Revenue growth remains stagnant with a 0.8% year-over-year decline in 2026Q1, while earnings quality is obscured by non-cash depreciation charges that resulted in a net loss of $87,000 despite $3.6M in FFO.
| Revenue | 46.3M | 46.39M | 46.76M | 47.23M | 43.82M | 37.89M | 38.94M | 24.78M | 17.48M | 7.36M | 844.53K | 0 |
| Revenue Growth % | -0.62% | -0.8% | -1% | 7.79% | 15.66% | -2.69% | 57.13% | 41.78% | 137.45% | 771.49% | - | - |
| Property Operating Expenses | 33.69M | 33.63M | 3.61M | 5.16M | 6.55M | 6.88M | 7M | 8.18M | 20.2M | 8.8M | 1.78M | 0 |
| Net Operating Income (NOI) | 12.6M | 12.75M | 43.15M | 42.07M | 37.27M | 31.01M | 31.94M | 16.6M | -2.72M | -1.44M | -938.39K | 0 |
| NOI Margin % | 27.22% | 27.49% | 92.27% | 89.07% | 85.06% | 81.84% | 82.02% | 66.98% | -15.59% | -19.58% | -111.11% | - |
| Operating Expenses | -2.79M | -3.18M | 21.17M | 39.46M | 32.35M | 32.54M | 10.4M | 2.38M | -5.5M | -1.84M | -212.96K | 9.28K |
| G&A Expenses | 6.95M | 5.81M | 7.93M | 17.81M | 10.21M | 12.46M | 10.4M | 2.38M | 1.43M | 1.27M | 297.43K | 9.28K |
| EBITDA | 30.38M | 31.02M | 38.58M | 18.16M | 19.86M | 13.73M | 37.76M | 23.52M | 9.86M | 3.57M | -215.03K | 0 |
| EBITDA Margin % | 65.63% | 66.86% | 82.51% | 38.45% | 45.31% | 36.24% | 96.98% | 94.9% | 56.44% | 48.49% | -25.46% | - |
| Depreciation & Amortization | 14.99M | 15.09M | 16.6M | 15.55M | 14.93M | 15.27M | 16.22M | 9.3M | 7.09M | 3.17M | 510.39K | 9.28K |
| D&A / Revenue % | 32.37% | 32.52% | 35.5% | 32.92% | 34.07% | 40.29% | 41.66% | 37.53% | 40.55% | 43.01% | 60.43% | - |
| Operating Income | 15.4M | 15.93M | 21.98M | 2.61M | 4.93M | -1.53M | 21.54M | 14.22M | 2.78M | 403.41K | -725.43K | -9.28K |
| Operating Margin % | 33.26% | 34.34% | 47.01% | 5.53% | 11.24% | -4.05% | 55.32% | 57.38% | 15.89% | 5.48% | -85.9% | - |
| Interest Expense | 3M | 17.55M | 19.38M | 17.5M | 8.11M | 7.59M | 0 | 7.38M | 5.58M | 1.64M | 395.11K | 0 |
| Interest Coverage | - | 1.03x | 1.34x | 0.50x | 0.38x | 0.96x | - | 0.59x | 0.54x | 0.37x | -2.22x | - |
| Non-Operating Income | -1.89M | -2.17M | -3.89M | -6.2M | 1.82M | -8.83M | 17.59M | 9.85M | -243.9K | -206.45K | 151.32K | 0 |
| Pretax Income | -570K | 554K | 6.49M | -8.7M | -4.51M | -435.5K | -49.14M | -4.42M | -2.3M | -1.04M | -1.24M | -9.28K |
| Pretax Margin % | -1.23% | 1.19% | 13.89% | -18.41% | -10.29% | -1.15% | -126.21% | -17.82% | -13.13% | -14.08% | -146.52% | - |
| Income Tax | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | -725.43K | 0 |
| Effective Tax Rate % | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 58.62% | 0% |
| Net Income | 152K | 1.07M | 6.02M | -6.61M | -3.29M | -435.5K | -49.14M | -4.42M | -2.3M | -1.04M | -1.27M | -9.28K |
| Net Margin % | 0.33% | 2.3% | 12.87% | -14% | -7.5% | -1.15% | -126.21% | -17.82% | -13.13% | -14.08% | -150.6% | - |
| Net Income Growth % | -95.13% | -82.25% | 190.99% | -101.12% | -655.11% | 99.11% | -1012.82% | -92.4% | -121.54% | 18.54% | -13608.33% | - |
| Funds From Operations (FFO) | 15.14M | 16.16M | 22.62M | 8.94M | 11.64M | 14.83M | -32.92M | 4.88M | 4.79M | 2.13M | -761.47K | 0 |
| FFO Margin % | 32.7% | 34.83% | 48.37% | 18.92% | 26.56% | 39.14% | -84.55% | 19.7% | 27.41% | 28.93% | -90.16% | - |
| FFO Growth % | -71.49% | -28.58% | 153.09% | -23.23% | -21.51% | 145.05% | -774.28% | 1.91% | 124.99% | 379.63% | - | - |
| FFO per Share | 1.27 | 1.38 | 2.02 | 1.18 | 1.55 | 1.97 | -4.11 | 0.74 | 1.19 | 0.84 | -0.93 | 0.00 |
| FFO Payout Ratio % | 74.99% | 77.81% | 16.3% | 91.26% | 62.2% | 23.42% | -15.25% | 82.29% | 34.57% | 34.34% | -6.06% | - |
| EPS (Diluted) | 0.01 | -0.31 | 0.21 | -1.36 | -0.93 | -0.20 | -6.14 | -0.58 | -0.57 | -0.41 | -1.55 | -0.46 |
| EPS Growth % | -240% | -247.62% | 115.44% | -46.24% | -365% | 96.74% | -958.62% | -1.75% | -39.02% | 73.55% | -236.96% | - |
| EPS (Basic) | - | -0.31 | 0.25 | -1.36 | -0.93 | -0.20 | -6.14 | -0.58 | -0.57 | -0.41 | -1.55 | -0.46 |
| Diluted Shares Outstanding | 11.91M | 11.68M | 11.19M | 7.56M | 7.49M | 7.54M | 8.01M | 6.62M | 4.03M | 2.52M | 819.01K | 20K |
Portfolio transition execution risk
As reported in recent financial filings, Modiv Industrial's revenue growth has remained largely stagnant, with a 0.8% year-over-year decline in 2026Q1, suggesting that the ongoing strategic disposition of legacy assets is currently offsetting the capital deployment into the core industrial manufacturing portfolio.
The company appears to be in a transitional phase where the pace of asset recycling is hindering top-line expansion. Investors should monitor whether the current acquisition pipeline can eventually outpace the drag from legacy divestitures to achieve meaningful scale.
Based on the provided quarterly data, FFO per share has exhibited significant volatility, dropping to $0.30 in 2026Q1 from a peak of $0.69 in 2024Q1, which indicates that the company's earnings quality remains sensitive to non-recurring items and the timing of portfolio adjustments.
The wide swings in FFO suggest that the platform has not yet reached a steady-state of operational efficiency. This instability warrants further investigation into whether the dividend payout remains sustainable if FFO continues to fluctuate at these lower levels.
According to the income statement data, Modiv frequently reports negative or near-zero GAAP net income, such as the -$87,000 figure in 2026Q1, which is largely a function of non-cash depreciation charges inherent to the REIT structure rather than a reflection of actual property-level cash flow.
The disconnect between GAAP net income and the $10.8M in NOI for the same period highlights why investors must prioritize FFO and AFFO metrics. Relying on net income would lead to a fundamentally flawed assessment of the company's ability to generate cash for shareholders.
As indicated by the 2025Q4 data, the company reported a highly unusual negative NOI margin of -191.8%, a stark deviation from the typical 90%+ margins observed in other periods, which suggests potential accounting adjustments or significant one-time charges that distort the underlying property-level performance.
This extreme outlier warrants a granular review of the company's expense classification and potential impairment charges. Such volatility in core property metrics makes it difficult to ascertain the true profitability of the industrial manufacturing assets without further clarification from management.
Quick answers to the most common questions about buying MDV stock.
For fiscal year 2025, Modiv Industrial, Inc. (MDV) reported total revenue of $46.4M.
Modiv Industrial, Inc. (MDV) is profitable, generating $1.1M in net income for the fiscal year ending 2025 with a net profit margin of 2.3%.
Modiv Industrial, Inc. (MDV) reported an operating income of $15.9M, resulting in an operating profit margin of 34.3%. This margin reflects the operational efficiency of the business before interest and taxes.
Modiv Industrial, Inc. (MDV) generated $12.8M in gross profit for the year, representing a gross profit margin of 27.5%. This demonstrates the company's core pricing power and production efficiency.