Blackstone Mortgage Trust BXMT Form 10-Q filing Q1 FY2026

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS 3

Consolidated Financial Statements (Unaudited):

Consolidated Balance Sheets as of March 31, 2026 and December 31, 2025 3

Consolidated Statements of Operations for the Three Months Ended March 31, 2026 and 2025 4

Consolidated Statements of Comprehensive Income for the Three Months Ended March 31, 2026 and#i5ae6f12e6eaa48489e39f30d79f48abd_25 2025 5

Consolidated Statements of Changes in Equity for the Three Months Ended March 31, 2026 and 2025 6

Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2026 and 2025 7

Notes to Consolidated Financial Statements 9

ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS 58

ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK 93

ITEM 4. CONTROLS AND PROCEDURES 95

PART II. OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS 96

ITEM 1A. RISK FACTORS 96

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS 97

ITEM 3. DEFAULTS UPON SENIOR SECURITIES 98

ITEM 4. MINE SAFETY DISCLOSURES 98

ITEM 5. OTHER INFORMATION 98

ITEM 6. EXHIBITS 99

SIGNATURES 100

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We use our website (www.blackstonemortgagetrust.com) as a channel of distribution of company information. The

information we post through this channel may be deemed material. Accordingly, investors should monitor this channel, in

addition to following our press releases, Securities and Exchange Commission, or SEC, filings and public conference calls,

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http://ir.blackstonemortgagetrust.com. The contents of our website and any alerts are not, however, a part of this report.

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PART I.

ITEM 1. FINANCIAL STATEMENTS

Note: The consolidated balance sheets as of March 31, 2026 and December 31, 2025 include assets of consolidated variable

interest entities, or VIEs, that can only be used to settle obligations of each respective VIE, and liabilities of consolidated

VIEs for which creditors do not have recourse to Blackstone Mortgage Trust, Inc. As of March 31, 2026 and December 31,

2025, assets of the consolidated VIEs totaled $4.1 billion and $3.3 billion, respectively, and liabilities of the consolidated

VIEs totaled $2.9 billion and $2.2 billion, respectively. Refer to Note 19 for further discussion of the VIEs.

See accompanying notes to consolidated financial statements.

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See accompanying notes to consolidated financial statements.

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See accompanying notes to consolidated financial statements.

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See accompanying notes to consolidated financial statements.

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continued…

See accompanying notes to consolidated financial statements.

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See accompanying notes to consolidated financial statements.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (Unaudited)

1. ORGANIZATION

References herein to “Blackstone Mortgage Trust,” “Company,” “we,” “us” or “our” refer to Blackstone Mortgage Trust,

Inc., a Maryland corporation, and its subsidiaries unless the context specifically requires otherwise.

Blackstone Mortgage Trust is a real estate finance company that originates, acquires, and manages senior loans and other

debt or credit-oriented investments collateralized by or relating to commercial real estate in North America, Europe, and

Australia. Our portfolio is composed primarily of senior loans secured by high-quality, institutional assets located in major

markets, and sponsored by experienced, well-capitalized real estate investment owners and operators. We finance our

investments in a variety of ways, including borrowing under secured credit facilities, issuing collateralized loan obligations,

or CLOs, other securitization transactions, syndicating senior loans and/or participations, and other forms of asset-level

financing, depending on our view of the most prudent financing option available for each of our investments. We are

externally managed by BXMT Advisors L.L.C., or our Manager, a subsidiary of Blackstone Inc., or Blackstone, and are a

real estate investment trust, or REIT, traded on the New York Stock Exchange, or NYSE, under the symbol “BXMT.” Our

principal executive offices are located at 345 Park Avenue, New York, New York 10154.

We conduct our operations as a REIT for U.S. federal income tax purposes. We generally will not be subject to U.S. federal

income taxes on our taxable income to the extent that we annually distribute all of our net taxable income to stockholders

and maintain our qualification as a REIT. We also operate our business in a manner that permits us to maintain an

exclusion from registration under the Investment Company Act of 1940, as amended. We are organized as a holding

company and conduct our business primarily through our various subsidiaries.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

The accompanying unaudited consolidated financial statements have been prepared in accordance with accounting

principles generally accepted in the United States of America, or GAAP, for interim financial information and the

instructions to Form 10-Q and Rule 10-01 of Regulation S-X. The consolidated financial statements, including the notes

thereto, are unaudited and exclude some of the disclosures required in audited financial statements. We believe we have

made all necessary adjustments, consisting of only normal recurring items, so that the consolidated financial statements are

presented fairly and that estimates made in preparing our consolidated financial statements are reasonable and prudent. The

operating results presented for interim periods are not necessarily indicative of the results that may be expected for any

other interim period or for the entire year. The accompanying unaudited consolidated interim financial statements should

be read in conjunction with the audited consolidated financial statements included in our Annual Report on Form 10-K for

the fiscal year ended December 31, 2025 filed with the Securities and Exchange Commission, or the SEC.

Basis of Presentation

The accompanying consolidated financial statements have been prepared in accordance with GAAP, and include, on a

consolidated basis, our accounts, the accounts of our wholly-owned subsidiaries, majority-owned subsidiaries, and variable

interest entities, or VIEs, of which we are the primary beneficiary. All intercompany balances and transactions have been

eliminated in consolidation.

Certain reclassifications have been made in the presentation of the prior period statements of operations to combine other

income and other expenses to conform to the current period presentation.

Principles of Consolidation

We consolidate all entities that we control through either majority ownership or voting rights. In addition, we consolidate

all VIEs of which we are considered the primary beneficiary. VIEs are defined as entities in which equity investors (i) do

not have an interest with the characteristics of a controlling financial interest and/or (ii) do not have sufficient equity at risk

for the entity to finance its activities without additional subordinated financial support from other parties. The entity that

consolidates a VIE is known as its primary beneficiary and is generally the entity with (i) the power to direct the activities

that most significantly affect the VIE’s economic performance and (ii) the right to receive benefits from the VIE or the

obligation to absorb losses of the VIE that could be significant to the VIE. Entities that do not qualify as VIEs are generally

considered voting interest entities, or VOEs, and are evaluated for consolidation under the voting interest model. VOEs are

consolidated when we control the entity through a majority voting interest or other means.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

For consolidated entities, the non-controlling partner’s share of the assets, liabilities, and operations of each joint venture is

included in non-controlling interests as a component of total equity. The non-controlling partner’s interest is generally

computed as the joint venture partner’s ownership percentage.

When the requirements for consolidation are not met and we have significant influence over the operations of the entity, the

investment is accounted for under the equity method of accounting. Investments in unconsolidated entities for which we

have not elected the fair value option, or FVO, are initially recorded at cost and subsequently adjusted for our pro-rata

share of net income, contributions and distributions. When we elect the FVO, we record our share of the net asset value of

the entity and any related unrealized gains and losses.

We review our investments in unconsolidated entities for impairment each quarter or when there is an event or change in

circumstances that indicates a decrease in value. If there is a decrease in value due to a series of operating losses or other

factors, the investment is evaluated to determine if the loss in value is considered other than temporary. Although a current

fair value below the carrying value of the investment is an indicator of impairment, we will only recognize an impairment

if the loss in value is determined to be an other than temporary impairment. If an impairment is determined to be other than

temporary, we will record an impairment charge sufficient to reduce the investment’s carrying value to its fair value, which

would result in a new cost basis. This new cost basis will be used for future periods when recording subsequent income or

loss and cannot be written up to a higher value as a result of increases in fair value.

In 2017, we entered into a joint venture with Walker & Dunlop Inc., or Walker & Dunlop, to originate, hold, and finance

multifamily bridge loans, which we refer to as our Multifamily Joint Venture. Pursuant to the terms of the agreements

governing the joint venture, Walker & Dunlop contributed 15% of the venture’s equity capital and we contributed 85%.

We consolidate our Multifamily Joint Venture as we have a controlling financial interest. The non-controlling interests

included on our consolidated balance sheets represent the equity interests in our Multifamily Joint Venture that are owned

by Walker & Dunlop. A portion of our Multifamily Joint Venture’s consolidated equity and results of operations are

allocated to these non-controlling interests based on Walker & Dunlop’s pro rata ownership of our Multifamily Joint

Venture.

In 2024, we entered into a joint venture with a Blackstone-advised investment vehicle to invest in triple net lease

properties, which we refer to as our Net Lease Joint Venture. Our aggregate ownership interest in our Net Lease Joint

Venture was 75% as of March 31, 2026. We do not consolidate our Net Lease Joint Venture as we do not have a

controlling financial interest. Our investment in our Net Lease Joint Venture is accounted for under the equity method, and

is recorded in investment in unconsolidated entities on our consolidated balance sheets, and our pro-rata share of income

(loss) is recorded in income (loss) from unconsolidated entities on our consolidated statements of operations.

In 2025, we entered into a joint venture with a Blackstone-advised investment vehicle to acquire portfolios of performing

commercial mortgage loans, which we refer to as our Bank Loan Portfolio Joint Venture. During 2025, our Bank Loan

Portfolio Joint Venture acquired two portfolios of performing commercial mortgage loans. Our aggregate ownership

interest in our Bank Loan Portfolio Joint Venture was 35% as of March 31, 2026. We do not consolidate our Bank Loan

Portfolio Joint Venture as we do not have a controlling financial interest. Our investment in our Bank Loan Portfolio Joint

Venture is accounted for using the FVO, and is recorded as an investment in unconsolidated entities on our consolidated

balance sheets, and our pro-rata share of any unrealized gains and losses is recorded in income (loss) from unconsolidated

entities on our consolidated statements of operations.

Use of Estimates

The preparation of consolidated financial statements in conformity with GAAP requires us to make estimates and

assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of

the date of the consolidated financial statements and the reported amounts of revenues and expenses during the reporting

period. Actual results may ultimately differ materially from those estimates.

Revenue Recognition

Interest income from our loans receivable portfolio is recognized over the life of each loan using the effective interest

method and is recorded on the accrual basis. Recognition of fees, premiums, and discounts associated with these

investments is deferred and recorded over the term of the loan as an adjustment to yield. Income accrual is generally

suspended for loans at the earlier of the date at which payments become 90 days past due or when, in our opinion, recovery

of income and principal becomes doubtful. Interest received is then recorded as income or as a reduction in the amortized

cost basis, based on the specific facts and circumstances, until accrual is resumed when the loan becomes contractually

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

current and performance is demonstrated to be resumed. In addition, for loans we originate, the related origination expenses

are deferred and recognized as a reduction to interest income; however, expenses related to loans we acquire are included

in general and administrative expenses as incurred.

The sources of revenue from our owned real estate assets, which is included in revenue from owned real estate on our

consolidated statements of operations, and the related revenue recognition policies are as follows:

Rental income primarily consists of base rent income arising from tenant leases at our office and multifamily properties.

We determine if an arrangement is a lease at contract inception, which is subject to the provisions of ASC 842. Base rent is

recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. We begin to

recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space.

Other operating income primarily consists of income from our hospitality properties and tenant reimbursement income.

Revenue from our hospitality properties consists primarily of room revenue and food and beverage revenue. Room revenue

is recognized when the related room is occupied and other hospitality revenue is recognized when the service is rendered.

Tenant reimbursement income primarily consists of amounts due from tenants for costs related to common area

maintenance, real estate taxes, and other recoverable costs included in lease agreements.

We evaluate the collectability of receivables related to rental revenue on an individual lease basis and exercise judgment in

assessing collectability considering the length of time a receivable has been outstanding, tenant credit-worthiness, payment

history, available information about the financial condition of the tenant, and current economic trends, among other factors.

Tenant receivables that are deemed uncollectible are recognized as a reduction to rental revenue.

Cash and Cash Equivalents

Cash and cash equivalents represent cash held in banks and liquid investments with original maturities of three months or

less. We may have bank balances in excess of federally insured amounts; however, we deposit our cash and cash

equivalents with high credit-quality institutions to minimize credit risk exposure. We have not experienced, and do not

expect, any losses on our cash or cash equivalents. As of both March 31, 2026 and December 31, 2025, we had no

restricted cash on our consolidated balance sheets.

Loans Receivable

We originate and purchase commercial real estate debt and related instruments generally to be held as long-term

investments at amortized cost.

Current Expected Credit Losses Reserve

The current expected credit loss, or CECL, reserve required under the Financial Accounting Standards Board, or FASB,

Accounting Standards Codification, or ASC, Topic 326 “Financial Instruments – Credit Losses,” or ASC 326, reflects our

current estimate of potential credit losses related to our loans and notes receivable included in our consolidated balance

sheets. Changes to the CECL reserves are recognized through net income on our consolidated statements of operations.

While ASC 326 does not require any particular method for determining the CECL reserves, it does specify the reserves

should be based on relevant information about past events, including historical loss experience, current portfolio and

market conditions, and reasonable and supportable forecasts for the duration of each respective loan. In addition, other than

a few narrow exceptions, ASC 326 requires that all financial instruments subject to the CECL model have some amount of

loss reserve to reflect the principle underlying the CECL model that all loans and similar assets have some inherent risk of

loss, regardless of credit quality, subordinate capital, or other mitigating factors.

We estimate our CECL reserves primarily using the Weighted-Average Remaining Maturity, or WARM method, which

has been identified as an acceptable loss-rate method for estimating CECL reserves in FASB Staff Q&A Topic 326, No. 1.

The WARM method requires us to reference historic loan loss data across a comparable data set and apply such loss rate to

each of our loans over their expected remaining term, taking into consideration expected economic conditions over the

relevant time frame. We apply the WARM method for the majority of our loan portfolio, which consists of loans that share

similar risk characteristics. In certain instances, for loans with unique risk characteristics, we may instead use a probability-

weighted model that considers the likelihood of default and expected loss given default for each such individual loan.

Application of the WARM method to estimate CECL reserves requires judgment, including (i) the appropriate historical

loan loss reference data, (ii) the expected timing and amount of future loan fundings and repayments, and (iii) the current

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

credit quality of our portfolio and our expectations of performance and market conditions over the relevant time period. To

estimate the historic loan losses relevant to our portfolio, we have augmented our historical loan performance, with market

loan loss data licensed from Trepp LLC. This database includes commercial mortgage-backed securities, or CMBS, issued

since January 1, 1999 through February 28, 2026. Within this database, we focused our historical loss reference

calculations on the most relevant subset of available CMBS data, which we determined based on loan metrics that are most

comparable to our loan portfolio including asset type, geography, and origination loan-to-value, or LTV. We believe this

CMBS data, which includes month-over-month loan and property performance, is the most relevant, available, and

comparable dataset to our portfolio.

Our loans typically include commitments to fund incremental proceeds to our borrowers over the life of the loan. These

future funding commitments are also subject to the CECL model. The CECL reserve related to future loan fundings is

recorded as a component of other liabilities on our consolidated balance sheets. This CECL reserve is estimated using the

same process outlined above for our outstanding loan balances, and changes in this component of the CECL reserve will

similarly impact our consolidated net income. For both the funded and unfunded portions of our loans, we consider our

internal risk rating of each loan as the primary credit quality indicator underlying our assessment.

The CECL reserves are measured on a collective basis wherever similar risk characteristics exist within a pool of similar

assets. We have identified the following pools and measure the reserve for credit losses using the following methods:

• U.S. Loans: WARM method that incorporates a subset of historical loss data, expected weighted-average

remaining maturity of our loan pool, and an economic view.

• Non-U.S. Loans: WARM method that incorporates a subset of historical loss data, expected weighted-average

remaining maturity of our loan pool, and an economic view.

• Unique Loans: a probability of default and loss given default model, assessed on an individual basis.
• Impaired Loans: impairment is indicated when it is deemed probable that we will not be able to collect all

amounts due to us pursuant to the contractual terms of the loan. Determining that a loan is impaired requires

significant judgment from management and is based on several factors including (i) the underlying collateral

performance, (ii) discussions with the borrower, (iii) borrower events of default, and (iv) other facts that impact

the borrower’s ability to pay the contractual amounts due under the terms of the loan. If a loan is determined to be

impaired, we record the impairment as a component of our CECL reserves by applying the practical expedient for

collateral dependent loans. The CECL reserves are assessed on an individual basis for these loans by comparing

the estimated fair value of the underlying collateral, less costs to sell, to the book value of the respective loan.

These valuations require significant judgments, which include assumptions regarding capitalization rates, discount

rates, leasing, creditworthiness of major tenants, occupancy rates, availability and cost of financing, exit plan, loan

sponsorship, actions of other lenders, and other factors deemed relevant by us. Actual losses, if any, could

ultimately differ materially from these estimates. We only expect to charge off the impairment losses in our

consolidated financial statements prepared in accordance with GAAP if and when such amounts are deemed non-

recoverable. This is generally at the time a loan is repaid or foreclosed, or the underlying collateral assets are

otherwise consolidated. However, non-recoverability may also be concluded if, in our determination, it is nearly

certain that all amounts due will not be collected.

Contractual Term and Unfunded Loan Commitments

Expected credit losses are estimated over the contractual term of each loan, adjusted for expected repayments. As part of

our quarterly review of our loan portfolio, we assess the expected repayment date of each loan, which is used to determine

the contractual term for purposes of computing our CECL reserves.

Additionally, the expected credit losses over the contractual period of our loans are subject to the obligation to extend

credit through our unfunded loan commitments. The CECL reserve for unfunded loan commitments is adjusted quarterly,

as we consider the expected timing of future funding obligations over the estimated life of the loan. The considerations in

estimating our CECL reserve for unfunded loan commitments are similar to those used for the related outstanding loans

receivable.

Credit Quality Indicator

Our risk rating is our primary credit quality indicator in assessing our current expected credit loss reserve. We perform a

quarterly risk review of our portfolio of loans, and assign each loan a risk rating based on a variety of factors, including,

without limitation, origination LTV, debt yield, property type, geographic and local market dynamics, physical condition,

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

cash flow volatility, leasing and tenant profile, loan structure and exit plan, and project sponsorship. Based on a 5-point

scale, our loans are rated “l” through “5,” from less risk to greater risk, relative to our loan portfolio in the aggregate, which

ratings are defined as follows:

1 -Very Low Risk

2 -Low Risk

3 -Medium Risk

4 -High Risk/Potential for Loss: A loan that has a risk of realizing a principal loss.

5 -Impaired/Loss Likely: A loan that has a very high risk of realizing a principal loss or has otherwise incurred a

principal loss.

Estimation of Economic Conditions

In addition to the WARM method computations and probability-weighted models described above, our CECL reserves are

also adjusted to reflect our estimation of the current and future economic conditions that impact the performance of the

commercial real estate assets securing our loans. These estimations include unemployment rates, interest rates, expectations

of inflation and/or recession, and other macroeconomic factors impacting the likelihood and magnitude of potential credit

losses for our loans during their anticipated term. In addition to the CMBS data we have licensed from Trepp LLC, we

have also licensed certain macroeconomic financial forecasts to inform our view of the potential future impact that broader

economic conditions may have on our loan portfolio’s performance. We generally also incorporate information from other

sources, including information and opinions available to our Manager, to further inform these estimations. This process

requires significant judgments about future events that, while based on the information available to us as of the balance

sheet date, are ultimately indeterminate and the actual economic condition impacting our portfolio could vary significantly

from the estimates we made as of March 31, 2026.

Owned Real Estate

We may assume legal title, physical possession, or control of the collateral underlying a loan through a foreclosure, a deed-

in-lieu of foreclosure transaction, or a loan modification in which we receive an equity interest in and/or control over

decision-making at the property, resulting in us consolidating the real estate assets as VIEs. These real estate acquisitions

are classified as owned real estate, on our consolidated balance sheet and are initially recognized at fair value on the

acquisition date in accordance with the ASC Topic 805, “Business Combinations,” or ASC 805.

Upon acquisition of owned real estate assets, we assess the fair value of acquired tangible and intangible assets, which may

include land, buildings, tenant improvements, “above-market” and “below-market” leases, acquired in-place leases, other

identified intangible assets and assumed liabilities, as applicable, and allocate the fair value to the acquired assets and

assumed liabilities. We assess and consider fair value based on estimated cash flow projections that utilize discount and/or

capitalization rates that we deem appropriate, as well as other available market information. Estimates of future cash flows

are based on a number of factors, including the historical operating results, known and anticipated trends, and market and

economic conditions. We capitalize acquisition-related costs associated with asset acquisitions.

Real estate assets held for investment, except for land, are depreciated using the straight-line method over the assets’

estimated useful lives of up to 40 years for buildings, 15 years for land improvements, and 10 years for tenant

improvements. Renovations and/or replacements that improve or extend the life of the asset are capitalized and depreciated

over their estimated useful lives. Lease intangibles are amortized over the remaining term of applicable leases on a straight-

line basis. The cost of ordinary repairs and maintenance are expensed as incurred.

Real estate assets held for investment are assessed for impairment on a quarterly basis. If the depreciated cost basis of the

asset exceeds the undiscounted cash flows over the remaining holding period, the asset is considered for impairment. The

impairment loss is recognized when the carrying value of the real estate assets exceed their fair value. The evaluation of

anticipated future cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental

rates, capital requirements and anticipated holding periods that could differ materially from actual results. Refer to Note 4

for further information.

Real estate assets are classified as held for sale in the period when they meet the criteria under ASC Topic 360 “Property,

Plant, and Equipment.” Once a real estate asset is classified as held for sale, depreciation is suspended and the asset is

reported at the lower of its carrying value or fair value less cost to sell. If circumstances arise and we decide not to sell a

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

real estate asset previously classified as held for sale, the real estate asset is reclassified as held for investment. Upon

reclassification, the real estate asset is measured at the lower of (i) its carrying amount prior to classification as held for

sale, adjusted for depreciation expense that would have been recognized had the real estate been classified as held for

investment, and (ii) its estimated fair value at the time of reclassification.

As of March 31, 2026 and December 31, 2025, we had 13 and 12 owned real estate assets, respectively, that were all

classified as held for investment.

Agency Multifamily Lending Partnership

In 2024, we entered into an agreement with M&T Realty Capital Corporation, or MTRCC, a subsidiary of M&T Bank, that

allows our borrowers to access multifamily agency financing through MTRCC’s Fannie Mae DUS and Freddie Mac

Optigo lending platforms, or our Agency Multifamily Lending Partnership. We will receive a portion of origination,

servicing, and other fees for loans that we refer to MTRCC for origination under both the Fannie Mae and Freddie Mac

programs. Additionally, we will share in losses with MTRCC and Fannie Mae on loans that we refer to MTRCC for

origination under the Fannie Mae program.

Revenue Recognition

For loans that we refer to MTRCC for origination under both the Fannie Mae and Freddie Mac programs, we recognize our

allocable portion of origination, servicing, and other fees in other income when we have satisfied our performance

obligations in accordance with the “Revenue from Contracts with Customers” Topic of the FASB, or ASC 606. Our

performance obligations are generally satisfied when the loan is referred by us to MTRCC and subsequently originated and

sold under the Fannie Mae and Freddie Mac programs. A portion of the fees recognized, such as servicing fees, are variable

and are reevaluated for collectibility on a recurring basis.

Loss-sharing Obligation

Pursuant to our agreement with MTRCC, we are subject to a loss-sharing obligation with respect to MTRCC’s obligation

to partially guarantee the performance of loans that they originate and sell under the Fannie Mae program. This loss-

sharing agreement requires us to fund a fixed amount of cash into a segregated account based on the amount MTRCC is

required to fund under the Fannie Mae program, with respect to loans we referred to MTRCC.

In addition, we will recognize a liability for these loss-sharing obligations. This liability will be initially recognized at fair

value with a corresponding expense at inception, and it will subsequently be amortized on a straight-line basis over the life

of the loss-sharing obligation. This liability is included within other liabilities in our consolidated balance sheets. As of

March 31, 2026, our maximum loss-sharing obligation associated with the loans referred by us to MTRCC under the

Fannie Mae program was $5.5 million, and we have recorded related liabilities of $32 thousand. There have been no losses

incurred as a result of the loss-sharing obligations.

Derivative Financial Instruments

We classify all derivative financial instruments as either other assets or other liabilities on our consolidated balance sheets

at fair value.

On the date we enter into a derivative contract, we designate each contract as (i) a hedge of a net investment in a foreign

operation, or net investment hedge, (ii) a hedge of a forecasted transaction or of the variability of cash flows to be received

or paid related to a recognized asset or liability, or cash flow hedge, (iii) a hedge of a recognized asset or liability, or fair

value hedge, or (iv) a derivative instrument not to be designated as a hedging derivative, or non-designated hedge. For all

derivatives other than those designated as non-designated hedges, we formally document our hedge relationships and

designation at the contract’s inception. This documentation includes the identification of the hedging instruments and the

hedged items, its risk management objectives, strategy for undertaking the hedge transaction and our evaluation of the

effectiveness of its hedged transaction.

On a quarterly basis, we also formally assess whether the derivative we designated in each hedging relationship is expected

to be, and has been, highly effective in offsetting changes in the value or cash flows of the hedged items. If it is determined

that a derivative is not highly effective at hedging the designated exposure, hedge accounting is discontinued and the

changes in fair value of the instrument are included in net income prospectively. Our net investment hedges are assessed

using a method based on changes in spot exchange rates. Gains and losses, representing hedge components excluded from

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

the assessment of effectiveness, are recognized in interest income on our consolidated statements of operations over the

contractual term of our net investment hedges on a systematic and rational basis, as documented at hedge inception in

accordance with our accounting policy election. All other changes in the fair value of our derivative instruments that

qualify as hedges are reported as a component of accumulated other comprehensive income (loss) on our consolidated

financial statements. Deferred gains and losses are reclassified out of accumulated other comprehensive income (loss) and

into net income in the same period or periods during which the hedged transaction affects earnings, and are presented in the

same line item as the earnings effect of the hedged item. For cash flow hedges, this is typically when the periodic swap

settlements are made, while for net investment hedges, this occurs when the hedged item is sold or substantially liquidated.

To the extent a derivative does not qualify for hedge accounting and is deemed a non-designated hedge, the changes in its

fair value are included in net income concurrently.

Proceeds or payments from periodic settlements of derivative instruments are classified on our consolidated statement of

cash flows in the same section as the underlying hedged item.

Debt Securities

We have elected the FVO for our debt securities, which are included in other assets on our consolidated balance sheets.

Refer to Note 6 for further information.

Secured Debt and Asset-Specific Debt

We record investments financed with secured debt or asset-specific debt as separate assets and the related borrowings

under any secured debt or asset-specific debt are recorded as separate liabilities on our consolidated balance sheets. Interest

income earned on the investments and interest expense incurred on the secured debt or asset-specific debt are reported

separately on our consolidated statements of operations.

Term Loans

We record our term loans as liabilities on our consolidated balance sheets. Where applicable, any issue discount or

transaction expenses are deferred and amortized through the maturity date of the term loans as additional non-cash interest

expense.

Senior Secured Notes

We record our senior secured notes as liabilities on our consolidated balance sheets. Where applicable, any issue discount

or transaction expenses are deferred and amortized through the maturity date of the senior secured notes as additional non-

cash interest expense.

Convertible Notes

Convertible note proceeds, unless issued with a substantial premium or an embedded conversion feature, are classified as

debt. Additionally, shares issuable under our convertible notes are included in diluted earnings per share in our

consolidated financial statements, if the effect is dilutive, using the if-converted method, regardless of settlement intent.

Where applicable, any issue discount or transaction expenses are deferred and amortized through the maturity date of the

convertible notes as additional non-cash interest expense.

Deferred Financing Costs

The deferred financing costs that are included as a reduction in the net book value of the related liability on our

consolidated balance sheets include issuance and other costs related to our debt obligations. These costs are amortized as

interest expense using the effective interest method over the life of the related obligations.

Underwriting Commissions and Offering Costs

Underwriting commissions and offering costs incurred in connection with common stock offerings are reflected as a

reduction of additional paid-in capital. Costs incurred that are not directly associated with the completion of a common

stock offering are expensed when incurred.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Fair Value Measurements

The “Fair Value Measurements and Disclosures” Topic of the FASB, or ASC 820, defines fair value, establishes a

framework for measuring fair value, and requires certain disclosures about fair value measurements under GAAP.

Specifically, this guidance defines fair value based on exit price, or the price that would be received upon the sale of an

asset or the transfer of a liability in an orderly transaction between market participants at the measurement date.

ASC 820 also establishes a fair value hierarchy that prioritizes and ranks the level of market price observability used in

measuring financial instruments. Market price observability is affected by a number of factors, including the type of

financial instrument, the characteristics specific to the financial instrument, and the state of the marketplace, including the

existence and transparency of transactions between market participants. Financial instruments with readily available quoted

prices in active markets generally will have a higher degree of market price observability and a lesser degree of judgment

used in measuring fair value.

Financial instruments measured and reported at fair value are classified and disclosed based on the observability of inputs

used in the determination, as follows:

• Level 1: Generally includes only unadjusted quoted prices that are available in active markets for identical

financial instruments as of the reporting date.

• Level 2: Pricing inputs include quoted prices in active markets for similar instruments, quoted prices in less active

or inactive markets for identical or similar instruments where multiple price quotes can be obtained, and other

observable inputs, such as interest rates, yield curves, credit risks, and default rates.

• Level 3: Pricing inputs are unobservable for the financial instruments and include situations where there is little, if

any, market activity for the financial instrument. These inputs require significant judgment or estimation by

management of third parties when determining fair value and generally represent anything that does not meet the

criteria of Levels 1 and 2.

Certain of our other assets are reported at fair value, as of quarter-end, either (i) on a recurring basis or (ii) on a

nonrecurring basis, as a result of impairment or other events. Our assets that are recorded at fair value are discussed further

in Note 18. We generally value our assets recorded at fair value by either (i) discounting expected cash flows based on

assumptions regarding the collection of principal and interest and estimated market rates, or (ii) obtaining assessments from

third parties. For collateral-dependent loans that are identified as impaired, we measure impairment by comparing our

estimation of the fair value of the underlying collateral, less costs to sell, to the book value of the respective loan. These

valuations require significant judgments, which include assumptions regarding capitalization rates, discount rates, leasing,

creditworthiness of major tenants, occupancy rates, availability and cost of financing, exit plan, loan sponsorship, actions

of other lenders, and other factors.

We have elected the FVO for one of our investments in an unconsolidated entity, our Bank Loan Portfolio Joint Venture,

and therefore report this investment at fair value. Given the fair value of this investment is not readily determinable, the net

asset value of the entity is used as a practical expedient.

As of March 31, 2026, we had an aggregate $84.9 million asset-specific CECL reserve related to seven of our loans

receivable with an aggregate amortized cost basis of $372.2 million, net of cost-recovery proceeds. The CECL reserve was

recorded based on our estimation of the fair value of the loans' aggregate underlying collateral as of March 31, 2026. These

loans receivable are therefore measured at fair value on a nonrecurring basis using significant unobservable inputs, and are

classified as Level 3 assets in the fair value hierarchy. We estimated the fair value of the collateral underlying the loans

receivable by considering a variety of inputs including property performance, market data, and comparable sales, as

applicable. The significant unobservable inputs employed include the exit capitalization rate assumption used to forecast

the future sale price of the underlying real estate collateral, which ranged from 4.9% to 8.0%, and the unlevered discount

rate assumption, which ranged from 8.0% to 15.0%.

During the three months ended March 31, 2026, we acquired legal title to one owned real estate asset through a foreclosure

transaction. At the time of acquisition, we determined the fair value of the real estate asset based on a variety of inputs, as

applicable, including, but not limited to, estimated cash flow projections, leasing assumptions, required capital

expenditures, market data, and comparable sales. The owned real estate asset was measured at fair value on a nonrecurring

basis using significant unobservable inputs and is classified as a Level 3 asset in the fair value hierarchy. The significant

unobservable inputs employed include (i) the exit capitalization rate assumption used to forecast the future sale price of the

asset, which was 6.5%, and (ii) the unlevered discount rate assumption, which was 11.0%. Refer to Notes 4 and 18 for

further information.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

We are also required by GAAP to disclose fair value information about financial instruments, which are not otherwise

reported at fair value in our consolidated balance sheet, to the extent it is practicable to estimate a fair value for those

instruments. These disclosure requirements exclude certain financial instruments and all non-financial instruments.

The following methods and assumptions are used to estimate the fair value of each class of financial instruments, for which

it is practicable to estimate that value:

• Cash and cash equivalents: The carrying amount of cash and cash equivalents approximates fair value.
• Loans receivable, net: The fair values of these loans were estimated using a discounted cash flow methodology,

taking into consideration various factors including capitalization rates, discount rates, leasing, credit worthiness of

major tenants, occupancy rates, availability and cost of financing, exit plan, loan sponsorship, actions of other

lenders, and other factors.

• Derivative financial instruments: The fair value of our foreign currency and interest rate contracts was estimated

using advice from a third-party derivative specialist, based on contractual cash flows and observable inputs

comprising foreign currency rates and credit spreads.

• Secured debt, net and other secured debt: The fair value of these instruments was estimated based on the rate at

which a similar credit facility would currently be priced. Other secured debt is included in other liabilities in our

consolidated balance sheets.

• Securitized debt obligations, net: The fair value of these instruments was estimated by utilizing third-party pricing

service providers. In determining the value of a particular investment, pricing service providers may use broker-

dealer quotations, reported trades, or valuation estimates from their internal pricing models to determine the

reported price.

• Asset-specific debt, net: The fair value of these instruments was estimated based on the rate at which a similar

agreement would currently be priced.

• Loan participations sold, net: The fair value of these instruments was estimated based on the value of the related

loan receivable asset.

• Term loans, net: The fair value of these instruments was estimated by utilizing third-party pricing service

providers. In determining the value of a particular investment, pricing service providers may use broker-dealer

quotations, reported trades, or valuation estimates from their internal pricing models to determine the reported

price.

• Senior secured notes, net: The fair value of these instruments was estimated by utilizing third-party pricing service

providers. In determining the value of a particular investment, pricing service providers may use broker-dealer

quotations, reported trades, or valuation estimates from their internal pricing models to determine the reported

price.

• Convertible notes, net: Each series of the convertible notes is actively traded and their fair values were obtained

using quoted market prices.

Income Taxes

Our financial results generally do not reflect provisions for current or deferred income taxes on our REIT taxable income.

We believe that we operate in a manner that will continue to allow us to be taxed as a REIT and, as a result, we generally

do not expect to pay substantial corporate level taxes other than those payable by our taxable REIT subsidiaries. If we were

to fail to meet these requirements, we may be subject to federal, state, and local income tax on current and past income, and

penalties. Refer to Note 16 for further information.

Stock-Based Compensation

Our stock-based compensation consists of awards issued to our Manager, certain individuals employed by an affiliate of

our Manager, and certain members of our board of directors that vest over the life of the awards, as well as deferred stock

units issued to certain members of our board of directors. Stock-based compensation expense is recognized for these

awards in net income on a variable basis over the applicable vesting period of the awards, based on the value of our class A

common stock. Refer to Note 17 for further information.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Earnings per Share

Basic earnings per share, or Basic EPS, is computed in accordance with the two-class method and is based on (i) the net

earnings allocable to our class A common stock, including restricted class A common stock and deferred stock units,

divided by (ii) the weighted-average number of shares of our class A common stock, including restricted class A common

stock and deferred stock units outstanding during the period. Our restricted class A common stock is considered a

participating security, as defined by GAAP, and has been included in our Basic EPS under the two-class method as these

restricted shares have the same rights as our other shares of class A common stock, including participating in any gains or

losses.

Diluted earnings per share, or Diluted EPS, is determined using the if-converted method, and is based on (i) the net

earnings, adjusted for interest expense incurred on our convertible notes during the relevant period, net of incentive fees,

allocable to our class A common stock, including restricted class A common stock and deferred stock units, divided by (ii)

the weighted-average number of shares of our class A common stock, including restricted class A common stock, deferred

stock units, and shares of class A common stock issuable under our convertible notes. Refer to Note 14 for further

discussion of earnings per share.

Foreign Currency

In the normal course of business, we enter into transactions not denominated in United States, or U.S., dollars. Foreign

exchange gains and losses arising on such transactions are recorded as a gain or loss in our consolidated statements of

operations. In addition, we consolidate entities that have a non-U.S. dollar functional currency. Non-U.S. dollar-

denominated assets and liabilities are translated to U.S. dollars at the exchange rate prevailing at the reporting date and

income, expenses, gains, and losses are translated at the average exchange rate over the applicable period. Cumulative

translation adjustments arising from the translation of non-U.S. dollar-denominated subsidiaries are recorded in other

comprehensive income (loss).

Recent Accounting Pronouncements

In December 2025, the FASB issued Accounting Standards Update, or ASU, 2025-11, “Interim Reporting (Topic 270):

Narrow Scope Improvements,” which amends the guidance in ASC 270, Interim Reporting. The update enhances interim

disclosure requirements by clarifying the information that must be presented in quarterly periods, including improved

transparency regarding significant events, accounting policy updates, and material developments that occur between annual

reporting dates. ASU 2025-11 also aligns certain interim reporting requirements more closely with annual disclosure

objectives to promote consistency and comparability. The amendments are effective for interim periods beginning after

December 15, 2027, and early adoption is permitted. We have not early adopted ASU 2025-11 and do not expect the

adoption of ASU 2025-11 to have a material impact on our consolidated financial statements.

In December 2025, the FASB issued ASU 2025-09, “Derivatives and Hedging (Topic 815): Hedge Accounting

Improvements,” which amends the guidance in ASC 815, Derivatives and Hedging. The update refines certain hedge

accounting requirements, including clarifications to the designation and documentation criteria for hedge relationships,

improvements to the assessment of hedge effectiveness, and enhanced disclosures intended to provide greater transparency

into an entity’s risk management activities involving derivatives. ASU 2025-09 is effective for annual periods beginning

after December 15, 2026, including interim periods within those annual periods, and early adoption is permitted. We have

not early adopted ASU 2025-09 and do not expect the adoption of ASU 2025-09 to have a material impact on our

consolidated financial statements.

In December 2025, the FASB issued ASU 2025-08, “Financial Instruments—Credit Losses (Topic 326): Purchased

Loans,” which clarifies the application of the CECL model to purchased loans, including purchased credit‑deteriorated

loans, and enhances related disclosure requirements. ASU 2025-08 is effective for annual reporting periods beginning after

December 15, 2026, including interim periods within those annual periods. Early adoption is permitted. We have not early

adopted ASU 2025-08 and do not expect the adoption of ASU 2025-08 to have a material impact on our consolidated

financial statements.

In July 2025, the FASB issued ASU 2025-05, “Financial Instruments - Credit Losses (Topic 326): Measurement of Credit

Losses for Accounts Receivable and Contract Assets,” which amends the guidance in ASC 326, Financial Instruments—

Credit Losses. This update provides a practical expedient related to the estimation of expected credit losses for current

accounts receivable and current contract assets that arise from transactions accounted for under ASC 606. The amendment

notes that in developing reasonable and supportable forecasts as part of estimating expected credit losses, all entities may

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

elect a practical expedient that assumes that current conditions as of the balance sheet date do not change for the remaining

life of the asset. ASU 2025-05 is effective for annual periods beginning after December 15, 2025, including interim periods

within those annual periods, and early adoption is permitted. The adoption of ASU 2025-05 in 2026 did not have a material

impact on our consolidated financial statements. We recognize revenue under ASC 606 pursuant to our Agency

Multifamily Lending Partnership and income from our hospitality owned real estate assets.

In May 2025, the FASB issued ASU 2025-03, “Business Combinations (Topic 805) and Consolidation (Topic 810):

Determining the Accounting Acquirer in the Acquisition of a Variable Interest Entity,” which amends the guidance in ASC

805, Business Combinations. This update clarifies the determination of the accounting acquirer in business combinations

that are primarily effected through the exchange of equity interests and involve the acquisition of a VIE. Specifically,

entities are now required to consider the factors outlined in ASC 805-10-55-12 through 55-15 when determining the

accounting acquirer, rather than defaulting to the primary beneficiary of the VIE as the accounting acquirer. ASU 2025-03

is effective for annual periods beginning after December 15, 2026, including interim periods within those annual periods,

and early adoption is permitted. We have not early adopted ASU 2025-03 and do not expect the adoption of ASU 2025-03

to have a material impact on our consolidated financial statements.

In November 2024, the FASB issued ASU 2024-04 “Debt with Conversion and Other Options (Subtopic 470-20): Induced

Conversions of Convertible Debt Instruments,” or ASU 2024-04. ASU 2024-04 clarifies the accounting treatment for

settlement of a convertible debt instrument as an induced conversion. ASU 2024-04 is effective on a prospective basis,

with the option for retrospective application, for fiscal years beginning after December 15, 2025. The adoption of ASU

2024-04 in 2026 did not have a material impact on our consolidated financial statements.

In November 2024, the FASB issued ASU 2024-03 “Expense Disaggregation Disclosures (Subtopic 220-40):

Disaggregation of Income Statement Expenses,” or ASU 2024-03. ASU 2024-03 requires disclosures in the notes to the

financial statements on specified information about certain costs and expenses for each interim and annual reporting period.

ASU 2024-03 is effective on either a prospective basis, with the option for retrospective application, for annual periods

beginning after December 15, 2026, and for interim periods within fiscal years beginning after December 15, 2027, and

early adoption is permitted. We have not early adopted ASU 2024-03 and do not expect the adoption of ASU 2024-03 to

have a material impact on our consolidated financial statements.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

3. LOANS RECEIVABLE, NET

The following table details overall statistics for our loans receivable portfolio ($ in thousands):

(1) Unfunded commitments will primarily be funded to finance our borrowers’ construction or development of real

estate-related assets, capital improvements of existing assets, or lease-related expenditures. These commitments will

generally be funded over the term of each loan, subject in certain cases to an expiration date.

(2) The weighted-average cash coupon and all-in yield are expressed as a spread over the relevant floating benchmark

rates, which include SOFR, SONIA, EURIBOR, CORRA, and other indices, as applicable to each loan. As of

March 31, 2026, 97% of our loans by principal balance earned a floating rate of interest, primarily indexed to SOFR.

The remaining 3% of our loans by principal balance earned a fixed rate of interest. As of December 31, 2025, 97%

of our loans by principal balance earned a floating rate of interest, primarily indexed to SOFR. The remaining 3% of

our loans by principal balance earned a fixed rate of interest. In addition to cash coupon, all-in yield includes the

amortization of deferred origination and extension fees, loan origination costs, and purchase discounts, as well as the

accrual of exit fees. Excludes loans accounted for under the cost-recovery and nonaccrual methods, if any.

(3) Maximum maturity assumes all extension options are exercised by the borrower, however our loans may be repaid

prior to such date. Excludes loans accounted for under the cost-recovery and nonaccrual methods, if any. As of

March 31, 2026, 41% of our loans by principal balance were subject to yield maintenance or other prepayment

restrictions and 59% were open to repayment by the borrower without penalty. As of December 31, 2025, 40% of

our loans by principal balance were subject to yield maintenance or other prepayment restrictions and 60% were

open to repayment by the borrower without penalty.

The following table details the index rate floors for our loans receivable portfolio as of March 31, 2026 ($ in thousands):

(1) Includes Euro, British Pound Sterling, Swedish Krona, Australian Dollar, and Canadian Dollar currencies.

(2) Includes all impaired loans.

(3) As of March 31, 2026, the weighted-average index rate floor of our floating-rate loans receivable principal balance

was 1.40%. Excluding 0.0% index rate floors and loans with no floor, the weighted-average index rate floor was

2.06%.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Activity relating to our loans receivable portfolio was as follows ($ in thousands):

(1) Other items primarily consist of purchase and sale discounts or premiums, exit fees, deferred origination expenses,

and cost-recovery proceeds.

(2) This amount relates to intangible and other assets recorded in connection with a loan that was transferred to owned

real estate, net of any liabilities recorded upon acquisition. See Note 6 for further information.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The tables below detail the property type and geographic distribution of the properties securing the loans in our loans

receivable portfolio ($ in thousands):

(1) Net loan exposure reflects the amount of each loan that is subject to risk of credit loss to us as of March 31, 2026,

which is our principal balance net of (i) $961.1 million of asset-specific debt, (ii) $20.3 million of cost-recovery

proceeds, and (iii) our total loans receivable CECL reserve of $291.6 million. Our asset-specific debt is structurally

non-recourse and term-matched to the corresponding collateral loans.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

(1) Net loan exposure reflects the amount of each loan that is subject to risk of credit loss to us as of December 31,

2025, which is our principal balance net of (i) $999.8 million of asset-specific debt, (ii) $24.5 million of cost-

recovery proceeds, and (iii) our total loans receivable CECL reserve of $284.4 million. See Note 2 for further

discussion of loan participations sold. Our asset-specific debt is structurally non-recourse and term-matched to the

corresponding collateral loans.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Loan Risk Ratings

As further described in Note 2, we evaluate our loan portfolio on a quarterly basis. In conjunction with our quarterly loan

portfolio review, we assess the risk factors of each loan, and assign a risk rating based on several factors. Factors

considered in the assessment include, but are not limited to, risk of loss, origination LTV, debt yield, collateral

performance, structure, exit plan, and sponsorship. Loans are rated “1” (less risk) through “5” (greater risk), which ratings

are defined in Note 2.

The following tables allocate the net book value and net loan exposure balances based on our internal risk ratings ($ in

thousands):

(1) Net loan exposure reflects the amount of each loan that is subject to risk of credit loss to us as of March 31, 2026,

which is our principal balance net of (i) $961.1 million of asset-specific debt, (ii) $20.3 million of cost-recovery

proceeds, and (iii) our total loans receivable CECL reserve of $291.6 million. Our net loan exposure as of

December 31, 2025 is our principal balance net of (i) $999.8 million of asset-specific debt, (ii) $24.5 million of cost-

recovery proceeds, and (iii) our total loans receivable CECL reserve of $284.4 million. Our asset-specific debt is

structurally non-recourse and term-matched to the corresponding collateral loans.

Our loan portfolio had a weighted-average risk rating of 3.0, based on net loan exposure, as of both March 31, 2026 and

December 31, 2025.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Current Expected Credit Loss Reserve

The CECL reserves required under GAAP reflect our current estimate of potential credit losses related to the loans included

in our consolidated balance sheets. Refer to Note 2 for further discussion of our CECL reserves. The following table

presents the activity in our loans receivable CECL reserve by investment pool for the three months ended March 31, 2026

and 2025 ($ in thousands):

(1) Includes one U.S. dollar-denominated loan that is located in Bermuda.

During the three months ended March 31, 2026, we recorded a net increase of $7.2 million in the CECL reserves against

our loans receivable portfolio, primarily driven by a $9.6 million increase in our general CECL reserve partially offset by a

$2.4 million decrease in our asset-specific CECL reserve, bringing our total loans receivable CECL reserves to

$291.6 million as of March 31, 2026. The increase in our general CECL reserve was primarily driven by new loan

originations. The decrease in our asset-specific reserve was driven by charge-offs of $46.5 million primarily related to the

resolution of one previously impaired loan as a result of our acquisition of title through a foreclosure of a hospitality

collateral property located in San Francisco, CA, which is now included on our consolidated balance sheet as an owned real

estate asset. This was largely offset by additions to our asset-specific CECL reserve related to two additional loans with a

total amortized cost basis of $284.8 million that were impaired during the three months ended March 31, 2026. The income

accrual was suspended on the two newly impaired loans, as the recovery of income and principal was doubtful. During the

three months ended March 31, 2026, we recorded $1.4 million of interest income on these loans.

As of March 31, 2026, we had an aggregate $84.9 million asset-specific CECL reserve related to seven of our loans

receivable, with a total amortized cost basis of $372.2 million, net of cost-recovery proceeds. Impairments are each

determined individually as a result of changes in the specific credit quality factors for each such loan. These factors

included, among others, (i) the underlying collateral performance, (ii) discussions with the borrower, (iii) borrower events

of default, and (iv) other facts that impact the borrower’s ability to pay the contractual amounts due under the terms of the

loan. This asset-specific CECL reserve was recorded based on our estimation of the fair value of each loan’s underlying

collateral as of March 31, 2026.

No income was recorded on our impaired loans subsequent to determining that they were impaired. During the three

months ended March 31, 2026, we received an aggregate $0.5 million of cash proceeds from such loans that were applied

as a reduction to the amortized cost basis of each respective loan.

As of March 31, 2026, two of our performing loans with an aggregate amortized cost basis of $156.7 million were in

default. With respect to one of these loans, the default was a technical default as a result of the non-payment of an

extension fee, the loan was not past its maturity date and was current on its interest payments. The other loan was in

payment default and was less than 90 days past due on its interest payment. Both of these loans had a risk rating of “4.” All

other borrowers under performing loans were in compliance with the applicable contractual terms of each respective loan,

including any required payment of interest. Refer to Note 2 for further discussion of our policies on revenue recognition

and our CECL reserves.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Our primary credit quality indicator is our risk ratings, which are further discussed above. The following tables present the

net book value of our loan portfolio as of March 31, 2026 and December 31, 2025, respectively, by year of origination,

investment pool, and risk rating ($ in thousands):

(1) Date loan was originated or acquired by us. Origination dates are subsequently updated to reflect material loan

modifications.

(2) Represents charge-offs by year of origination during the three months ended March 31, 2026.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

(1) Date loan was originated or acquired by us. Origination dates are subsequently updated to reflect material loan

modifications.

(2) Represents charge-offs by year of origination during the year ended December 31, 2025.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Loan Modifications Pursuant to ASC 326

During the twelve months ended March 31, 2026, we entered into four loan modifications that require disclosure pursuant

to ASC 326. Three of these loans were collateralized by office assets and one was collateralized by a life sciences/studio

asset.

One of the loan modifications included a term extension combined with an other-than-insignificant payment delay. This

loan modification had a term extension of 3.8 years, the loan was bifurcated into a separate senior loan and subordinate

loan, and the borrower paid a $1.7 million fee upon closing of the modification. We are accruing interest on the senior loan,

which is paying interest current, and deferring interest on the subordinate loan that is paying interest in-kind. As of

March 31, 2026, the amortized cost basis of this loan was $242.3 million, or 1.4% of our aggregate loans receivable

portfolio, with no unfunded commitments. This loan was in compliance with its modified contractual terms as of March 31,

The other three loan modifications included term extensions combined with other-than-insignificant payment delays and

interest rate reductions. The first loan modification included a term extension of one year, the interest rate on the senior

loan decreased by 2.43%, the borrower repaid $25.0 million upon closing of the modification, and the loan was bifurcated

into a separate senior loan and subordinate loan. The senior loan is paying interest partially current, and partially in-kind,

while the subordinate loan is paying interest in-kind. We are accruing all of the interest on the senior loan and deferring

interest on the subordinate loan. The second loan modification included a term extension of 4.3 years, the interest rate

decreased by 3.56%, and the loan was bifurcated into a separate senior loan and subordinate loan. We are accruing all of

the interest on the senior loan that is paying current, and deferring interest on the subordinate loan, which is paid-in-kind.

The third loan modification included a term extension of 4.3 years, the interest rate decreased by 4.19%, the borrower

repaid $12.7 million upon closing of the modification, and the loan was bifurcated into a separate senior loan and

subordinate loan. We are accruing all of the interest on the senior loan that is paying current and deferring interest on the

subordinate loan, which is paid-in-kind. As of March 31, 2026, the aggregate amortized cost basis of these loans was

$386.1 million, or 2.2% of our aggregate loans receivable portfolio, with an aggregate $67.7 million of unfunded

commitments. These loans were in compliance with their modified contractual terms as of March 31, 2026.

All four of these loans had a risk rating of “5” at the time of modification. In aggregate, these modifications resulted in the

bifurcation of all four loans into separate senior and subordinate loans, or eight loans in aggregate. As of March 31, 2026,

three of the newly bifurcated senior loans had a risk rating of “4,” and one had a risk rating of “3.” The four newly

bifurcated subordinate loans all had a risk rating of “5,” as collection of amounts due under the loan terms was doubtful.

Loans with a risk rating of “3” and “4” are included in the determination of our general CECL reserve and loans with a risk

rating of “5” are evaluated individually for an asset-specific CECL reserve. Loan modifications that allow the option to pay

interest in-kind increase our potential economics and the size of our secured claim, as interest is capitalized and added to

the outstanding principal balance for applicable loans. As of March 31, 2026, no income was recorded on our loans

subsequent to determining that they were impaired and risk rated “5.”

4. OWNED REAL ESTATE, NET

As of March 31, 2026 and December 31, 2025, we had 13 and 12 owned real estate assets, respectively. During the three

months ended March 31, 2026, we acquired one owned real estate asset through a foreclosure transaction with an

acquisition price of $41.1 million. We allocated $22.8 million to land and land improvements, $7.6 million to building and

building improvements, and $10.7 million to other components of the purchase price, including cash held in reserves at the

time of acquisition. There were no acquired intangible assets. We charged off $46.8 million of CECL reserves relating to

the loan that had previously been secured by this asset, as the loan’s carrying value of $87.9 million at the time of the

foreclosure exceeded the acquisition date fair value noted above. See Note 2 for further discussion of owned real estate

assets.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Acquisitions

The acquisition of one owned real estate asset during the three months ended March 31, 2026 was accounted for as an asset

acquisition under ASC 805, and we recognized this property as an owned real estate asset held for investment. The

following table presents the owned real estate asset that was acquired during the three months ended March 31, 2026 ($ in

thousands):

Acquisition Date Location Property Type Acquisition Date Fair Value

March 2026 San Francisco, CA Hospitality $41,082

$41,082

Dispositions

During the three months ended March 31, 2026, we completed a partial sale of one owned real estate asset, a multifamily

property located in San Antonio, TX. The carrying value of the asset at the time of disposition was $15.3 million, and we

received net cash proceeds of $15.1 million, resulting in a net loss of $0.2 million, which is included in net loss on

disposition of owned real estate on our consolidated statements of operations.

The following table presents the assets and liabilities related to owned real estate held for investment included in our

consolidated balance sheets ($ in thousands):

(1) Included within other assets on our consolidated balance sheets. Refer to Note 6 for further information.

(2) Included within other liabilities on our consolidated balance sheets. Refer to Note 6 for further information.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Revenue and expenses from owned real estate consisted of the following ($ in thousands):

The following table presents the undiscounted future minimum rents we expect to receive for our office properties as of

March 31, 2026. Leases at our multifamily assets are short term, generally 12 months or less, and are therefore not included

($ in thousands):

The following table presents the estimated future amortization of lease intangibles for each of the next five years and

thereafter as March 31, 2026 ($ in thousands):

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

5. INVESTMENTS IN UNCONSOLIDATED ENTITIES

As of March 31, 2026, we hold certain investments in unconsolidated entities that are accounted for under the equity

method of accounting or the FVO, as our ownership interest in each entity does not meet the requirements for

consolidation. Refer to Note 2 for further details.

The following tables detail our investments in unconsolidated entities ($ in thousands):

(1) The number of assets represents the number of commercial real estate properties.

(2) The number of assets represents the number of commercial mortgage loans.

(3) Represents our aggregate ownership interest in our Bank Loan Portfolio Joint Venture, which owns an initial

portfolio of commercial mortgage loans acquired during the three months ended June 30, 2025, in which we hold a

29% interest, and an additional portfolio acquired during the three months ended September 30, 2025, in which we

hold a 50% interest.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following tables detail the activity related to our investments in unconsolidated entities during the three months ended

March 31, 2026 and 2025 ($ in thousands):

(1) Includes our share of non-cash items such as (i) depreciation and amortization, and (ii) unrealized gains recorded by

unconsolidated entities.

Our Net Lease Joint Venture and Bank Loan Portfolio Joint Venture have each entered into and may continue to enter into

derivative agreements where we would be required to make payment for periodic or final settlement of derivative contracts

if either our Net Lease Joint Venture or Bank Loan Portfolio Joint Venture, as applicable, is unable to fulfill its respective

obligations.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

6. OTHER ASSETS AND LIABILITIES

Other Assets

The following table details the components of our other assets ($ in thousands):

(1) Represents an investment in a significant risk transfer, or SRT, transaction with a UK financial institution structured

as a credit-linked note, or the UK Bank Loan Portfolio SRT. The investment constitutes the first-loss tranche of a

reference portfolio comprising a diversified, granular portfolio of low-leverage commercial real estate loans held by

the UK financial institution. The SRT investment earns a floating-rate cash coupon of SONIA + 7.00%, which is

recognized in interest and related income in our consolidated statements of operations. The investment is recorded at

fair value, with changes in fair value recognized in other income, net in our consolidated statements of operations.

As of March 31, 2026, no realized credit losses have been incurred with respect to the underlying reference loan

portfolio.

(2) Includes $2.6 million and $55.5 million as of March 31, 2026 and December 31, 2025, respectively, of cash

collateral held by our CLOs that was subsequently remitted by the trustee to repay a portion of the outstanding

senior CLO securities, or that was subsequently reinvested by purchasing additional collateral into our CLOs.

(3) Primarily represents loan principal repayments held by our third-party loan servicers as of the balance sheet date that

were remitted to us during the subsequent remittance cycle.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Other Liabilities

The following table details the components of our other liabilities ($ in thousands):

(1) Represents financing on our retained investment in the European Loan Securitization. Refer to Note 8 for further

information.

(2) Represents the CECL reserve related to our unfunded loan commitments.

(3) Represents pending transfers from our third-party loan servicer that were remitted to our banking counterparties or

CLO trustees during the subsequent remittance cycle.

Current Expected Credit Loss Reserves for Unfunded Loan Commitments

As of March 31, 2026, we had aggregate unfunded commitments of $1.2 billion related to 52 loans. The expected credit

losses over the contractual period of our loans are impacted by our obligations to extend further credit through our

unfunded loan commitments. See Note 2 for further discussion of the CECL reserves related to our unfunded loan

commitments, and Note 21 for further discussion of our unfunded loan commitments. During the three months ended

March 31, 2026, we recorded an increase in the CECL reserves related to our unfunded loan commitments of $1.5 million,

bringing our total unfunded loan commitments CECL reserve to $13.1 million as of March 31, 2026. During the three

months ended March 31, 2025, we recorded an increase in the CECL reserves related to our unfunded loan commitments of

$75 thousand, bringing our total unfunded loan commitments CECL reserve to $10.5 million as of March 31, 2025.

7. SECURED DEBT, NET

Our secured debt represents borrowings under our secured credit facilities. During the three months ended March 31, 2026,

we closed $161.3 million of new borrowings against $351.0 million of collateral assets.

The following table details our secured debt ($ in thousands):

(1) Costs incurred in connection with our secured debt are recorded on our consolidated balance sheets when incurred

and recognized as a component of interest expense over the life of each related facility.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Secured Credit Facilities

Our secured credit facilities are bilateral agreements we use to finance diversified pools of senior loan collateral with

sufficient flexibility to accommodate our investment and asset management strategy. The facilities are generally structured

to provide currency, index, and term-matched financing without capital markets-based mark-to-market provisions. Our

credit facilities are diversified across 16 counterparties, primarily consisting of top global financial institutions to minimize

our counterparty risk exposure.

The following table details our secured credit facilities as of March 31, 2026 ($ in thousands):

(1) Represents the number of lenders with fundings advanced in each respective currency, as well as the total number of

facility lenders. The total number of facility lenders includes two additional lenders that had no fundings advanced

as of March 31, 2026.

(2) Our secured debt agreements are generally term-matched to their underlying collateral. Therefore, the weighted-

average maturity is generally allocated based on the maximum maturity date of the collateral loans, assuming all

extension options are exercised by the borrower. In limited instances, the maturity date of the respective secured

credit facility is used.

(3) Represents the principal balance of the collateral loan assets and the carrying value of the collateral owned real

estate assets.

(4) Maximum maturity assumes all extension options are exercised by the borrower; however, our loans may be repaid

prior to such date.

(5) Includes Australian Dollar, Canadian Dollar, and Swedish Krona currencies.

The availability of funding under our secured credit facilities is based on the amount of approved collateral, which

collateral is proposed by us in our discretion and approved by the respective counterparty in its discretion, resulting in a

mutually agreed collateral portfolio construction. Certain structural elements of our secured credit facilities, including the

limitation on recourse to us and facility economics, are influenced by the specific collateral portfolio construction of each

facility, and therefore vary within and among the facilities.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following tables detail the spread of our secured credit facilities as of March 31, 2026 and December 31, 2025 ($ in

thousands):

(1) The spread, all-in cost, and all-in yield are expressed over the relevant floating benchmark rates, which include

SOFR, SONIA, EURIBOR, CORRA, and other indices as applicable.

(2) Represents the amount of new borrowings we closed during the three months ended March 31, 2026 and year ended

December 31, 2025, respectively.

(3) In addition to spread, the cost includes the associated deferred fees and expenses related to the respective

borrowings. In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension

fees, loan origination costs, and purchase discounts, as well as the accrual of exit fees. All-in yield excludes loans

accounted for under the cost-recovery and nonaccrual methods, if any, and owned real estate assets.

(4) Represents the weighted-average all-in cost as of March 31, 2026 and December 31, 2025, respectively, and is not

necessarily indicative of the spread applicable to recent or future borrowings.

(5) Represents the principal balance of the collateral loan assets and the carrying value of the collateral owned real

estate assets.

(6) Represents the difference between the weighted-average all-in yield and weighted-average all-in cost.

(7) Includes an interest rate swap with a $35.6 million notional amount that effectively converts our floating rate

liability to a fixed rate liability to align with the financed fixed rate loan exposure.

Our secured credit facilities generally permit us to increase or decrease the amount advanced against the pledged collateral

in our discretion within certain maximum/minimum amounts and frequency limitations. As of March 31, 2026, there was

an aggregate $438.7 million available to be drawn at our discretion under our credit facilities.

Financial Covenants

As of March 31, 2026, we are subject to the following financial covenants related to our secured debt and secured debt of

our unconsolidated entities: (i) our ratio of earnings before interest, taxes, depreciation, and amortization, or EBITDA, to

fixed charges, as defined in the agreements, shall be not less than 1.3 to 1.0; (ii) our tangible net worth, as defined in the

agreements, shall not be less than $2.9 billion as of each measurement date plus 75% to 85% of the net cash proceeds of

future equity issuances subsequent to March 31, 2026; (iii) cash liquidity shall not be less than the greater of (x) $10.0

million or (y) no more than 5% of our recourse indebtedness; and (iv) our indebtedness shall not exceed 83.33% of our

total assets. As of March 31, 2026 and December 31, 2025, we were in compliance with these covenants.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

In April 2026, we closed an amendment to one of our secured debt agreements to reduce, effective as of June 30, 2026, the

required tangible net worth under such agreement from $2.9 billion to $2.8 billion, the same required minimum tangible net

worth applicable under all of our other secured debt agreements as of March 31, 2026, following amendments to certain of

those other agreements that closed during the three months ended March 31, 2026.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

8. SECURITIZED DEBT OBLIGATIONS, NET

We have financed certain pools of our loans through CLOs and have also financed one of our loans through a securitization

vehicle, or the European Loan Securitization. The CLOs and the European Loan Securitization are consolidated in our

financial statements and have issued securitized debt obligations that are non-recourse to us. Refer to Note 19 for further

discussion of our CLOs and the European Loan Securitization. The following tables detail our securitized debt obligations

and the underlying collateral assets that are financed by our CLOs and the European Loan Securitization ($ in thousands):

(1) The book value of underlying collateral assets excludes any applicable CECL reserves.

(2) In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension fees, loan

origination costs, purchase discounts, and accrual of exit fees, while all-in cost includes the amortization of deferred

origination fees and financing costs. The weighted-average all-in yield and cost are expressed as a spread over the

relevant floating benchmark rates, which is SOFR for the CLOs and EURIBOR for the European Loan

Securitization. All-in yield excludes loans accounted for under the cost-recovery and nonaccrual methods, if any,

owned real estate assets, and cash from repayment proceeds held in certain of our CLOs that may be used to add

new eligible collateral assets.

(3) Underlying collateral assets term represents the weighted-average final maturity of such loans, assuming all

extension options are exercised by the borrower, and excludes owned real estate assets. Repayments of securitized

debt obligations are tied to timing of the related collateral loan asset repayments. The term of these obligations

represents the rated final distribution date of the securitizations.

(4) We financed our $55.8 million retained interests in the securitization under a repurchase agreement structured

without capital markets-based mark-to-market provisions. The amount of the financing is included in other liabilities

on our consolidated balance sheets.

(5) During the three months ended March 31, 2026, we recorded $34.7 million of interest expense related to our

securitized debt obligations.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

(1) The book value of underlying collateral assets excludes any applicable CECL reserves.

(2) In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension fees, loan

origination costs, purchase discounts, and accrual of exit fees.

(3) The weighted-average all-in yield and cost are expressed as a spread over the relevant floating benchmark rates,

which is SOFR for the CLOs and EURIBOR for the European Loan Securitization. All-in yield excludes loans

accounted for under the cost-recovery and nonaccrual methods, if any, owned real estate assets, and cash from

repayment proceeds held in certain of our CLOs that may be used to add new eligible collateral assets.

(4) Underlying collateral assets term represents the weighted-average final maturity of such loans, assuming all

extension options are exercised by the borrower. Repayments of securitized debt obligations are tied to timing of the

related collateral loan asset repayments. The term of these obligations represents the rated final distribution date of

the securitizations.

(5) We financed our $55.8 million retained interests in the securitization under a repurchase agreement structured

without capital markets-based mark-to-market provisions. The amount of the financing is included in other liabilities

on our consolidated balance sheets.

(6) During the year ended December 31, 2025, we recorded $140.0 million of interest expense related to our securitized

debt obligations.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

9. ASSET-SPECIFIC DEBT, NET

The following tables detail our asset-specific debt ($ in thousands):

(1) The book value of underlying collateral assets excludes any applicable CECL reserves.

(2) The weighted-average all-in yield and cost are expressed as a spread over the relevant floating benchmark rates,

which include SOFR and CORRA, as applicable. These floating rate loans and related liabilities are currency and

index-matched to the applicable benchmark rate relevant in each arrangement. In addition to cash coupon, yield/cost

includes the amortization of deferred origination fees and financing costs.

(3) The weighted-average term is determined based on the maximum maturity of the corresponding loans, assuming all

extension options are exercised by the borrower. Our non-recourse, asset-specific debt is term-matched in each case

to the corresponding collateral loans.

10. TERM LOANS, NET

During the three months ended March 31, 2026, we borrowed an additional $770.8 million under a B-9 Term Loan, the

proceeds of which were used, among other things, to repay all $695.8 million in principal outstanding under the B-6 Term

Loan. The B-9 Term Loan bears interest at SOFR + 2.50% and matures in December 2030.

The following table details the net book value of each of our senior term loan facilities, or Term Loans, on our consolidated

balance sheets ($ in thousands):

(1) The B-7 Term Loan and B-9 Term Loan borrowings are subject to a benchmark interest rate floor of 0.50%. The

Term loans are indexed to one-month SOFR.

(2) Includes issue discount and transaction expenses that are amortized through interest expense over the life of the

applicable Term Loans.

The Term Loans are partially amortizing, with an amount equal to 1.0% per annum of the aggregate initial principal

balance due in quarterly installments.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following table details our interest expense related to the Term Loans ($ in thousands):

The Term Loans contain the financial covenant that our indebtedness shall not exceed 83.33% of our total assets. As of

March 31, 2026 and December 31, 2025, we were in compliance with this covenant. Refer to Note 2 for further discussion

of our accounting policies for the Term Loans.

11. SENIOR SECURED NOTES, NET

The following table details the net book value of our senior secured notes, or Senior Secured Notes, on our consolidated

balance sheets ($ in thousands):

(1) Includes transaction expenses that are amortized through interest expense over the life of the Senior Secured Notes.

(2) Represents the stated coupon rate of the notes. We have entered into an interest rate swap that effectively converts

our fixed rate exposure to a SOFR + 3.95% floating rate exposure.

(3) Represents the fair value of an interest rate swap that we entered into to convert the fixed rate exposure of the

December 2024 Senior Secured Notes into floating rate. Refer to Note 13 for further discussion.

The following table details our interest expense related to the Senior Secured Notes ($ in thousands):

The Senior Secured Notes contain the financial covenant that our indebtedness shall not exceed 83.33% of our total assets.

As of March 31, 2026 and December 31, 2025, we were in compliance with this covenant. Under certain circumstances, we

may, at our option, release all of the collateral securing our Senior Secured Notes, in which case we would also be required

to maintain a total unencumbered assets to total unsecured indebtedness ratio of 1.20 or greater. This covenant is not

currently in effect as the collateral securing our Senior Secured Notes has not been released.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

12. CONVERTIBLE NOTES, NET

The following table details the net book value of our convertible senior notes, or Convertible Notes, on our consolidated

balance sheets ($ in thousands):

(1) Includes issuance costs that are amortized through interest expense over the life of the Convertible Notes using the

effective interest method.

(2) Represents the price of class A common stock per share based on a conversion rate of 27.5702 for the Convertible

Notes. The conversion rate represents the number of shares of class A common stock issuable per $1,000 principal

amount of Convertible Notes. The cumulative dividend threshold has not been exceeded as of March 31, 2026.

Other than as provided by the optional redemption provisions with respect to our Convertible Notes, we may not redeem

the Convertible Notes prior to maturity. The Convertible Notes are convertible at the holders’ option into shares of our

class A common stock, only under specific circumstances, prior to the close of business on December 14, 2026 at the

applicable conversion rate in effect on the conversion date. Thereafter, the Convertible Notes are convertible at the option

of the holder at any time until the second scheduled trading day immediately preceding the maturity date. The last reported

sale price of our class A common stock of $19.15 on March 31, 2026, the last trading day in the three months ended

March 31, 2026, was less than the per share conversion price of the Convertible Notes.

The following table details our interest expense related to the Convertible Notes ($ in thousands):

Accrued interest payable for the Convertible Notes was $0.6 million and $4.3 million as of March 31, 2026 and

December 31, 2025, respectively. Refer to Note 2 for further discussion of our accounting policies for the Convertible

Notes.

13. DERIVATIVE FINANCIAL INSTRUMENTS

The objective of our use of derivative financial instruments is to minimize the risks and/or costs associated with our

investments and/or financing transactions. These derivatives may or may not qualify as net investment, cash flow, or fair

value hedges under the hedge accounting requirements of ASC 815 – “Derivatives and Hedging.” Derivatives not

designated as hedges are not speculative and are used to manage our exposure to interest rate movements and other

identified risks. Refer to Note 2 for further discussion of the accounting for designated and non-designated hedges.

The use of derivative financial instruments involves certain risks, including the risk that the counterparties to these

contractual arrangements do not perform as agreed. To mitigate this risk, we only enter into derivative financial

instruments with counterparties that have appropriate credit ratings and are major financial institutions with which we and

our affiliates also have other financial relationships.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Net Investment Hedges of Foreign Currency Risk

Certain of our international investments expose us to fluctuations in foreign interest rates and currency exchange rates.

These fluctuations may impact the value of our cash receipts and payments in terms of our functional currency, the U.S.

dollar. We use foreign currency forward contracts to protect the value or fix the amount of certain investments or cash

flows in terms of the U.S. dollar.

Designated Hedges of Foreign Currency Risk

The following table details our outstanding foreign exchange derivatives that were designated as net investment hedges of

foreign currency risk (notional amounts in thousands):

Non-designated Hedges of Foreign Currency Risk

The following table details our outstanding foreign exchange derivatives that were non-designated hedges of foreign

currency risk (notional amounts in thousands):

Cash Flow Hedges of Interest Rate Risk

Certain of our financing transactions expose us to a fixed versus floating rate mismatch between our assets and liabilities.

We use derivative financial instruments, which include interest rate swaps (and may also include interest rate caps, interest

rate options, floors, and other interest rate derivative contracts) to hedge interest rate risk associated with our borrowings

where there is potential for an index mismatch.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following table details our outstanding interest rate derivatives that were designated as cash flow hedges of interest rate

risk (notional amounts in thousands):

Fair Value Hedges of Interest Rate Risk

Certain of our corporate financings expose us to fluctuations in the fair value of our outstanding fixed rate debt. We use

derivative financial instruments, which include interest rate swaps, to hedge interest rate risk associated with changes in the

fair value of our fixed rate debt. The changes in the value of the interest rate swap is recognized in earnings and offset the

corresponding changes in the fair value of the debt.

Designated Hedges of Interest Rate Risk

The following tables detail our outstanding interest rate derivatives that were designated as fair value hedges of interest rate

risk (notional amount in thousands):

The following tables detail the carrying amount and cumulative basis adjustments on hedged items designated as fair value

hedges ($ in thousands):

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Financial Statement Impact of Hedges of Foreign Currency and Interest Rate Risks

The following table presents the effect of our derivative financial instruments on our consolidated statements of operations

($ in thousands):

(1) Represents the forward points earned on our foreign currency forward contracts, which reflect the interest rate

differentials between the applicable base rate for our foreign currency investments and prevailing U.S. interest rates.

These forward contracts effectively convert the foreign currency rate exposure for such investments to

USD-equivalent interest rates.

(2) Represents the financial statement impact of proceeds (payments) from periodic settlements related to our interest

rate swap.

(3) Represents the spot rate movement in our non-designated foreign currency hedges, which are marked-to-market and

recognized in interest expense.

Fair Value Hedges

The following table presents the net gains (losses) on derivatives and the related hedged items in fair value hedging

relationships ($ in thousands):

(1) Included within interest and related expenses presented in the consolidated statements of operations.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Valuation and Other Comprehensive Income

The following table summarizes the fair value of our derivative financial instruments ($ in thousands):

(1) Included in other assets in our consolidated balance sheets.

(2) Included in other liabilities in our consolidated balance sheets.

The following table presents the effect of our derivative financial instruments on our consolidated statements of

comprehensive income and operations ($ in thousands):

(1) During the three months ended March 31, 2026 and 2025, we paid net cash settlements of $18.0 million and

received net cash settlements of $80.5 million on our foreign currency forward contracts respectively. Those

amounts are included as a component of accumulated other comprehensive income on our consolidated balance

sheets.

Credit–Risk Related Contingent Features

We have entered into agreements with certain of our derivative counterparties that contain provisions where if we were to

default on any of our indebtedness, including default where repayment of the indebtedness has not been accelerated by the

lender, we may also be declared in default on our derivative obligations. In addition, certain of our agreements with our

derivative counterparties require that we post collateral to secure net liability positions. As of March 31, 2026, we were in a

net asset position with two of our counterparties and in a net liability position with one counterparty related to our foreign

exchange hedges and had $7.0 million collateral posted with such counterparty. As of December 31, 2025, we were in a net

asset position with one of our counterparties and in a net liability position with our other two counterparties related to our

foreign exchange hedges and had $25.3 million of collateral posted with such counterparties.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

14. EQUITY

Stock and Stock Equivalents

Authorized Capital

As of March 31, 2026 we had the authority to issue up to 500,000,000 shares of stock, consisting of 400,000,000 shares of

class A common stock and 100,000,000 shares of preferred stock. Subject to applicable NYSE listing requirements, our

board of directors is authorized to cause us to issue additional shares of authorized stock without stockholder approval. In

addition, to the extent not issued, currently authorized stock may be reclassified between class A common stock and

preferred stock. As of both March 31, 2026 and December 31, 2025, we did not have any shares of preferred stock issued

and outstanding.

Share Repurchase Program

In October 2025, our board of directors authorized the repurchase of up to $150.0 million of shares of our class A common

stock under our repurchase program. Repurchases may be made from time to time in open market transactions, in privately

negotiated transactions, in agreements and arrangements structured in a manner consistent with Rules 10b-18 and 10b5-1

under the Exchange Act or otherwise. The timing and the actual amounts repurchased will depend on a variety of factors,

including legal requirements, price and economic and market conditions. The repurchase program may be changed,

suspended or discontinued at any time and does not have a specified expiration date.

During the three months ended March 31, 2026, we repurchased 43,765 shares of class A common stock at a weighted-

average price per share of $18.29, for a total cost of $0.8 million. During the three months ended March 31, 2025, we

repurchased 1,792,836 shares of class A common stock at a weighted-average price per share of $17.63, for a total cost of

$31.6 million. As of March 31, 2026, the amount remaining available for repurchases under the program was

$148.8 million.

Class A Common Stock and Deferred Stock Units

Holders of shares of our class A common stock are entitled to vote on all matters submitted to a vote of stockholders and

are entitled to receive dividends authorized by our board of directors and declared by us, in all cases subject to the rights of

the holders of shares of outstanding preferred stock, if any.

We also issue restricted class A common stock under our stock-based incentive plans. Refer to Note 17 for further

discussion of these long-term incentive plans. In addition to our class A common stock, we also issue deferred stock units

to certain members of our board of directors for services rendered. These deferred stock units are non-voting, but carry the

right to receive dividends in the form of additional deferred stock units in an amount equivalent to the cash dividends paid

to holders of shares of class A common stock. Each vested deferred stock unit is settled by delivery of one share of class A

common stock upon the non-employee director’s separation from service.

The following table details the movement in our outstanding shares of class A common stock, including restricted class A

common stock and deferred stock units:

(1) Includes 348,222 and 310,108 deferred stock units held by members of our board of directors as of March 31, 2026

and 2025, respectively.

(2) Represents shares issued under our dividend reinvestment program during the three months ended March 31, 2025.

(3) Net of 22,341 and 12,408 shares of restricted class A common stock forfeited under our stock-based incentive plans

during the three months ended March 31, 2026 and 2025, respectively.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Dividend Reinvestment and Direct Stock Purchase Plan

We have adopted a dividend reinvestment and direct stock purchase plan under which an aggregate of 10,000,000 shares of

class A common stock are available for sale. Under the dividend reinvestment component of the plan, our class A common

stockholders can designate all or a portion of their cash dividends to be reinvested in additional shares of class A common

stock. Such shares may, at our option, be newly issued shares from us, shares purchased by the plan administrator on the

open market, or a combination thereof. The direct stock purchase component of the plan allows stockholders and new

investors, subject to our approval, to purchase shares of class A common stock directly from us. During the three months

ended March 31, 2026, 8,263 shares of class A common stock were purchased on the open market by the plan

administrator under the dividend reinvestment component of the plan. During the three months ended March 31, 2025, we

issued 1,080 shares of class A common stock under the dividend reinvestment component of the plan. As of March 31,

2026, a total of 9,956,862 shares of class A common stock remained available under the dividend reinvestment and direct

stock purchase plan.

At the Market Stock Offering Program

As of March 31, 2026, we are party to seven equity distribution agreements, or ATM Agreements, pursuant to which we

may sell, from time to time, up to an aggregate sales price of $699.1 million of our class A common stock. Sales of class A

common stock made pursuant to our ATM Agreements may be made in negotiated transactions or transactions that are

deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act of 1933, as amended. Actual sales

depend on a variety of factors including market conditions, the trading price of our class A common stock, our capital

needs, and our determination of the appropriate sources of funding to meet such needs. During the three months ended

March 31, 2026 or March 31, 2025, we did not issue any shares of our class A common stock under ATM Agreements. As

of March 31, 2026, shares of our class A common stock with an aggregate sales price of $480.9 million remained available

for issuance and sale under our ATM Agreements.

Dividends

We generally intend to distribute substantially all of our taxable income, which does not necessarily equal net income as

calculated in accordance with GAAP, to our stockholders each year to comply with the REIT provisions of the Internal

Revenue Code of 1986, as amended, or the Internal Revenue Code. Our dividend policy remains subject to revision at the

discretion of our board of directors. All distributions will be made at the discretion of our board of directors and will

depend upon our taxable income, our financial condition, our maintenance of REIT status, applicable law, and other factors

as our board of directors deems relevant.

On March 13, 2026, we declared a dividend of $0.47 per share, or $79.3 million in aggregate, that was paid on April 15,

2026 to stockholders of record as of March 31, 2026.

The following table details our dividend activity ($ in thousands, except per share data):

Earnings Per Share

We calculate our basic and diluted earnings per share using the two-class method for all periods presented as the unvested

shares of our restricted class A common stock qualify as participating securities, as defined by GAAP. These restricted

shares have the same rights as our other shares of class A common stock, including participating in any dividends, and

therefore have been included in our basic and diluted net income per share calculation. The shares issuable under our

Convertible Notes are included in dilutive earnings per share using the if-converted method when the effect is not

antidilutive.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following table sets forth the calculation of basic and diluted net income per share of class A common stock based on

the weighted-average of both restricted and unrestricted class A common stock outstanding ($ in thousands, except per

share data):

(1) Represents net loss attributable to Blackstone Mortgage Trust, Inc.

(2) For both the three months ended March 31, 2026 and 2025, our Convertible Notes were not included in the

calculation of diluted earnings per share, as the impact is antidilutive. Refer to Note 12 for further discussion of our

convertible notes.

Other Balance Sheet Items

Accumulated Other Comprehensive Income

As of March 31, 2026, total accumulated other comprehensive income was $7.9 million, representing $111.0 million of net

realized and unrealized gains related to changes in the fair value of derivative instruments, offset by $101.9 million of

cumulative unrealized currency translation adjustments on assets and liabilities denominated in foreign currencies and

$1.2 million of unrealized losses related to the changes in the fair value of derivative instruments held by unconsolidated

entities. As of December 31, 2025, total accumulated other comprehensive income was $12.1 million, primarily

representing $86.6 million of net realized and unrealized gains related to changes in the fair value of derivative instruments

offset by $73.6 million of cumulative unrealized currency translation adjustments on assets and liabilities denominated in

foreign currencies and $0.8 million of unrealized losses related to the changes in the fair value of derivative instruments

held by unconsolidated entities.

Non-Controlling Interests

The non-controlling interests included on our consolidated balance sheets represent the equity interests in our Multifamily

Joint Venture that are not owned by us. A portion of our Multifamily Joint Venture’s consolidated equity and results of

operations are allocated to these non-controlling interests based on their pro rata ownership of our Multifamily Joint

Venture. As of March 31, 2026, our Multifamily Joint Venture’s total equity was $20.6 million, of which $17.5 million was

owned by us, and $3.1 million was allocated to non-controlling interests. As of December 31, 2025, our Multifamily Joint

Venture’s total equity was $36.5 million, of which $31.0 million was owned by us, and $5.5 million was allocated to non-

controlling interests.

15. OTHER EXPENSES

Our other expenses consist of the management and incentive fees we pay to our Manager and our general and

administrative expenses.

Management and Incentive Fees

Pursuant to a management agreement between our Manager and us, or our Management Agreement, our Manager earns a

base management fee in an amount equal to 1.50% per annum multiplied by our Equity, as defined in the Management

Agreement. In addition, our Manager is entitled to an incentive fee in an amount equal to the product of (i) 20% and (ii) the

excess of (a) our Core Earnings (as defined in our Management Agreement) for the previous 12-month period over (b) an

amount equal to 7.00% per annum multiplied by our Equity, provided that our Core Earnings over the prior three-year

period is greater than zero. Core Earnings, as defined in our Management Agreement, is generally equal to our GAAP net

income (loss), including realized gains and losses not otherwise recognized in current period GAAP net income (loss), and

excluding (i) non-cash equity compensation expense, (ii) depreciation and amortization, (iii) unrealized gains (losses), (iv)

net income (loss) attributable to our legacy portfolio, (v) certain non-cash items, and (vi) incentive management fees.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

During the three months ended March 31, 2026 and 2025, we incurred $14.8 million and $17.2 million, respectively, of

management fees payable to our Manager. During the three months ended March 31, 2026 and 2025, we did not incur any

incentive fees payable to our Manager.

As of March 31, 2026 and December 31, 2025, we had accrued management fees payable to our Manager of $14.8 million

and $16.4 million, respectively.

General and Administrative Expenses

General and administrative expenses consisted of the following ($ in thousands):

16. INCOME TAXES

We have elected to be taxed as a REIT under the Internal Revenue Code for U.S. federal income tax purposes. We

generally must distribute annually at least 90% of our net taxable income, subject to certain adjustments and excluding any

net capital gain, in order for U.S. federal income tax not to apply to our earnings. To the extent that we satisfy this

distribution requirement, but distribute less than 100% of our net taxable income, we will be subject to U.S. federal income

tax on our undistributed taxable income. In addition, we will be subject to a 4% nondeductible excise tax if the actual

amount that we pay out to our stockholders in a calendar year is less than a minimum amount specified under U.S. federal

tax laws.

Our qualification as a REIT also depends on our ability to meet various other requirements imposed by the Internal

Revenue Code, which relate to organizational structure, diversity of stock ownership, and certain restrictions with regard to

the nature of our assets and the sources of our income. Even if we qualify as a REIT, we may be subject to certain U.S.

federal income and excise taxes and state and local taxes on our income and assets. If we fail to maintain our qualification

as a REIT for any taxable year, we may be subject to material penalties as well as federal, state, and local income tax on

our taxable income at regular corporate rates and we would not be able to qualify as a REIT for the subsequent four full

taxable years. As of March 31, 2026 and December 31, 2025, we were in compliance with all REIT requirements.

Securitization transactions could result in the creation of taxable mortgage pools for federal income tax purposes. As a

REIT, so long as we own 100% of the equity interests in a taxable mortgage pool, we generally would not be adversely

affected by the characterization of the securitization as a taxable mortgage pool. Certain categories of stockholders,

however, such as foreign stockholders eligible for treaty or other benefits, stockholders with net operating losses, and

certain tax-exempt stockholders that are subject to unrelated business income tax, or UBTI, could be subject to increased

taxes on a portion of their dividend income from us that is attributable to the taxable mortgage pool. We have not made

UBTI distributions to our common stockholders and do not intend to make such UBTI distributions in the future.

During the three months ended March 31, 2026 and 2025, we recorded a current income tax provision of $1.2 million and

$0.7 million, respectively, primarily related to activities of our U.S. and foreign taxable subsidiaries and various state and

local taxes. We did not have any deferred tax assets or liabilities as of March 31, 2026 or December 31, 2025.

We have net operating losses, or NOLs, generated by our predecessor business that may be carried forward and utilized in

current or future periods. As a result of our issuance of 25,875,000 shares of class A common stock in May 2013, the

availability of our NOLs is generally limited to $2.0 million per annum by change of control provisions promulgated by the

Internal Revenue Service with respect to the ownership of Blackstone Mortgage Trust. As of March 31, 2026, we had

estimated NOLs of $159.0 million that will expire in 2029, unless they are utilized by us prior to expiration. Previously, we

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

recorded a full valuation allowance against such NOLs as we expected that they would expire unutilized. However,

although uncertain, we may utilize a portion of NOLs prior to expiration. We do not expect the utilization of NOLs to have

a material impact on our consolidated financial statements. We have recorded a full valuation allowance against such NOLs

as it is probable that they will expire unutilized.

As of March 31, 2026, tax years 2022 through 2025 remain subject to examination by taxing authorities.

17. STOCK-BASED INCENTIVE PLANS

We are externally managed by our Manager and do not currently have any employees. However, as of March 31, 2026, our

Manager, certain individuals employed by an affiliate of our Manager, and certain members of our board of directors were

compensated, in part, through our issuance of stock-based instruments.

Under our two current stock incentive plans, a maximum of 10,400,000 shares of our class A common stock may be issued

to our Manager, our directors and officers, and certain employees of affiliates of our Manager. As of March 31, 2026, there

were 4,599,432 shares available under our current stock incentive plans.

The following table details the movement in our outstanding shares of restricted class A common stock and the weighted-

average grant date fair value per share:

These shares generally vest in installments over a period of three years, pursuant to the terms of the respective award

agreements and the terms of our current stock incentive plans. The 2,440,036 shares of restricted class A common stock

outstanding as of March 31, 2026 will vest as follows: 1,106,276 shares will vest in 2026; 870,389 shares will vest in 2027;

and 463,371 shares will vest in 2028. As of March 31, 2026, total unrecognized compensation cost relating to unvested

share-based compensation arrangements was $44.5 million based on the grant date fair value of shares granted. This cost is

expected to be recognized over a weighted-average period of 1.2 years from March 31, 2026.

18. FAIR VALUES

Assets and Liabilities Measured at Fair Value

The following table summarizes our assets and liabilities measured at fair value on a recurring basis ($ in thousands):

This table excludes $101.3 million and $111.0 million of investments in unconsolidated entities that are measured at fair

value using net asset value as a practical expedient and not classified in the fair value hierarchy as of March 31, 2026 and

December 31, 2025, respectively. Refer to Note 5 for further information.

Refer to Note 2 for further discussion regarding fair value measurement.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Fair Value of Financial Instruments

As discussed in Note 2, GAAP requires disclosure of fair value information about financial instruments, whether or not

recognized at fair value in the statement of financial position, for which it is practicable to estimate that value.

The following table details the book value, face amount, and fair value of the financial instruments described in Note 2

($ in thousands):

(1) Included within other liabilities on our consolidated balance sheets. See Note 6 for further information.

Estimates of fair value for cash and cash equivalents and convertible notes are measured using observable, quoted market

prices, or Level 1 inputs. Estimates of fair value for securitized debt obligations, the Term Loans, and the Senior Secured

Notes are measured using observable, quoted market prices, in inactive markets, or Level 2 inputs. All other fair value

significant estimates are measured using unobservable inputs, or Level 3 inputs. See Note 2 for further discussion regarding

fair value measurement of certain of our assets and liabilities.

19. VARIABLE INTEREST ENTITIES

We have financed a portion of our loans through the CLOs and the European Loan Securitization, all of which are VIEs.

We are the primary beneficiary of, and therefore consolidate, the CLOs and the European Loan Securitization on our

balance sheet as we (i) control the relevant interests of the CLOs and the European Loan Securitization that give us power

to direct the activities that most significantly affect the CLOs and the European Loan Securitization, and (ii) have the right

to receive benefits and obligation to absorb losses of the CLOs and the European Loan Securitization through the

subordinate interests we own.

During 2025, we modified three loans that included, among other changes, control over decision making at the respective

properties. Similarly, during 2024, we modified two other loans that included, among other changes, an equity interest in

and/or control over decision-making at the property. As a result of these modifications, our investments in these loans are

VIEs. As of March 31, 2026, we are the primary beneficiary of, and therefore consolidated the assets of these VIEs on our

balance sheet as we (i) have the power to direct the activities that most significantly affect the property, and (ii) have the

right to receive excess sale proceeds upon exit.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

The following table details the assets and liabilities of our consolidated VIEs ($ in thousands):

Assets held by these VIEs are restricted and can be used only to settle obligations of the VIEs, including the subordinate

interests of the securitized debt obligations owned by us. The liabilities of these VIEs are non-recourse to us and can only

be satisfied from the assets of the VIEs. The consolidation of these VIEs results in an increase in our gross assets,

liabilities, revenues and expenses; however, it does not affect our stockholders’ equity or net income. We are not obligated

to provide, have not provided, and do not intend to provide material financial support to these consolidated VIEs.

20. TRANSACTIONS WITH RELATED PARTIES

Our Manager

We are managed by our Manager pursuant to the Management Agreement. The current term of the Management

Agreement expires on December 19, 2026, and it will be automatically renewed for a one-year term upon such date and

each anniversary thereafter unless earlier terminated.

As of March 31, 2026 and December 31, 2025, our consolidated balance sheets included $14.8 million and $16.4 million,

respectively, of accrued management fees payable to our Manager. During the three months ended March 31, 2026 and

2025, we paid management fees of $16.4 million and $18.5 million, respectively, to our Manager. We did not pay any

incentive fees to our Manager during the three months ended March 31, 2026 and 2025. In addition, during the three

months ended March 31, 2026 and 2025, we incurred expenses of $0.4 million and $0.3 million, respectively, that were

paid by our Manager and have been or will be reimbursed by us.

As of March 31, 2026, our Manager held 1,234,198 shares of unvested restricted class A common stock, which had an

aggregate grant date fair value of $25.2 million. These shares vest in installments over three years from the date of

issuance. During the three months ended March 31, 2026 and 2025, we recorded non-cash expenses related to shares held

by our Manager of $3.5 million and $3.6 million, respectively. Refer to Note 17 for further details on our restricted class A

common stock.

As of March 31, 2026, our Manager, its affiliates (including Blackstone and Blackstone-advised investment vehicles),

Blackstone employees, and our directors held an aggregate 13,840,717 shares, or 8.2%, of our class A common stock, of

which 8,916,412 shares, or 5.3%, were held by Blackstone and its subsidiaries. Additionally, our directors held 348,222 of

deferred stock units as of March 31, 2026. Certain of the parties listed above have in the past purchased or sold shares of

our class A common stock in open market transactions, and such parties may in the future purchase or sell additional shares

of our class A common stock and/or engage in derivatives transactions related to our class A common stock. Any such

transactions would be made in the sole discretion of the relevant party based on market conditions and other considerations

relevant to such parties.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Affiliate Services

We have engaged certain portfolio companies owned by Blackstone-advised investment vehicles to provide, as applicable,

management, corporate support, and transaction support services. The following table details the costs incurred (refunded)

for these services ($ in thousands):

We have engaged other affiliates of our Manager to provide various services. The following table details the costs incurred

for these services ($ in thousands):

(1) In order to provide insurance for our owned real estate assets, we became a member of Gryphon Mutual Property

Americas IC, or Gryphon, a captive insurance company owned by us and other Blackstone-advised investment

vehicles. A Blackstone affiliate provides oversight and management services to Gryphon and receives fees based on

a percentage of premiums paid for such policies. The fees and expenses of Gryphon, including insurance premiums

and fees paid to its manager, are borne by us and the other Blackstone-advised investment vehicles that are members

of Gryphon pro rata based on insurance premiums paid for each member’s respective properties. During the three

months ended March 31, 2026 we did not make any payments to Gryphon for insurance costs. During the three

months ended March 31, 2025, we paid $0.2 million to Gryphon for insurance costs, inclusive of premiums, capital

surplus contributions, taxes, and our pro rata share of other expenses. Of this amount, $29 thousand was attributable

to the fee paid to a Blackstone affiliate to provide oversight and management services to Gryphon. The amounts

included in the table above reflect the amortization of the insurance expense over the relevant periods of the

respective policies.

(2) Lexington National Land Services, or LNLS, is a Blackstone affiliate that (i) acts as a title agent in facilitating and

issuing title insurance, (ii) provides title support services for title insurance underwriters, (iii) in certain

circumstances, provides courtesy title settlement services and (iv) acts as escrow agent in connection with certain

investments by Blackstone-advised vehicles, including us, Blackstone-advised investment vehicles and portfolio

companies owned by Blackstone-advised investment vehicles, affiliates and related parties, and third parties,

including, in certain cases, Blackstone’s borrowers. In exchange for such services, LNLS earns fees which would

have otherwise been paid to third parties. Blackstone receives distributions from LNLS in connection with

investments made by us based on its equity interest in LNLS. In each case, there will be no related expense offset to

us.

CT Investment Management Co., LLC, or CTIMCO, serves as the special servicer of all of our CLOs, and the Manager

serves as the collateral manager and benchmark agent for our FL6 and FL5 CLOs issued in the first quarter of 2026 and

2025, respectively. As of March 31, 2026, one of our assets was in special servicing under a CLO. CTIMCO and our

Manager have waived any fees that would be payable to a third party serving in such roles pursuant to the applicable

agreements, and no such fees have been paid or will become payable to CTIMCO or our Manager.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

Other Transactions

During the three months ended March 31, 2026, we invested $133.8 million in one senior loan, $31.0 million in two

mezzanine loans to unaffiliated third parties, and $66.7 million in a new issuance of a debt security (see Note 6 for further

discussion) in which Blackstone-advised investment vehicles also invested at the same level of the capital structure on a

pari passu basis.

In the first quarter of 2026, Blackstone-advised investment vehicles acquired an aggregate $71.4 million participation in

our $770.8 million B-9 Term Loan. In the fourth quarter of 2025, Blackstone-advised investment vehicles acquired an

aggregate $63.0 million participation in our $700.0 million B-8 Term Loan. In the third quarter of 2025, Blackstone-

advised investment vehicles acquired an aggregate $33.0 million participation in our $453.1 million B-7 Term Loan. In the

second quarter of 2025, Blackstone-advised investment vehicles acquired an aggregate $83.9 million participation in our

$1.0 billion B-6 Term Loan, which has subsequently been repaid in full. All of these transactions were part of broad

syndications led by third-party banks, and were on terms equivalent to those of unaffiliated third parties. Blackstone

Securities Partners L.P., or BSP, an affiliate of our Manager, was engaged as a member of the syndicate for these

transactions. Our engagements of BSP are on terms equivalent to those of unaffiliated parties. See “—Affiliate Services”

for further information.

As part of broad syndications led by third-party banks, Blackstone-advised investment vehicles acquired an aggregate

$11.0 million of notes in our $1.0 billion FL6 CLO offering in the first quarter of 2026, and $75.0 million of notes in our

$1.0 billion FL5 CLO offering in the first quarter of 2025. Both of these transactions were on terms equivalent to those of

unaffiliated third parties.

In the fourth quarter of 2025, we made a $75.0 million capital commitment at the initial closing of a fund managed by

Blackstone Real Estate Debt Strategies, or BREDS, the BREDS-advised private fund, formed to invest in Core+ real estate

debt investments in the U.S. and Canada. Blackstone affiliates, including us, do not pay management fees or carried

interest with respect to their investments in the BREDS-advised private fund. Our capital commitment represented a

minority of the total capital commitments the BREDS-advised private fund had received as of March 31, 2026. As of

March 31, 2026, the BREDS-advised private fund had not called any capital or made any investments. To fund its future

investments, the BREDS-advised private fund will draw down on capital commitments made by its investors, including us,

on a pro rata basis.

In the second quarter of 2025, we entered into our Bank Loan Portfolio Joint Venture with a Blackstone-advised

investment vehicle that concurrently acquired a $1.4 billion portfolio of performing commercial mortgage loans in which

we made an equity investment of $57.6 million and our ownership interest was 29%. In the third quarter of 2025, our Bank

Loan Portfolio Joint Venture acquired a $606.0 million portfolio of performing commercial mortgage loans in which we

made an equity investment of $44.7 million and our ownership interest was 50%. In the fourth quarter of 2024, we entered

into our Net Lease Joint Venture with a Blackstone-advised investment vehicle to invest in triple net lease properties.

We do not consolidate our Bank Loan Portfolio Joint Venture, our Net Lease Joint Venture, or the BREDS-advised private

fund, as we do not have a controlling financial interest. As of March 31, 2026, the aggregate value of our equity investment

in our Bank Loan Portfolio Joint Venture was $101.3 million and our ownership interest was 35%, and the aggregate value

of our equity investment in our Net Lease Joint Venture was $143.1 million and our ownership interest was 75%. As of

March 31, 2026, we had not made an equity investment in the BREDS-advised private fund. We, these joint ventures, these

Blackstone-advised investment vehicles, and other Blackstone affiliates have engaged and may in the future engage in

certain investment, financing, derivative and/or hedging arrangements related to these unconsolidated entities.

During April 2026, following a short-term extension of its maturity date during the three months ended March 31, 2026,

one of our senior loans to a borrower controlled by Blackstone-advised investment vehicles was modified. The terms of the

modification (including, among other changes, an extension of the maturity date, a reduction in the contractual interest rate,

and a meaningful additional commitment and credit support from the borrower) were negotiated by our third-party co-

lenders. We continue to forgo all non-economic rights under the loan, including voting rights, so long as the Blackstone-

advised investment vehicles control the borrower.

21. COMMITMENTS AND CONTINGENCIES

Unfunded Commitments Under Loans Receivable

As of March 31, 2026, we had aggregate unfunded commitments of $1.2 billion across 52 loans receivable, and

$715.5 million of committed or identified financings for those commitments, resulting in net unfunded commitments of

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

$453.4 million. The unfunded loan commitments comprise funding for capital expenditures and construction, leasing costs,

and interest and carry costs. Loan funding commitments are generally subject to certain conditions, including, without

limitation, the progress of capital projects, leasing, and cash flows at the properties securing our loans. Therefore, the exact

timing and amounts of such future loan fundings are uncertain and will depend on the current and future performance of

the underlying collateral assets. We expect to fund our loan commitments over the remaining term of the related loans,

which have a weighted-average future funding period of 1.8 years.

Principal Debt Repayments

Our contractual principal debt repayments as of March 31, 2026 were as follows ($ in thousands):

(1) Our secured debt and asset-specific debt agreements are generally term-matched to their underlying collateral.

Therefore, the allocation of payments under such agreements is generally allocated based on the maximum maturity

date of the collateral loans, assuming all extension options are exercised by the borrower. In limited instances, the

maturity date of the respective debt agreement is used.

(2) The Term Loans are partially amortizing, with an amount equal to 1.0% per annum of the initial principal balance

due in quarterly installments. Refer to Note 10 for further details on our Term Loans.

(3) Reflects the outstanding principal balance of Convertible Notes, excluding any potential conversion premium. Refer

to Note 12 for further details on our Convertible Notes.

(4) Amounts are included in other liabilities on our consolidated balance sheets.

(5) Total does not include $2.9 billion of consolidated securitized debt obligations, as the satisfaction of these liabilities

will not require cash outlays from us.

Board of Directors’ Compensation

As of March 31, 2026, our seven non-employee directors are entitled to annual compensation of $210,000 each, of which

$95,000 is paid in cash and $115,000 is paid in the form of deferred stock units or, at their election, shares of restricted

common stock. As of March 31, 2026, the other two board members are employees of affiliates of our Manager who also

serve as executive officers and they are not compensated by us for their service as directors. In addition, (i) the lead

independent director receives additional annual cash compensation of $30,000, (ii) the chairs of our audit, compensation,

and corporate governance committees receive additional annual cash compensation of $20,000, $15,000, and $10,000,

respectively, and (iii) the members of our audit and investment risk management committees receive additional annual cash

compensation of $10,000 and $7,500, respectively.

Litigation

From time to time, we may be involved in various claims and legal actions arising in the ordinary course of business. As of

March 31, 2026, we were not involved in any material legal proceedings.

22. SEGMENT REPORTING

Operating segments are defined as components of a business that can earn revenues and incur expenses for which discrete

financial information is available that is evaluated on a regular basis by the chief operating decision maker, or CODM. Our

CODM is, collectively, our Chief Executive Officer and Chief Financial Officer, who decide how to allocate resources and

assess performance. A single management team reports to the CODM, who manages the entire business.

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Blackstone Mortgage Trust, Inc.

Notes to Consolidated Financial Statements (continued)

We have determined that we have one reportable segment based on how the CODM reviews and manages the business,

which originates and acquires commercial mortgage loans and related investments.

Our CODM reviews, among other things, consolidated net income (loss) that is reported on the Consolidated Statements of

Operations to make decisions, allocate resources and assess performance and does not evaluate the net income (loss) from

any separate geography or product line. The measure of segment assets is reported on the Consolidated Balance Sheets as

total consolidated assets.

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Item 2. RESULTS OF OPERATIONS

ITEM 2.MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND

RESULTS OF OPERATIONS

References herein to “Blackstone Mortgage Trust,” “Company,” “we,” “us,” or “our” refer to Blackstone Mortgage

Trust, Inc. and its subsidiaries unless the context specifically requires otherwise.

The following discussion and analysis of our financial condition and results of operations should be read in conjunction

with the unaudited consolidated financial statements and notes thereto appearing elsewhere in this Quarterly Report on

Form 10-Q and with our Annual Report on Form 10-K for the year ended December 31, 2025. In addition to historical

data, this discussion and analysis contains forward-looking statements within the meaning of Section 27A of the Securities

Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the

Exchange Act, which reflect our current views with respect to, among other things, our business, operations and financial

performance. You can identify these forward-looking statements by the use of words such as “intend,” “goal,” “estimate,”

“expect,” “project,” “projections,” “plans,” “seeks,” “anticipates,” “should,” “could,” “may,” “designed to,”

“foreseeable future,” “believe,” “scheduled,” and similar expressions. Such forward- looking statements are subject to

various risks, uncertainties and assumptions. Our actual results or outcomes may differ materially from those in this

discussion and analysis as a result of various factors, including but not limited to those discussed in Item 1A. Risk Factors

in our Annual Report on Form 10-K for the year ended December 31, 2025 and elsewhere in this Quarterly Report on

Form 10-Q.

Introduction

Blackstone Mortgage Trust is a real estate finance company that originates, acquires, and manages senior loans and other

debt or credit-oriented investments collateralized by or relating to commercial real estate in North America, Europe, and

Australia. Our portfolio is composed primarily of senior loans secured by high-quality, institutional assets located in major

markets, and sponsored by experienced, well-capitalized real estate investment owners and operators. We finance our

investments in a variety of ways, including borrowing under secured credit facilities, issuing collateralized loan obligations,

or CLOs, other securitization transactions, syndicating senior loans and/or participations, and other forms of asset-level

financing, depending on our view of the most prudent financing option available for each of our investments. We are

externally managed by BXMT Advisors L.L.C., or our Manager, a subsidiary of Blackstone Inc., or Blackstone, and are a

real estate investment trust, or REIT, traded on the New York Stock Exchange, or NYSE, under the symbol “BXMT.”

We benefit from the deep knowledge, experience and information advantages of our Manager, which is a part of

Blackstone Real Estate. Blackstone Real Estate was founded in 1991 and is the world’s largest owner of commercial real

estate. Blackstone Real Estate operates as one globally integrated business with investments in North America, Europe,

Asia and Latin America. In the United States, Blackstone Real Estate is one of the largest owners of rental housing,

industrial, office, hospitality and retail assets. The market-leading real estate expertise derived from the strength of the

Blackstone platform deeply informs our credit and underwriting process, and we believe it gives us the tools to manage the

assets in our portfolio and work with our borrowers throughout periods of economic stress and uncertainty.

We conduct our operations as a REIT for U.S. federal income tax purposes. We generally will not be subject to U.S. federal

income taxes on our taxable income to the extent that we annually distribute all of our net taxable income to stockholders

and maintain our qualification as a REIT. We also operate our business in a manner that permits us to maintain an

exclusion from registration under the Investment Company Act of 1940, as amended. We are organized as a holding

company and conduct our business primarily through our various subsidiaries.

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I. Key Financial Measures and Indicators

As a real estate finance company, we believe the key financial measures and indicators for our business are earnings per

share, dividends declared, Distributable Earnings, Distributable Earnings prior to realized gains and losses, and book value

per share. For the three months ended March 31, 2026, we recorded basic net loss per share of $0.04, declared a dividend

of $0.47 per share, reported $0.21 per share of Distributable Earnings, and reported $0.49 per share of Distributable

Earnings prior to realized gains and losses. In addition, our book value as of March 31, 2026 was $20.20 per share, which

is net of cumulative CECL reserves of $1.80 per share and accumulated depreciation and amortization of owned real estate

assets of $0.57 per share.

As further described below, Distributable Earnings and Distributable Earnings prior to realized gains and losses are

measures that are not prepared in accordance with accounting principles generally accepted in the United States of

America, or GAAP. Distributable Earnings and Distributable Earnings prior to realized gains and losses 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 investments and operations. In addition, Distributable Earnings and Distributable

Earnings prior to realized gains and losses are performance metrics we consider when declaring our dividends.

Earnings Per Share and Dividends Declared

The following table sets forth the calculation of basic net income (loss) per share and dividends declared per share ($ in

thousands, except per share data):

(1) Represents net (loss) income attributable to Blackstone Mortgage Trust. Refer to Note 14 to our consolidated

financial statements for the calculation of diluted net (loss) income per share.

Distributable Earnings and Distributable Earnings Prior to Realized Gains and Losses

Distributable Earnings and Distributable Earnings prior to realized gains and losses are non-GAAP measures. We define

Distributable Earnings as GAAP net income (loss), including realized gains and losses not otherwise recognized in current

period GAAP net income (loss), and excluding (i) non-cash equity compensation expense, (ii) depreciation and

amortization, (iii) unrealized gains (losses), and (iv) certain non-cash items. Distributable Earnings may also be adjusted

from time to time to exclude one-time events pursuant to changes in GAAP and certain other non-cash charges as

determined by our Manager, subject to approval by a majority of our independent directors. Distributable Earnings mirrors

the terms of our management agreement between our Manager and us, or our Management Agreement, for purposes of

calculating our incentive fee expense. Therefore, Distributable Earnings prior to realized gains and losses is calculated net

of the incentive fee expense that would have been recognized if such realized gains or losses had not occurred.

Our CECL reserves have been excluded from Distributable Earnings consistent with other unrealized gains (losses)

pursuant to our existing policy for reporting Distributable Earnings. We expect to only recognize such potential credit

losses in Distributable Earnings if and when such amounts are realized and deemed non-recoverable upon a realization

event. This is generally at the time a loan is repaid, or in the case of foreclosure, when the underlying asset is sold, but

realization and non-recoverability may also be concluded if, in our determination, it is nearly certain that all amounts due

will not be collected. The timing of any such credit loss realization in our Distributable Earnings may differ materially from

the timing of CECL reserves or charge-offs in our consolidated financial statements prepared in accordance with GAAP.

The realized loss amount reflected in Distributable Earnings will equal the difference between the cash received, or

expected to be received, and the book value of the asset, and is reflective of our economic experience as it relates to the

ultimate realization of the loan.

We believe that Distributable Earnings provides meaningful information to consider in addition to our net income (loss)

and cash flow 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 class A common stock as historically, over time,

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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 net taxable income, subject to certain adjustments, and therefore we believe our dividends are

one of the principal reasons stockholders may invest in our class A common stock. Refer to Note 16 to our consolidated

financial statements for further discussion of our distribution requirements as a REIT. 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 investment portfolio and operations, and is a performance metric we consider when

declaring our dividends.

Furthermore, we believe it is useful to present Distributable Earnings prior to realized gains and losses, which include but

are not limited to charge-offs of CECL reserves, to reflect our direct operating results and help existing and potential future

holders of our class A common stock assess the performance of our business excluding such realized gains or losses. We

may make similar adjustments with respect to other types of investments, if and when applicable transactions occur. During

the period from the first quarter of 2024 to the fourth quarter of 2025, we reported this metric as Distributable Earnings

prior to charge-offs of CECL reserves, as the only applicable realized gains or losses during such period were charge-offs

of CECL reserves. We utilize Distributable Earnings prior to realized gains and losses as an additional performance metric

to consider when declaring our dividends. Distributable Earnings mirrors the terms of our Management Agreement for

purposes of calculating our incentive fee expense. Therefore, Distributable Earnings prior to realized gains and losses is

calculated net of the incentive fee expense that would have been recognized if such realized gains or losses had not

occurred.

Distributable Earnings and Distributable Earnings prior to realized gains and losses do not represent net income (loss) or

cash generated from operating activities and should not be considered as alternatives to GAAP net income (loss), or

indicators of our GAAP cash flows from operations, measures of our liquidity, or indicators of funds available for our cash

needs. In addition, our methodology for calculating Distributable Earnings and Distributable Earnings prior to realized

gains and losses may differ from the methodologies employed by other companies to calculate the same or similar

supplemental performance measures, and accordingly, our reported Distributable Earnings and Distributable Earnings prior

to realized gains and losses may not be comparable to similar metrics reported by other companies.

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The following table provides a reconciliation of Distributable Earnings and Distributable Earnings prior to realized gains

and losses to GAAP net income (loss) ($ in thousands, except per share data):

(1) Represents net (loss) income attributable to Blackstone Mortgage Trust.

(2) Represents realized losses related to loan principal amounts deemed non-recoverable.

(3) Represents depreciation of owned real estate assets and amortization of intangible real estate assets and liabilities.

(4) Represents an adjustment to the realized loss on the sale of a property held at depreciated cost. Because depreciation

and amortization 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. For Distributable Earnings, the amount is calculated as net sales proceeds less the property’s carrying

value prior to depreciation and amortization.

(5) Represents realized losses on the repatriation of unhedged foreign currency. These amounts were not included in

GAAP net (loss) income, but rather as a component of other comprehensive income in our consolidated financial

statements.

(6) Allocable share of adjustments related to unconsolidated entities for the three months ended March 31, 2026 reflects

our share of non-cash items such as (i) $3.2 million of unrealized losses recorded by such unconsolidated entities,

(ii) $3.1 million of depreciation and amortization, and (iii) related adjustments for realized gains, if any. For the

three months ended December 31, 2025, reflects our share of non-cash items such as (i) $(2.0) million of unrealized

gains recorded by such unconsolidated entities, (ii) $2.0 million of depreciation and amortization, and (iii) related

adjustments for realized gains, if any.

(7) Represents (i) the non-cash income recognized under GAAP related to our Agency Multifamily Lending

Partnership, in which we receive a portion of origination, servicing, and other fees for loans we refer to MTRCC for

origination, offset by the related loss-sharing obligation accruals and (ii) the cash received related to such income

previously recognized under GAAP. Refer to Note 2 to our consolidated financial statements for further information

on our Agency Multifamily Lending Partnership.

(8) Represents the amount included on our consolidated statements of operations.

(9) The weighted-average shares outstanding, basic, exclude shares issuable from a potential conversion of our

Convertible Notes then outstanding. Consistent with the treatment of other unrealized adjustments to Distributable

Earnings, these potentially issuable shares are excluded until a conversion occurs. Refer to Note 14 to our

consolidated financial statements for the calculation of diluted net income per share.

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Book Value Per Share

The following table calculates our book value per share ($ in thousands, except per share data):

(1) The book value per share excludes shares issuable from a potential conversion of our Convertible Notes then

outstanding. Refer to Note 14 to our consolidated financial statements for the calculation of diluted net income per

share.

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II. Investments

Investment Portfolio

Our Investment Portfolio consists of our Loan Portfolio, our investments in our Bank Loan Portfolio Joint Venture and Net

Lease Joint Venture, our owned real estate assets, and our investments in debt securities. The chart below details the

composition of our Investment Portfolio as of March 31, 2026:

Investment Portfolio(1)(2)(3)

Included in our Loan Portfolio(4)

(1) Our Investment Portfolio reflects the gross amount of our investments as of March 31, 2026, which consists of (i)

our Loan Portfolio, which represents net book value less total loans receivable CECL reserves, (ii) our share of the

carrying value of investments held by our Net Lease Joint Venture, (iii) our share of the fair value of the loans held

by our Bank Loan Portfolio Joint Venture, (iv) the aggregate carrying value of our owned real estate assets, and (v)

the fair value of our investments in debt securities.

(2) Assets in our Loan Portfolio with multiple components are proportioned into the relevant property types based on

the allocated value of each property type.

(3) Investment types that represent less than 1% of our Investment Portfolio are excluded from the chart.

(4) Represents the types of properties securing the loans in our Loan Portfolio.

Refer to section VII of this Item 2 for details of our Loan Portfolio, on a loan-by-loan basis.

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Loan Portfolio

Loan Originations

During the three months ended March 31, 2026, we originated or acquired $274.9 million of loans, inclusive of additional

commitments made under existing loans.

Loan Portfolio Activity

During the three months ended March 31, 2026, loan fundings totaled $295.9 million and loan repayments and sales totaled

$630.9 million.

The following table details our loan portfolio activity ($ in thousands):

(1) Excludes amounts for loans held by our Bank Loan Portfolio Joint Venture, which are included in investments in

unconsolidated entities on our consolidated balance sheets.

The following table details overall statistics for our Loan Portfolio as of March 31, 2026 ($ in thousands):

(1) Unfunded commitments will primarily be funded to finance our borrowers’ construction or development of real

estate-related assets, capital improvements of existing assets, or lease-related expenditures. These commitments will

generally be funded over the term of each loan, subject in certain cases to an expiration date.

(2) The weighted-average cash coupon and all-in yield are expressed as a spread over the relevant floating benchmark

rates, which include SOFR, SONIA, EURIBOR, CORRA, and other indices as applicable to each loan. As of

March 31, 2026, 97% of our loans by principal balance earned a floating rate of interest, primarily indexed to SOFR.

The remaining 3% of our loans by principal balance earned a fixed rate of interest.

(3) Maximum maturity assumes all extension options are exercised by the borrower; however, our loans and other

investments may be repaid prior to such date. Excludes loans accounted for under the cost-recovery and nonaccrual

methods, if any. As of March 31, 2026, 41% of our loans by principal balance were subject to yield maintenance or

other prepayment restrictions and 59% were open to repayment by the borrower without penalty.

(4) Based on LTV as of the dates loans were originated or acquired by us, excluding any loans that are impaired.

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The following table details the index rate floors for our Loan Portfolio as of March 31, 2026 ($ in thousands):

(1) Includes Euro, British Pound Sterling, Swedish Krona, Australian Dollar, and Canadian Dollar currencies.

(2) Includes all impaired loans.

(3) As of March 31, 2026, the weighted-average index rate floor of our floating-rate Loan Portfolio principal balance

was 1.40%. Excluding 0.0% index rate floors and loans with no floor, the weighted-average index rate floor was

2.06%.

The following table details the floating benchmark rates for our Loan Portfolio as of March 31, 2026 (Loan Portfolio

principal balance amounts in thousands):

(1) We use foreign currency forward contracts to protect the value or fix the amount of certain investments or cash

flows in terms of the U.S. dollar. We earn forward points on our forward contracts that reflect the interest rate

differentials between the applicable base rate for our foreign currency investments and prevailing U.S. interest rates.

These forward contracts effectively convert the foreign currency rate exposure for such investments to USD-

equivalent interest rates.

(2) In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension fees, loan

origination costs, and purchase discounts, as well as the accrual of exit fees. Excludes loans accounted for under the

cost-recovery and nonaccrual methods, if any.

(3) Includes floating rate loans indexed to STIBOR, CORRA, and BBSY indices.

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The charts below detail the geographic distribution and types of properties securing our Loan Portfolio, as of March 31,

2026:

Geographic Diversification

(Net Loan Exposure)(1)

Collateral Diversification

(Net Loan Exposure)(1)(2)

(1) Net loan exposure reflects the amount of each loan that is subject to risk of credit loss to us as of March 31, 2026,

which is our principal balance net of (i) $961.1 million of asset-specific debt, (ii) $20.3 million of cost-recovery

proceeds, and (iii) our total loans receivable CECL reserve of $291.6 million. Our asset-specific debt is structurally

non-recourse and term-matched to the corresponding collateral loans. Geographic locations that represent less than

1% of net loan exposure are excluded from the chart.

(2) Assets with multiple components are proportioned into the relevant property types based on the allocated value of

each property type.

Refer to section VII of this Item 2 for details of our loan portfolio, on a loan-by-loan basis.

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Portfolio Management

As of March 31, 2026, 98% of our loans, based on net loan exposure, were performing with risk ratings of “1” through “4,”

and the remaining 2% were impaired with a risk rating of “5.” As of March 31, 2026, two of our performing loans with an

aggregate amortized cost basis of $156.7 million were in default. With respect to one of these loans, the default was a

technical default as a result of the non-payment of an extension fee, the loan was not past its maturity date and was current

on its interest payments. The other loan was in payment default and was less than 90 days past due on its interest payment.

Both of these loans had a risk rating of “4.” All other borrowers under performing loans were in compliance with the

applicable contractual terms of each respective loan, including any required payment of interest. We believe this

demonstrates the overall strength of our loan portfolio and the commitment and financial wherewithal of our borrowers

generally, which are primarily affiliated with large real estate private equity funds and other strong, well-capitalized, and

experienced sponsors.

We maintain a robust asset management relationship with our borrowers and utilize these relationships to maximize the

performance of our portfolio, including during periods of volatility. We believe that we benefit from these relationships and

from our long-standing core business model of originating senior loans collateralized by large assets in major markets with

experienced, well-capitalized institutional sponsors. While we believe the principal amounts of our loans are generally

adequately protected by underlying collateral value, there is a risk that we will not realize the entire principal value of

certain investments. As of March 31, 2026, we had an aggregate $84.9 million asset-specific CECL reserve related to seven

of our loans receivable, with an aggregate amortized cost basis of $372.2 million, net of cost-recovery proceeds. This

CECL reserve was recorded based on our estimation of the fair value of each of the loan's underlying collateral as of

March 31, 2026.

We benefit from the deep knowledge, experience and information advantages of our Manager, which is a part of

Blackstone Real Estate. Blackstone Real Estate was founded in 1991 and is the world’s largest owner of commercial real

estate with investments in North America, Europe, Asia and Latin America. In the United States, Blackstone Real Estate is

one of the largest owners of rental housing, industrial, office, hospitality and retail assets.

As discussed in Note 2 to our consolidated financial statements, we perform a quarterly review of our loan portfolio, assess

the performance of each loan, and assign it a risk rating between “1” and “5”, from less risk to greater risk. As of

March 31, 2026, our loan portfolio had a weighted-average risk rating of 3.0, based on net loan exposure.

The following table allocates the net book value and net loan exposure balances based on our internal risk ratings as of

March 31, 2026 ($ in thousands):

(1) Net loan exposure reflects the amount of each loan that is subject to risk of credit loss to us as of March 31, 2026,

which is our principal balance net of (i) $961.1 million of asset-specific debt, (ii) $20.3 million of cost-recovery

proceeds, and (iii) our total loans receivable CECL reserve of $291.6 million. Our asset-specific debt is structurally

non-recourse and term-matched to the corresponding collateral loans.

Current Expected Credit Loss Reserve

The CECL reserves required by GAAP reflect our current estimate of potential credit losses related to our loans and notes

receivable included in our consolidated balance sheets. Other than a few narrow exceptions, GAAP requires that all

financial instruments subject to the CECL model have some amount of loss reserve to reflect the principle underlying the

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CECL model that all loans and similar assets have some inherent risk of loss, regardless of credit quality, subordinate

capital, or other mitigating factors.

During the three months ended March 31, 2026, we recorded a net increase of $7.2 million in the CECL reserves against

our loans receivable portfolio, primarily driven by a $9.6 million increase in our general CECL reserve partially offset by a

$2.4 million decrease in our asset-specific CECL reserve, bringing our total loans receivable CECL reserves to

$291.6 million as of March 31, 2026. The increase in our general CECL reserve was primarily driven by new loan

originations. The decrease in our asset-specific reserve was driven by charge-offs of $46.5 million primarily related to the

resolution of one previously impaired loan as a result of our acquisition of title through a foreclosure of title to a hospitality

collateral property located in San Francisco, CA, which is now included on our consolidated balance sheet as an owned real

estate asset. This was largely offset by additions to our asset-specific CECL reserve related to two additional loans with a

total amortized cost basis of $284.8 million that were impaired during the three months ended March 31, 2026. The income

accrual was suspended on the two newly impaired loans, as the recovery of income and principal was doubtful. During the

three months ended March 31, 2026, we recorded $1.4 million of interest income on these loans.

As of March 31, 2026, we had an aggregate $84.9 million asset-specific CECL reserve related to seven of our loans

receivable, with a total amortized cost basis of $372.2 million, net of cost-recovery proceeds. Impairments are each

determined individually as a result of changes in the specific credit quality factors for each such loan. These factors

included, among others, (i) the underlying collateral performance, (ii) discussions with the borrower, (iii) borrower events

of default, and (iv) other facts that impact the borrower’s ability to pay the contractual amounts due under the terms of the

loan. This asset-specific CECL reserve was recorded based on our estimation of the fair value of each loan’s underlying

collateral as of March 31, 2026.

No income was recorded on our impaired loans subsequent to determining that they were impaired. During the three

months ended March 31, 2026, we received an aggregate $0.5 million of cash proceeds from such loans that were applied

as a reduction to the amortized cost basis of each respective loan.

Refer to Note 2 to our consolidated financial statements for further discussion of our policies on revenue recognition and

our CECL reserves.

Owned Real Estate

As part of our portfolio management strategy to maximize economic outcomes, we may hold certain owned real estate

assets, resulting from transactions in which we assume legal title, physical possession, or control of the collateral

underlying a loan through a foreclosure, a deed-in-lieu of foreclosure transaction, or a loan modification in which we

receive an equity interest in and/or control over decision-making at the property. As of March 31, 2026, we had 13 owned

real estate assets with an aggregate carrying value of $1.3 billion.

The following table provides details of our owned real estate asset as of March 31, 2026 ($ in thousands):

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Bank Loan Portfolio Joint Venture

In the second quarter of 2025, we entered into a joint venture with a Blackstone-advised investment vehicle to acquire

portfolios of performing commercial mortgage loans, or our Bank Loan Portfolio Joint Venture. In the second quarter of

2025, the Bank Loan Portfolio Joint Venture acquired a $1.4 billion portfolio of 171 performing senior commercial real

estate loans from a regional bank. The loans are secured primarily by retail and multifamily properties located across

various markets in the Mid-Atlantic region, are primarily fixed rate, and were acquired at a discount to par. In the third

quarter of 2025, the Bank Loan Portfolio Joint Venture acquired a $606.0 million portfolio of 425 performing senior

commercial real estate loans from a regional bank. The loans are secured primarily by net lease retail assets located

throughout the United States, are fixed rate, and were acquired at a discount to par. We have an aggregate 35% ownership

interest in the joint venture as of March 31, 2026. As of March 31, 2026, our share of the fair value of the loans held by our

Bank Loan Portfolio Joint Venture was $553.4 million.

Our Bank Loan Portfolio Joint Venture is recorded on our consolidated balance sheets as an investment in unconsolidated

entities. As of March 31, 2026, our investment in the joint venture totaled $101.3 million. During the three months ended

March 31, 2026, we did not make any contributions to the joint venture, received $10.6 million of distributions, and

recorded $0.9 million of income from unconsolidated entities in our consolidated statements of operations.

Net Lease Joint Venture

In the fourth quarter of 2024, we entered into a joint venture with a Blackstone-advised investment vehicle to invest in

triple net lease properties, or our Net Lease Joint Venture. Our investment in the joint venture is recorded on our

consolidated balance sheets as an investment in unconsolidated entities. As of March 31, 2026, our investment in

unconsolidated entities related to the joint venture totaled $143.1 million. During the three months ended March 31, 2026,

we contributed $58.9 million to the joint venture, received $22.4 million of distributions, and recorded $0.4 million of

income from unconsolidated entities in our consolidated statements of operations, inclusive of $3.1 million of depreciation

and amortization expense. We have an aggregate 75% ownership interest in the joint venture as of March 31, 2026. As of

March 31, 2026, our share of the carrying value of investments held by our Net Lease Joint Venture was $515.6 million.

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The following table details the tenant industries and the geographic location of the assets held by our Net Lease Joint

Venture as of March 31, 2026:

As of March 31, 2026, our Net Lease Joint Venture’s leases had a weighted average remaining lease term of over 15 years

(based on annualized base rent), with weighted average annual rent increases of approximately 2%, and a rent coverage

ratio of approximately 3x.

Core+ Real Estate Debt Fund Investment

In the fourth quarter of 2025, we made a $75.0 million capital commitment at the initial closing of a new BREDS-advised

private fund formed to invest in Core+ real estate debt investments in the U.S. and Canada. Blackstone affiliates, including

us, do not pay management fees or carried interest with respect to their investments in the BREDS-advised private fund.

Our capital commitment represented a minority of the total capital commitments the BREDS-advised private fund had

received as of March 31, 2026. As of March 31, 2026, the BREDS-advised private fund had not called any capital or made

any investments. To fund its future investments, the BREDS-advised private fund will draw down on capital commitments

made by its investors, including us, on a pro rata basis.

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Debt Securities Investment

In the first quarter of 2026, we invested $66.7 million in a significant risk transfer, or SRT, transaction with a UK financial

institution structured as a credit-linked note, or the UK Bank Loan Portfolio SRT. The investment constitutes the first-loss

tranche of a reference portfolio comprising a diversified, granular portfolio of low-leverage commercial real estate loans

held by the UK financial institution. The SRT investment earns a floating-rate cash coupon of SONIA + 7.00%. As of

March 31, 2026, no realized credit losses have been incurred with respect to the underlying reference loan portfolio.

Agency Multifamily Lending Partnership

In the second quarter of 2024, we entered into an agreement with M&T Realty Capital Corporation, or MTRCC, a

subsidiary of M&T Bank, that allows our borrowers to access multifamily agency financing through MTRCC’s Fannie

Mae DUS and Freddie Mac Optigo lending platforms, or our Agency Multifamily Lending Partnership. We will receive a

portion of origination, servicing, and other fees for loans that we refer to MTRCC for origination under both the Fannie

Mae and Freddie Mac programs. Additionally, we will share in losses with MTRCC and Fannie Mae on loans that we refer

to MTRCC for origination under the Fannie Mae program. During the three months ended March 31, 2026, we did not

refer any loans to MTRCC.

III. Financings

Loan Portfolio Financings

Our loan portfolio financing consists of secured debt, securitizations, and asset-specific debt. The following table details

our portfolio financing ($ in thousands):

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Secured Debt

The following table details our secured credit facilities by spread over the applicable base rates as of March 31, 2026 ($ in

thousands):

(1) The spread, all-in cost, and all-in yield are expressed over the relevant floating benchmark rates, which include

SOFR, SONIA, EURIBOR, CORRA, and other indices as applicable.

(2) Represents the amount of new borrowings we closed during the three months ended March 31, 2026.

(3) In addition to spread, the cost includes the associated deferred fees and expenses related to the respective

borrowings. In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension

fees, loan origination costs, and purchase discounts, as well as the accrual of exit fees. All-in yield excludes loans

accounted for under the cost-recovery and nonaccrual methods, if any, and owned real estate assets.

(4) Represents the weighted-average all-in cost as of March 31, 2026 and is not necessarily indicative of the spread

applicable to recent or future borrowings.

(5) Represents the principal balance of the collateral loan assets and the carrying value of the collateral owned real

estate assets.

(6) Represents the difference between the weighted-average all-in yield and weighted-average all-in cost.

(7) Includes an interest rate swap with a $35.6 million notional amount that effectively converts our floating rate

liability to a fixed rate liability to align with the financed fixed rate loan exposure.

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Securitizations

We have financed certain pools of our loans through CLOs and have also financed one of our loans through a securitization

vehicle, or the European Loan Securitization. The following table details our securitized debt obligations and the

underlying collateral assets that are financed by our CLOs and the European Loan Securitization ($ in thousands):

(1) The book value of underlying collateral assets excludes any applicable CECL reserves.

(2) In addition to cash coupon, all-in yield includes the amortization of deferred origination and extension fees, loan

origination costs, purchase discounts, and accrual of exit fees, while all-in cost includes the amortization of deferred

origination fees and financing costs. The weighted-average all-in yield and cost are expressed as a spread over the

relevant floating benchmark rates, which is SOFR for the CLOs and EURIBOR for the European Loan

Securitization. All-in yield excludes loans accounted for under the cost-recovery and nonaccrual methods, if any,

owned real estate assets, and cash from repayment proceeds held in certain of our CLOs that may be used to add

new eligible collateral assets.

(3) Underlying collateral assets term represents the weighted-average final maturity of such loans, assuming all

extension options are exercised by the borrower, and excludes owned real estate assets. Repayments of securitized

debt obligations are tied to timing of the related collateral loan asset repayments. The term of these obligations

represents the rated final distribution date of the securitizations.

(4) We financed our $55.8 million retained interests in the securitization under a repurchase agreement structured

without capital markets-based mark-to-market provisions. The amount of the financing is included in other liabilities

on our consolidated balance sheets.

(5) During the three months ended March 31, 2026, we recorded $34.7 million of interest expense related to our

securitized debt obligations.

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Refer to Note 8 and Note 19 to our consolidated financial statements for additional details of our securitized debt

obligations.

Asset-Specific Debt

The following table details our asset-specific debt ($ in thousands):

(1) The book value of underlying collateral assets excludes any applicable CECL reserves.

(2) The weighted-average all-in yield and cost are expressed as a spread over the relevant floating benchmark rates,

which include SOFR and CORRA, as applicable. These floating rate loans and related liabilities are currency and

index-matched to the applicable benchmark rate relevant in each arrangement. In addition to cash coupon, yield/cost

includes the amortization of deferred origination fees and financing costs.

(3) The weighted-average term is determined based on the maximum maturity of the corresponding loans, assuming all

extension options are exercised by the borrower. Our non-recourse, asset-specific debt is term-matched in each case

to the corresponding collateral loans.

Corporate Financing

The following table details our outstanding corporate financing ($ in thousands):

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The following table details our outstanding senior term loan facilities, or Term Loans, our outstanding senior secured notes,

or Senior Secured Notes, and convertible senior notes, or Convertible Notes, as of March 31, 2026 ($ in thousands):

(1) The B-7 Term Loan and B-9 Term Loan borrowings are subject to a benchmark interest rate floor of 0.50%.

(2) Includes issue discounts, transaction expenses, and/or issuance costs, as applicable, that are amortized through

interest expense over the life of each respective financing.

(3) Represents the stated coupon rate of the notes. We have entered into an interest rate swap that effectively converts

our fixed rate exposure to a SOFR + 3.95% floating rate exposure. Refer to Note 11 to our consolidated financial

statements for further information.

(4) The conversion price of the Convertible Notes is $36.27, which represents the price of class A common stock per

share based on a conversion rate of 27.5702. The conversion rate represents the number of shares of class A

common stock issuable per $1,000 principal amount of Convertible Notes. The cumulative dividend threshold has

not been exceeded as of March 31, 2026.

Refer to Note 2, Note 10, Note 11, and Note 12 to our consolidated financial statements for further discussion of our Term

Loans, Senior Secured Notes, and Convertible Notes.

Floating Rate Loan Portfolio

Generally, our business model is such that rising interest rates will increase our net income, while declining interest rates

will decrease net income. As of March 31, 2026, 97% of our loans by principal balance earned a floating rate of interest,

primarily indexed to SOFR, and were financed with liabilities that pay interest at floating rates, which resulted in an

amount of net equity that is positively correlated to rising interest rates, subject to the impact of interest rate floors on

certain of our floating rate loans.

Our liabilities are generally currency and index-matched to each collateral asset, resulting in a net exposure to movements

in benchmark rates that varies by currency silo based on the relative proportion of floating rate assets and liabilities.

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The following table details our investment portfolio’s exposure to interest rates by currency as of March 31, 2026 (amounts

in thousands):

(1) Includes Australian Dollar, Canadian Dollar, and Swedish Krona currencies.

(2) Our floating rate loans and related liabilities are currency and index-matched to the applicable benchmark rate

relevant in each arrangement.

(3) Excludes $376.9 million of principal balance on floating rate impaired loans.

(4) Our loan agreements generally require our borrowers to purchase interest rate caps, which mitigates our borrowers’

exposure to an increase in interest rates.

(5) Excludes amounts related to our investments in unconsolidated entities.

(6) Includes amounts outstanding under secured debt, securitizations, and asset-specific debt. Excludes amounts related

to the indebtedness of unconsolidated entities.

(7) Excludes an interest rate swap with a $35.6 million notional amount that effectively converts our floating rate

liability to a fixed rate liability to align with the financed fixed rate loan exposure.

(8) Includes amounts outstanding under Term Loans and the Senior Secured Notes due 2029. In connection with the

issuance of the Senior Secured Notes due 2029, we entered into an interest rate swap with a notional amount of

$450.0 million to effectively convert our fixed rate exposure to floating rate exposure for such notes.

(9) Represents the U.S. dollar equivalent as of March 31, 2026.

In addition to the risks related to fluctuations in cash flows and asset values associated with movements in interest rates,

there is also the risk of non-performance on floating rate assets. In the case of a significant increase in interest rates, the

cash flows of the collateral real estate assets may not be sufficient to pay debt service due under our loans, which may

contribute to non-performance or, in severe cases, default. This risk is partially mitigated by our consideration of rising rate

stress-testing during our underwriting process, which generally includes a requirement for our borrower to purchase an

interest rate cap contract with an unaffiliated third party, provide an interest reserve deposit, and/or provide interest

guarantees or other structural protections.

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IV. Our Results of Operations

Operating Results

The following table sets forth information regarding our consolidated results of operations for the three months ended

March 31, 2026 and December 31, 2025 ($ in thousands, except per share data):

Income from loans and other investments, net

Income from loans and other investments, net increased $0.9 million during the three months ended March 31, 2026

compared to the three months ended December 31, 2025. The increase was primarily driven by lower financing costs,

primarily due to the issuance of our FL6 CLO and B-9 Term Loan. This increase was partially offset by (i) a

$490.3 million decrease in the weighted-average principal balance of our loan portfolio, and (ii) declines in floating-rate

indices.

Revenue from owned real estate

Revenue from owned real estate decreased by $0.8 million during the three months ended March 31, 2026 compared to the

three months ended December 31, 2025. The decrease was primarily due to the seasonality of the operations at our

hospitality assets. This was partially offset by the acquisition or consolidation of two owned real estate assets during the

three months ended December 31, 2025, as the three months ended March 31, 2026 reflected a full quarter of income

recognition compared to a partial period during the three months ended December 31, 2025.

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Expenses

Expenses include management and incentive fees payable to our Manager, general and administrative expenses, and

expenses from owned real estate. Expenses increased by $2.7 million during the three months ended March 31, 2026

compared to the three months ended December 31, 2025, primarily due to a $6.9 million increase in expenses from owned

real estate mainly as a result of the acquisition or consolidation of two owned real estate assets during the three months

ended December 31, 2025, as the three months ended March 31, 2026 reflected a full quarter of expense recognition

compared to a partial period during the three months ended December 31, 2025, which was partially offset by the benefit

from a $3.3 million property tax refund received by one of our owned real estate assets. This was also partially offset by a

$1.6 million decrease in management fees payable to our Manager, due to lower Equity, as defined in our Management

Agreement, primarily resulting from charge-offs of CECL reserves.

Changes in current expected credit loss reserve

During the three months ended March 31, 2026, we recorded a $55.1 million increase in our CECL reserves, as compared

to an $18.4 million increase during the three months ended December 31, 2025. The increase during the three months

ended March 31, 2026 is primarily due to (i) an increase in our asset-specific CECL reserves, driven by two additional

loans that were impaired during the three months ended March 31, 2026, and (ii) an increase in our general CECL reserves

driven by new loan originations.

We may be required to record further increases to our CECL reserves in the future, depending on the performance of our

loan portfolio and changes in broader market conditions, and there may be volatility in the level of our CECL reserves.

Any such reserve increases are difficult to predict, but are expected to be primarily the result of incremental loan

impairments resulting from changes in the specific credit quality factors of such loans and to be concentrated in our loans

receivable with a risk rating of “4” as of March 31, 2026.

Income from unconsolidated entities

During the three months ended March 31, 2026, we recorded income from unconsolidated entities of $1.4 million

compared to $7.3 million during the three months ended December 31, 2025. This decrease was primarily due to lower

income from our Bank Loan Portfolio Joint Venture as a result of unrealized losses on the fair value adjustment of the

portfolio during the three months ended March 31, 2026, compared to unrealized gains during the three months ended

December 31, 2025.

Income tax provision

The income tax provision increased by $0.6 million during the three months ended March 31, 2026 compared to the three

months ended December 31, 2025, primarily due to an increase in the income tax provisions related to our taxable REIT

subsidiaries.

Dividends per share

During the three months ended March 31, 2026, we declared dividends of $0.47 per share, or $79.3 million in aggregate.

During the three months ended December 31, 2025, we declared dividends of $0.47 per share, or $79.1 million in

aggregate.

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The following table sets forth information regarding our consolidated results of operations for the three months ended

March 31, 2026 and 2025 ($ in thousands, except per share data):

Income from loans and other investments, net

Income from loans and other investments, net decreased $5.0 million during the three months ended March 31, 2026

compared to the three months ended March 31, 2025. The decrease was primarily due to (i) a $303.5 million decrease in

the weighted-average principal balance of our loan portfolio, (ii) an $846.9 million increase in the weighted-average

principal balance of our outstanding financing arrangements, (iii) a decline in interest income related to additional loans

accounted for under the cost-recovery method or loans that are now accounted for as owned real estate assets during the

three months ended March 31, 2026, and (iv) declines in floating-rate indices.

Revenue from owned real estate

Revenue from owned real estate increased by $37.6 million during the three months ended March 31, 2026, primarily due

to the acquisition or consolidation of five additional owned real estate assets.

Expenses

Expenses include management and incentive fees payable to our Manager, general and administrative expenses, and

expenses from owned real estate. Expenses increased by $34.6 million during the three months ended March 31, 2026

compared to the three months ended March 31, 2025 primarily due to a $35.7 million increase in expenses from owned real

estate due to the acquisition or consolidation of five additional owned real estate assets. This was partially offset by a

$2.4 million decrease in management fees payable to our Manager, due to lower Equity, as defined in our Management

Agreement, primarily resulting from charge-offs of CECL reserves and repurchases of class A common shares.

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Changes in current expected credit loss reserve

During the three months ended March 31, 2026, we recorded a $55.1 million increase in our CECL reserves, as compared

to a $49.5 million increase during the three months ended March 31, 2025. The increase during the three months ended

March 31, 2026 was primarily due to (i) an increase in our asset-specific CECL reserves, driven by two additional loans

that were impaired during the three months ended March 31, 2026, and (ii) an increase in our general CECL reserves

driven by new loan originations.

We may be required to record further increases to our CECL reserves in the future, depending on the performance of our

loan portfolio and changes in broader market conditions, and there may be volatility in the level of our CECL reserves.

Any such reserve increases are difficult to predict, but are expected to be primarily the result of incremental loan

impairments resulting from changes in the specific credit quality factors of such loans and to be concentrated in our loans

receivable with a risk rating of “4” as of March 31, 2026.

Income (loss) from unconsolidated entities

During the three months ended March 31, 2026, we recorded income from unconsolidated entities of $1.4 million

compared to a loss of $0.9 million during the three months ended March 31, 2025. The increase was primarily due to

income from our Bank Loan Portfolio Joint Venture, which did not exist during the three months ended March 31, 2025, as

well as income from our Net Lease Joint Venture, which incurred a loss during the three months ended March 31, 2025.

Income tax provision

The income tax provision increased by $0.4 million during the three months ended March 31, 2026 as compared to the

three months ended March 31, 2025, due to an increase in the income tax provisions related to our taxable REIT

subsidiaries.

Dividends per share

During the three months ended March 31, 2026, we declared dividends of $0.47 per share, or $79.3 million in aggregate.

During the three months ended March 31, 2025, we declared dividends of $0.47 per share, or $80.6 million in aggregate.

V. Liquidity and Capital Resources

Capitalization

We have capitalized our business to date primarily through the issuance and sale of shares of our class A common stock,

corporate debt, and asset-level financings. As of March 31, 2026, our capitalization structure included $3.4 billion of

common equity, $3.0 billion of corporate debt, and $13.0 billion of asset-level financings. Our $3.0 billion of corporate

debt includes $1.9 billion of Term Loan borrowings, $785.3 million of Senior Secured Notes, and $266.2 million of

Convertible Notes. Our $13.0 billion of asset-level financings includes $9.1 billion of secured debt, $2.9 billion of

securitizations, and $961.1 million of asset-specific debt. Our asset-level financings are generally structured to provide

currency, index and term-matched financing without capital markets-based mark-to-market provisions.

As of March 31, 2026, we had $991.8 million of liquidity that can be used to satisfy our short-term cash requirements and

as working capital for our business.

See Notes 6, 7, 8, 9, 10, 11, and 12 to our consolidated financial statements for additional details regarding our other

secured debt, secured debt, securitized debt obligations, asset-specific debt, Term Loans, Senior Secured Notes, and

Convertible Notes, respectively.

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Debt-to-Equity Ratio and Total Leverage Ratio

The following table presents our debt-to-equity ratio and total leverage ratio:

(1) The debt and leverage amounts included in the calculations above use gross outstanding principal balances,

excluding any unamortized deferred financing costs and discounts.

(2) Represents, in each case at period end, the ratio of (i) total outstanding secured debt, asset-specific debt, Term

Loans, Senior Secured Notes, and convertible notes, less cash, to (ii) total equity.

(3) Represents, in each case at period end, the ratio of (i) total outstanding secured debt, securitizations, asset-specific

debt, Term Loans, Senior Secured Notes, and convertible notes, less cash, to (ii) total equity.

Sources of Liquidity

Our primary sources of liquidity include cash and cash equivalents, available borrowings under our secured debt facilities,

and net receivables from servicers related to loan repayments, which are set forth in the following table ($ in thousands):

(1) Represents loan principal payments held by our third-party servicer as of the balance sheet date, which were

remitted to us during the subsequent remittance cycle, net of the related secured debt balance.

During the three months ended March 31, 2026, we generated cash flow from operating activities of $169.7 million and

received $599.3 million from loan principal collections, sales proceeds, and cost-recovery proceeds. Furthermore, we are

able to generate incremental liquidity through provisions of certain of our CLOs, which allow us to effectively replace, for

a period of time, a repaid loan in the CLO with additional eligible CLO collateral to maintain the aggregate amount of

collateral assets in the CLO, and the related financing outstanding.

We have access to further liquidity through public and private offerings of equity and debt securities, syndicated term

loans, and similar transactions. To facilitate public offerings of securities, in July 2025, we filed a shelf registration

statement with the SEC that is effective for a term of three years and expires in July 2028. The amount of securities to be

issued pursuant to this shelf registration statement was not specified when it was filed and there is no specific dollar limit

on the amount of securities we may issue. The securities covered by this registration statement include: (i) class A common

stock; (ii) preferred stock; (iii) depositary shares representing preferred stock; (iv) debt securities; (v) warrants; (vi)

subscription rights; (vii) purchase contracts; and (viii) units consisting of one or more of such securities or any combination

of these securities. The specifics of any future offerings, along with the use of proceeds of any securities offered, will be

described in detail in a prospectus supplement, or other offering materials, at the time of any offering.

We may also access liquidity through our dividend reinvestment plan and direct stock purchase plan, under which

9,956,862 shares of class A common stock were available for issuance as of March 31, 2026, and our “at the market”

common stock offering program, pursuant to which we may sell, from time to time, up to $480.9 million of additional

shares of our class A common stock as of March 31, 2026. Refer to Note 14 to our consolidated financial statements for

additional details.

Uses of Liquidity

In addition to funding our lending and other investment activity and our general operating expenses, our primary uses of

liquidity include interest and principal payments with respect to our outstanding borrowings under secured debt, our asset-

specific debt, our Term Loans, our Senior Secured Notes, and our Convertible Notes. From time to time, we have

repurchased and may continue to repurchase our outstanding debt or shares of our class A common stock. Such

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repurchases, if any, will depend on prevailing market conditions, our liquidity requirements, contractual restrictions, and

other factors. The amounts involved in any such purchase transactions, individually or in the aggregate, may be material.

In October 2025, our board of directors authorized the repurchase of up to $150.0 million of shares of our class A common

stock under our repurchase program. Repurchases may be made from time to time in open market transactions, in privately

negotiated transactions, in agreements and arrangements structured in a manner consistent with Rules 10b-18 and 10b5-1

under the Exchange Act or otherwise. The timing and the actual amounts repurchased will depend on a variety of factors,

including legal requirements, price and economic and market conditions. The repurchase program may be changed,

suspended or discontinued at any time and does not have a specified expiration date.

During the three months ended March 31, 2026, we repurchased 43,765 shares of class A common stock at a weighted-

average price per share of $18.29, for a total cost of $0.8 million. As of March 31, 2026, the amount remaining available

for repurchases under the program was $148.8 million.

As of March 31, 2026, we had unfunded commitments of $1.2 billion related to 52 loans receivable and $715.5 million of

committed or identified financing for those commitments resulting in net unfunded commitments of $453.4 million. The

unfunded loan commitments comprise funding for capital expenditures and construction, leasing costs, and interest and

carry costs. Loan funding commitments are generally subject to certain conditions, including, without limitation, the

progress of capital projects, leasing, and cash flows at the properties securing our loans. Therefore, the exact timing and

amounts of such future loan fundings are uncertain and will depend on the current and future performance of the

underlying collateral assets. We expect to fund our loan commitments over the remaining term of the related loans, which

have a weighted-average future funding period of 1.8 years.

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Contractual Obligations and Commitments

Our contractual obligations and commitments as of March 31, 2026 were as follows ($ in thousands):

(1) Represents known and estimated short-term cash requirements related to our contractual obligations and

commitments. Refer to “Sources of Liquidity” above for information about our sources of funds to satisfy our short-

term cash requirements.

(2) The allocation of our unfunded loan commitments is based on the earlier of the commitment expiration date or the

final loan maturity date; however, we may be obligated to fund these commitments earlier than such date.

(3) Our secured debt and asset-specific debt agreements are generally term-matched to their underlying collateral.

Therefore, the allocation of both principal and interest payments under such agreements is generally allocated based

on the maximum maturity date of the collateral loans, assuming all extension options are exercised by the borrower.

In limited instances, the maturity date of the respective debt agreement is used.

(4) The Term Loans are partially amortizing, with an amount equal to 1.0% per annum of the initial principal balance

due in quarterly installments. Refer to Note 10 to our consolidated financial statements for further details on our

Term Loans.

(5) Reflects the outstanding principal balance of Convertible Notes, excluding any potential conversion premium. Refer

to Note 12 to our consolidated financial statements for further details on our Convertible Notes.

(6) Amounts are included in other liabilities on our consolidated balance sheets.

(7) Represents interest payments on our secured debt, asset-specific debt, Term Loans, Senior Secured Notes,

Convertible Notes, and other secured debt. Future interest payment obligations are estimated assuming the interest

rates in effect as of March 31, 2026 will remain constant into the future. This is only an estimate as actual amounts

borrowed and interest rates will vary over time.

(8) Total does not include $2.9 billion of consolidated securitized debt obligations, as the satisfaction of these liabilities

will not require cash outlays from us.

We are also required to settle our foreign exchange and interest rate derivatives with our derivative counterparties upon

maturity which, depending on foreign currency exchange and interest rate movements, may result in cash received from or

due to such counterparties. The table above does not include these amounts as they are not fixed and determinable. Refer to

Note 13 to our consolidated financial statements for details regarding our derivative contracts.

We are required to pay our Manager a base management fee, an incentive fee, and reimbursements for certain expenses

pursuant to our Management Agreement. The table above does not include the amounts payable to our Manager under our

Management Agreement as they are not fixed and determinable. Refer to Note 15 to our consolidated financial statements

for additional terms and details of the fees payable under our Management Agreement.

As a REIT, we generally must distribute substantially all of our net taxable income to stockholders in the form of dividends

to comply with the REIT provisions of the Internal Revenue Code. Our taxable income does not necessarily equal our net

income as calculated in accordance with GAAP, or our Distributable Earnings as described above.

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Cash Flows

The following table provides a breakdown of the net change in our cash and cash equivalents ($ in thousands):

We experienced a net increase in cash and cash equivalents of $97.7 million for the three months ended March 31, 2026,

compared to a net increase of $343.3 million for the three months ended March 31, 2025. During the three months ended

March 31, 2026, we (i) received $880.0 million of net proceeds from the issuance of a securitized debt obligation, (ii)

received $599.3 million from loan principal collections and sales proceeds, (iii) received a net $72.1 million under our

secured term loan borrowings, and (iv) received aggregate distributions of $33.0 million from unconsolidated entities,

primarily as a result of our Net Lease Joint Venture refinancing its portfolio through an asset-backed securitization

transaction. Also, during the three months ended March 31, 2026, we (i) repaid a net $1.0 billion of secured debt

borrowings and asset-specific financings, (ii) funded $290.8 million of loans, (iii) repaid $133.6 million of securitized debt

obligations, (iv) paid $79.1 million of dividends on our class A common stock, and (v) invested $58.9 million in

unconsolidated entities.

Refer to Note 3 to our consolidated financial statements for further discussion of our loan activity. Refer to Notes 5, 7, 8,

and 14 to our consolidated financial statements for further discussion of our investments in unconsolidated entities, secured

debt, securitized debt obligations, and equity, respectively.

VI. Other Items

Income Taxes

We have elected to be taxed as a REIT under the Internal Revenue Code for U.S. federal income tax purposes. We

generally must distribute annually at least 90% of our net taxable income, subject to certain adjustments and excluding any

net capital gain, in order for U.S. federal income tax not to apply to our earnings. To the extent that we satisfy this

distribution requirement, but distribute less than 100% of our net taxable income, we will be subject to U.S. federal income

tax on our undistributed taxable income. In addition, we will be subject to a 4% nondeductible excise tax if the actual

amount that we pay out to our stockholders in a calendar year is less than a minimum amount specified under U.S. federal

tax laws.

Our qualification as a REIT also depends on our ability to meet various other requirements imposed by the Internal

Revenue Code, which relate to organizational structure, diversity of stock ownership, and certain restrictions with regard to

the nature of our assets and the sources of our income. Even if we qualify as a REIT, we may be subject to certain U.S.

federal income and excise taxes and state and local taxes on our income and assets. If we fail to maintain our qualification

as a REIT for any taxable year, we may be subject to material penalties as well as federal, state, and local income tax on

our taxable income at regular corporate rates and we would not be able to qualify as a REIT for the subsequent four full

taxable years. As of March 31, 2026 and December 31, 2025, we were in compliance with all REIT requirements.

Furthermore, our taxable REIT subsidiaries are subject to federal, state, and local income tax on their net taxable income.

Refer to Note 16 to our consolidated financial statements for further discussion of our income taxes.

Critical Accounting Policies

Our discussion and analysis of our financial condition and results of operations is based upon our consolidated financial

statements, which have been prepared in accordance with GAAP. The preparation of these financial statements requires us

to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenue and expenses, and related

disclosure of contingent assets and liabilities. Actual results could differ from these estimates. We evaluated our critical

accounting policies and believe them to be appropriate. The following is a summary of our significant accounting policies

that we believe are the most affected by our judgments, estimates, and assumptions:

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Current Expected Credit Losses

The current expected credit loss, or CECL, reserve required under the FASB Accounting Standards Codification, or ASC,

Topic 326 “Financial Instruments – Credit Losses,” or ASC 326, reflects our current estimate of potential credit losses

related to our portfolio. We estimate our CECL reserves primarily using the Weighted-Average Remaining Maturity, or

WARM method, which has been identified as an acceptable loss-rate method for estimating CECL reserves in the Financial

Accounting Standards Board Staff Q&A Topic 326, No. 1. Estimating the CECL reserve requires judgment, including the

following assumptions:

• Historical loan loss reference data: To estimate the historic loan losses relevant to our portfolio, we have

augmented our historical loan performance with market loan loss data licensed from Trepp LLC. This database

includes commercial mortgage-backed securities, or CMBS, issued since January 1, 1999 through February 28,

2026. Within this database, we focused our historical loss reference calculations on the most relevant subset of

available CMBS data, which we determined based on loan metrics that are most comparable to our loan portfolio,

including asset type, geography, and origination loan-to-value, or LTV. We believe this CMBS data, which

includes month-over-month loan and property performance, is the most relevant, available, and comparable

dataset to our portfolio.

• Expected timing and amount of future loan fundings and repayments: Expected credit losses are estimated over

the contractual term of each loan, adjusted for expected repayments. As part of our quarterly review of our loan

portfolio, we assess the expected repayment date of each loan, which is used to determine the contractual term for

purposes of computing our CECL reserves. Additionally, the expected credit losses over the contractual period of

our loans are subject to the obligation to extend credit through our unfunded loan commitments. The CECL

reserve for unfunded loan commitments is adjusted quarterly, as we consider the expected timing of future

funding obligations over the estimated life of the loan. The considerations in estimating our CECL reserve for

unfunded loan commitments are similar to those used for the related outstanding loans receivable.

• Current credit quality of our portfolio: Our risk rating is our primary credit quality indicator in assessing our

CECL reserves. We perform a quarterly risk review of our portfolio of loans and assign each loan a risk rating

based on a variety of factors, including, without limitation, origination LTV, debt yield, property type, geographic

and local market dynamics, physical condition, cash flow volatility, leasing and tenant profile, loan structure and

exit plan, and project sponsorship.

• Expectations of performance and market conditions: Our CECL reserves are adjusted to reflect our estimation of

the current and future economic conditions that impact the performance of the commercial real estate assets

securing our loans. These estimations include unemployment rates, interest rates, expectations of inflation and/or

recession, and other macroeconomic factors impacting the likelihood and magnitude of potential credit losses for

our loans during their anticipated term. In addition to the CMBS data we have licensed from Trepp LLC, we have

also licensed certain macroeconomic financial forecasts to inform our view of the potential future impact that

broader economic conditions may have on our loan portfolio’s performance. We generally also incorporate

information from other sources, including information and opinions available to our Manager, to further inform

these estimations. This process requires significant judgments about future events that, while based on the

information available to us as of the balance sheet date, are ultimately indeterminate and the actual economic

condition impacting our portfolio could vary significantly from the estimates we made as of March 31, 2026.

• Impairment: impairment is indicated when it is deemed probable that we will not be able to collect all amounts

due to us pursuant to the contractual terms of the loan. Determining that a loan is impaired requires significant

judgment from management and is based on several factors including (i) the underlying collateral performance,

(ii) discussions with the borrower, (iii) borrower events of default, and (iv) other facts that impact the borrower’s

ability to pay the contractual amounts due under the terms of the loan. If a loan is determined to be impaired, we

record the impairment as a component of our CECL reserves by applying the practical expedient for collateral

dependent loans. The CECL reserves are assessed on an individual basis for these loans by comparing the

estimated fair value of the underlying collateral, less costs to sell, to the book value of the respective loan. These

valuations require significant judgments, which include assumptions regarding capitalization rates, discount rates,

leasing, creditworthiness of major tenants, occupancy rates, availability and cost of financing, exit plan, loan

sponsorship, actions of other lenders, and other factors deemed relevant by us. Actual losses, if any, could

ultimately differ materially from these estimates. We only expect to charge off the impairment losses in our

consolidated financial statements prepared in accordance with GAAP if and when such amounts are deemed non-

recoverable. This is generally at the time a loan is repaid or foreclosed, or the underlying collateral assets are

otherwise consolidated. However, non-recoverability may also be concluded if, in our determination, it is nearly

certain that all amounts due will not be collected.

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These assumptions vary from quarter-to-quarter as our loan portfolio changes and market and economic conditions evolve.

The sensitivity of each assumption and its impact on the CECL reserves may change over time and from period to period.

During the three months ended March 31, 2026, our CECL reserves increased by $8.6 million, bringing our total reserves

to $304.7 million as of March 31, 2026. See Notes 2 and 3 to our consolidated financial statements for further discussion of

our CECL reserves.

Revenue Recognition

Interest income from our loans receivable portfolio is recognized over the life of each loan using the effective interest

method and is recorded on the accrual basis. Recognition of fees, premiums, and discounts associated with these

investments is deferred and recorded over the term of the loan as an adjustment to yield. Income accrual is generally

suspended for loans at the earlier of the date at which payments become 90 days past due or when, in our opinion, recovery

of income and principal becomes doubtful. Interest received is then recorded as income or as a reduction in the amortized

cost basis, based on the specific facts and circumstances, until accrual is resumed when the loan becomes contractually

current and performance is demonstrated to be resumed. In addition, for loans we originate, the related origination expenses

are deferred and recognized as a reduction to interest income; however, expenses related to loans we acquire are included

in general and administrative expenses as incurred.

The sources of revenue from our owned real estate assets, which is included in revenue from owned real estate on our

consolidated statements of operations, and the related revenue recognition policies are as follows:

Rental income primarily consists of base rent income arising from tenant leases at our office and multifamily properties.

We determine if an arrangement is a lease at contract inception, which is subject to the provisions of ASC 842. Base rent is

recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. We begin to

recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space.

Other operating income primarily consists of income from our hospitality properties and tenant reimbursement income.

Revenue from our hospitality properties consists primarily of room revenue and food and beverage revenue. Room revenue

is recognized when the related room is occupied and other hospitality revenue is recognized when the service is rendered.

Tenant reimbursement income primarily consists of amounts due from tenants for costs related to common area

maintenance, real estate taxes, and other recoverable costs included in lease agreements.

We evaluate the collectability of receivables related to rental revenue on an individual lease basis and exercise judgment in

assessing collectability considering the length of time a receivable has been outstanding, tenant credit-worthiness, payment

history, available information about the financial condition of the tenant, and current economic trends, among other factors.

Tenant receivables that are deemed uncollectible are recognized as a reduction to rental revenue.

Owned Real Estate

We may assume legal title, physical possession, or control of the collateral underlying a loan through a foreclosure, a deed-

in-lieu of foreclosure transaction, or a loan modification in which we receive an equity interest in and/or control over

decision-making at the property, resulting in us consolidating the real estate assets as VIEs. These real estate acquisitions

are classified as owned real estate, on our consolidated balance sheet and are initially recognized at fair value on the

acquisition date in accordance with the ASC Topic 805, “Business Combinations,” or ASC 805.

Upon acquisition of owned real estate assets, we assess the fair value of acquired tangible and intangible assets, which may

include land, buildings, tenant improvements, “above-market” and “below-market” leases, acquired in-place leases, other

identified intangible assets and assumed liabilities, as applicable, and allocate the fair value to the acquired assets and

assumed liabilities. We assess and consider fair value based on estimated cash flow projections that utilize discount and/or

capitalization rates that we deem appropriate, as well as other available market information. Estimates of future cash flows

are based on a number of factors, including the historical operating results, known and anticipated trends, and market and

economic conditions. We capitalize acquisition-related costs associated with asset acquisitions.

Real estate assets held for investment, except for land, are depreciated using the straight-line method over the assets’

estimated useful lives of up to 40 years for buildings, 15 years for land improvements, and 10 years for tenant

improvements. Renovations and/or replacements that improve or extend the life of the asset are capitalized and depreciated

over their estimated useful lives. Lease intangibles are amortized over the remaining term of applicable leases on a straight-

line basis. The cost of ordinary repairs and maintenance are expensed as incurred.

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Real estate assets held for investment are assessed for impairment on a quarterly basis. If the depreciated cost basis of the

asset exceeds the undiscounted cash flows over the remaining holding period, the asset is considered for impairment. The

impairment loss is recognized when the carrying value of the real estate assets exceed their fair value. The evaluation of

anticipated future cash flows is highly subjective and is based in part on assumptions regarding future occupancy, rental

rates, capital requirements and anticipated holding periods that could differ materially from actual results.

Real estate assets are classified as held for sale in the period when they meet the criteria under ASC Topic 360 “Property,

Plant, and Equipment.” Once a real estate asset is classified as held for sale, depreciation is suspended and the asset is

reported at the lower of its carrying value or fair value less cost to sell. If circumstances arise and we decide not to sell a

real estate asset previously classified as held for sale, the real estate asset is reclassified as held for investment. Upon

reclassification, the real estate asset is measured at the lower of (i) its carrying amount prior to classification as held for

sale, adjusted for depreciation expense that would have been recognized had the real estate been classified as held for

investment, and (ii) its estimated fair value at the time of reclassification.

As of March 31, 2026, we had 13 owned real estate assets that were all classified as held for investment.

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VII. Loan Portfolio Details

The following table provides details of our loan portfolio, on a loan-by-loan basis, as of March 31, 2026 ($ in millions):

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(1) Senior loans include senior mortgages and similar credit quality loans, including related contiguous subordinate loans and pari passu participations in senior mortgage

loans.

(2) Date loan was originated or acquired by us, and the LTV as of such date, excluding any loans that are impaired.

(3) Total commitment reflects outstanding principal balance as well as any related unfunded loan commitment.

(4) Net book value represents outstanding principal balance, net of purchase and sale discounts or premiums, exit fees, deferred origination expenses, and cost-recovery

proceeds.

(5) The weighted-average cash coupon and all-in yield are expressed as a spread over the relevant floating benchmark rates, which include SOFR, SONIA, EURIBOR,

CORRA, and other indices as applicable to each loan. As of March 31, 2026, 97% of our loans by principal balance earned a floating rate of interest, primarily indexed to

SOFR. The remaining 3% of our loans by principal balance earned a fixed rate of interest. In addition to cash coupon, all-in yield includes the amortization of deferred

origination and extension fees, loan origination costs, and purchase discounts, as well as the accrual of exit fees. Excludes loans accounted for under the cost-recovery and

nonaccrual methods, if any.

(6) Maximum maturity assumes all extension options are exercised; however, our loans may be repaid prior to such date. Excludes loans accounted for under the cost-

recovery and nonaccrual methods, if any.

(7) This loan has an interest rate of SOFR minus 1.30% with a SOFR floor of 3.50%, for an all-in rate of 2.36% as of March 31, 2026.

(8) Subordinate loans include: (i) loans in which we have previously originated a whole loan and sold a senior mortgage interest to a third party, resulting in these subordinate

interests in mortgages, (ii) mezzanine loans, and (iii) the subordinate portion of loans that have been modified that have resulted in a restructured senior loan and a

subordinate loan.

(9) These subordinate loans are the result of a loan modification which resulted in a restructured senior loan and a subordinate loan. Each of the subordinate loans are

accounted for under the cost-recovery method.

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