2022-FL3 CLO Nov 2038 N/A SOFR + 1.82% 668,530  505,973  505,973  —  —  STWD 2021-HTS SASB Apr 2034 N/A SOFR + 3.80% 103,101  82,693  82,693  —  —  STWD 2021-FL2 CLO Apr 2038 N/A SOFR + 1.77% 896,979  674,494  674,494  —  —  Starwood 2025-SIF6 CLO Oct 2037 N/A SOFR + 1.72% 503,199  413,500  413,500  —  —  Starwood 2025-SIF5 CLO Apr 2037 N/A SOFR + 1.73% 510,441  413,500  413,500  —  —  Starwood 2024-SIF4 CLO Oct 2036 N/A SOFR + 1.93% 612,505  496,200  496,200  —  —  STWD 2024-SIF3 CLO Apr 2036 N/A SOFR + 2.18% 408,594  330,000  330,000  —  —  ABS Master Series Mar 2028 to Oct 2032 Mar 2053 to Oct 2055 5.73% (o) 1,927,934  1,268,328  1,268,328  —  —  Total Other Secured Financing 8,962,107  12,136,830  9,044,017  282,446  2,810,367  $ 22,778,641  $ 29,794,967  $ 17,934,109  $ 1,596,919  $ 10,263,939  Unamortized net discount (19,301) Unamortized deferred financing costs (104,407) $ 17,810,401  ___________________________________________ (a)Subject to certain conditions as defined in the respective facility agreement. 85 Table of Contents (b)Approved but undrawn capacity represents the total draw amount that has been approved by the lenders related to those assets that have been pledged as collateral, less the drawn amount. (c)Unallocated financing amount represents the maximum facility size less the total draw capacity that has been approved by the lenders. (d)For certain facilities, borrowings collateralized by loans existing at maturity may remain outstanding until such loan collateral matures, subject to certain specified conditions. (e)Certain facilities with an outstanding balance of $2.7 billion as of December 31, 2025 are indexed to EURIBOR, BBSY, SARON, SONIA and STIBOR. The remainder are indexed to SOFR. (f)Certain facilities with an aggregate initial maximum facility size of $11.8 billion may be increased to $12.2 billion, subject to certain conditions. The $12.2 billion amount includes such upsizes. (g)Certain facilities with an outstanding balance of $246.4 million as of December 31, 2025 carry a rolling 6 or 12-month term which may reset monthly or quarterly with the lender's consent. These facilities carry no maximum facility size. (h)Certain facilities with an outstanding balance of $340.5 million as of December 31, 2025 have a weighted average fixed annual interest rate of 4.02%. All other facilities are variable rate with a weighted average rate of SOFR + 1.65%. (i)Includes: (i) $319.5 million outstanding on a repurchase facility that is not subject to margin calls; and (ii) $25.8 million outstanding on one of our repurchase facilities that represents the 49% pro rata share owed by a non-controlling partner in a consolidated joint venture (see Note 16 to the Consolidated Financial Statements). (j)The maximum facility size as of December 31, 2025 of $615.0 million may be increased to $1.3 billion, subject to certain conditions. The $1.3 billion amount includes such upsize. (k)Certain facilities with an aggregate initial maximum facility size of $878.1 million may be increased to $978.1 million, subject to certain conditions. The $978.1 million amount includes such upsizes. (l)In December 2025, a $17.6 million property mortgage loan to a joint venture in which we hold a 75% interest matured. We are in the process of negotiating a maturity extension with the lender. (m)Of the total balance, $115.3 million relates to Fundamental. (n)These facilities are secured by the equity interests in certain of our subsidiaries which totaled $7.7 billion as of December 31, 2025. (o)Includes: (i) $390.9 million outstanding under ABS Series 2025-1 with a weighted average fixed rate of 5.26%; (ii) $240.3 million outstanding under ABS Series 2024-1 with a weighted average fixed rate of 5.03%; (iii) $313.2 million outstanding under ABS Series 2023-2 with a weighted average fixed rate of 5.89% and (iv) $323.8 million outstanding under ABS Series 2023-1 with a weighted average fixed rate of 6.65%. Refer to Note 11 to the Consolidated Financial Statements for further disclosure regarding the terms of our secured financing arrangements, including a detailed discussion of new credit facilities and amendments to existing credit facilities executed during the year ended December 31, 2025. Variance between Average and Quarter-End Credit Facility Borrowings Outstanding The following table compares the average amount outstanding under our secured financing agreements during each quarter and the amount outstanding as of the end of each quarter, together with an explanation of significant variances (amounts in thousands): 2025 Quarter Ended Quarter-End Balance Weighted-Average Balance During Quarter Variance March 31, 2025 15,701,971  14,882,903  819,068  (a) June 30, 2025 16,416,814  16,037,485  379,329  September 30, 2025 18,299,441  17,404,418  895,023  (b) December 31, 2025 17,934,109  17,281,610  652,499  (a) (a)Variance primarily due to borrowings on secured debt needed to fund commercial loans that were newly originated close to the end of the quarter. (b)Variance primarily due to debt assumed and drawn in connection with the Fundamental acquisition as well as issuance of corporate term loan at quarter end. 86 Table of Contents 2024 Quarter Ended Quarter-End Balance Weighted-Average Balance During Quarter Variance March 31, 2024 15,856,816  17,090,987  (1,234,171) (a) June 30, 2024 15,708,779  15,841,134  (132,355) September 30, 2024 15,241,582  15,461,975  (220,393) December 31, 2024 14,440,425  14,767,193  (326,768) __________________________________________________ (a)Variance primarily related to secured debt pay downs from unsecured senior note issuance and the sale of the Master Lease Portfolio. Borrowings under Unsecured Senior Notes During the years ended December 31, 2025 and 2024, the weighted average effective borrowing rate on our unsecured senior notes was 6.2% and 5.5%, respectively. The effective borrowing rate includes the effects of underwriter purchase discount. Refer to Note 12 to the Consolidated Financial Statements for further disclosure regarding the terms of our unsecured senior notes. Scheduled Principal Repayments on Investments and Overhang on Financing Facilities The following scheduled and/or projected principal repayments on our investments were based on amounts outstanding and extended contractual maturities of those investments as of December 31, 2025. The projected and/or required repayments of financing were based on the earlier of (i) the extended contractual maturity of each credit facility or (ii) the extended contractual maturity of each of the investments that have been pledged as collateral under the respective credit facility (amounts in thousands): Scheduled Principal Repayments on Loans and HTM Securities Scheduled/Projected Principal Repayments on RMBS and CMBS Projected/Required Repayments of Financing Scheduled Principal Inflows Net of Financing Outflows First Quarter 2026 $ 747,082  $ 49,256  $ (431,863) $ 364,475  Second Quarter 2026 837,712  62,891  (587,958) 312,645  Third Quarter 2026 747,058  16,416  (981,646) (218,172) Fourth Quarter 2026 688,543  106,525  (677,993) 117,075  Total $ 3,020,395  $ 235,088  $ (2,679,460) $ 576,023  In the normal course of business, the Company is in discussions with its lenders to extend, amend or replace any financing facilities which contain near term expirations. Issuances of Equity Securities We may raise funds through capital market transactions by issuing capital stock. There can be no assurance, however, that we will be able to access the capital markets at any particular time or on any particular terms. We have authorized 100,000,000 shares of preferred stock and 500,000,000 shares of common stock. At December 31, 2025, we had 100,000,000 shares of preferred stock available for issuance and 129,437,121 shares of common stock available for issuance. Refer to Note 18 to the Consolidated Financial Statements for a discussion of our issuances of equity securities in recent years. Other Potential Sources of Financing In the future, we may also use other sources of financing to fund the acquisition of our target assets and maturities of our unsecured senior notes, including other secured as well as unsecured forms of borrowing and sale of senior loan interests and other assets. 87 Table of Contents Leverage Policies We employ leverage, to the extent available, to fund the acquisition of our target assets, increase potential returns to our stockholders, or provide temporary liquidity. Leverage can be either direct by utilizing private third party financing or indirect through originating, acquiring or retaining subordinated mortgages, B-Notes, subordinated loan participations or mezzanine loans. Although the type of leverage we deploy is dependent on the underlying asset that is being financed, we intend, when possible, to utilize leverage whose maturity is equal to or greater than the maturity of the underlying asset and minimize to the greatest extent possible exposure to the Company of credit losses associated with any individual asset. In addition, we intend to mitigate the impact of potential future interest rate increases on our borrowings through utilization of hedging instruments, primarily interest rate swap agreements. The amount of leverage we deploy for particular investments in our target assets depends upon our assessment of a variety of factors, which may include the anticipated liquidity and price volatility of the assets in our investment portfolio, the potential for losses and extension risk in our portfolio, the gap between the duration of our assets and liabilities, including hedges, the availability and cost of financing the assets, our opinion of the creditworthiness of our financing counterparties, the health of the U.S., European and Australian economies and commercial, residential and infrastructure markets, our outlook for the level, slope and volatility of interest rates, the credit quality of our assets, the collateral underlying our assets and our outlook for asset spreads relative to the applicable reference rate curve. Our secured debt agreements contain customary affirmative and negative covenants, including financial covenants, that in some cases restrict our total leverage (as defined therein). As of December 31, 2025, we were in compliance with all such covenants. Cash Requirements Dividends U.S. federal income tax law generally requires that a REIT distribute annually at least 90% of its REIT taxable income, without regard to the deduction for dividends paid and excluding net capital gains, and that it pay tax at regular corporate rates to the extent that it annually distributes less than 100% of its net taxable income. We generally intend to distribute substantially all of our taxable income (which does not necessarily equal our GAAP net income) to our stockholders each year, if and to the extent authorized by our board of directors. Before we pay any dividend, whether for U.S. federal income tax purposes or otherwise, we must first meet both our operating and debt service requirements. If our cash available for distribution is less than our net taxable income, we could be required to sell assets or borrow funds to make cash distributions or we may make a portion of the required distribution in the form of a taxable stock distribution or distribution of debt securities. Refer to Note 18 to the Consolidated Financial Statements for a detailed dividend history. The tax treatment for our aggregate distributions per share of common stock paid with respect to the 2025 tax year is as follows: Record Date Payable Date Per Share Dividend Ordinary Taxable Dividends Taxable Qualified Dividends Total Capital Gain Distribution Unrecaptured 1250 Gain Section 199A Dividends 12/31/2024 1/15/2025 $ 0.3408  $ 0.1946  $ 0.0472  $ 0.0508  $ 0.0071  $ 0.1474  3/31/2025 4/15/2025 0.4800  0.2740  0.0665  0.0716  0.0101  0.2075  6/30/2025 7/15/2025 0.4800  0.2740  0.0665  0.0716  0.0101  0.2075  9/30/2025 10/15/2025 0.4800  0.2740  0.0665  0.0716  0.0101  0.2075  $ 1.7808  $ 1.0166  $ 0.2467  $ 0.2656  $ 0.0374  $ 0.7699  The cash dividend of $0.48 per share of common stock (with a record date of December 31, 2024, that was paid on January 15, 2025) is a split-year dividend, of which $0.1392 was allocable to 2024 and the remaining $0.3408 is allocable to 2025 for federal income tax purposes. The cash dividend of $0.48 per share of common stock (with a record date of December 31, 2025, that was paid on January 15, 2026) is fully allocable to 2026 for federal income tax purposes. 88 Table of Contents Contractual Obligations and Commitments Our material contractual obligations and commitments as of December 31, 2025 are as follows (amounts in thousands): Total Less than 1 year 1 to 3 years 3 to 5 years More than 5 years Secured financings (a) $ 12,780,793  $ 511,370  $ 2,737,183  $ 5,351,011  $ 4,181,229  Securitized financing (b) 5,153,316  1,060,291  783,223  1,364,171  1,945,631  Unsecured senior notes 4,330,750  400,000  1,380,750  2,000,000  550,000  Future funding commitments: Commercial Lending (c) 1,559,168  928,704  557,124  73,340  —  Infrastructure Lending (d) 592,059  511,197  80,862  —  —  Property Segment (e) 56,583  43,323  13,260  —  —  __________________________________________________ (a)Represents the contractual maturity of the respective credit facility, inclusive of available extension options.  If investments that have been pledged as collateral repay earlier than the contractual maturity of the debt, the related portion of the debt would likewise require earlier repayment. Refer to Note 11 to the Consolidated Financial Statements for the expected maturities by year. (b)Represents the fully extended maturity of the underlying collateral. (c)Excludes $429.5 million of loan funding commitments in which management projects the Company will not be obligated to fund in the future due to repayments made by the borrower earlier than, or in excess of, expectations. (d)Represents contractual commitments of $253.9 million under revolvers and letters of credit, $164.6 million under delayed draw term loans and $173.6 million of outstanding infrastructure loan purchase commitments. (e)Represents future construction funding commitments in our Property Segment related to development projects which have estimated rental revenue commencement dates between January 2026 and December 2027. The table above does not include interest payable, amounts due under our management agreement, amounts due under our derivative agreements or amounts due under guarantees as those contracts do not have fixed and determinable payments. Our secured financings and the CLO and SASB portions of our securitized financing consist primarily of matched-term funding for our loans and investment securities and long-term mortgages on our owned properties. Repayments of such facilities are generally made from proceeds from maturities, prepayments or sales of such investments and operating cash flows from owned properties. In the normal course of business, we are in discussions with our lenders to extend, amend or replace any financing facilities which contain near term expirations. The ABS securitized financing of Fundamental’s properties is expected to be refinanced with similar ABS financing at or prior to its respective maturity. Our unsecured senior notes are expected to be repaid from a combination of available cash on hand, approved but undrawn capacity under our secured financing agreements, and/or equity issuances or other potential sources of financing, as discussed above, including issuances of new unsecured senior notes. Our future funding commitments are expected to be primarily matched-term funded with secured or securitized financing, with any difference funded from available cash on hand or other potential sources of financing discussed above. Critical Accounting Estimates Our financial statements are prepared in accordance with GAAP, which requires the use of estimates and assumptions that affect the reported amounts of assets and liabilities as of the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. We believe that all of the decisions and assessments upon which our financial statements are based were reasonable at the time made, based upon information available to us at that time. The following discussion describes the critical accounting estimates that apply to our operations and require complex management judgment. This summary should be read in conjunction with a more complete discussion of our accounting policies included in Note 2 to the Consolidated Financial Statements. 89 Table of Contents Credit Losses Loans and Debt Securities Measured at Amortized Cost As discussed in Note 2 to the Consolidated Financial Statements, ASC 326, Financial Instruments – Credit Losses, mandates the use of a current expected credit loss model (“CECL”) for estimating future credit losses of certain financial instruments measured at amortized cost, which requires the consideration of possible credit losses over the life of an instrument. The CECL model applies to our loans held-for-investment (“HFI”) and our held-to-maturity (“HTM”) debt securities which are carried at amortized cost, including future funding commitments and accrued interest receivable related to those loans and securities. As we do not have a history of realized credit losses on our HFI loans and HTM securities, we have subscribed to third party database services to provide us with historical industry losses for both commercial real estate and infrastructure loans. Using these losses as a benchmark, we determine expected credit losses for our loans and securities on a collective pool basis within our commercial real estate and infrastructure portfolios. Such determination also incorporates significant assumptions and estimates regarding, among other things, prepayments, future fundings and economic forecasts. See Note 5 to the Consolidated Financial Statements for further discussion of our methodologies. We also evaluate each loan and security measured at amortized cost for credit deterioration at least quarterly. Credit deterioration occurs when there is a significant decline in credit quality of the loan or security since origination or acquisition and it is deemed probable that we will not be able to fully recover the amortized cost of the loan or security. Recovery may be by way of repayment by the borrower, sale of the loan or security, possible foreclosure or exercise of control over a borrower’s pledged equity interests. The determination of whether a loan or security is credit deteriorated requires significant judgment by management and is based on various factors including (i) the underlying collateral performance and its estimated current and stabilized market values, including projected cash flows, (ii) discussions with the borrower, (iii) availability of reserves and substantive recourse guarantees and (iv) other factors deemed relevant by us. If a loan or security is considered to be credit deteriorated, it is considered to have different risk characteristics from the rest of the loans and securities being evaluated on the collective industry loss rate pool approach described above. In those cases, we depart from the collective pool approach and determine the credit loss allowance as any excess of the amortized cost basis of the loan or security over (i) the present value of expected future cash flows discounted at the contractual effective interest rate or (ii) the fair value of the collateral, if repayment is expected solely from the collateral. Significant judgment is required when estimating future credit losses; therefore, actual results over time could be materially different. As of December 31, 2025, we held $19.5 billion of loans and HTM securities measured at amortized cost with expected future funding commitments of $1.7 billion. During the years ended December 31, 2025, 2024 and 2023, we recognized credit loss provisions of $19.4 million, $197.4 million and $243.7 million, respectively, and the related credit loss allowance was $506.4 million and $504.3 million at December 31, 2025 and 2024, respectively. Available-for-Sale Debt Securities Separate provisions of ASC 326 apply to our available-for-sale (“AFS”) debt securities which are carried at fair value with unrealized gains and losses reported as a component of accumulated other comprehensive income (“AOCI”). We are required to establish an initial credit loss allowance for those securities that are purchased with credit deterioration by grossing up the amortized cost basis of each security and providing an offsetting credit loss allowance for the difference between expected cash flows and contractual cash flows, both on a present value basis. Subsequently, cumulative adverse changes in expected cash flows on our AFS debt securities are recognized currently as an increase to the allowance for credit losses. However, the allowance is limited to the amount by which the AFS debt security’s amortized cost exceeds its fair value. Favorable changes in expected cash flows are first recognized as a decrease to the allowance for credit losses (recognized currently in earnings). Such changes would be recognized as a prospective yield adjustment only when the allowance for credit losses is reduced to zero. A change in expected cash flows that is attributable solely to a change in a variable interest reference rate does not result in a credit loss and is accounted for as a prospective yield adjustment. Significant judgment is required when estimating expected cash flows used in determining the credit loss allowance for AFS debt securities; therefore, actual results over time could be materially different. As of December 31, 2025, we held $88.3 million of AFS debt securities. We did not recognize any provision for credit losses with respect to our AFS debt securities during the three years ended December 31, 2025 and there was no related credit loss allowance as of December 31, 2025. 90 Table of Contents Valuation of Assets and Liabilities Carried at Fair Value We measure our VIE assets and liabilities, mortgage-backed securities, investments of consolidated affordable housing fund, derivative assets and liabilities, domestic servicing rights intangible asset and any assets or liabilities where we have elected the fair value option at fair value. When actively quoted observable prices are not available, we either use implied pricing from similar assets and liabilities or valuation models based on net present values of estimated future cash flows, adjusted as appropriate for liquidity, credit, market and/or other risk factors. See Note 21 to the Consolidated Financial Statements for details regarding the various methods and inputs we use in measuring the fair value of our assets and liabilities. As of December 31, 2025, we had $38.7 billion and $32.9 billion of assets and liabilities, respectively, that are measured at fair value, including $34.5 billion of VIE assets and $32.8 billion of VIE liabilities we consolidate pursuant to ASC 810. We measure the assets and liabilities of consolidated securitization VIEs at fair value pursuant to our election of the fair value option. The securitization VIEs in which we invest are “static”; that is, no reinvestment is permitted, and there is no active management of the underlying assets. In determining the fair value of the assets and liabilities of the VIE, we maximize the use of observable inputs over unobservable inputs. As a result, the methods and inputs we use in measuring the fair value of the assets and liabilities of our VIEs affect our earnings only to the extent of their impact on our direct investment in the VIEs. Property Impairment We review properties for impairment whenever events or changes in circumstances indicate that the carrying amount of the asset may not be recoverable. Recoverability is determined by comparing the carrying amount of the property to the undiscounted future net cash flows it is expected to generate. If such carrying amount exceeds the expected undiscounted future net cash flows, we adjust the carrying amount of the property to its estimated fair value. The estimation of expected future net cash flows and fair values of our properties involves significant judgments by our management, and changes to these judgments could significantly impact our reported results of operations. As of December 31, 2025, we had properties held-for-investment with a carrying value of $3.4 billion. During the year ended December 31, 2025, we recognized $26.8 million of impairment losses on four foreclosed properties in the Commercial and Residential Lending Segment, as discussed in Note 7 to the Consolidated Financial Statements. We estimated the fair values of those properties based on either broker opinions of value, a third-party offer price or a purchase and sale agreement executed shortly after year end. There were no property impairment losses recognized during the year ended December 31, 2024. During the year ended December 31, 2023, we recognized $124.9 million of impairment losses on two foreclosed properties in the Commercial and Residential Lending Segment. We estimated the fair values of those properties based on either a third party appraisal or the sale price specified in an executed letter of intent to sell the property. Goodwill Impairment Our goodwill at December 31, 2025 of $259.8 million represents the excess of consideration transferred over the fair value of net assets acquired in connection with the acquisitions of LNR in April 2013 and the Infrastructure Lending Segment in September 2018 and October 2018. In testing goodwill for impairment, we follow ASC 350, Intangibles—Goodwill and Other, which permits a qualitative assessment of whether it is more likely than not that the fair value of a reporting unit is less than its carrying value including goodwill. If the qualitative assessment determines that it is not more likely than not that the fair value of a reporting unit is less than its carrying value including goodwill, then no impairment is determined to exist for the reporting unit. However, if the qualitative assessment determines that it is more likely than not that the fair value of the reporting unit is less than its carrying value including goodwill, or we choose not to perform the qualitative assessment, then we compare the fair value of that reporting unit with its carrying value, including goodwill, in a quantitative assessment. If the carrying value of a reporting unit exceeds its fair value, goodwill is considered impaired with the impairment loss measured as the excess of the reporting unit’s carrying value (inclusive of goodwill) over its fair value. Based on our quantitative assessment during the fourth quarter of 2025, we determined that the fair value of the Investing and Servicing Segment reporting unit to which the LNR acquisition goodwill was attributed exceeded its carrying value including goodwill. This quantitative assessment required judgment to be applied in determining the fair value of our equity in the Investing and Servicing reporting unit, which included estimates of future earnings levels based on historic averages and market earnings multiples for the component businesses. Based on our quantitative assessment during the fourth quarter of 2025, we determined that the fair value of the Infrastructure Lending Segment reporting unit to which goodwill is attributed exceeded its carrying value including goodwill. This quantitative assessment required judgment to be applied in determining the fair value of our equity in the Infrastructure Lending Segment, which included estimates of future cash flows, terminal equity multiple and market discount rate. 91 Table of Contents Valuation of Deferred Tax Assets The ability to realize deferred tax assets depends on the ability to generate sufficient taxable income within the carryback or carryforward periods provided for in the tax law for each applicable tax jurisdiction. The assessment regarding whether a valuation allowance is required or should be adjusted is based on an evaluation of possible sources of taxable income and also considers all available positive and negative evidence factors. Our accounting for the valuation of deferred tax assets represents our best estimate of future events. Changes in our current estimates, due to unanticipated market conditions or events, could have a material effect on our ability to utilize deferred tax assets. Refer to Note 22 to the Consolidated Financial Statements for additional information on the composition of our deferred taxes. Recent Accounting Developments Refer to Note 2 to the Consolidated Financial Statements for a discussion of recent accounting developments and the expected impact to the Company.