UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-K

☒ Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For The Fiscal Year Ended December 31, 2025

☐ Transition Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

For the transition period from ____________ to ____________

Commission file number 333-117367

LIGHTSTONE VALUE PLUS REIT I, INC.

(Exact Name of Registrant as Specified in Its Charter)

Maryland		20-1237795
(State or other jurisdiction of		(I.R.S. Employer
incorporation or organization)		Identification No.)

1985 Cedar Bridge Avenue, Suite 1, Lakewood, NJ		08701
(Address of principal executive offices)		(Zip code)

Registrant’s telephone number, including area code: 732-367-0129

Securities registered under Section 12(b) of the Exchange Act:

Title of Each Class		Name of Each Exchange on Which Registered
None		None

Securities registered under Section 12(g) of the Exchange Act:

None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes ☐ No ☒

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes ☐ No ☒

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See definition of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer ☐	Accelerated filer ☐
Non-accelerated filer ☒	Smaller reporting company ☒
	Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☐

If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements. ☐

Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant’s executive officers during the relevant recovery period pursuant to §240.10D-1(b).☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

There is no established market for the registrant’s shares of common stock (“Common Shares”). On March 20, 2026, the registrant’s board of director determined and approved an estimated net asset value (“NAV”) per Common Share, as of December 31, 2025, of $11.66. For a full description of the methodologies used to estimate the registrant’s NAV per Share, see Part II, Item 5, “Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities-Market Information”. As of June 30, 2025, the last business day of the registrant’s most recently completed second quarter, there were 21.1 million Common Shares held by non-affiliates of the registrant. As of March 16, 2026, there were 20.9 million Common Shares held by non-affiliates of the registrant.

DOCUMENTS INCORPORATED BY REFERENCE

None.

LIGHTSTONE VALUE PLUS REIT I, INC.

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		Page
PART I

Item 1.	Business	1

Item 1B.	Unresolved Staff Comments	5

Item 1C.	Cybersecurity	5

Item 2.	Properties	6

Item 3.	Legal Proceedings	8

Item 4.	Mine Safety Disclosures	8

PART II

Item 5.	Market for Registrant’s Common Equity, Related Stockholder Matters, and Issuer Purchases of Equity Securities	9

Item 6.	Reserved	18

Item 7.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	19

Item 8.	Financial Statements and Supplementary Data	F-1

Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	38

Item 9A.	Controls and Procedures	38

Item 9B.	Other Information	38

Item 9C.	Disclosure Regarding Foreign Jurisdictions that Prevent Inspections	38

PART III

Item 10.	Directors and Executive Officers of the Registrant	39

Item 11.	Executive Compensation	41

Item 12.	Security Ownership of Certain Beneficial Owners and Management	42

Item 13.	Certain Relationships and Related Transactions	42

Item 14.	Principal Accounting Fees and Services	48

PART IV

Item 15.	Exhibits and Financial Statement Schedules	50

Item 16.	Form 10-K Summary	50

	Signatures	51

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Special Note Regarding Forward-Looking Statements

Certain statements in this Annual Report on Form 10-K (the “Annual Report”) constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). These forward-looking statements include discussion and analysis of the financial condition of Lightstone Value Plus REIT I, Inc. and our subsidiaries (which may be referred to herein as “Lightstone REIT I”, the “Company,” “we,” “us” or “our”). Words such as “may,” “anticipates,” “expects,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “would,” “could,” “should” and variations of these words and similar expressions are intended to identify forward-looking statements.

These forward-looking statements are not historical facts but reflect the intent, belief or current expectations of our management based on their knowledge and understanding of the business and industry, the economy and other future conditions. These forward-looking statements are not guarantees of future performance, and we caution stockholders not to place undue reliance on them. Although we believe the expectations reflected in any forward-looking statements contained in this Annual Report are based on reasonable assumptions, we can give no assurance that our expectations will be attained, and it is possible that our actual results of operations may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors, including but not limited to the factors described below:

●

market and economic challenges experienced by the United States (“U.S.”) and global economies or real estate industry as a whole and the local economic conditions in the markets in which our investments are located. Additionally, our business and financial performance may be adversely affected by current and future economic and other conditions; such as the intensely competitive market environment in the real estate industry, inflation, the impact of tariffs and global trade disruptions, recessionary pressure, supply chain disruptions, wars and acts of war, geopolitical tensions, political upheaval or uncertainty, the potential for violence, civil unrest, criminal activity or terrorism at our real estate properties, the availability and cost of comprehensive insurance coverage, the effects of climate change, environmental liabilities; natural or other disasters, security breaches that could compromise our information technology or infrastructure, cybercrime, and uncertainties regarding outbreaks of contagious diseases leading to pandemics, epidemics or public health crises and the associated governmental restrictions that could impact our results of operations and financial condition;

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the availability of cash to fund our operations; including our future property operating expenses, general and administrative costs, regularly scheduled debt service, upcoming principal maturities and capital expenditures for our real estate properties;

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the availability of cash to fund any redemptions of our shares of common stock (“Common Shares”);

●

the risks associated with the determination of our net asset value (“NAV”) per Common Share (“NAV per Share”);

●

the availability of cash flow from our operating activities to fund any distributions required to maintain our status as a real estate investment trust (“REIT”);

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conflicts of interest arising out of our relationships with our external advisor and its affiliates;

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our ability to retain our executive officers and other key individuals who provide advisory and property management services to us;

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our level of debt and the terms and limitations imposed on us by our debt agreements;

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any disruptions in the financial markets that may adversely affect the availability of credit generally, and any failure by us to obtain debt financing at favorable terms or a failure to satisfy the conditions and requirements of that debt;

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our ability to make accretive investments;

●

risks associated with our acquisition or origination of real estate investments, including the ability to diversify our portfolio of assets;

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risks related to any joint venture investments;

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changes in market factors that could impact the rental rates and operating costs associated with our real estate investments;

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our ability to secure leases at favorable rental rates for our real estate investments;

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risks associated with the management of our assets;

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general risks related to real estate investments, including their illiquidity;

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our ability to sell our assets at a price and on a timeline consistent with our investment objectives;

●

the risk of impairment charges on our assets;

●

the risks associated with technological advances and challenges, such as the use and impact of artificial intelligence and machine learning;

●

unfavorable changes in laws, ordinances or regulations impacting our business, our assets or our key relationships;

●

changes in tax laws or regulations that result in adverse tax consequences; and

●

our continued ability to maintain our status as a REIT.

Forward-looking statements in this Annual Report reflect our management’s view only as of the date of this Annual Report, and may ultimately prove to be incorrect. We undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results, except as required by applicable law. We intend for these forward-looking statements to be covered by the applicable safe harbor provisions created by Section 27A of the Securities Act and Section 21E of the Exchange Act.

Cautionary Note

The representations, warranties, and covenants made by us in any agreement filed as an exhibit to this Annual Report are made solely for the benefit of the parties to the agreement, including, in some cases, for the purpose of allocating risk among the parties to the agreement, and should not be deemed to be representations, warranties, or covenants to or with any other parties. Moreover, these representations, warranties, or covenants should not be relied upon as accurately describing or reflecting the current state of our affairs.

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PART I.

Dollar amounts in this Annual Report on Form 10-K (the “Annual Report”) are presented in thousands, except per share/unit data, revenue per available room (“RevPAR”), average daily rate (“ADR”) and where indicated in millions. References to quarters in this Annual Report are based on calendar quarters.

ITEM 1. BUSINESS:

General Description of Business and Structure

Lightstone Value Plus REIT I, Inc. (“Lightstone REIT I”), is a Maryland corporation formed on June 8, 2004, which has elected to be taxed and qualify as a real estate investment trust (“REIT”) for United States (“U.S.”) federal income tax purposes. Lightstone REIT I was formed primarily for the purpose of engaging in the business of investing in and owning commercial and multifamily residential real estate properties and making other real estate-related investments located throughout the U.S.

Lightstone REIT I is structured as an umbrella partnership REIT, or UPREIT, and substantially all of our current and future business is and will be conducted through Lightstone Value Plus REIT, L.P. (the “Operating Partnership”), a Delaware limited partnership formed on July 12, 2004. As of December 31, 2025, Lightstone REIT I held a 98% general partnership interest in the Operating Partnership’s common units (“Common Units”).

Lightstone REIT I, together with the Operating Partnership and its subsidiaries are collectively referred to as the “Company” and the use of “we,” “our,” “us” or similar pronouns refers to Lightstone REIT I, its Operating Partnership or the Company as required by the context in which such pronoun is used.

Through our Operating Partnership, we own, operate and develop commercial and multifamily residential properties and make other real estate-related investments, principally in the U.S. Our real estate investments are held by us alone or jointly with other parties. We may also originate or acquire mortgage loans secured by real estate. Although most of our investments are of these types, we may invest in whatever types of real estate or real estate-related investments that we believe are in our best interests. Since our inception, we have owned and managed various commercial and multifamily residential properties located throughout the U.S. We evaluate all of our real estate investments as one operating segment. We intend to hold our real estate investments until such time as we determine that a sale or other disposition appears to be advantageous to achieve our investment objectives or until it appears that the objectives will not be met.

As of December 31, 2025, we (i) have ownership interests in and consolidate two operating properties and (ii) have ownership interests through three unconsolidated joint ventures in a portfolio of nine multifamily residential properties (the “Columbus Portfolio”) located in the Columbus, Ohio metropolitan area; an aggregate 151-acre plot of land (the “Jones Road Property”) located in Spartanburg, South Carolina, consisting of various parcels, including one which is suitable for the immediate development of a data center; and a portfolio of five limited-service hotels (the “Hotel JV Portfolio”).

With respect to our consolidated operating properties, we wholly own a 303-room Marriott branded hotel (the “Lower East Side Moxy Hotel”), located in the Lower East Side neighborhood in the Manhattan borough of New York City, which we developed, constructed and opened on October 27, 2022 and have a 59.2% majority ownership interest in 50-01 2^nd Street Associates LLC (the “2^nd Street Joint Venture”), a joint venture between us and a related party, which developed, constructed and owns a 199-unit luxury multifamily residential property (“Gantry Park Landing”), located in the Long Island City neighborhood in the Queens borough of New York City.

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With respect to our unconsolidated properties, we have a 19% joint venture ownership interest in Columbus Portfolio Member LLC (the “Columbus Joint Venture”), which owns the Columbus Portfolio; we, through our 47.7% joint venture ownership interest in the Jones Road Investor Member LLC (the “LSG Joint Venture”), have an indirect 45.3% joint venture ownership interest in Jones Road Member LLC (the “Jones Road Joint Venture”), which owns the Jones Road Property; and we have a 2.5% joint venture ownership interest in LVP Holdco JV LLC (the “Hotel Joint Venture”), which owns the Hotel JV Portfolio. We account for our ownership interests in the Columbus Joint Venture and the LSG Joint Venture under the equity method of accounting and they are included in investments in unconsolidated affiliated entities on our consolidated balance sheets. We account for our ownership interest in the Hotel Joint Venture using a measurement alternative pursuant to which our investment is measured at cost, adjusted for observable price changes and impairments, if any, and it is classified as investment in related party joint venture on our consolidated balance sheets. Both the Columbus Joint Venture and the Hotel Joint Venture are between us and related parties. The LSG Joint Venture, which is between us and related parties, has a 95% joint venture ownership interest in the Jones Road Joint Venture while an unrelated third-party has the remaining 5% joint venture ownership.

Our advisor is Lightstone Value Plus REIT, LLC (the “Advisor”), which is majority owned by David Lichtenstein. On July 6, 2004, the Advisor contributed $2 to the Operating Partnership in exchange for 200 Common Units. Our Advisor also owns 20,000 shares of our common stock (“Common Shares”) which were issued on July 6, 2004 for $200, or $10.00 per share. Mr. Lichtenstein also is the majority owner of the equity interests of The Lightstone Group, LLC (the “Sponsor”), which served as our sponsor during our initial public offering (the “Offering”), which terminated on October 10, 2008. Our Advisor, pursuant to the terms of an advisory agreement, together with our board of directors (the “Board of Directors”), is primarily responsible for making investment decisions on our behalf and managing our day-to-day operations. Through his ownership and control of the Sponsor, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP, LLC, a Delaware limited liability company, which owns an aggregate of $30.0 million of special general partner interests (“SLP Units”) in the Operating Partnership, which were purchased, at a cost of $100,000 per unit in connection with our Offering. Mr. Lichtenstein also acts as our Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT I or the Operating Partnership.

We have no employees. We are dependent on the Advisor and certain affiliates of our Sponsor for performing a full range of services that are essential to us, including asset management, property management (excluding our hospitality property, which is managed by unrelated third-party property managers) and acquisition, disposition and financing activities, and other general administrative responsibilities; such as tax, accounting, legal information technology and investor relations. If the Advisor and certain affiliates of our Sponsor are unable to provide these services to us, we would be required to provide the services ourselves or obtain the services from another party or other parties.

Our Common Shares are not listed on any national securities exchange. We may seek to list our Common Shares for trading on a national securities exchange only if a majority of our independent directors believe listing them would be in the best interest of our stockholders. However, we do not intend to list our Common Shares at this time. We do not anticipate that there would be any active market for our Common Shares until they are listed for trading.

Noncontrolling Interests

Partners of Operating Partnership

On July 6, 2004, the Advisor contributed $2 to the Operating Partnership in exchange for 200 Common Units in the Operating Partnership. The Advisor has the right to convert the Common Units into cash or, at the option of the Company, an equal number of shares of Common Shares.

In connection with the Offering, Lightstone SLP, LLC, an affiliate of the Advisor, purchased an aggregate of $30.0 million of SLP Units. As the majority owner of the SLP Units, Mr. Lichtenstein is the beneficial owner of a 99% interest in such SLP Units and thus receives an indirect benefit from any distributions made in respect thereof. These SLP Units may be entitled to a portion of any regular and liquidation distributions that the Company makes to its stockholders, but only after the Company’s stockholders have received a stated preferred return.

In addition, an aggregate 497,209 Common Units were issued to other unrelated parties during 2008 and 2009 and remain outstanding as of December 31, 2025.

Other Noncontrolling Interests in Consolidated Subsidiaries

Other noncontrolling interests in consolidated subsidiaries include the joint venture ownership interests held by either the Sponsor or its affiliates in (i) Pro-DFJV Holdings LLC (“PRO”) through its liquidation on December 26, 2024, (ii) the 2^nd Street Joint Venture and (iii) the LSC 1543 7th LLC (the “Santa Monica Joint Venture”). PRO’s holdings principally consisted of common units (“Simon OP Units”) of Simon Property Group, L.P., the operating partnership of Simon Property Group, Inc. (“Simon Inc.”), a public REIT that is an owner and operator of shopping malls and outlet centers. The 2^nd Street Joint Venture owns Gantry Park Landing and the Santa Monica Joint Venture previously owned certain land parcels located in Santa Monica, California, on which a multifamily residential project (the “Santa Monica Project”) had been proposed. The Santa Monica Joint Venture transferred its ownership interest in the Santa Monica Project to the mortgage lender on June 18, 2025 (see Notes 3 and 6 of the Notes to Consolidated Financial Statements for additional information).

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Related Parties

The Company’s Sponsor, Advisor and their affiliates, including Lightstone SLP, LLC, are related parties of the Company as well as other public REITs also sponsored and/or advised by these entities. Pursuant to the terms of various agreements, certain of these entities are entitled to compensation and reimbursement of costs incurred for services related to the investment, management and disposition of the Company’s assets. The compensation is generally based on the cost of acquired properties/investments and the annual revenue earned from such properties/investments, and other such fees and expense reimbursements as outlined in each of the respective agreements.

Investment Objectives

Our primary objectives are:

●

to achieve capital appreciation in our investments in real estate properties and other real estate-related investments; and

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to generate income without subjecting our investors capital contributions to undue risk.

Investment Policies

We have and expect to continue to invest in commercial and multifamily residential properties, such as office, industrial, retail, hospitality and multifamily residential apartments, and make other real estate-related investments; such as through preferred investments or the origination of mortgage and mezzanine loans. Our investments may be made through the acquisition of or the development and construction of properties.

We have and expect to continue to generally make our real estate investments in fee title or a long-term leasehold estate through the Operating Partnership or indirectly through special purpose limited liability companies or through investments in joint ventures, partnerships, co-tenancies, or other co-ownership arrangements with the developers of the properties or other persons.

We have not and do not intend to make significant investments in single family residential properties; leisure home sites; farms; ranches; timberlands; unimproved properties not intended to be developed; or mining properties.

Not more than 10% of our total assets may be invested in unimproved real property. For purposes of this paragraph, “unimproved real properties” does not include properties acquired for the purpose of producing rental or other operating income, properties currently under construction and properties for which development or construction is planned within one year. Additionally, we do not invest in contracts for the sale of real estate unless in recordable form and appropriately recorded.

Although we are not limited as to the geographic area where we may conduct our operations, we have invested and may continue to invest in properties located near the existing operations of our Sponsor, in order to achieve economies of scale where possible.

Financing Policies

We utilize leverage when acquiring and developing our properties. The number of different properties we acquire are affected by numerous factors, including, the amount of funds available to us. When interest rates on loans are high or financing is otherwise unavailable on terms that are satisfactory to us, we may purchase certain properties for cash with the intention of obtaining a loan for a portion of the purchase price or development costs at a later time. However, we have and intend to continue to limit our aggregate long-term permanent borrowings to 75% of the aggregate fair market value of all properties unless any excess borrowing is approved by a majority of the independent directors and is disclosed to our stockholders.

Our charter provides that the aggregate amount of borrowing, both secured and unsecured, may not exceed 300% of net assets in the absence of a justification showing that a higher level is appropriate, the approval of the Board of Directors and disclosure to stockholders. Net assets means our total assets, other than intangibles, at cost before deducting depreciation or other non-cash reserves less our total liabilities, calculated at least quarterly on a basis consistently applied. Any excess in borrowing over such 300% of net assets level must be approved by a majority of our independent directors and disclosed to our stockholders in our next quarterly report to stockholders, along with justification for such excess. As of December 31, 2025, our total borrowings represented 115% of net assets.

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We have financed our property acquisitions and development activities through a variety of means, including but not limited to individual non-recourse mortgages and through the exchange of an interest in the property for limited partnership units of the Operating Partnership. Generally, though not exclusively, we intend to seek to finance our investments with debt which will be on a non-recourse basis. However, we may, secure recourse financing or provide a guarantee to lenders, if we believe this may result in more favorable terms.

Sale and Disposition Policies

We intend to hold our real estate investments until such time as we determine that a sale or other disposition appears to be advantageous to achieve our investment objectives or until it appears that the objectives will not be met. As each of our investments reaches what we believe to be its optimum value, we may consider disposing of it and may do so for the purpose of reinvesting all or a portion of the net sales proceeds into other real estate properties and/or real estate-related investments, distributing all or a portion of the net sale proceeds to our stockholders or satisfying our other obligations. An investment may be sold at any time if, in the judgment of our Advisor and our independent board members, its sale is determined to be in our best interests.

Tax Status and Income Taxes

We elected to be taxed and qualify as a REIT, commencing with the taxable year ended December 31, 2005. If we remain qualified as a REIT, we generally will not be subject to U.S. federal income tax on our net taxable income that we distribute currently to our stockholders. To maintain our REIT qualification under the Internal Revenue Code of 1986, as amended, we must meet a number of organizational and operational requirements, including a requirement that we annually distribute to our stockholders at least 90% of our REIT taxable income (which does not equal net income, as calculated in accordance with generally accepted accounting principles in the U.S., (“GAAP”)), determined without regard to the deduction for dividends paid and excluding any net capital gain. If we fail to remain qualified for taxation as a REIT in any subsequent year and do not qualify for certain statutory relief provisions, our income for that year will be taxed at regular corporate rates, and we may be precluded from qualifying for treatment as a REIT for the four-year period following our failure to qualify as a REIT. Such an event could materially adversely affect our earnings and net cash available for distribution to our stockholders, if any. Additionally, even if we continue to qualify as a REIT for U.S. federal income tax purposes, we may still be subject to some U.S. federal, state and local taxes on our taxable income and property and to U.S. federal income taxes and excise taxes on our undistributed taxable income, if any.

To maintain our qualification as a REIT, we engage in certain activities through a taxable REIT subsidiary (“TRS”), including when we acquire or develop and construct a hotel we usually establish a new TRS and enter into an operating lease agreement for the hotel. As such, we are subject to U.S. federal and state income taxes and franchise taxes from these activities.

Concentration of Credit Risk

As of December 31, 2025 and 2024, we had cash deposited in certain financial institutions in excess of U.S. federally insured levels. We regularly monitor the financial stability of these financial institutions and believe that we are not exposed to any significant credit risk for our cash and cash equivalents or restricted cash.

Current Environment

Our operating results and financial condition are substantially impacted by the overall health of local, U.S. national and global economies and may be influenced by market and other challenges. Additionally, our business and financial performance may be adversely affected by current and future economic and other conditions; including, but not limited to, new and existing competition, inflation, the impact of tariffs and global trade disruptions, recessionary pressures, supply chain disruptions, wars and acts of war, geopolitical tensions, political upheaval or uncertainty, potential violence, civil unrest, criminal activity or terrorism, the availability and cost of comprehensive insurance coverage, the effects of climate change, environmental liabilities, natural and other disasters, security breaches and cybercrime, any disruptions in the financial markets that may adversely affect the availability or terms of financings, unfavorable changes in laws, ordinances and regulations, technological advances and challenges, such as the use and impact of artificial intelligence and machine learning, and loss of key relationships.

Our overall performance depends in part on worldwide economic and geopolitical conditions and their impacts on consumer behavior. Worsening economic conditions, increases in costs due to inflation or tariffs, higher interest rates, labor and supply chain challenges, and other changes in economic conditions, could adversely affect our future results of operations and financial condition.

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Competition

The commercial and multifamily residential real estate markets are highly competitive. We compete in markets with other owners and operators of such properties. The continued development of any new properties would further intensify the competition among owners and operators of these types of real estate in many market areas in which we either operate or intend to operate. We compete based on a number of factors that include location, rental rates, security, suitability of the property’s design to prospective tenants’ needs and the manner in which the property is maintained, operated and marketed. The number of competing properties in a particular market could have a material effect on our occupancy levels, rental rates and on the operating expenses of certain of our properties.

In addition, we compete with other entities engaged in real estate investment activities to locate suitable properties to acquire and/or develop and also to locate tenants and purchasers for our properties. These competitors include other REITs, specialty finance companies, savings and loan associations, banks, mortgage bankers, insurance companies, mutual funds, institutional investors, investment banking firms, lenders, governmental bodies and other entities. There also may be other REITs with asset acquisition objectives similar to ours that may be organized in the future. Some of these competitors, including larger REITs, have substantially greater marketing and financial resources than we have and generally may be able to accept more risk than we can prudently manage, including risks with respect to the creditworthiness of tenants. In addition, these same entities seek financing through similar channels to those sought by us. Therefore, we compete for institutional investors in a market where funds for real estate investment may decrease.

Competition from these and other third-party real estate investors may limit the number of suitable investment opportunities available to us. It may also result in higher prices, lower yields and a narrower spread of yields over our borrowing costs, making it more difficult for us to acquire new investments on attractive terms.

Because we are organized as an UPREIT, we believe we are well positioned within the industries in which we operate to offer existing property owners the potential opportunity to contribute their properties to us in certain tax-deferred transactions using our Operating Partnership’s Common Units as transactional currency. As a result, we may have a competitive advantage over certain of our competitors that are structured as traditional REITs and non-REITs in pursuing acquisitions with tax-sensitive sellers.

Regulations

Our investments are subject to various U.S. federal, state and local laws, ordinances, and regulations, including, among other things, zoning regulations, land use controls, and environmental matters. We believe that we have or will obtain all permits and approvals necessary under the current requirements to operate our investments.

Environmental

As an owner of real estate, we are subject to various environmental laws of U.S. federal, state and local governments. Compliance with existing environmental laws has not had a material adverse effect on our financial condition or results of operations, and management does not believe it will have such an impact in the future. However, we cannot predict the impact of unforeseen environmental contingencies or new or changed laws or regulations on properties in which we hold an interest, or on properties that may be acquired or developed in the future.

Available Information

We electronically submit various filings to the U.S. Securities and Exchange Commission (the “SEC”) including our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and any amendments to those reports. Copies of our filings with the SEC may be obtained from our website at www.lightstonecapitalmarkets.com or at the SEC’s website at www.sec.gov. Access to these filings is free of charge. We are not incorporating our website or any information from the website into this or any of our other filings.

ITEM 1B. UNRESOLVED STAFF COMMENTS:

None applicable.

ITEM 1C. CYBERSECURITY:

We have no employees. Our business is externally managed by the Advisor, an affiliate of the Sponsor. We are dependent on the Advisor and affiliates of our Sponsor (collectively, the “Advisor and its affiliates”) for performing a full range of services that are essential to us, including asset management, property management (excluding our hospitality property, which is managed by unrelated third party property managers) and acquisition, disposition and financing activities, and other general administrative responsibilities; such as tax, accounting, legal, information technology (“IT”) and investor relations services. As an externally managed REIT, our risk management function, including cybersecurity, is governed by the cybersecurity policies and procedures of the Advisor and its affiliates, which determine and implement appropriate risk management processes and strategies as it relates to cybersecurity for both us and the other entities they advise, own and/or manage, and we rely on them for assessing, identifying and managing material risks to our business from cybersecurity threats.

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The Advisor and its affiliates take a risk-based approach to cybersecurity and have implemented cybersecurity policies throughout their operations that are designed to address cybersecurity threats and incidents. The Advisor and its affiliates regularly assess risks from cybersecurity threats, monitor their information systems for potential vulnerabilities, and test those systems according to their cybersecurity policies, standards, processes, and practices, which are integrated into their overall approach to enterprise risk management. To protect their information systems from cybersecurity threats, the Advisor and its affiliates use various security tools that help them identify, escalate, investigate, resolve, and recover from security incidents in a timely manner.

The Advisor and its affiliates have a technology team, under the leadership of the Director of Information Technology, who has over 20 years of technology management experience, which defines a work plan designed to maintain strong cybersecurity maturity, sets improvement objectives of key controls and systems, including feedback from third-party assessments, and identifies and implements on-going investments to replace or upgrade systems or technologies and proactively maintain strong security. As part of this planning, management conducts regular testing of our incident response plan to increase awareness, establishes key decision-making criteria, ensures effective communication among key stakeholders, and complies with our disclosure obligations.

The Advisor and its affiliates also partner with independent third-party experts to provide a comprehensive cybersecurity solution that safeguards organizations against a broad spectrum of cyber threats. This comprehensive cybersecurity solution offers advanced threat detection, prevention, and response capabilities, including real-time monitoring, threat intelligence, behavioral analysis, endpoint detection and response, malware prevention, and automated response actions. Additionally, the comprehensive cybersecurity solution also provides access to cybersecurity experts, who provide proactive threat monitoring and incident response support to effectively detect, investigate, and remediate security incidents.

The Advisor and its affiliates engage vendors to enhance cybersecurity safeguards and improve incident response and update or replace systems and applications as appropriate to improve data processing and storage management and enhance security. These cybersecurity safeguards include multi-tiered backup protocols, which incorporate immutable backups, embody an innovative approach to data security, providing an additional barrier against ransomware and other cyber threats. Immutable backups ensure that data remains unmodifiable and immune to deletion for a predefined duration, thereby shielding it from unauthorized tampering or access. This technology utilizes sophisticated methods, including immutable storage repositories and ransomware-resistant backup architectures, to uphold the integrity and accessibility of vital data. Through the enforcement of stringent access controls and encryption measures, the resilience and availability of backup data is ensured, empowering an organization to swiftly and securely recover from cyber incidents.

To further protect their information systems, the Advisor and its affiliates structure and monitor relationships with various third-party service providers and periodically conduct due diligence on their cybersecurity architecture and process design.

To date, cybersecurity threats, including as a result of any previous cybersecurity incidents, have not materially affected us, our business strategy, results of operations, or financial condition.

Governance

The Board of Directors oversees our risk management process, including cybersecurity risks. The Audit Committee oversees our enterprise risk assessment. The Audit Committee’s meetings include discussions of specific risk areas, including, among others, those relating to cybersecurity. Our management team, including our Chief Financial Officer, is responsible for assessing and managing our material risks from cybersecurity threats. The Chief Financial Officer has primary responsibility for our overall cybersecurity risk management program.

The Director of Information Technology is responsible for leading the assessment and management of cybersecurity threats. We have implemented a governance program for our cybersecurity efforts. This includes regularly updating privacy notices, terms of use, and lease documents. The Advisor and its affiliates have developed and implemented policies to identify and mitigate cybersecurity risks and provide training to their employees at onboarding and thereafter as necessary. Such updates are communicated to all their employees, and actionable guidance is provided when new risks arise.

ITEM 2. PROPERTIES:

As of December 31, 2025, we (i) have ownership interests in and consolidate two operating properties and (ii) have ownership interests through three unconsolidated joint ventures in the Columbus Portfolio, a portfolio of nine multifamily residential properties located in the Columbus, Ohio metropolitan area; the Jones Road Property, an aggregate 151-acre plot of land located in Spartanburg, South Carolina, consisting of various parcels of land, including one which is suitable for the immediate development of a data center; and the Hotel JV Portfolio, a portfolio of five limited-service hotels.

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Consolidated Properties

Lower East Side Moxy Hotel

We wholly own the Lower East Side Moxy Hotel, a 303-room Marriott branded hotel located in the Lower East Side neighborhood in the Manhattan borough of New York City, which we developed, constructed and opened on October 27, 2022. The following table contains certain information for the Lower East Side Moxy Hotel.

	Location		Year Built		Available Rooms for the Year Ended December 31, 2025		Percentage Occupied for the Year Ended December 31, 2025			RevPAR for the Year Ended December 31, 2025		ADR for the Year Ended December 31, 2025

Lower East Side Moxy Hotel		Manhattan, New York		2022		110,898		93	%	$	285.39	$	308.55

Gantry Park Landing

We have a 59.2% majority ownership interest in the 2^nd Street Joint Venture, which developed, constructed and owns Gantry Park Landing, a 199-unit luxury, multifamily residential property, located in the Long Island City neighborhood in the Queens borough of New York City. The 2^nd Street Joint Venture is between us and an affiliate of the Sponsor, which is a related party. We consolidate the 2^nd Street Venture and account for the other interest as a noncontrolling interest in our consolidated financial statements. The following table contains certain information for Gantry Park Landing.

	Location		Year Built		Leasable Units		Perentage Occupied as of December 31, 2025			Revenues based on rents as of December 31, 2025		Annualized Revenue per Unit as of December 31, 2025

Gantry Park Landing		Queens, New York		2013		199		96	%		$10.6 million	$	55,958

Annualized revenue is defined as the minimum monthly payments due as of December 31, 2025 annualized.

Unconsolidated Properties

Jones Road Property

Through our 47.7% joint venture ownership interest in the LSG Joint Venture, we hold a 45.3% indirect joint venture ownership interest in the Jones Road Joint Venture, which owns the Jones Road Property, an aggregate 151-acre plot of land located in Spartanburg, South Carolina, consisting of various parcels, including one suitable for the immediate development of a data center. We account for our ownership interest in the LSG Joint Venture under the equity method of accounting. The LSG Joint Venture, which is between us and related parties, has a 95% joint ownership interest in the Jones Road Joint Venture while an unrelated third party has the remaining 5% joint venture ownership.

Columbus Portfolio

We hold a 19% joint venture ownership interest in the Columbus Joint Venture, which owns the Columbus Portfolio. We account for our ownership interest in the Columbus Joint Venture under the equity method of accounting. The Columbus Joint Venture is between us and two affiliates of the Sponsor, which are related parties. The following table contains certain information for the Columbus Portfolio.

	Location		Year Built		Leasable Units		Percentage Occupied as of December 31, 2025			Annualized Revenues Based on Rents as of December 31, 2025		Annualized Revenue per Unit as of December 31, 2025

Columbus Portfolio		Columbus, Ohio		2004		2,564		93	%		$45.6 million	$	19,203

Annualized revenues is defined as the minimum monthly payments due as of December 31, 2025 annualized.

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Hotel JV Portfolio

We hold a 2.5% joint venture ownership interest in the Hotel Joint Venture, which owns the Hotel JV Portfolio. We account for our ownership interest using a measurement alternative pursuant to which our investment is measured at cost, adjusted for observable price changes and impairments, if any. The Hotel Joint Venture is between us and Lightstone Value Plus REIT II, Inc., a related party REIT also sponsored by the Sponsor.

The following information generally applies to our investments in our real estate properties:

●

we believe our real estate properties are adequately covered by insurance and suitable for their intended purpose;

●

our real estate properties are located in markets where we are subject to competition in attracting and retaining tenants; and

●

depreciation on improvements placed in service is provided on a straight-line basis over the estimated useful life of the applicable improvements.

ITEM 3. LEGAL PROCEEDINGS:

From time to time in the ordinary course of business, we may become subject to legal proceedings, claims or disputes.

Various claims have been asserted against the 2^nd Street Joint Venture, including that the rents at Gantry Park Landing have been in excess of the lawfully allowable amounts. While any dispute has an element of uncertainty, the 2^nd Street Joint Venture believes that the likelihood of an unfavorable outcome with respect to these matters is remote and therefore, no provision for loss has been recorded in connection therewith.

Other than the aforementioned matter, we are not a party to any material pending legal proceedings of which the outcome is probable or reasonably possible to have a material adverse effect on its results of operations or financial condition, which would require accrual or disclosure of the contingency and possible range of loss.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable.

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PART II.

ITEM 5. MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS, AND ISSUER PURCHASES OF EQUITY SECURITIES:

Shareholder Information

As of March 16, 2026, Lightstone REIT I had 20.9 million Common Shares outstanding, held by a total of 5,875 stockholders. The number of stockholders is based on the records of DST Systems Inc., which serves as our registrar and transfer agent.

Market Information

Estimated Net Asset Value (“NAV”) and NAV per Common Share (“NAV per Share”)

On March 20, 2026, our Board of Directors determined and approved our estimated NAV of $274.2 million and resulting NAV per Share of $11.66. Our estimated NAV and resulting NAV per Share is after allocations of value to the SLP Units in our Operating Partnership, held by Lightstone SLP, LLC, an affiliate of our “Advisor, an affiliate of our Sponsor during our Offering, which terminated on October 28, 2008. The estimated NAV and resulting estimated NAV per Share assumes a liquidation event as of December 31, 2025. From our inception through the termination of our Offering, Lightstone SLP, LLC contributed aggregate cash of $30.0 million in exchange for an aggregate of 300 SLP Units, at a cost of $100,000 per unit. The purchase price of the SLP Units will only be repaid after stockholders receive a stated preferred return and their net investment. Our estimated NAV and resulting NAV per Share are based upon the estimated fair values of our assets and liabilities as of December 31, 2025 and are effective as of March 20, 2026.

Our estimated NAV and resulting NAV per Share was calculated as of a particular point in time. Accordingly, our estimated NAV and resulting NAV per Share will fluctuate over time in response to developments related to individual assets in the portfolio and the management of those assets and in response to the real estate and finance markets. There is no assurance of the extent to which the current estimated valuation should be relied upon for any purpose after its effective date regardless that it may be published on any statement issued by us or otherwise.

Process and Methodology

Our business is externally managed by our Advisor which provides advisory services to us as we have no employees. Our Advisor, along with any necessary material assistance or confirmation of a third-party valuation expert or service, is responsible for calculating our estimated NAV and resulting NAV per Share, which we currently expect will be done on at least an annual basis unless and until our Common Shares are approved for listing on a national securities exchange. Our Board of Directors have and will continue to review and approve each estimate of our NAV and resulting NAV per Share.

Our estimated NAV and resulting NAV per Share as of December 31, 2025 were calculated with both the assistance of our Advisor and Robert A. Stanger & Co, Inc. (“Stanger”), an independent third-party valuation firm engaged by us to assist with the valuation of our assets, liabilities, other noncontrolling interests and allocation of value to the SLP Units. Our Advisor recommended and our Board of Directors established the estimated NAV and resulting NAV per Share as of December 31, 2025 based upon the analysis and reports provided by our Advisor and Stanger. The process for estimating the value of our assets, liabilities, other noncontrolling interests and any allocation of value to the SLP Units, is performed in accordance with the provisions of the Investment Program Association Practice Guideline 2013-01, “Valuations of Publicly Registered Non-Listed REITs.” We believe that our valuations were developed in a manner reasonably designed to ensure their reliability.

The engagement of Stanger with respect to our estimated NAV and resulting NAV per Share as of December 31, 2025 was approved by our Board of Directors, including all of our independent directors. Stanger has extensive experience in conducting asset valuations, including valuations of commercial real estate, debt, properties and real estate-related investments.

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Stanger’s opinion was subject to various limitations. In forming its opinion, Stanger relied on certain information provided by our Advisor and third parties without independent verification. Our Advisor also provided Stanger with certain information regarding lease terms and the physical condition and capital expenditure requirements of each of our investment properties. Stanger did not perform engineering or structural studies or environmental studies of any of the properties, nor did they perform an independent appraisal of our other assets and liabilities included in our estimated NAV and resulting NAV per Share.

As of December 31, 2025, we have ownership interests in 12 investment properties, of which two are consolidated and ten are unconsolidated and accounted for under the equity method of accounting. We also have an 2.5% joint venture ownership interest in (the Hotel Joint Venture), which owns the Hotel JV Portfolio, a portfolio of five limited-service hotels, for which we account for our ownership interest using a measurement alternative pursuant to which our investment is measured at cost, adjusted for observable price changes and impairments, if any.

With respect to our estimated NAV and resulting NAV per Share as of December 31, 2025, Stanger prepared an appraisal report summarizing key inputs and assumptions, for one of our two wholly owned and consolidated properties consisting of the Lower East Side Moxy Hotel, a 303-room Marriott branded hotel located in the Lower East Side neighborhood of the Manhattan borough in New York City, which we developed, constructed and opened for business on October 27, 2022. Ten other properties were appraised by other independent third-party valuation firms and not by Stanger, while our Advisor provided an opinion of value for the remaining property.

The ten properties appraised by other independent third party valuation firms consist of (i) Gantry Park Landing, a 199-unit luxury, multifamily residential property located in the Long Island City neighborhood of the Queens borough of New York City, which was developed, constructed and is owned by the 2^nd Street Joint Venture, a joint venture between us and a related party, in which we have a 59.2% majority ownership interest that we consolidate and (ii) the Columbus Portfolio, a portfolio of nine multifamily residential properties located in the Columbus, Ohio metropolitan area which are owned by the Columbus Joint Venture, a joint venture between us and related parties, in which we have a 19% ownership interest that we account for under the equity method of accounting.

The remaining property valued by our Advisor consists of the Jones Road Property, an aggregate 151-acre plot of land located in Spartanburg, South Carolina, consisting of various parcels, including one suitable for the immediate development of a data center. which is owned by the Jones Road Joint Venture a joint venture between us, a related party, and a third party, in which we have a 45.3% indirect ownership interest that we account for under the equity method of accounting.

Stanger also prepared a NAV report (the “December 2025 NAV Report”), which summarized the values of our ownership interests in the 12 investment properties, investments in related parties, non-real estate assets, liabilities, other noncontrolling interests and the allocation of value to the SLP Units which was used to calculate our estimated NAV and resulting NAV per Share, all as of December 31, 2025. The values of our ownership interests in real estate properties were based upon the appraisal report for the Lower East Side Moxy Hotel prepared by Stanger and the appraisal reports prepared by other independent third-party valuation firms for the ten properties not appraised by Stanger and the value determined by our Advisor for the Jones Road Property. The values of our non-real estate assets, liabilities, other noncontrolling interests and allocation of value to the SLP Units were based upon (i) Stanger’s estimated values for the allocation of value to the SLP Units and (ii) our Advisor’s estimated opinion of value for our cash and cash equivalents, investments in related parties, marketable securities, prepaid expenses, restricted cash and other assets, mortgage notes payable, other liabilities and other noncontrolling interests.

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The table below sets forth the calculation of our estimated NAV and resulting NAV per Share as of December 31, 2025, as well as the comparable calculation as of December 31, 2024. Certain amounts are reflected net of noncontrolling interests, as applicable.

	As of December 31, 2025						As of December 31, 2024
	Value			Per Share			Value			Per Share

Net Assets:
Investment properties	$	335,434		$	15.65		$	334,102		$	15.36
Non-Real Estate Assets:
Cash and cash equivalents		60,909						26,076
Investment in unconsolidated affiliated entities		30,577						20,165
Investments in related parties		740						781
Marketable securities		42,634						40,180
Assets held for sale		-						80,592
Other assets		12,147						10,543
Total non-real estate assets		147,007			6.86			178,337			8.20
Total Assets		482,441			22.51			512,439			23.56
Liabilities:
Mortgage notes payable		(196,294	)					(187,573	)
Liabilities held for sale		-						(42,866	)
Other liabilities		(11,953	)					(14,591	)
Total liabilities		(208,247	)		(9.72	)		(245,030	)		(11.26	)
Other noncontrolling interests		-			-			-			(0.01	)
Net Asset Value before Allocations to SLP Units		274,194			12.79			267,409			12.29
Allocations to SLP Units		(24,226	)		(1.13	)		(28,935	)		(1.33	)
Net Asset Value	$	249,968		$	11.66		$	238,474		$	10.96

Shares of Common Stock Outstanding⁽¹⁾		21,434						21,754

Note:

(1)

Includes 0.5 million Common Shares assuming the conversion of an equal number of common units (“Common Units in the Operating Partnership.

Use of Independent Valuation Firm:

As discussed above, our Advisor is responsible for calculating our estimated NAV and resulting NAV per Share. In connection with determining our estimated NAV and resulting NAV per Share, our Advisor may rely on the material assistance or confirmation of a third-party valuation expert or service. In this regard, Stanger was selected by our Board of Directors to assist our Advisor in the calculation of our estimated NAV and resulting NAV per Share as of December 31, 2025. Stanger’s service included appraising the Lower East Side Moxy Hotel and preparing the December 2025 NAV Report. Stanger relied on the appraisals prepared by other independent third-party valuation firms for 10 of the 11 investment properties and the Hotel Joint Venture which were not appraised by Stanger and the Advisor’s opinion of value for the Jones Road Property. Stanger is engaged in the business of appraising commercial real estate properties and is not affiliated with us or our Advisor. The compensation we paid to Stanger was based on the scope of work and not on the appraised values of our investment properties. Stanger’s appraisal report for the Lower East Side Moxy Hotel was performed in accordance with the Code of Ethics and the Uniform Standards of Professional Appraisal Practice, or USPAP, the real estate appraisal industry standards created by The Appraisal Foundation. Stanger’s appraisal report for the Lower East Side Moxy Hotel was reviewed, approved, and signed by an individual with the professional designation of MAI licensed in the state where the investment property is located. The use of the report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. In preparing its reports, Stanger did not, and was not requested to; solicit third party indications of interest for our Common Shares in connection with possible purchases thereof or the acquisition of all or any part of us.

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Stanger collected reasonably available material information that it deemed relevant in appraising our Lower East Side Moxy Hotel. Stanger relied in part on property-level information provided by our Advisor, including (i) property historical and projected operating revenues and expenses; (ii) property lease agreements and/or lease abstracts; and (iii) information regarding recent or planned capital expenditures.

In conducting their investigation and analyses, Stanger took into account customary and accepted financial and commercial procedures and considerations as they deemed relevant. Although Stanger reviewed information supplied or otherwise made available by us or the Advisor for reasonableness, they assumed and relied upon the accuracy and completeness of all such information and of all information supplied or otherwise made available to them by any other party and did not independently verify any such information. Stanger has assumed that any operating or financial forecasts and other information and data provided to or otherwise reviewed by or discussed with Stanger were reasonably prepared in good faith on bases reflecting the best currently available estimates and judgments of our management, our board of directors, and/or our Advisor. Stanger relied on us to advise them promptly if any information previously provided became inaccurate or was required to be updated during the period of their review.

In performing its analyses, Stanger made numerous other assumptions as of various points in time with respect to industry performance, general business, economic, and regulatory conditions, and other matters, many of which are beyond their control and our control. Stanger also made assumptions with respect to certain factual matters. For example, unless specifically informed to the contrary, Stanger assumed that we have clear and marketable title to any real estate property appraised, that no title defects exist, that any improvements were made in accordance with law, that no hazardous materials are present or were present previously, that no significant deed restrictions exist, and that no changes to zoning ordinances or regulations governing use, density, or shape are pending or being considered. Furthermore, Stanger’s analyses, opinions, and conclusions were necessarily based upon market, economic, financial, and other circumstances and conditions existing as of or prior to the date of Stanger’s appraisal report for the Lower East Side Moxy Hotel, and any material change in such circumstances and conditions may affect Stanger’s analyses and conclusions. Stanger’s appraisal report for the Lower East Side Moxy Hotel contains other assumptions, qualifications, and limitations that qualify the analyses, opinions, and conclusions set forth therein. Furthermore, the price at which our ownership interest in our Lower East Side Moxy Hotel may actually be sold could differ from Stanger’s analysis.

Stanger is actively engaged in the business of appraising commercial real estate properties, similar to those investment properties wholly and partially owned by us, in connection with public security offerings, private placements, business combinations, and similar transactions. We do not believe that there are any material conflicts of interest between Stanger, on the one hand, and us, our Sponsor, our Advisor, and our affiliates, on the other hand. Our Advisor engaged Stanger on behalf of our Board of Directors to deliver their reports to assist in the estimated NAV and resulting NAV per Share calculations as of December 31, 2025 and Stanger received compensation for those efforts. In addition, we agreed to indemnify Stanger against certain liabilities arising out of this engagement. In the two years prior to the date of this filing, Stanger was previously engaged by us for appraisal and valuation services in connection with our financial reporting requirements. Stanger has received usual and customary fees in connection with those services. Stanger may from time to time in the future perform other services for us, our Sponsor and/or other affiliates of the Sponsor, so long as such other services do not adversely affect the independence of Stanger as certified in the applicable Stanger Appraisal Reports.

Although Stanger considered any comments received from us and our Advisor relating to their reports, the final appraised value of the appraisal report for the Lower East Side Moxy Hotel was determined by Stanger. Stanger’s reports are addressed to our Board of Directors to assist them in their determination of our estimated NAV and resulting NAV per Share as of December 31, 2025. Stanger’s reports are not addressed to the public, may not be relied upon by any other person to establish our estimated NAV and resulting NAV per Share, and do not constitute a recommendation to any person to purchase or sell any of our Common Shares.

Our goal in calculating our estimated NAV and resulting NAV per Share is to arrive at values that are reasonable and supportable using what we deem to be appropriate valuation methodologies and assumptions. Stanger’s reports, including the analysis, opinions, and conclusions set forth in such reports, are qualified by the assumptions, qualifications, and limitations set forth in the respective reports.

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The following is a summary of our valuation methodologies used to value our assets and liabilities by key component:

Investment Properties:

As of December 31, 2025, we have ownership interests in (i) two consolidated properties (the “Consolidated Properties”) and (ii) ten equity method unconsolidated properties held in joint ventures (the “Unconsolidated Equity Method Properties” and collectively, the ’‘Investment Properties”). We also have an 2.5% joint venture ownership interest in the Hotel Joint Venture which owns the Hotel JV Portfolio See “Investment in Related Party” below for additional information.

With respect to the Consolidated Properties as of December 31, 2025, we majority own and consolidate the operating results and financial condition of the Lower East Side Moxy Hotel and Gantry Park Landing. We (i) wholly own the Lower East Side Moxy Hotel and (ii) have a 59.2% joint venture ownership interest in Gantry Park Landing.

With respect to the Equity Method Properties as of December 31, 2025, we have a 19% ownership interest in the Columbus Joint Venture which owns the Columbus Portfolio and a 45.3% indirect ownership interest in the Jones Road Joint Venture which owns the Jones Road Property. We do not consolidate our ownership interests in the Columbus Joint Venture and Jones Road Joint Venture, but rather account for them under the equity method of accounting.

As described above, we engaged Stanger to provide an appraisal for the Lower East Side Moxy Hotel as of December 31, 2025. For 10 of the 11 investment properties and the Hotel Joint Venture which were not appraised by Stanger, we also engaged other independent third-party valuation firms to provide appraisal reports for 10 of these 11 investment properties and the Hotel Joint Venture and our Advisor provided an opinion of value for the Jones Road Property. In preparing their appraisal reports, the scope of the work performed by Stanger and the other independent third-party valuation firms included the following procedures, as well other factors:

●

A review of all property level information provided by our Advisor;

●

A review of the historical performance of our investment properties and business plans related to their operation;

●

A review of the data models prepared by the Advisor supporting the valuation for each investment property; and

●

A review of the applicable markets by means of publications and other resources to measure current market conditions, supply and demand factors, and growth patterns.

Stanger and the other independent third-party valuation firms employed the income approach and/or the sales comparison approach to estimate the value of their respective appraised properties. The income approach involves an economic analysis of the property based on its potential to provide future net annual income. As part of the valuation, a discounted cash flow analysis (“DCF Analysis”) and/or direct capitalization analysis (“DC Analysis”) was used in the income approach to determine the value of our ownership interest in the property. The indicated value by the income approach represents the amount an investor may pay for the expectation of receiving the net cash flow from the property.

The DC Analysis is based upon the net operating income (“NOI”) of the property capitalized at an appropriate capitalization rate for the property based upon property characteristics and competitive position and market conditions at the date of the appraisal. NOI is all gross revenues from the property less all operating expenses, including property taxes and management fees but excluding depreciation.

In applying the DCF Analysis, pro forma statements of operations for the property including revenues and expenses are analyzed and projected over a multi-year period. The property is assumed to be sold at the end of the multi-year holding period. The reversion value of the property, which can be realized upon sale at the end of the holding period, is calculated based on the capitalization of the estimated NOI of the property in the year of sale utilizing a capitalization rate deemed appropriate in light of the age, anticipated functional and economic obsolescence and competitive position of the property at the time of sale. Net proceeds to owners are determined by deducting appropriate costs of sale. The discount rate selected for the DCF Analysis is based upon estimated target rates of return for buyers of similar properties.

The sales comparison approach utilizes indices of value derived from actual or proposed sales of comparable properties to estimate the value of the subject property. The appraiser analyzed such comparable sale data as was available to develop a market value conclusion for the subject property.

Stanger and the other independent third-party valuation firms prepared appraisal reports summarizing key inputs and assumptions for each of their respective appraised properties using financial information provided by us and our Advisor. From such review, Stanger and the other independent third-party valuation firms selected (i) the appropriate cash flow discount rate, residual discount rate, and terminal capitalization rate in the DCF Analysis, (ii) the appropriate capitalization rate in the DC Analysis and/or (iii) the appropriate price per applicable unit in the sales comparison analysis. For those investment properties which we do not have a 100% ownership interest, the property’s value was adjusted to reflect our ownership interest in such property after consideration of any distribution priorities associated with such property.

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The estimated values for our investment properties may or may not represent current market values or fair values determined in accordance with GAAP. Our consolidated investment properties are carried at their amortized cost, subject to any adjustments applicable under GAAP.

The following summarizes the key assumptions that were used in each DCF Analysis to estimate the values of the indicated Consolidated Properties as of December 31, 2025:

	Consolidated Properties
	Lower East Side Moxy Hotel			Gantry Park Landing

Exit capitalization rate		7.00	%		5.25	%
Discount rate		8.75	%		7.00	%
Annual market rent growth rate		3.19	%		3.29	%
Annual NOI growth rate		2.72	%		1.80	%
Holding period (in years)		10			10

While we believe that the assumptions utilized are reasonable, a change in these assumptions would affect the calculation of the value of these investment properties. The table below presents the estimated increase or decrease to our NAV per Share resulting from a 25-basis point increase and decrease in the discount rates and capitalization rates. The table is presented to provide a hypothetical illustration of possible results if only one change in assumptions was made, with all other factors remaining constant. Further, each of these assumptions could change by more or less than 25 basis points or not at all.

	Change in NAV per Share
	Increase of 25 Basis Points			Decrease of 25 Basis Points
Capitalization rate	$	(0.32	)	$	0.34
Discount rate	$	(0.28	)	$	0.28

As of December 31, 2025, the aggregate estimated fair value of our ownership interests in the Consolidated Properties was $335.4 million.

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Equity Method Properties

Jones Road Venture – Jones Road Property

Because the Jones Road Joint Venture acquired the Jones Road Property on December 11, 2025 for aggregate consideration of $18.0 million, our Advisor determined its estimated fair value as of December 31, 2025 was unchanged. As a result, the estimated fair value of our 45.3% joint venture ownership interest in the Jones Road Joint Venture of $10.4 million was calculated on the gross estimated fair value of the Jones Road Property of $18.0 million plus all other non-real estate asset and liabilities of $4.0 million.

Columbus Joint Venture – Columbus Properties

As of December 31, 2025, the estimated fair value of our 19% joint venture ownership interest in the Columbus Joint Venture of $20.1 million was calculated based on our pro rata share of the gross appraised value of the Columbus Properties of $495.0 million less the fair value of the outstanding indebtedness of $402.9 million plus all other non-real estate assets and liabilities, net of $13.9 million. The estimated fair value of our 19% joint venture ownership interest in the Columbus Joint Venture of $20.1 million compared to our carrying value of $12.8 million, both as of December 31, 2025, equates to an increase in value of 57.0%.

The estimated aggregate gross fair value of the Columbus Properties was determined by another independent valuation firm using a DC analysis for each of the nine multifamily residential properties. Capitalization rates ranged from 5.25% to 6.00%. While we believe that the assumptions utilized are reasonable, a change in these assumptions would affect the calculation of the value of these investment properties. A 25-basis point increase and decrease in the capitalization rates would change our NAV per Share by an estimated $(0.18) and $0.20, respectively. This estimate is presented to provide a hypothetical illustration of possible results if only one change in assumptions was made, with all other factors remaining constant. Further, this assumption could change by more or less than 25 basis points or not at all.

Cash and cash equivalents: As of December 31, 2025, the estimated value of our cash and cash equivalents approximate their carrying value due to their short maturities.

Investment in related party: As of December 31, 2024, we have a 2.5% non-managing ownership interest in the Hotel Joint Venture, which owns the Hotel JV Portfolio, consisting of five limited-service hotels. The Joint Venture is between us and the operating partnership of Lightstone II, a real estate investment trust also sponsored by our Sponsor, which has a 97.5% managing ownership interest in the Hotel Joint Venture. We do not consolidate our ownership interest in the Hotel Joint Venture but rather account for it using a measurement alternative under which the Joint Venture is measured at cost, adjusted for observable price changes and impairments, if any. As of December 31, 2025, our Advisor estimated the value of our ownership interest in the Hotel Joint Venture was $0.7 million based on a hypothetical liquidation of the estimated value of the Hotel Joint Venture’s net assets, which approximated our carrying value.

Marketable securities: As of December 31, 2025, the estimated values of our marketable securities, which are available for sale, are based on Level 1 and Level 2 inputs. Level 1 inputs are inputs that are observable, either directly or indirectly, such as quoted prices in active markets for identical assets or liabilities. Level 2 inputs are inputs that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities. All of our marketable securities measured using Level 2 inputs were valued based on a market approach using readily available quoted market prices for similar assets.

Other assets: As of December 31, 2025, our other assets consist of restricted cash and other assets. The estimated values of these items approximate their carrying values due to their short maturities. Certain other items, primarily straight-line rent receivable, intangibles and deferred leasing costs, have been eliminated for the purpose of the valuation because those items are already considered in our valuation of the respective investment properties or financial instruments.

Mortgage notes payable: As of December 31, 2025, the estimated values for our mortgage loans were estimated using a discounted cash flow analysis, which used inputs based on the remaining loan terms and estimated current market interest rates for mortgage loans with similar characteristics, including remaining loan term and loan-to-value ratios. The current market interest rates for our mortgage loans were generally determined based on market rates for available comparable debt. The estimated current market interest rates for our mortgage loans ranged from 5.70% to 12.08% as of December 31, 2025.

Other liabilities: Our other liabilities consist of our accounts payable, accrued expenses and other liabilities and amounts due to related parties. The carrying values of these items were considered to equal their fair value due to their short maturities. Certain other items, primarily intangibles, have been eliminated for the purpose of the valuation because those items are already considered in our valuation of the respective investment properties or financial instruments.

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Allocations of value to SLP units: The carrying value of the SLP Units held by Lightstone SLP, LLC, an affiliate of our Advisor, are classified in noncontrolling interests on our consolidated balance sheets. The IPA’s Practice Guideline 2013—01 provides for adjustments to the NAV for preferred securities, special interests and incentive fees based on the aggregate NAV of the Company and payable to the sponsor in a hypothetical liquidation of the Company as of the valuation date in accordance with the provisions of the partnership or advisory agreements and the terms of the preferred securities. Because certain distributions related to our SLP Units are only payable to their holder in a liquidation event, we believe they should be valued for our estimated NAV and resulting NAV per Share in accordance with these provisions.

Our operating agreement provides for distributions to be made during our liquidating stage to our stockholders and the holder of the SLP Units at certain prescribed thresholds. In connection with our initial public offering of common stock, Lightstone SLP, LLC purchased an aggregate of $30.0 million of SLP Units. In the calculation of our estimated NAV, a $24.2 million allocation of value was made to the SLP Units representing the amount of estimated distributions which would have been payable to the holder of the SLP Units, assuming a liquidation event as of December 31, 2025.

Historical Estimated NAV and NAV per Share

Additional information on our historical reported estimated NAV and NAV per Share for the preceding year may be found in the following referenced filing:

As of December 31, 2024 – Annual Report on Form 10-K filed on March 31, 2025.

Limitations and Risks

As with any valuation methodology, the methodology used to determine our estimated NAV and resulting NAV per Share is based upon a number of estimates and assumptions that may prove later not to be accurate or complete. Further, different participants with different property-specific and general real estate and capital market assumptions, estimates, judgments and standards could derive a different estimated NAV and resulting NAV per Share, which could be significantly different from the estimated NAV and resulting NAV per Share approved by our Board of Directors. The estimated NAV and resulting NAV per Share approved by our Board of Directors does not represent the fair value of our assets and liabilities in accordance with GAAP, and such estimated NAV and resulting NAV per Share is not a representation, warranty or guarantee that:

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A stockholder would be able to resell his or her Common Shares at the estimated NAV per Share;

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A stockholder would ultimately realize distributions per Common Share equal to the estimated NAV per Share upon liquidation of our assets and settlement of our liabilities or a sale of the Company;

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Our Common Shares would trade at the estimated NAV per Share on a national securities exchange;

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An independent third-party appraiser or other third-party valuation firm would agree with the estimated NAV per Share; or

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The methodology used to estimate our NAV per Share would be acceptable to FINRA or under the Employee Retirement Income Security Act with respect to their respective requirements.

The IRS and the Department of Labor do not provide any guidance on the methodology an issuer must use to determine its estimated NAV per share. FINRA guidance provides that NAV valuations be derived from a methodology that conforms to standard industry practice.

As with any valuation methodology, our methodology is based upon a number of estimates and assumptions that may not be accurate or complete. Different parties with different assumptions and estimates could derive different estimated NAVs and resulting NAVs per share, and these differences could be significant. The estimated NAV per Share is not audited and does not represent the fair value of our assets less our liabilities in accordance with GAAP, nor do they represent an actual liquidation value of our assets and liabilities or the amount our Common Shares would trade at on a national securities exchange. As of the date of this filing, although we have not sought stockholder approval to adopt a plan of liquidation of the Company, certain distributions may be payable to Lightstone SLP, LLC for its SLP Units in connection with a liquidation event. Accordingly, our estimated NAV reflects any allocations of value to the SLP Units representing the amount that would be payable to Lightstone SLP, LLC in connection with a liquidation event pursuant to the guidelines for estimating NAV contained in IPA Practice Guideline 2013-01, ’‘Valuation of Publicly Registered Non-Listed REITs.’’ Our estimated NAV per Share is based on the estimated value of our assets less the estimated value of our liabilities and other non-controlling interests less any allocations to the SLP Units divided by the number of our diluted shares of common stock outstanding, all as of the date indicated. Our estimated NAV per Share does not reflect a discount for the fact we are externally managed, nor does it reflect a real estate portfolio premium/discount versus the sum of the individual property values. Our estimated NAV per Share generally does not take into account estimated disposition costs or fees or penalties, if any, that may apply upon the prepayment of certain of our debt obligations or the impact of restrictions on the assumption of certain debt. Our estimated NAV per Share will fluctuate over time as a result of, among other things, future acquisitions or dispositions of assets, developments related to individual assets and the management of those assets and changes in the real estate and capital markets. Different parties using different assumptions and estimates could derive different NAVs and resulting estimated NAVs per share, and these differences could be significant. Markets for real estate and real estate-related investments can fluctuate and values are expected to change in the future. We currently expect that our Advisor will estimate our NAV on at least an annual basis. Our Board of Directors will review and approve each estimate of NAV and resulting estimated NAV per Share.

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The following factors may cause a stockholder not to ultimately realize distributions per share of common stock equal to the estimated NAV per Share upon liquidation:

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The methodology used to determine estimated NAV per Share includes a number of estimates and assumptions that may not prove to be accurate or complete as compared to the actual amounts received in the liquidation;

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In a liquidation, certain assets may not be liquidated at their estimated values because of transfer fees and disposition fees, which are not reflected in the estimated NAV calculation;

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In a liquidation, debt obligations may have to be prepaid and the costs of any prepayment penalties may reduce the liquidation amounts. Prepayment penalties are not included in determining the estimated value of liabilities in determining estimated NAV;

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In a liquidation, the real estate assets may derive a portfolio premium which premium is not considered in determining estimated NAV;

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In a liquidation, the potential buyers of the assets may use different estimates and assumptions than those used in determining estimated NAV;

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If the liquidation occurs through a listing of our Common Shares on a national securities exchange, the capital markets may value our net assets at a different amount than the estimated NAV. Such valuation would likely be based upon customary REIT valuation methodology including funds from operation (’‘FFO’’) multiples of other comparable REITs, FFO coverage of dividends and adjusted FFO payout of our anticipated dividend; and

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If the liquidation occurs through a merger of us with another REIT, the amount realized for the Common Shares may not equal the estimated NAV per Share because of many factors including the aggregate consideration received, the make-up of the consideration (e.g., cash, stock or both), the performance of any stock received as part of the consideration during the merger process and thereafter, the reception of the merger in the market and whether the market believes the pricing of the merger was fair to both parties.

SRP

Our shareholder redemption plan (the “SRP”) may provide our stockholders with limited, interim liquidity by enabling them to sell their Common Shares back to us, subject to various restrictions.

Our SRP provides for redemption requests to be submitted in connection with either a stockholder’s death or certain hardships and the price for all such purchases has been set at our estimated NAV per Share as of the date of actual redemption. Our estimated NAV per Share is determined by our Board of Directors and reported by us from time to time. Requests for redemptions in connection with a stockholder’s death must be submitted and received by us within one year of the stockholder’s date of death to be eligible for consideration.

Additionally, our Board of Directors has established that on an annual basis we will not redeem in excess of 1.0% and 0.5% of the number of Common Shares outstanding as of the end of the preceding year for either death redemptions or hardship redemptions, respectively. Additionally, eligible redemption requests are generally expected to be processed on a quarterly basis and will be subject to proration if either type of redemption requests exceeds the annual limitations established by our Board of Directors. Furthermore, our Board of Directors may, at their sole discretion, amend or suspend the SRP at any time without any notice to stockholders.

During the year ended December 31, 2025, we repurchased 320,063 Common Shares at a weighted average price per share of $11.15. During the year ended December 31, 2024, the Company repurchased 324,684 Common Shares at a weighted average price per share of $11.85.

DRIP

Our distribution reinvestment program (“DRIP”) provides our shareholders with an opportunity to purchase additional Common Shares at a discount to our estimated NAV per Share. Under our DRIP, a shareholder may acquire, from time to time, additional Common Shares by reinvesting any cash distributions payable by us to such shareholder, without incurring any brokerage commission, fees or service charges.

Our current DRIP Registration Statement on Form S-3D was filed and became effective as amended and restated, under the Securities Act on October 25, 2018.

Pursuant to the terms of our DRIP, our stockholders who elect to participate may invest all or a portion of any cash distributions that we pay them on their Common Shares in additional Common Shares at a purchase price equal to 95% of our estimated NAV per Share in effect as of the record date of such distribution. Effective on March 20, 2026, the Board of Directors determined and approved our NAV per Share of $11.66 as of December 31, 2025. As a result, effective on that date, the purchase price for Common Shares under the DRIP became $11.08 per share. During the years ended December 31, 2025 and 2024, we did not issue any Common Shares under our DRIP. As of December 31, 2025, 9.9 million Common Shares were available for issuance under our DRIP.

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Our Board of Directors reserves the right to terminate the DRIP for any reason without cause by providing notice to our participating stockholders by either including such information in (a) a current report on Form 8-K, an annual report on Form 10-K or a quarterly report on Form 10-Q, all of which are publicly filed with the SEC or (b) a separate mailing to our participating stockholders.

Distributions

We made an election to qualify as a REIT for federal income tax purposes commencing with our taxable year ended December 31, 2005. U.S. federal tax law requires a REIT to distribute at least 90% of its annual REIT taxable income (which does not equal net income, as calculated in accordance with GAAP determined without regard to the deduction for dividends paid and excluding any net capital gain in order to maintain its REIT status. However, in order to continue to qualify for REIT status, it is possible we may be unable to make any such required distributions if they are in an amount in excess of our available cash.

Our distributions, if any, are authorized at the discretion of our Board of Directors based on their analysis of our performance over the previous periods and expectations of performance for future periods. The Board of Directors considers various factors in its determination, including but not limited to, our sources and availability of capital, our operating and interest expenses, our ability to refinance near-term debt, as well as the Internal Revenue Service’s annual distribution requirement that REITs distribute no less than 90% of their taxable income. Although our Board of Directors’ decisions will be substantially influenced by the intention to maintain our federal tax status as a REIT, we cannot provide assurance that we will pay distributions at any particular level, or at all.

Common Shares

No distributions have been declared or paid on our Common Shares subsequent to the distribution for the third quarter of 2023.

SLP Units

Until distributions on Common Shares are brought current to at least an annualized rate of 7% assuming a purchase price of $10.00 per share, no distributions will be declared on the SLP Units. Any future distributions on the SLP Units will always be subordinated until stockholders receive a stated preferred return.

No distributions have been declared or paid on the SLP Units subsequent to the distribution for the second quarter of 2023.

Recent Sales of Unregistered Securities

During the period covered by this Annual Report, we did not sell any equity securities that were not registered under the Securities Act.

Item 6. Reserved

None.

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ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS:

You should read the following discussion and analysis together with our consolidated financial statements and notes thereto included in this Annual Report. The following information contains forward-looking statements, which are subject to risks and uncertainties. Should one or more of these risks or uncertainties materialize, actual results may differ materially from those expressed or implied by the forward-looking statements. Please see “Special Note Regarding Forward-Looking Statements” before Item 1 of this Annual Report for a description of these risks and uncertainties. Dollar amounts are presented in thousands, except per share/unit data, RevPAR, ADR and where indicated in millions. References to quarters are based on calendar quarters.

Overview

Lightstone REIT I together with the Operating Partnership and its subsidiaries are collectively referred to as the “Company” and the use of “we,” “our,” “us” or similar pronouns refers to Lightstone REIT I, its Operating Partnership or the Company as required by the context in which such pronoun is used.

As of December 31, 2025, we (i) have ownership interests in and consolidate two operating properties and (ii) have ownership interests through three unconsolidated joint ventures in the Columbus Portfolio, a portfolio of nine multifamily residential properties located in the Columbus, Ohio metropolitan area; the Jones Road Property, an aggregate 151-acre plot of land located in Spartanburg, South Carolina, consisting of various parcels, including one which is suitable for the immediate development of a data center; and the Hotel JV Portfolio, a portfolio of five limited-service hotels.

With respect to our consolidated operating properties, we wholly own the Lower East Side Moxy Hotel, a 303-room Marriott branded hotel, located in the Lower East Side neighborhood in the Manhattan borough of New York City, which we developed, constructed and opened on October 27, 2022 and have a 59.2% majority ownership interest in the 2^nd Street Joint Venture , a joint venture between us and a related party, which developed, constructed and owns Gantry Park Landing, a 199-unit luxury multifamily residential property located in the Long Island City neighborhood in the Queens borough of New York City.

With respect to our unconsolidated properties, we have a 19% joint venture ownership interest the Columbus Joint Venture, which owns the Columbus Portfolio; we, through our 47.7% joint venture ownership interest in the LSG Joint Venture, have an indirect 45.3% joint venture ownership interest in the Jones Road Joint Venture, which owns the Jones Road Property; and we have a 2.5% joint venture ownership interest in the Hotel Joint Venture, which owns the Hotel JV Portfolio. We account for our ownership interests in the Columbus Joint Venture and the LSG Joint Venture under the equity method of accounting and they are included in investments in unconsolidated affiliated entities on our consolidated balance sheets. We account for our ownership interest in the Hotel Joint Venture using a measurement alternative pursuant to which our investment is measured at cost, adjusted for observable price changes and impairments, if any, and it is classified as investment in related party joint venture on our consolidated balance sheets. Both the Columbus Joint Venture and the Hotel Joint Venture are between us and related parties. The LSG Joint Venture, which is between us and related parties, has a 95% joint venture interest in the Jones Road Joint Venture while an unrelated third party has the remaining 5% joint venture ownership interest.

Our Advisor is Lightstone Value Plus REIT, LLC, which is majority owned by David Lichtenstein. On July 6, 2004, the Advisor contributed $2 to the Operating Partnership in exchange for 200 Common Units. Our Advisor also owns 20,000 shares of our Common Shares which were issued on July 6, 2004 for $200, or $10.00 per share. Mr. Lichtenstein also is the majority owner of the equity interests of The Lightstone Group, LLC, which served as our Sponsor during our Offering, which terminated on October 10, 2008. Our Advisor, pursuant to the terms of an advisory agreement, together with our Board of Directors, is primarily responsible for making investment decisions on our behalf and managing our day-to-day operations. Through his ownership and control of the Sponsor, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP, LLC, a Delaware limited liability company, which owns an aggregate of $30.0 million of SLP Units in the Operating Partnership, which were purchased, at a cost of $100,000 per unit in connection with our Offering. Mr. Lichtenstein also acts as our Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT I or the Operating Partnership.

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Our Sponsor, Advisor and their affiliates, including Lightstone SLP, LLC, are related parties of ours as well as other public REITs also sponsored and/or advised by these entities. Pursuant to the terms of various agreements, certain of these entities are entitled to compensation and reimbursement of costs incurred for services related to the investment, development, management and disposition of our assets. The compensation is generally based on the cost of acquired properties/investments and the annual revenue earned from such properties/investments, and other such fees and expense reimbursements as outlined in each of the respective agreements.

Investment Strategy

We have and expect to continue to invest in commercial and multifamily residential properties, such as office, industrial, retail, hospitality and multifamily residential apartments, and make other real estate-related investments such as through preferred investments or the origination of mortgage and mezzanine loans. Our investments may be made through the acquisition of or the development and construction of properties.

Concentration of Credit Risk

Current Environment

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We are not aware of any other material trends or uncertainties, favorable or unfavorable, that may be reasonably anticipated to have a material impact on either capital resources or the revenues or income to be derived from our operations, other than those referred to above or throughout this Annual Report. The preparation of financial statements in conformity with GAAP requires our management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period.

Critical Accounting Estimates and Policies

General

Our consolidated financial statements, included in this Annual Report, include our accounts, the Operating Partnership and its subsidiaries (over which we exercise financial and operating control). All inter-company balances and transactions have been eliminated in consolidation.

The 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 our financial statements requires us to make estimates and judgments about the effects of matters or future events that are inherently uncertain. These estimates and judgments may affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosure of contingent assets and liabilities.

On an ongoing basis, we evaluate our estimates, including contingencies and litigation. We base these estimates on historical experience and on various other assumptions that we believe to be reasonable in the circumstances. These estimates form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates under different assumptions or conditions.

To assist in understanding our results of operations and financial position, we have identified our critical accounting policies and discussed them below. We believe these accounting policies are most important to the portrayal of our results of operations and financial position, either because of the significance of the financial statement items to which they relate or because they require our management’s most difficult, subjective or complex judgments.

Investments in Real Estate

We generally record investments in real estate at cost and capitalize improvements and replacements when they extend the useful life or improve the efficiency of the asset. We expense costs of ordinary repairs and maintenance as incurred. We compute depreciation using the straight-line method over the estimated useful lives of the applicable real estate asset. We generally use estimated useful lives of up to 39 years for buildings and improvements, 5 to 10 years for furniture and fixtures and the shorter of the useful life or the remaining lease term for tenant improvements and leasehold interests.

We make subjective assessments as to the useful lives of our properties for purposes of determining the amount of depreciation to record on an annual basis with respect to our investments in real estate. These assessments have a direct impact on our net income because, if we were to shorten the expected useful lives of our investments in real estate, we would depreciate these investments over fewer years, resulting in more depreciation expense and lower net income on an annual basis.

We record assets and groups of assets and liabilities which comprise disposal groups as held for sale when all of the following criteria are met: a decision has been made to sell, the assets are available for sale immediately, the assets are being actively marketed at a reasonable price in relation to the current fair value, a sale has been or is expected to be concluded within twelve months of the consolidated balance sheet date, and significant changes to the plan to sell are not expected. The assets and disposal groups held for sale are valued at the lower of book value or fair value less disposal costs. For sales of real estate or assets classified as held for sale, we evaluate whether a disposal transaction meets the criteria of a strategic shift and will have a major effect on our operations and financial results to determine if the results of operations and gains on sale of real estate will be presented as part of our continuing operations or as discontinued operations in our consolidated statements of operations. If the disposal represents a strategic shift, it will be classified as discontinued operations for all periods presented; if not, it will be presented in continuing operations.

We evaluate the recoverability of our investments in real estate assets at the lowest identifiable level, which is primarily at the individual property level. An impairment loss is recognized only if the carrying amount of a long-lived asset is not expected to be fully recoverable and it exceeds its fair value.

We evaluate the long-lived assets for potential impairment whenever events or changes in circumstances indicate that the total undiscounted projected cash flows are less than the carrying amount for a particular property. No single indicator would necessarily result in us preparing an estimate to determine if a long-lived asset’s future undiscounted cash flows are less than its book value. We use judgment to determine if the severity of any single indicator, or the fact there are a number of indicators of less severity that when combined, would result in an indication that a long-lived asset requires an estimate of the undiscounted cash flows to determine if an impairment has occurred. Relevant facts and circumstances include, among others, significant underperformance relative to historical or projected future operating results and significant negative industry or economic trends. The estimated cash flows used for the impairment analysis are subjective and require us to use our judgment and the determination of estimated fair value is based on our plans for the respective assets and our views of market and economic conditions. The estimates consider matters such as future operating income, market and other applicable trends and residual value, as well as the effects of demand, competition, and recent sales data for comparable properties. Changes in estimated future cash flows due to changes in our plans or views of market and economic conditions could result in recognition of impairment losses, which, under the applicable accounting guidance, may be substantial.

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Accounting for Development Projects

We incur a variety of costs in connection with the development of a property. The costs of land and building under development include specifically identifiable costs. The capitalized costs include, but are not limited to, pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes and other costs incurred during the period of development. We cease capitalization when the development project is substantially complete and it is placed in service, which may occur in phases. Determination of when a development project is substantially complete and capitalization must cease involves a degree of judgment. We expense the costs associated with pre-opening activities associated with our development and construction projects as incurred. Pre-opening costs generally consist of non-recurring personnel, marketing and other costs.

Once a development project is placed in service, which may occur in phases or for an entire building or project, the costs capitalized to that development project are transferred to land and improvements, buildings and improvements, and furniture and fixtures on our consolidated balance sheet at the historical cost of the property.

We evaluate development projects for potential impairment whenever events or changes in circumstances indicate that the total undiscounted projected cash flows are less than the carrying amount for a particular development project. No single indicator would necessarily result in us preparing an estimate to determine if a development project’s future undiscounted cash flows are less than its book value. We use judgment to determine if the severity of any single indicator, or the fact there are a number of indicators of less severity that when combined, would result in an indication that a development project requires an estimate of the undiscounted cash flows to determine if an impairment has occurred. Relevant facts and circumstances include, among others, significant projected future operating results and significant negative industry or economic trends. The estimated cash flows used for the impairment analysis are subjective and require us to use our judgment and the determination of estimated fair value is based on our plans for the respective assets and our views of market and economic conditions. The estimates consider matters such as future operating income, market and other applicable trends and residual value, as well as the effects of demand, competition, and recent sales data for comparable properties. Changes in estimated future cash flows due to changes in our plans or views of market and economic conditions could result in recognition of impairment losses, which, under the applicable accounting guidance, may be substantial.

Investments in Unconsolidated Entities

We evaluate all investments in other entities for consolidation. We consider our percentage interest in the joint venture, evaluation of control and whether a variable interest entity (“VIE”) exists when determining whether or not the investment qualifies for consolidation or if it should be accounted for as an unconsolidated investment under the equity method of accounting.

If an investment qualifies for the equity method of accounting, our investment is recorded initially at cost, and subsequently adjusted for equity in earnings and any cash contributions and distributions. The earnings of an unconsolidated investment are allocated to its investors in accordance with the provisions of the operating agreement of the entity. The allocation provisions in these agreements may differ from the actual percentage of ownership interest held by each investor. Differences, if any, between the carrying amount of our investment in the respective joint venture and our share of the underlying equity of such unconsolidated entity are amortized over the respective lives of the underlying assets as applicable. These items are reported within earnings from investments in unconsolidated entities in the consolidated statements of operations.

We review investments in unconsolidated entities for impairment in value whenever events or changes in circumstances indicate that the carrying amount of such investment may not be fully recoverable. An investment in unconsolidated entities is impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. The ultimate realization of our investment in partially owned entities is dependent on a number of factors including the performance of that entity and market conditions. If we determine that a decline in the value of a partially owned entity is other than temporary, we record an impairment charge.

Tax Status and Income Taxes

We elected to be taxed and qualify as a REIT commencing with the taxable year ended December 31, 2005. If we remain qualified as a REIT, we generally will not be subject to U.S. federal income tax on our net taxable income that we distribute currently to our stockholders. To maintain our REIT qualification under the Internal Revenue Code of 1986, as amended, we must meet a number of organizational and operational requirements, including a requirement that we annually distribute to our stockholders at least 90% of our REIT taxable income (which does not equal net income, as calculated in accordance with GAAP, determined without regard to the deduction for dividends paid and excluding any net capital gain. If we fail to remain qualified for taxation as a REIT in any subsequent year and do not qualify for certain statutory relief provisions, our income for that year will be taxed at regular corporate rates, and we may be precluded from qualifying for treatment as a REIT for the four-year period following our failure to qualify as a REIT. Such an event could materially adversely affect our earnings and net cash available for distribution to our stockholders, if any. Additionally, even if we continue to qualify as a REIT for U.S. federal income tax purposes, we may still be subject to some U.S. federal, state and local taxes on our taxable income and property and to U.S. federal income taxes and excise taxes on our undistributed taxable income, if any.

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To maintain our qualification as a REIT, we engage in certain activities through a TRS, including when we acquire or develop and construct a hotel, we usually establish a new TRS and enter into an operating lease agreement for the hotel. As such, we are subject to U.S. federal and state income taxes and franchise taxes from these activities.

As of December 31, 2025 and 2024, we had no material uncertain income tax positions.

Recent Acquisition and Disposition Activities

Jones Road Property

On December 11, 2025, we along with LSG Enterprises LLC (the “Enterprises Member”), a wholly owned subsidiary of Lightstone Enterprises Limited (the “Lightstone BVI”), a real estate investment company indirectly owned by the Sponsor, and the Spartanburg Investor LLC (the “Co-investor”) entered into a joint venture agreement to form the Jones Road Investor Member LLC (the “LSG Joint Venture”). We have a 47.7% joint venture ownership interest in the LSG Joint Venture and the Enterprises Member and the Co-investor, which are both related parties, have joint venture ownership interests of 47.7% and 4.6%, respectively. Additionally, the manager of the LSG Joint Venture is the Jones Road Manager LLC, an entity wholly owned by the Lightstone BVI.

We have determined that the LSG Joint Venture is a VIE but we are not the primary beneficiary. We account for our ownership interest in the LSG Joint Venture in accordance with the equity method of accounting because we exert significant influence over but do not control the LSG Joint Venture. All capital contributions and distributions of earnings from the LSG Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. Any distributions in excess of earnings from the LSG Joint Venture are made to the members pursuant to the terms of the LSG Joint Venture’s operating agreement.

Concurrently, the LSG Joint Venture and W/L Spartanburg LLC (the “Wharton Member”), an unrelated third party, entered into a separate joint venture agreement to form Jones Road Investor LLC (the “Jones Road Joint Venture”). The LSG Joint Venture has a 95% joint venture ownership interest in the Jones Road Joint Venture and the Wharton Member has a 5% joint venture ownership interest. Accordingly, through our 47.7% ownership interest in the LSG Joint Venture we have an indirect 45.3% joint venture ownership interest in the Jones Road Joint Venture, which is consolidated by the LSG Joint Venture as discussed below.

We have also determined that the Jones Road Joint Venture is a VIE and the LSG Joint Venture is the primary beneficiary. As a result, the LSG Joint Venture consolidates the Jones Road Joint Venture and accounts for the Wharton Member’s joint venture ownership interest as a noncontrolling interest in its consolidated financial statements. All capital contributions to the Jones Road Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. However, earnings and distributions from the Jones Road Joint Venture are made to its members pursuant to the terms of the Jones Road Joint Venture’s operating agreement.

The Jones Road Joint Venture was formed to simultaneously acquire the Jones Road Property, a 151-acre plot of land located in Spartanburg, South Carolina, from 300 Jones Road LLC, (the “Jones Road Seller”), an unrelated third-party, at an initial contractual sales price of $18.1 million pursuant to the terms of a purchase and sale agreement (the “Jones Road Agreement”) plus $0.9 million of closing and other related transaction costs. At closing, the Jones Road Joint Venture also paid a $4.0 million refundable advance to an unrelated third-party electric power and natural gas energy company (the “Utility Company”), in exchange for a commitment (the “Phase I Energy Commitment”) from the Utility Company to supply 60 megawatts (“MW”) of electrical power to the area by September 2026. The return of the $4.0 million deposit is contingent on the Jones Road Joint Venture using certain prescribed power thresholds subsequent to the Utility Company’s fulfillment of the Phase I Energy Commitment. At closing, the LSG Joint Venture and the Wharton Member funded $21.9 million and $1.1 million, respectively. In connection with the acquisition of the Jones Road Property, our pro rata share of the total consideration was $10.4 million, of which we funded $10.2 million at closing and an additional $0.2 million is owed to an affiliate of Lightstone, which is included in accounts payable, accrued expenses and other liabilities on our consolidated balance sheet as of December 31, 2025.

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The Jones Road Property consists of various land parcels, including one which is suitable for the immediate development of a data center as a result of the Phase I Energy Commitment. Approximately $11.8 million (of which our pro rata share is $5.2 million) of additional funding is expected to be required for the first phase of development in order for the 60 MW of supply to be completed by September 2026. Additionally, pursuant to the terms of the Jones Road Agreement, if more than 60 MW of power is delivered to the Jones Road Property by the Utility Company before the end of 2030, the Jones Road Seller is entitled to a additional consideration of $180 per MW over the 60 MW threshold. However, any additional consideration is capped at $18.0 million and is payable as the excess power is supplied to the Jones Road Property by the Utility Company. An affiliate of the Sponsor has guaranteed the payment of any additional consideration.

In connection with the acquisition of the Jones Road Property, we owe the Advisor a separate acquisition fee of $0.1 million.

Exterior Street Project

In February 2019, we, through subsidiaries of the Operating Partnership, acquired two adjacent parcels of land located at 355 & 399 Exterior Street in the Mott Haven neighborhood in the Bronx borough of New York City. In September 2021, we subsequently acquired an additional adjacent parcel of land at cost from an affiliate of our Advisor in order to achieve certain zoning compliances. We acquired these three land parcels for the proposed development of a mixed-use multifamily residential and commercial retail project (the “Exterior Street Project”).

During the second quarter of 2023, we decided to temporarily pause our active development activities associated with the Exterior Street Project, due to prevailing unfavorable economic and local market conditions and regulations, and therefore, ceased capitalization of interest and other carrying costs.

Impairment Charge, Held for Sale and Sale

Because of continuing unfavorable economic and local market conditions, we determined during the third quarter of 2024 we would no longer pursue the development of the Exterior Street Project, but rather pursue other strategies with respect to it, including a possible sale. As a result of this change in strategy; we determined the carrying value of the Exterior Street Project was no longer fully recoverable and therefore, recorded a non-cash impairment charge of $16.6 million (included in impairment charges on our consolidated statement of operations) during the third quarter of 2024 in order to reduce the carrying value of the Exterior Street Project to its estimated fair value of $78.8 million as of September 30, 2024. In estimating the fair value of the Exterior Street Project, we took into consideration a bona fide third-party offer obtained by an independent third-party broker less estimated disposal costs.

During the fourth quarter of 2024, we entered into a purchase and sale agreement (the “Exterior Street Project Agreement”) with 355 Exterior Development Holdings LLC and 399 Exterior Development Holdings LLC (collectively the “Exterior Street Buyers”), unaffiliated third parties, pursuant to which the Exterior Street Project would be sold, subject to certain conditions, at a contractual sales price of $84.0 million. Pursuant to the terms of the Exterior Street Project Agreement, we received a deposit of $2.5 million during the fourth quarter of 2024. This deposit was included in liabilities associated with assets held for sale on the consolidated balance sheet as of December 31, 2024.

During the second quarter of 2025, we received additional payments totaling $1.3 million from the Exterior Street Buyers. The additional payments, of which $1.1 million was not applied to the purchase price, provided the Exterior Street Buyers with the option to further extend the outside closing date of the transaction.

Subsequently on July 18, 2025, we completed the disposition of the Exterior Street Project to the Exterior Street Buyers pursuant to the terms of the Exterior Street Project Agreement. In connection with the disposition of the Exterior Street Project, we repaid in full the associated aggregate outstanding mortgage indebtedness of $40.0 million, which was collateralized by the Exterior Street Project. Our net proceeds related to the disposition of the Exterior Street Project were $36.5 million (including the deposit of $2.5 million previously received during the fourth quarter of 2024 and the additional payments of $1.3 million previously received during the second quarter of 2025), after the repayment of associated outstanding mortgage indebtedness of $40.0 million and related transaction costs. In connection with the disposition of the Exterior Street Project, we recognized a loss on disposition of real estate of $0.4 million during the third quarter of 2025.

The Exterior Street Project met the criteria to be classified as held for sale beginning in the fourth quarter of 2024 and therefore, it and its other assets totaling $80.6 million as well as its associated liabilities totaling $42.2 million (including associated aggregate outstanding mortgage indebtedness of $40.0 million) were classified as held for sale on the consolidated balance sheet as of December 31, 2024.

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Santa Monica Project

We had a 50% joint venture ownership interest in the Santa Monica Joint Venture, which was between us and an affiliate of the Sponsor, a related party. We consolidated the Santa Monica Joint Venture and accounted for the other member’s ownership interest as a noncontrolling interest in our consolidated financial statements.

In March 2022, the Santa Monica Joint Venture originated a promissory note in the initial amount of $49.0 million to an unrelated third-party borrower, which was collateralized by two development projects located in Santa Monica, California, including the Santa Monica Project, a proposed multifamily residential project on various land parcels. During the first quarter of 2023, construction of the other development project was substantially completed and it was released from the underlying collateral pool in exchange of a $14.0 million principal paydown on the promissory note reducing its outstanding balance to $35.0 million.

During the second quarter of 2023 the borrower experienced financial difficulties and discontinued making debt service payments on the promissory note, which subsequently matured on August 31, 2023. On December 29, 2023, ownership of the Santa Monica Project was transferred to the Santa Monica Joint Venture via a deed in lieu of foreclosure transaction.

Impairment Charge and Transfer of Ownership to Mortgage Lender via Deed in Lieu of Foreclosure

Subsequent to obtaining ownership of the Santa Monica Project, the Santa Monica Joint Venture continued certain pre-development activities, which had already been started by the former owner. However, during the third quarter of 2024, the Santa Monica Joint Venture decided it would no longer pursue the development of the Santa Monica Project, but rather pursue various other strategies with respect to it, including a potential sale or the transfer of ownership to the lender, which had provided a non-recourse mortgage loan (the “Santa Monica Loan”), collateralized by the Santa Monica Project. As a result of this change in strategy, the Santa Monica Joint Venture determined its carrying value of the Santa Monica Project was no longer fully recoverable and therefore, recorded a non-cash impairment charge of $17.7 million (included in impairment charges on our consolidated statement of operations) during the third quarter of 2024 to reduce the carrying value of the Santa Monica Project to its then estimated fair value of $19.0 million. In estimating the fair value of the Santa Monica Project, the Santa Monica Joint Venture used the fair value provided by an independent, third-party commercial real estate advisory and services firm.

On October 15, 2024 the Santa Monica Loan matured and it was not repaid, which constituted an event of default and therefore, its outstanding principal balance of $19.5 million became due on demand. On October 30, 2024, the lender issued a formal notice of default and on October 31, 2024, the Santa Monica Joint Venture notified the lender of its intent to transfer ownership of the underlying collateral, the Santa Monica Project, to the lender via a deed-in-lieu of foreclosure transaction, pursuant to the terms of the loan agreement. Subsequently on June 18, 2025, the Santa Monica Joint Venture completed the transfer of its ownership of the Santa Monica Project to the lender via a deed-in-lieu of foreclosure transaction.

The aggregate carrying value of the assets transferred and the liabilities extinguished in connection with the transfer of ownership of the Santa Monica Project to the lender were approximately $19.0 million and $21.3 million (Santa Monica Mortgage Loan of $19.5 million plus accrued but unpaid interest of $1.8 million), respectively. Additionally, the Santa Monica Joint Venture incurred $0.4 million of associated closing costs. In connection with the transfer of ownership of the Santa Monica Project to the lender and the associated extinguishment of the Santa Monica Mortgage Loan plus accrued but unpaid interest, the Santa Monica Joint Venture recognized a gain on debt extinguishment of $1.9 million during the second quarter of 2025.

As of December 31, 2024, the carrying value of the Santa Monica Project was $19.0 million.

Land Holdings

We previously wholly owned certain land parcels (collectively, the “Land Holdings”) located in St. Augustine, Florida. During the year ended December 31, 2024, we completed a series of disposition transactions related to the Land Holdings, including certain associated municipal impact fee credits, for an aggregate contractual sales price of $25.0 million and recognized an aggregate gain on disposition of real estate of $19.0 million. These disposition transactions generated aggregate net sales proceeds of $25.0 million and as a result, all of our Land Holdings have been sold.

The disposition transactions completed during 2024 consisted of (i) the second quarter sales of two land parcels, each to an unrelated third-party, for an aggregate contractual sales price of $14.8 million resulting in an aggregate gain on disposition of real estate of $10.9 million; (ii) the third quarter sale of municipal impact fee credits to an unrelated third-party for a contractual sales price of $2.7 million resulting in gain on disposition of real estate of $2.7 million and (iii) the fourth quarter sale of all of our remaining land parcels to an unrelated third party for a contractual sales price of $7.5 million resulting in a gain on disposition of real estate of $5.5 million.

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Recent Financings Activities

Gantry Park Mortgage Loan

On November 19, 2014, the 2^nd Street Joint Venture entered into a $74.5 million non-recourse mortgage loan collateralized by Gantry Park Landing, which had an initial maturity date of November 19, 2024, bore interest at a fixed rate of 4.48%, and required monthly interest-only payments for the first three years, monthly principal and interest payments thereafter pursuant to a 30-year amortization schedule and the unpaid principal balance due upon maturity. On November 19, 2024 the maturity date of this mortgage loan was extended to January 28, 2025.

On January 28, 2025, the 2^nd Street Joint Venture entered into a $67.2 million non-recourse mortgage loan (the “Gantry Park Mortgage Loan”) collateralized by Gantry Park Landing, which has a maturity date of February 7, 2030, bears interest at a fixed rate of 6.30%, requires monthly principal and interest payments pursuant to a 30-year amortization schedule for the first three years of the term, interest-only payments thereafter and the unpaid principal balance due upon maturity. A substantial portion of the proceeds received at the closing of the Gantry Park Loan were used to repay in full the existing mortgage indebtedness of $65.2 million, which was also collateralized by Gantry Park Landing.

As of December 31, 2025, the outstanding principal balance of the Gantry Park Mortgage Loan was $66.6 million.

Santa Monica Loan

On June 30, 2022, the Santa Monica Joint Venture obtained the Santa Monica Loan, a non-recourse loan of up to $33.1 million which initially bore interest at SOFR + 3.5%. The Santa Monica Loan required monthly interest-only payments with the outstanding principal balance due at its maturity date and was previously collateralized by a promissory note, which was issued by the Santa Monica Joint Venture. During the first quarter of 2023, the Santa Monica Joint Venture received a $14.0 million principal paydown on the promissory note, of which $11.3 million was used to make a principal paydown on the Santa Monica Loan, which reduced its outstanding balance to $21.5 million. The Santa Monica Loan was initially scheduled to mature on December 30, 2023, however, on September 5, 2023, the Santa Monica Joint Venture exercised an option to extend its maturity date to February 29, 2024.

In connection with this extension, the Santa Monica Joint Venture made an additional principal paydown of $2.1 million, which reduced the outstanding balance of the Santa Monica Loan to $19.5 million. Additionally, the Santa Monica Joint Venture funded $0.9 million into a cash collateral reserve account to cover the interest payments through February 29, 2024. In connection with the transfer of ownership of the Santa Monica Project to the Santa Monica Joint Venture on December 29, 2023, the Santa Monica Loan was modified to substitute the Santa Monica Project as the underlying collateral. Subsequently, in March 2024, the Santa Monica Loan was again modified pursuant to which the interest rate was changed to SOFR + 4.5%, subject to a floor of 7.5%, the maturity date was changed to August 31, 2024 and the interest reserve was replenished to cover the payments due through August 31, 2024. On September 5, 2024, the Santa Monica Loan was further extended to October 15, 2024.

On October 15, 2024, the Santa Monica Loan matured and it was not repaid, which constituted an event of default and therefore, its outstanding principal balance of $19.5 million became due on demand. On October 30, 2024, the lender issued a formal notice of default and on October 31, 2024, the Santa Monica Joint Venture notified the lender of its intent to transfer ownership of the underlying collateral, the Santa Monica Project, to the lender via a deed-in-lieu of foreclosure transaction, pursuant to the terms of the loan agreement.

Although the lender did not formally charge the Santa Monica Joint Venture interest on the Santa Monica Loan at the default rate of 18%, effective October 15, 2024 the Santa Monica Joint Venture commenced accruing interest expense at the default rate pursuant to the terms of the loan agreement.

On June 18, 2025, the Santa Monica Joint Venture completed the transfer of ownership of the Santa Monica Project to the lender via a deed-in-lieu of foreclosure transaction. Upon consummation of the transfer of ownership of the Santa Monica Project, the lender assumed the risks and rewards of ownership and took legal title and physical possession of the Santa Monica Project and assumed all related liabilities, including the Santa Monica Loan of $19.5 million and its accrued and unpaid interest of $1.8 million, and released the Santa Monica Joint Venture of any claims against the liabilities assumed.

As of December 31, 2024, the outstanding principal balance of the Santa Monica Loan was $19.5 million and its accrued but unpaid interest expense was $0.8 million, which was included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheet.

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Exterior Street Loans

On March 29, 2019, we obtained a $35.0 million loan (the “Exterior Street Loan”) from a financial institution which, commencing on October 10, 2020, bore interest at LIBOR + 2.25% through November 24, 2022. On December 21, 2021, the loan agreement was amended to provide an additional $7.0 million loan (the “Exterior Street Supplemental Loan” and together with the Exterior Street Loan, the “Exterior Street Loans”) which bore interest at LIBOR + 2.50% through November 24, 2022. The Exterior Street Loans required monthly interest-only payments with the outstanding principal balances due upon maturity. The Exterior Street Loans were collateralized by the Exterior Street Project.

On November 22, 2022, we and the financial institution entered into the second amendment to the Exterior Street Loans pursuant to which the interest rate on the Exterior Street Loans was adjusted to SOFR + 2.60% and their maturity dates were extended to November 24, 2023. On October 31, 2023, we and the financial institution entered into the third amendment to the Exterior Street Loans pursuant to which the interest rate on the Exterior Street Loans was adjusted to SOFR + 2.85% and their maturity dates were further extended to November 24, 2024. On November 22, 2024, we and the financial institution entered into the fourth amendment to the Exterior Street Loans pursuant to which we made a principal payment of $2.0 million on the Exterior Street Loans reducing their aggregating outstanding balance to $40.0 million, their interest rate was adjusted to SOFR + 3.00% and their maturity dates were further extended to August 22, 2025.

During the fourth quarter of 2024, we entered into the Exterior Street Project Agreement providing for the sale of the Exterior Street Project to the Exterior Street Buyers. Additionally, during the fourth quarter of 2024, the Exterior Street Project met the criteria to be classified as held for sale and therefore, it and its other assets totaling $80.6 million and its associated liabilities totaling $42.2 million (including $40.0 million of aggregate outstanding mortgage indebtedness) were classified as held for sale on the consolidated balance sheet as of December 31, 2024.

On July 18, 2025, we completed the disposition of the Exterior Street Project pursuant to the terms of the Exterior Street Project Agreement. In connection with the disposition of the Exterior Street Project, we repaid in full the Exterior Street Loans of $40.0 million.

Moxy Mortgage Loans

On November 29, 2023, we entered into a senior mortgage loan facility (the “Moxy Senior Loan”) with an unrelated third party providing for up to $110.0 million. At closing, $106.1 million of proceeds were advanced under the Moxy Senior Loan and the remaining availability of $3.9 million could only be drawn to cover operating losses, subject to various conditions. The Moxy Senior Loan bore interest at SOFR + 4.00%, subject to a 7.50% floor, and was scheduled to mature on December 1, 2026, with two one-year extension options subject to the satisfaction of certain conditions. As of December 31, 2024, the outstanding principal balance of the Moxy Senior Loan was $108.5 million and its remaining availability was $1.5 million.

Simultaneously on November 29, 2023, we also entered into a junior mortgage loan facility (the “Moxy Junior Loan” and together with the Moxy Senior Loan the “Moxy Mortgage Loans”) with an unrelated third party providing for up to $31.3 million. At closing, $30.2 million of proceeds were advanced under the Moxy Junior Loan and the remaining availability of $1.1 million could only be drawn for operating losses, subject to various conditions. The Moxy Junior Loan bore interest at SOFR + 8.75%, subject to a 12.25% floor, and was scheduled to mature on December 1, 2026, with two one-year extension options subject to the satisfaction of certain conditions. As of December 31, 2024, the outstanding principal balance of the Moxy Junior Loan was $30.9 million and its remaining availability was $0.4 million.

The Moxy Mortgage Loans require monthly interest-only payments with their outstanding principal balances due upon maturity and they are both collateralized by the Lower East Side Moxy Hotel; however, the Moxy Junior Loan is subordinate to the Moxy Senior Loan. The aggregate proceeds of $130.0 million advanced at the closing of the Moxy Mortgage Loans were used to repay in full existing construction mortgage indebtedness, which was collateralized by the Lower East Side Moxy Hotel.

On August 15, 2025, the Moxy Senior Loan was amended to increase its availability by $14.7 million from up to $110.0 million to up to $124.7 million, its maturity was extended to September 15, 2028 and its interest rate was prospectively reduced to SOFR + 3.25%, subject to a 6.50% floor. As of December 31, 2025, the Moxy Senior Loan was fully funded and its outstanding principal balance was $124.7 million.

Simultaneously, on August 15, 2025, the Moxy Junior Loan was also amended pursuant to which its maturity was extended to September 15, 2028 and its interest rate was prospectively reduced to SOFR + 7.75%, subject to a 11.00% floor. As of December 31, 2025, the outstanding principal balance of the Moxy Junior Loan was fully funded and its outstanding principal balance was $31.3 million.

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Pursuant to the terms of the Moxy Mortgage Loans, we are required to enter into interest rate cap contracts with an aggregate notional amount equal to the total maximum amount available under the Moxy Mortgage Loans for as long as they remain outstanding.

On November 29, 2023, we entered into two interest rate cap agreements with notional amounts of $110.0 million and $31.3 million pursuant to which the SOFR rate was capped at 5.50% through June 1, 2025 and December 1, 2024, respectively.

In November 2024, we extended the term of the interest rate cap agreement with the notional amount of $31.3 million through December 1, 2025. Subsequently in November 2025, we further extended the term of this interest rate cap contract through December 1, 2026.

On May 30, 2025, we extended the term of the interest rate cap agreement with the notional amount of $110.0 million through June 1, 2026. However, in connection with the amendment of the Moxy Senior Loan, we restructured this interest rate cap agreement to increase its notional amount by $14.7 million to $124.7 million pursuant to which the SOFR rate is capped at 5.50% through June 1, 2026.

As of December 31, 2025, the aggregate outstanding principal balance of the Moxy Mortgage Loans was $156.0 million.

The Moxy Mortgage Loans require the maintenance of a prescribed minimum debt yield ratio (“DYR”) measured at the end of each calendar quarter based on the trailing twelve months of operating results from the Lower East Side Moxy Hotel, subject to various adjustments at the lender’s discretion. However, any failure to meet the DYR does not constitute an event of default; rather, it provides the lender with the option to elect to retain any excess cash flow from the Lower East Side Moxy Hotel until the DYR is met. We also have the ability, at our option, to make proportional principal paydowns to the Moxy Senior Loan and the Moxy Junior Loan to achieve financial covenant compliance.

During the fourth quarter of 2025, the lender informed us that we did not meet the minimum DYR as of September 30, 2025 as a result of their discretionary adjustments and therefore, they have elected to retain any excess cash flow from the operations of the Lower East Side Moxy Hotel until the minimum DY is met. As of December 31, 2025, a total of $6.8 million was held by the lender in escrow accounts, which is included in restricted cash on the consolidated balance sheet.

Based on the trailing twelve months of operating results of the Lower East Side Moxy Hotel, we also do not expect to meet the minimum DYR as of December 31, 2025, assuming similar discretionary adjustments will be made by the lender.

Contractual Mortgage Obligations

The following is a summary of our contractual mortgage obligations payable over the next five years and thereafter as of December 31, 2025.

Contractual Obligations	2026		2027		2028		2029		2030		Thereafter		Total
Principal Payments	$	760	$	811	$	156,137	$	-	$	64,860	$	-	$	222,568
Interest Payments⁽¹⁾		16,922		16,872		13,718		4,140		703		-		52,355

Total Contractual Obligations	$	17,682	$	17,683	$	169,855	$	4,140	$	65,563	$	-	$	274,923

(1)

These amounts represent future interest payments related to mortgage payable obligations based on the fixed and variable interest rates specified in the associated debt agreement. All variable rate debt agreements are based on the one-month SOFR rate. For purposes of calculating future interest amounts on variable interest rate debt the one-month SOFR rate, as applicable as of December 31, 2025 was used.

Financial Covenant Compliance and Mortgage Debt Maturities

Certain of our debt agreements require the maintenance of prescribed ratios, including debt service coverage and a debt yield. As of December 31, 2025, we were in compliance with all our financial covenants, other than those for the Moxy Mortgage Loans as discussed above. Additionally, certain of our mortgages payable also contain clauses providing for prepayment penalties.

We have no significant maturities of mortgage debt over the next 12 months from the date of these consolidated financial statements.

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Notes Payable

Margin Loan

We have access to a margin loan (the “Margin Loan”) from a financial institution that holds custody of certain of our marketable securities. The Margin Loan, which is due on demand, bears interest at SOFR + 0.85% (4.54% as of December 31, 2025) and is collateralized by the marketable securities held in our account. The amounts available to us under the Margin Loan are at the discretion of the financial institution and not limited to the amount of collateral in our account. No amounts were outstanding under the Margin Loan as of both December 31, 2025 and 2024.

Line of Credit

We have a line of credit (the “Line of Credit”) with a financial institution that provides for borrowings up to a maximum of $20.0 million, subject to a 40% loan-to-value ratio based on the fair value of the underlying collateral, which is scheduled to mature on November 30, 2026 and bears interest at SOFR + 1.35% (5.04% as of December 31, 2025). The Line of Credit is collateralized by an aggregate of 200,247 of Simon OP Units. As of December 31, 2025, the amount of borrowings available to be drawn under the Line of Credit was $14.8 million. No amounts were outstanding under the Line of Credit as of both December 31, 2025 and 2024. Additionally, we intend to seek an extension to the Line of Credit on or before its maturity date.

Results of Operations

For the Year Ended December 31, 2025 vs. December 31, 2024

Rental revenues

Our rental revenues are primarily comprised of rental income and tenant recovery income from Gantry Park Landing. Total rental revenues increased by $0.4 million to $11.4 million for the year ended December 31, 2025 compared to $11.0 million for the same period in 2024. This increase reflects higher rental income for Gantry Park Landing primarily resulting from higher average monthly rent per unit during the 2025 period.

Hotel revenues

Our hotel revenues for the Lower East Side Moxy Hotel are comprised of room revenue and food, beverage and other revenue. During the year ended December 31, 2025 compared to same period in 2024, the Lower East Side Moxy Hotel experienced increases to its RevPAR to $285.39 from $266.00 and ADR to $308.55 from $289.86 while the percentage of rooms occupied was relatively unchanged at 93%.

Total hotel revenues were $54.5 million and $54.2 million for the years ended December 31, 2025 and 2024, respectively. Room revenues increased by $2.1 million to $31.6 million for the year ended December 31, 2025 from $29.5 million for the same period in 2024 and food, beverage and other revenue decreased by $1.8 million to $22.9 million for the year ended December 31, 2025 from $24.7 million for the same period in 2024. The increase in room revenues was attributable to the higher ADR during the 2025 period.

Property operating expenses

Our property operating expenses are primarily comprised of expenses to operate Gantry Park Landing and certain holding costs related to our previously owned development projects and Land Holdings through their respective dates of disposition. Property operating expenses decreased by $0.2 million to $3.0 million for the year ended December 31, 2025 compared to $3.2 million for the same period in 2024.

Hotel operating expenses

Our total hotel operating expenses, consisting of room expenses and food and beverage costs, for the Moxy Lower East Side Hotel were $35.8 million and $36.6 million for the years ended December 31, 2025 and 2024, respectively. Room expenses were $17.9 million and $16.7 million and food and beverage costs were $17.9 million and $19.9 million for the years ended December 31, 2025 and 2024, respectively. The increase in room expenses of $1.2 million was attributable to higher labor and utility costs during the 2025 period while the decrease in food and beverage costs of $2.0 million was primarily attributable to the lower food, beverage and other revenue earned and better expense control measures during the 2025 period.

Real estate taxes

Real estate taxes increased by $0.5 million to $3.5 million for the year ended December 31, 2025 compared to $3.0 million for the same period in 2024. The increase primarily reflects an increase in real estate taxes related to the Gantry Park Landing of $0.4 million.

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General and administrative costs

General and administrative costs increased by $0.7 million to $4.8 million for the year ended December 31, 2025 compared to $4.1 million for the same period in 2024. The increase in general and administrative costs was primarily related to professional fees incurred in connection with the amendments to Moxy Mortgage Loans in August 2025.

Impairment charges

We recognized impairment charges of $16.6 million and $17.7 million related to the Exterior Street Project and the Santa Monica Project, respectively, or an aggregate of $34.4 million during the third quarter of 2024. See Note 3 of the Notes to Consolidated Financial Statements for additional information.

Depreciation and amortization

Depreciation and amortization increased slightly by $0.1 million to $7.1 million for the year ended December 31, 2025 compared to $7.0 million for the same period in 2024.

Interest and dividend income

Interest and dividend income increased by $0.8 million to $3.3 million for the year ended December 31, 2025 compared to $2.5 million for the same period in 2024. The increase in interest and dividend income is primarily attributable to the interest income earned on the net proceeds from the disposition of the Exterior Street Project on July 18, 2025.

Interest expense

Interest expense, including amortization of deferred financing costs, decreased by $3.0 million to $22.7 million for the year ended December 31, 2025 compared to $25.7 million for the same period in 2024. Interest expense is primarily attributable to financings associated with our investments and reflects both changes in market interest rates on our variable rate indebtedness and the weighted average principal outstanding during each of the periods.

Unrealized gain on marketable equity securities

During the years ended December 31, 2025 and 2024, we recorded unrealized gains on marketable equity securities of $2.8 million and $6.5 million, respectively. These unrealized gains represented the change in the fair value of our marketable equity securities during those periods.

Gain on debt extinguishment

In connection with the transfer of its ownership in the Santa Monica Project to the mortgage lender on June 18, 2025, we recognized a gain on debt extinguishment of $1.9 million during the second quarter of 2025. See Notes 3 and 7 of the Notes to Consolidated Financial Statements.

(Loss)/gain on disposition of real estate

On July 18, 2025, we completed the disposition of Exterior Street Project and recognized a loss on disposition of real estate of $0.4 million during the third quarter of 2025. See Notes 3 and 7 of the Notes to Consolidated Financial Statements.

During the year ended December 31, 2024, we completed a series of disposition transactions related to our land parcels located in St. Augustine, Florida, including certain associated municipal impact fee credits, for an aggregate contractual sales price of $25.0 million and recognized an aggregate gain on the disposition of real estate of $19.0 million. See Note 8 to the Notes to Consolidated Financial Statements.

Loss from investments in unconsolidated affiliated entities

Our loss from investment in unconsolidated affiliated entities was $3.5 million and $3.7 million during the years ended December 31, 2025 and 2024, respectively. Our loss from investments in unconsolidated affiliated entities was attributable to our unconsolidated joint venture ownership interests in the Columbus Joint Venture. The LSG Joint Venture had no results of operations from its formation on December 11, 2025 through December 31, 2025.

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Noncontrolling interests

The net earnings allocated to noncontrolling interests relates to (i) certain parties that hold Common Units in the Operating Partnership; (ii) the interest in PRO previously held by our Sponsor through PRO’s liquidation on December 26, 2024; (iii) the ownership interests in the 2^nd Street Joint Venture held by our Sponsor and other affiliates; and (iv) the ownership interest in the Santa Monica Joint Venture previously held by an affiliate of our Sponsor through the transfer of ownership of the Santa Monica Project to the mortgage lender on June 18, 2025.

Financial Condition, Liquidity and Capital Resources

Overview

As of December 31, 2025, we had $61.8 million of cash on hand, $7.7 million of restricted cash and $42.6 million of marketable securities (including $37.1 million of Simon OP Units). Additionally, we have the ability to make draws from our Line of Credit, subject to certain conditions, and our Margin Loan. See “Notes Payable” for additional information. We believe that these items along with revenues from our operating properties and interest and dividend income earned on our cash and marketable securities will be sufficient to satisfy our expected cash requirements for at least 12 months from the date of filing this report, which primarily consist of our anticipated operating expenses, scheduled debt service (excluding any balloon payments due at maturity), capital expenditures, contributions to our unconsolidated affiliated entities (the Columbus Joint Venture and the LSG Joint Venture), redemptions and cancellations of Common Shares, if any, and distributions to our shareholders, if any, required to maintain our status as a REIT for the foreseeable future. However, we may also obtain additional funds through selective asset dispositions, joint venture arrangements, new borrowings and/or refinancing of existing debt.

Our borrowings consist of single-property mortgages as well as mortgages cross-collateralized by a pool of properties. We typically have obtained level payment financing, meaning that the amount of debt service payable would be substantially the same each year. As such, most of the mortgages on our properties provide for balloon payments upon maturity.

Any future properties that we may acquire or investments we may make may be funded through a combination of borrowings, proceeds generated from the sale and redemption of our marketable securities, available for sale, and proceeds received from the selective disposition of our properties. These borrowings may consist of single-property mortgages as well as mortgages cross-collateralized by a pool of properties. Such mortgages may be put in place either at the time we acquire a property or subsequent to our purchasing a property for cash. In addition, we may acquire properties that are subject to existing indebtedness where we choose to assume the existing mortgages. Generally, though not exclusively, we intend to seek to encumber our properties with debt, which will be on a non-recourse basis. This means that a lender’s rights on default will generally be limited to foreclosing on the property. However, we may, at our discretion, secure recourse financing or provide a guarantee to lenders if we believe this may result in more favorable terms. When we give a guaranty for a property-owning entity, we will be responsible to the lender for the satisfaction of the indebtedness if it is not paid by the property-owning entity.

We may obtain additional lines of credit to be used to acquire properties or real estate-related assets. Any new lines of credit would likely be at prevailing market terms and would be repaid from proceeds from the sale or refinancing of properties, working capital or permanent financing. Our Sponsor or its affiliates may guarantee the lines of credit although they are not be obligated to do so. We expect that such properties may be purchased by our Sponsor’s affiliates on our behalf, in our name, in order to minimize the imposition of a transfer tax upon a transfer of such properties to us.

We also may issue bonds through a general public offering (either domestically or internationally) to financial institutions or to institutional investors to raise funds to acquire properties or real estate-related assets. Such bonds may be unsecured bonds that are not collateralized by any specific asset or they may be secured bonds that are collateralized by our specific properties

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In addition to meeting working capital needs and making distributions to our stockholders, if any, required to maintain our status as a REIT, our capital resources are used to make certain payments to our Advisor and its affiliates, including payments for asset acquisition fees and the reimbursement of acquisition related expense, development fees, construction management fees, leasing commissions, asset management fees, and property management fees (except for our Lower East Side Moxy Hotel, which is managed by unrelated third party property managers). We also reimburse our Advisor and its affiliates for actual expenses it incurs for certain administrative and other services provided to us. In the event of a liquidation of our assets, we may pay the Advisor or its affiliates disposition commissions.

The advisory agreement has a one-year term and is renewable for an unlimited number of successive one-year periods upon the mutual consent of the Advisor and our independent directors.

The following table represents the fees incurred and reimbursement associated with the payments to our Advisor and their affiliates:

	For the Years Ended December 31,
	2025		2024

Asset management fees (general and administrative costs)	$	1,933	$	1,998
Property management fees (property operating expenses)		317		307
Acquisition fees ⁽¹⁾		82		-
Development fees and cost reimbursement ⁽²⁾		118		64
Total	$	2,450	$	2,369

(1)

Acquisition fees of $0.1 million were capitalized and are reflected in the carrying value of our investment in the LSG Joint Venture, which is included in investments in unconsolidated affiliated real estate entity on the consolidated balance sheets.

(2)

Development fees and the reimbursement of development-related costs that we pay to the Advisor and its affiliates are capitalized and are included in the carrying value of the associated development project which are generally classified as development projects on the consolidated balance sheets until construction is substantially completed unless the associated development project meets the criteria to be classified as held for sale. Once construction is substantially completed these amounts are recorded as property operating expenses.

Amounts owed to the Advisor and its affiliated entities are included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheets. During the first quarter of 2024, the Advisor agreed to allow us to temporarily defer the payment of asset management fees. As of December 31, 2024, we owed the Advisor and its affiliated entities an aggregate of $3.0 million. Primarily as a result of the net proceeds from the sale of the Exterior Street Project in July 2025, during the third quarter of 2025 we paid the Advisor all the asset management fees for which payment had been previously deferred and then resumed timely payment of quarterly asset management fees as they become due. As of December 31 2025, we owed the Advisor and its affiliated entities an aggregate of $1.0 million. See Note 11 of Notes to Consolidated Financial Statements.

Additionally, we may be required to make distributions on the SLP Units in the Operating Partnership held by Lightstone SLP, LLC, an affiliate of the Advisor, provided our stockholders have received a stated preferred return. In connection with our Offering, which terminated on October 10, 2008, Lightstone SLP, LLC purchased an aggregate of $30.0 million of SLP Units, at a cost of $100,000 per unit. These SLP Units, the purchase price of which will be repaid only after stockholders receive a stated preferred return and their net investment, may entitle Lightstone SLP, LLC to a portion of any regular distributions made by the Operating Partnership. However, any future distributions on the SLP Units will always be subordinated until common stockholders receive a stated preferred return.

Our charter states that our operating expenses, excluding offering costs, property operating expenses and real estate taxes, as well as acquisition fees and non-cash related items (“Qualified Operating Expenses”) are to be less than the greater of 2% of our average invested net assets or 25% of net income. For the year ended December 31, 2025, our Qualified Operating Expenses were less than the greater of 2% of our average invested net assets or 25% of net income.

In addition, our charter states that our acquisition fees and expenses shall not exceed 6% of the contractual purchase price or in the case of a mortgage, 6% of funds advanced unless approved by a majority of the independent directors.

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Summary of Cash Flows

The following summary discussion of our cash flows is based on the consolidated statements of cash flows and is not meant to be an all-inclusive discussion of the changes in our cash flows for the periods presented below:

	For the Year Ended December 31,
	2025			2024

Net cash used in operating activities	$	(1,576	)	$	(2,834	)
Net cash provided by investing activities		64,423			24,326
Net cash used in financing activities		(29,676	)		(4,733	)
Change in cash, cash equivalents and restricted cash including those classified within assets held for sale		33,171			16,759
Less: decrease in cash, cash equivalents and restricted cash classified within assets held for sale		1,251			-
Change in cash, cash equivalents and restricted cash		34,422			16,759

Cash, cash equivalents and restricted cash, beginning of year		35,119			18,360
Cash, cash equivalents and restricted cash, end of the period	$	69,541		$	35,119

Operating activities

The net cash used in operating activities of $1.6 million for the year ended December 31, 2025 consists of the following:

●

cash inflows of $1.3 million from our net loss after adjustments for non-cash items; and

●

cash outflows of $2.9 million associated with the net changes in operating assets and liabilities.

Investing activities

The net cash provided by investing activities of $64.4 million for the year ended December 31, 2025 consists primarily of the following:

●

the purchase of investment property of $0.8 million;

●

net proceeds from the sale of marketable securities of $0.3 million;

●

capital contributions made to investments in unconsolidated affiliated entities consisting of $10.2 million and $1.5 million to the LSG Joint Venture and the Columbus Joint Venture, respectively; and

●

proceeds from the disposition of the Exterior Street Project of $76.7 million.

Financing activities

The net cash used in financing activities of $29.7 million for the year ended December 31, 2025 is primarily related to the following:

●

debt principal payments of $105.8 million;

●

proceeds from mortgage financing of $83.8 million;

●

payment of financing fees and expenses of $2.5 million;

●

contributions received from noncontrolling interests of $0.4 million;

●

redemptions and cancellation of Common Shares of $3.6 million; and

●

distributions paid to our noncontrolling interests of $2.0 million.

SRP

Our SRP may provide our stockholders with limited, interim liquidity by enabling them to sell their Common Shares back to us, subject to various restrictions.

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DRIP

Our DRIP provides our shareholders with an opportunity to purchase additional Common Shares at a discount to our estimated NAV per Share. Under our DRIP, a shareholder may acquire, from time to time, additional Common Shares by reinvesting any cash distributions payable by us to such shareholder, without incurring any brokerage commission, fees or service charges.

Our current DRIP Registration Statement on Form S-3D was filed and became effective as amended and restated, under the Securities Act on October 25, 2018.

Distributions

Common Shares

No distributions have been declared or paid on our Common Shares subsequent to the distribution for the third quarter of 2023.

SLP Units

No distributions have been declared or paid on the SLP Units subsequent to the distribution for the second quarter of 2023.

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Non-GAAP Financial Measures - FFO and MFFO

We believe that the historical cost accounting convention used for real estate assets in accordance with GAAP implicitly assumes that the value of a real estate asset diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, we believe the presentation of operating results for a REIT using the historical accounting convention for depreciation and certain other items may be insufficient by themselves.

The National Association of Real Estate Investment Trusts (“NAREIT”), an industry trade group, has published a standardized non-GAAP measure of performance known as funds from operations (“FFO”), which is used in the REIT industry as a supplemental performance measure. We believe FFO, which excludes certain items such as real estate-related depreciation and amortization, is an appropriate supplemental measure of a REIT’s operating performance. However, FFO is not equivalent to our net income or loss as determined under GAAP.

We calculate FFO in accordance with the current NAREIT definition. FFO represents net income or loss computed in accordance with GAAP, excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, income taxes attributable to gains from the sale of certain real estate assets, gains and losses from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

Our computation of FFO may not be comparable to other REITs that do not compute FFO in accordance with the current NAREIT definition. We believe that the use of FFO provides a more complete understanding of our performance to investors and to management, and reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income.

Changes in the accounting rules have resulted in a substantial increase in the number of non-operating and non-cash items included in the calculation of FFO. As a result, As a result, the Investment Program Association (the “IPA”), another industry trade group, published a standardized non-GAAP measure of performance known as modified funds from operations (“MFFO”), which the IPA has recommended as a supplemental measure for publicly registered, non-listed REITs.

MFFO is designed to be reflective of the ongoing operating performance of publicly registered, non-listed REITs by adjusting for those costs that are more reflective of acquisitions and investment activity, along with other items the IPA believes are not indicative of the ongoing operating performance of a publicly registered, non-listed REIT, such as straight-lining of rents as required by GAAP. We believe it is appropriate to use MFFO as another supplemental measure of operating performance because we believe that it reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income or loss. However, MFFO is also not equivalent to our net income or loss as determined under GAAP.

We compute MFFO in accordance with the definition included in Guideline 2010-01, Supplemental Performance Measure for Publicly Registered, Non-Listed REITs: Modified Funds from Operations (the “Practice Guideline”) issued by the IPA in November 2010 as interpreted by management. The Practice Guideline defines MFFO as FFO further adjusted for acquisition and transaction-related fees and expenses and other items.

We believe that, because MFFO excludes costs that we consider more reflective of acquisition activities and other non-operating items, MFFO can provide, on a going-forward basis, an indication of the sustainability (that is, the capacity to continue to be maintained) of our operating performance after the period in which we are acquiring properties and once our portfolio is stabilized. We also believe that MFFO is a recognized measure of sustainable operating performance by the non-listed REIT industry and allows for an evaluation of our performance against other publicly registered, non-listed REITs.

Not all REITs, including publicly registered, non-listed REITs, calculate FFO and MFFO the same way. Accordingly, comparisons with other REITs, including publicly registered, non-listed REITs, may not be meaningful. Furthermore, FFO and MFFO are not indicative of cash flow available to fund cash needs and should not be considered as an alternative to net income or loss or income or loss from continuing operations as determined under GAAP as an indication of our performance, as an alternative to cash flows from operations as an indication of our liquidity, or indicative of funds available to fund our cash needs including our ability to make distributions, if any, to our stockholders. FFO and MFFO should be reviewed in conjunction with other GAAP measurements as an indication of our performance. FFO and MFFO should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or loss or in its applicability in evaluating our operating performance. The methods utilized to evaluate the performance of a publicly registered, non-listed REIT under GAAP should be construed as more relevant measures of operational performance and considered more prominently than the non-GAAP measures, FFO and MFFO, and the adjustments to GAAP in calculating FFO and MFFO.

Neither the SEC, NAREIT, the IPA nor any other regulatory body or industry trade group has passed judgment on the acceptability of the adjustments that we use to calculate our FFO or MFFO. In the future, NAREIT, the IPA or another industry trade group may publish updates to the current definitions of FFO and MFFO or the SEC or another regulatory body could standardize the allowable adjustments across the publicly registered, non-listed REIT industry, and we may have to adjust our calculations and characterizations of FFO or MFFO accordingly.

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Our calculations of FFO and MFFO are presented below. Items are presented net of non-controlling interest portions where applicable.

	For the Years Ended
	December 31, 2025			December 31, 2024
Net loss	$	(7,068	)	$	(25,396	)
FFO adjustments:
Depreciation and amortization		7,128			7,027
Adjustments to equity earnings from unconsolidated affiliated entity		2,570			2,434
Loss/(gain) on disposal of investment property		441			(18,987	)
Income tax on redemptions of preferred investments in related parties		-			730
Impairment charges		-			34,353

FFO		3,071			161
MFFO adjustments:
Noncash adjustments:
Mark to market adjustments ⁽¹⁾		(2,748	)		(6,439	)
Gain on debt extinguishment ⁽²⁾		(1,929	)		-
Loss on sale of marketable securities ⁽²⁾		108			-
MFFO		(1,498	)		(6,278	)
Straight-line rent ⁽³⁾		28			45
MFFO - IPA recommended format	$	(1,470	)	$	(6,233	)

Net loss	$	(7,068	)	$	(25,396	)
Less: income attributable to noncontrolling interests		(255	)		9,391
Net loss applicable to Company's common shares	$	(7,323	)	$	(16,005	)
Net loss per common share, basic and diluted	$	(0.35	)	$	(0.75	)

FFO	$	3,071		$	161
Less: FFO attributable to noncontrolling interests		(1,118	)		(480	)
FFO attributable to Company's common shares	$	1,953		$	(319	)
FFO per common share, basic and diluted	$	0.09		$	(0.01	)

MFFO - IPA recommended format	$	(1,470	)	$	(6,233	)
Less: MFFO attributable to noncontrolling interests		(82	)		(81	)
MFFO attributable to Company's common shares	$	(1,552	)	$	(6,314	)

Weighted average number of common shares
outstanding, basic and diluted		21,077			21,398

(1)

Management believes that adjusting for mark-to-market adjustments is appropriate because they are nonrecurring items that may not be reflective of ongoing operations and reflects unrealized impacts on value based only on then current market conditions, although they may be based upon current operational issues related to an individual property or industry or general market conditions. The need to reflect mark-to-market adjustments is a continuous process and is analyzed on a quarterly and/or annual basis in accordance with GAAP.

(2)

Management believes that adjusting for gains or losses related to extinguishment/sale of debt, derivatives or securities holdings is appropriate because they are items that may not be reflective of ongoing operations. By excluding these items, management believes that MFFO provides supplemental information related to sustainable operations that will be more comparable between other reporting periods.

(3)

Under GAAP, rental revenue is recognized on a straight-line basis through the expiration of the non-cancelable term of the lease. This may result in income recognition that is significantly different than underlying contract terms. By adjusting for this item, MFFO provides useful supplemental information on the realized economic impact of lease terms, providing insight on the contractual cash flows of such lease terms, and aligns results with management’s analysis of operating performance.

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The table below presents our cumulative distributions paid and cumulative FFO:

	From inception through
	December 31, 2025

FFO attributable to Company’s Common Shares	$	254,519
Distributions paid	$	292,086

For the year ended December 31, 2025, net cash flow used in operations was $1.6 million and FFO attributable to our Common Shares was $2.0 million. For the year ended December 31, 2024, net cash flow used in operations was $2.8 million and FFO attributable to our Common Shares was negative $0.3 million.

No distributions were paid on our Common Shares during the years ended December 31, 2025 and 2024.

New Accounting Pronouncements

See Note 2 to the Notes to Consolidated Financial Statements for further information concerning accounting standards that we have not yet been required to adopt and may be applicable to our future operations.

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ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

Lightstone Value Plus REIT I, Inc. and Subsidiaries

(a Maryland corporation)

Index

		Page

Report of Independent Registered Public Accounting Firm		F-2

Financial Statements:

Consolidated Balance Sheets as of December 31, 2025 and 2024		F-4

Consolidated Statements of Operations for the years ended December 31, 2025 and 2024		F-5

Consolidated Statements of Comprehensive Loss for the years ended December 31, 2025 and 2024		F-6

Consolidated Statements of Equity for the years ended December 31, 2025 and 2024		F-7

Consolidated Statements of Cash Flows for the years ended December 31, 2025 and 2024		F-8

Notes to Consolidated Financial Statements		F-9

F-1

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REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of

Lightstone Value Plus REIT I, Inc.

Opinion on the Financial Statements

We have audited the accompanying consolidated balance sheets of Lightstone Value Plus REIT I, Inc. and Subsidiaries (the “Company”) as of December 31, 2025 and 2024, and the related consolidated statements of operations, comprehensive loss, equity, and cash flows for each of the years then ended, and the related notes (collectively referred to as the “financial statements”). In our opinion, the financial statements present fairly, in all material respects, the consolidated financial position of the Company as of December 31, 2025 and 2024, and the consolidated results of their operations and their cash flows for each of the years then ended, in conformity with accounting principles generally accepted in the United States of America.

Basis for Opinion

These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (“PCAOB”) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits, we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.

Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.

Critical Audit Matter

The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are material to the financial statements and (2) involved our especially challenging, subjective, or complex judgments. The communication of the critical audit matter does not alter in any way our opinion on the financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.

Net Investment Property, and Investments in Unconsolidated Affiliated Entities – Indicators of Impairment

As of December 31, 2025, the Company had investment property net of accumulated depreciation of approximately $246.8 million, and investments in an unconsolidated affiliated entities of approximately $23.3 million. As disclosed in Note 2 to the financial statements, the Company evaluates the recoverability of investment property at the lowest identifiable level, the individual property level, and evaluates its investment property for potential impairment whenever events or changes in circumstances indicate that the carrying amount of the investment property may not be recoverable. The Company utilizes judgment to determine if the severity of any single indicator, or the fact that there are a number of indicators of less severity that when combined, would result in an indication that the individual investment property may need to be assessed for impairment. Examples of the types of events or changes in circumstances that would cause management to assess the Company’s investment property for potential impairment include but are not limited to: a significant decrease in the market price of an asset; a significant adverse change in the manner in which the asset is being used; major vacancies and the resulting loss of revenues; natural disasters; a change in the projected holding period; legitimate purchase offers; and changes in the global and local markets or economic conditions. When such events or changes in circumstances are present, the Company assesses potential impairment by comparing estimated undiscounted future operating cash flows expected to be generated over the holding period of the investment property and from their eventual disposition to their carrying amount. The estimates include significant assumptions such as future net operating income, market and other applicable trends and residual value, as well as the effects of demand, competition, and recent sales data for comparable properties. An investment property is impaired only if the carrying value is not recoverable and management’s estimate of the fair value of the investment property is less than the carrying value. Management did not identify any indicators of impairment with respect to its investment property as of December 31, 2025.

F-2

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Furthermore, the Company reviews its investments in unconsolidated affiliated entities for impairment whenever events or changes in circumstances indicate that the fair value of the investment is less than the carrying amount of such investment and that the decline is other than temporary. The investments in unconsolidated affiliated entities are impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. The ultimate realization of the Company’s investments in partially owned entities is dependent on a number of factors including the performance of each entity and market conditions. If the Company determines that a decline in the value of a partially owned entity is other than temporary, it will record an impairment charge. Management did not identify any events or changes in circumstances related to its investments in unconsolidated affiliated entities that indicated the carrying value may not be fully recoverable as of December 31, 2025.

We identified the evaluation of indicators of impairment as a critical audit matter due to significant judgment made by management in identifying indicators of impairment. This in turn led to a high degree of auditor judgment, subjectivity, and audit effort in performing procedures to evaluate the reasonableness of management’s significant estimates and assumptions related to the impairment evaluation including identifying events and changes in circumstances that exist that would indicate the carrying amounts of the investment property may not be recoverable or that a decline in value of unconsolidated affiliated entities is other than temporary.

Addressing the matter involved performing procedures and evaluating audit evidence in connection with forming our overall opinion on the financial statements. These procedures included assessing the design of controls over the Company’s impairment evaluation process. Our procedures included, among others, assessing the methodologies applied and identifying the existence of any triggering events, including comparing budget to actual operating income, comparing actual operating income to projected future operating income, and comparing actual, budgeted and projected occupancy percentages, and considering if the determination was reasonable considering the past and current performance of the property and if consistent with evidence obtained in other areas of the audit. We tested the completeness and accuracy of the underlying data used by management in its evaluation. We held discussions with management about the current status of certain properties to understand how management’s significant estimates and assumptions are developed considering potential future market conditions.

/s/ EisnerAmper LLP

We have served as the Company’s auditor since 2010.

EISNERAMPER LLP

New York, New York

March 30, 2026

F-3

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands, except per share data)

	As of December 31, 2025			As of December 31, 2024
Assets

Investment property:
Land and improvements	$	91,178		$	91,177
Building and improvements		173,741			173,283
Furniture and fixtures		18,377			17,861
Construction in progress		211			133
Gross investment property		283,507			282,454
Less: accumulated depreciation		(36,747	)		(29,631	)
Net investment property		246,760			252,823
Development project		-			19,000
Investment in related party joint venture		379			430
Investments in unconsolidated affiliated entities		23,304			14,778
Cash and cash equivalents		61,825			27,819
Marketable securities		42,634			40,180
Restricted cash		7,716			7,300
Other assets		5,076			4,555
Assets held for sale		-			80,592

Total Assets	$	387,694		$	447,477

Liabilities and Stockholders’ Equity
Mortgages payable, net	$	219,226		$	221,252
Accounts payable, accrued expenses and other liabilities		12,386			15,718
Liabilities associated with assets held for sale		-			42,188

Total Liabilities		231,612			279,158

Commitments and contingencies

Stockholders’ equity:
Company’s Stockholders’ Equity:
Preferred shares, $0.01 par value, 10.0 million shares authorized, none issued and outstanding		-			-
Common stock, $0.01 par value; 60.0 million shares authorized, 21.0 million and 21.3 million shares issued and outstanding, respectively		209			212
Additional paid-in-capital		153,608			157,178
Accumulated other comprehensive income		46			-
Accumulated surplus		2,126			9,449

Total Company’s stockholders’ equity		155,989			166,839
		-			-
Noncontrolling interests		93			1,480

Total Equity		156,082			168,319

Total Liabilities and Equity	$	387,694		$	447,477

The accompanying notes are an integral part of these consolidated financial statements.

F-4

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(Amounts in thousands, except per share data)

	For the Years Ended December 31,
	2025			2024

Revenues:
Rental revenues	$	11,379		$	10,957
Hotel revenues		54,516			54,239

Total revenues		65,895			65,196

Expenses:
Property operating expenses		2,974			3,176
Hotel operating expenses		35,802			36,609
Real estate taxes		3,492			3,008
General and administrative costs		4,782			4,145
Impairment charges		-			34,353
Depreciation and amortization		7,128			7,027

Total expenses		54,178			88,318

Interest and dividend income		3,322			2,499
Interest expense		(22,716	)		(25,740	)
(Loss)/gain on disposition of real estate		(441	)		18,987
Unrealized gain on marketable equity securities		2,788			6,526
Loss from investments in unconsolidated affiliated entities		(3,533	)		(3,685	)
Gain on debt extinguishment		1,929			-
Other expense, net		(134	)		(861	)

Net loss		(7,068	)		(25,396	)

Less: net loss/(income) attributable to noncontrolling interests		(255	)		9,391

Net loss attributable to Company’s common shares	$	(7,323	)	$	(16,005	)

Basic and diluted net loss per Company’s common share:
Net loss per Company’s common shares, basic and diluted	$	(0.35	)	$	(0.75	)

Weighted average number of common shares outstanding, basic and diluted		21,077			21,398

The accompanying notes are an integral part of these consolidated financial statements.

F-5

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF COMPREHENSIVE LOSS

(Amounts in thousands)

	For the Years Ended December 31,
	2025			2024
Net loss	$	(7,068	)	$	(25,396	)

Other comprehensive income:
Holding gain on available for sale debt securities		47			-

Other comprehensive income:		47			-

Comprehensive loss		(7,021	)		(25,396	)

Less: Comprehensive (income)/loss attributable to noncontrolling interests		(255	)		9,391

Comprehensive loss attributable to the Company’s common shares	$	(7,276	)	$	(16,005	)

The accompanying notes are an integral part of these consolidated financial statements.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF EQUITY

(Amounts in thousands)

	Common						Additional Paid-In			Accumulated Other Comprehensive		Accumulated			Noncontrolling			Total
	Shares			Amount			Capital			Income		Surplus			Interests			Equity

BALANCE, December 31, 2023		21,582		$	215		$	161,174		$	-	$	25,454		$	11,558		$	198,401
Net loss		-			-			-			-		(16,005	)		(9,391	)		(25,396	)
Distributions paid to noncontrolling interests		-			-			-			-		-			(72	)		(72	)
Non-cash distributions to noncontrolling interests (see note 10)		-			-			(151	)		-		-			(1,413	)		(1,564	)
Contributions received from noncontrolling interests		-			-			-			-		-			798			798
Redemption and cancellation of shares		(325	)		(3	)		(3,845	)		-		-			-			(3,848	)
BALANCE, December 31, 2024		21,257		$	212		$	157,178		$	-	$	9,449		$	1,480		$	168,319

Net loss		-		$	-		$	-		$	-	$	(7,323	)	$	255		$	(7,068	)
Other comprehensive income		-			-			-			46		-			1			47
Distributions paid to noncontrolling interests		-			-			-			-		-			(1,996	)		(1,996	)
Contributions received from noncontrolling interests		-			-			-			-		-			353			353
Redemption and cancellation of shares		(320	)		(3	)		(3,570	)		-		-			-			(3,573	)
BALANCE, December 31, 2025		20,937		$	209		$	153,608		$	46	$	2,126		$	93		$	156,082

The accompanying notes are an integral part of these consolidated financial statements.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Amounts in thousands)

	For the Years Ended December 31,
	2025			2024

CASH FLOWS FROM OPERATING ACTIVITIES:
Net loss	$	(7,068	)	$	(25,396	)
Adjustments to reconcile net loss to net cash used in operating activities:
Depreciation and amortization		7,128			7,027
(Loss)/gain on disposition of real estate		441			(18,987	)
Impairment charges		-			34,353
Gain on debt extinguishment		(1,929	)		-
Loss from investments in unconsolidated affiliated entities		3,533			3,685
Unrealized gain on marketable equity securities		(2,788	)		(6,526	)
Amortization of deferred financing costs		1,866			2,487
Other non-cash adjustments		154			141
Changes in assets and liabilities:
Increase in other assets		(516	)		(1,396	)
(Decrease)/increase in accounts payable, accrued expenses and other liabilities		(154	)		429
(Decrease)/increase in due to related parties		(2,243	)		1,349

Net cash used in operating activities		(1,576	)		(2,834	)

CASH FLOWS FROM INVESTING ACTIVITIES:
Purchase of investment property		(845	)		(1,732	)
Purchase of marketable securities		(2,227	)		(187	)
Proceeds from sale of marketable securities		2,500			187
Proceeds from sale of investment property		76,693			25,047
Deposit received on sale of investment property		-			2,500
Investment in joint venture		(7	)		(9	)
Distributions from joint venture		58			69
Investments in unconsolidated affiliated real estate entities		(11,749	)		(1,549	)
Net cash provided by investing activities		64,423			24,326

CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from mortgage financing		83,834			3,036
Mortgage principal payments		(105,796	)		(3,513	)
Proceeds from notes payable		-			3,000
Payment of notes payable		-			(3,000	)
Payment of loan fees and expenses		(2,498	)		(1,134	)
Redemption and cancellation of common shares		(3,573	)		(3,848	)
Contributions received from noncontrolling interests		353			798
Distributions paid to noncontrolling interests		(1,996	)		(72	)
Net cash used in financing activities		(29,676	)		(4,733	)

Change in cash, cash equivalents and restricted cash including those classified within assets held for sale		33,171			16,759
Add: cash, cash equivalents and restricted cash previously classified within assets held for sale		1,251			-
Change in cash, cash equivalents and restricted cash		34,422			16,759
Cash, cash equivalents and restricted cash, beginning of year		35,119			18,360
Cash, cash equivalents and restricted cash, end of period	$	69,541		$	35,119

See Note 2 for supplemental cash flow information.

The accompanying notes are an integral part of these consolidated financial statement.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

1. Structure

Lightstone Value Plus REIT I, Inc., is a Maryland corporation (“Lightstone REIT I”), formed on June 8, 2004, which has elected to be taxed and qualify as a real estate investment trust (“REIT”) for United States (“U.S.”) federal income tax purposes. Lightstone REIT I was formed primarily for the purpose of engaging in the business of investing in and owning commercial and multifamily residential real estate properties and making other real estate-related investments located throughout the U.S.

Lightstone REIT I is structured as an umbrella partnership REIT, or UPREIT, and substantially all of its current and future business is and will be conducted through Lightstone Value Plus REIT, L.P. (the “Operating Partnership”), a Delaware limited partnership formed on July 12, 2004. As of December 31, 2025, Lightstone REIT I held a 98% general partnership interest in the Operating Partnership’s common units (“Common Units”).

Through its Operating Partnership, the Company owns, operates and develops commercial and multifamily residential properties and makes other real estate-related investments, principally in the U.S. The Company’s real estate investments are held by it alone or jointly with other parties. The Company also originates or acquires mortgage loans secured by real estate. Although most of its investments are of these types, the Company may invest in whatever types of real estate or real estate-related investments that it believes is in its best interests. Since its inception, the Company has owned and managed various commercial and multifamily residential properties located throughout the U.S. The Company evaluates all of its real estate investments as one operating segment. The Company intends to hold its real estate investments until such time as it determines that a sale or other disposition appears to be advantageous to achieve its objectives or until it appears that the objectives will not be met.

As of December 31, 2025, the Company (i) has ownership interests in and consolidates two operating properties and (ii) has ownership interests through three unconsolidated joint ventures in a portfolio of nine multifamily residential properties (the “Columbus Portfolio”) located in the Columbus, Ohio metropolitan area; an aggregate 151-acre plot of land (the “Jones Road Property”) located in Spartanburg, South Carolina, consisting of various parcels, including one which is suitable for the immediate development of a data center; and a portfolio of five limited-service hotels (the “Hotel JV Portfolio”).

With respect to its consolidated operating properties, the Company wholly owns a 303-room Marriott International, Inc. (“Marriott”) branded Moxy hotel (the “Lower East Side Moxy Hotel”), located in the Lower East Side neighborhood in the Manhattan borough of New York City, which it developed, constructed and opened on October 27, 2022 and has a 59.2% majority ownership interest in 50-01 2^nd St. Associates LLC (the “2^nd Street Joint Venture”), a joint venture between the Company and a related party, which developed, constructed and owns a 199-unit luxury, multifamily residential property (“Gantry Park Landing”), located in the Long Island City neighborhood in the Queens borough of New York City.

With respect to the Company’s unconsolidated properties, the Company has a 19% joint venture ownership interest in Columbus Portfolio Member LLC (the “Columbus Joint Venture”), which owns the Columbus Portfolio; it, through its 47.7% joint venture ownership in the Jones Road Investor Member LLC (the “LSG Joint Venture”), has an indirect 45.3% joint venture ownership interest in Jones Road Member LLC (the “Jones Road Joint Venture”), which owns the Jones Road Property and it holds a 2.5% joint venture ownership interest in LVP Holdco JV LLC (the “Hotel Joint Venture”), which owns the Hotel JV Portfolio. The Company accounts for its ownership interests in the Columbus Joint Venture and the LSG Joint Venture under the equity method of accounting and they are included in investments in unconsolidated affiliated entities on its consolidated balance sheets. The Company accounts for its ownership interest in the Hotel Joint Venture using a measurement alternative pursuant to which its investment is measured at cost, adjusted for observable price changes and impairments, if any, and it is classified as investment in related party joint venture on its consolidated balance sheets. Both the Columbus Joint Venture and the Hotel Joint Venture are between the Company and related parties. The LSG Joint Venture, which is between the Company and related parties, has a 95% joint venture ownership interest in the Jones Road Joint Venture while an unrelated third-party has the remaining 5% joint venture ownership.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The Company’s advisor is Lightstone Value Plus REIT, LLC (the “Advisor”), which is majority owned by David Lichtenstein. On July 6, 2004, the Advisor contributed $2 to the Operating Partnership in exchange for 200 Common Units. The Company’s Advisor also owns 20,000 shares of the Company’s common stock (“Common Shares”) which were issued on July 6, 2004 for $200, or $10.00 per share. Mr. Lichtenstein also is the majority owner of the equity interests of The Lightstone Group, LLC (the “Sponsor”), which served as the Company’s sponsor during its initial public offering (the “Offering”), which terminated on October 10, 2008. The Company’s Advisor, pursuant to the terms of an advisory agreement, together with its board of directors (the “Board of Directors”), is primarily responsible for making investment decisions on the Company’s behalf and managing its day-to-day operations. Through his ownership and control of the Sponsor, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP, LLC, a Delaware limited liability company, which owns an aggregate of $30.0 million of special general partner interests (“SLP Units”) in the Operating Partnership which were purchased, at a cost of $100,000 per unit, in connection with the Company’s Offering. Mr. Lichtenstein also acts as the Company’s Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT I or the Operating Partnership.

The Company has no employees. The Company is dependent on the Advisor and certain affiliates of its Sponsor for performing a full range of services that are essential to it, including asset management, property management (excluding its hospitality property, which is managed by unrelated third-party property managers) and acquisition, disposition and financing activities, and other general administrative responsibilities; such as tax, accounting, legal, information technology and investor relations services. If the Advisor and certain affiliates of the Company’s Sponsor are unable to provide these services to it, the Company would be required to provide the services itself or obtain the services from another party or other parties.

The Company’s Common Shares are not listed on any national securities exchange. The Company may seek to list its Common Shares for trading on a national securities exchange only if a majority of independent directors believe listing them would be in the best interest of its stockholders. However, the Company does not intend to list its Common Shares at this time. The Company does not anticipate that there would be any active market for its Common Shares until they are listed for trading.

Related Parties

Noncontrolling Interests

Partners of Operating Partnership

In addition, an aggregate 497,209 Common Units were issued to other unrelated parties during 2008 and 2009 and remain outstanding as of December 31, 2025.

Other Noncontrolling Interests in Consolidated Subsidiaries

See Note 10 for further discussion of noncontrolling interests.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Current Environment

The Company’s operating results and financial condition are substantially impacted by the overall health of local, U.S. national and global economies and may be influenced by market and other challenges. Additionally, the Company’s business and financial performance may be adversely affected by current and future economic and other conditions; including, but not limited to, availability or terms of financings, financial markets volatility and banking failures, political upheaval or uncertainty, natural and man-made disasters, terrorism and acts of war, unfavorable changes in laws, ordinances and regulations, outbreaks of contagious diseases, cybercrime, technological advances and challenges, such as the use and impact of artificial intelligence and machine learning, loss of key relationships, inflation, tariffs and recession.

The Company’s overall performance depends in part on worldwide economic and geopolitical conditions and their impacts on consumer behavior. Worsening economic conditions, increases in costs due to inflation, tariffs, higher interest rates, labor and supply chain challenges and other changes in economic conditions could adversely affect the Company’s future results from operations and its financial condition.

2. Summary of Significant Accounting Policies

Principles of Consolidation and Basis of Presentation

The consolidated financial statements include the accounts of Lightstone REIT I, and the Operating Partnership and its subsidiaries (over which the Company exercises financial and operating control). As of December 31, 2025, Lightstone REIT I had a 98% general partnership interest in the Operating Partnership. All inter-company balances and transactions have been eliminated in consolidation.

The consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the U.S. (“GAAP”). GAAP requires the Company’s management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during a reporting period. The most significant assumptions and estimates relate to the valuation of real estate and real estate-related investments and depreciable lives. Application of these assumptions requires the exercise of judgment as to future uncertainties and, as a result, actual results could differ from these estimates.

Investments in entities where the Company has the ability to exercise significant influence, but does not exercise financial and operating control, and is not considered to be the primary beneficiary of a variable interest entity (“VIE”), will be accounted for using the equity method. Investments in entities where the Company has virtually no influence are accounted for using a measurement alternative under which the investment is measured at cost, adjusted for observable price changes and impairments, if any.

Cash, Cash Equivalents and Restricted Cash

The Company considers all highly liquid investments with an original maturity of three months or less when made to be cash equivalents. As of December 31, 2025 and 2024, the Company had cash deposited in certain financial institutions in excess of U.S. federally insured levels. The Company regularly monitors the financial stability of these financial institutions and believes that it is not exposed to any significant credit risk for its cash and cash equivalents or restricted cash.

As required by the Company’s lenders, restricted cash is held in escrow accounts for anticipated capital expenditures, real estate taxes, and other reserves for certain of its consolidated properties. Capital reserves are typically utilized for non-operating expenses such as tenant improvements, leasing commissions, and major capital expenditures. Alternatively, a lender may require its own formula for an escrow of capital reserves. Restricted cash may also include certain funds temporarily placed in escrow with qualified intermediaries to facilitate potential like-kind exchange transactions in accordance with Section 1031 of the Internal Revenue Code of 1986, as amended.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The following is a summary of the Company’s cash, cash equivalents, and restricted cash total as presented in the statements of cash flows for the periods presented:

	As of December 31,
	2025		2024
Cash and cash equivalents	$	61,825	$	27,819
Restricted cash		7,716		7,300
Total cash, cash equivalents and restricted cash	$	69,541	$	35,119

Supplemental cash flow information for the periods presented is as follows:

	For the Years Ended December 31,
	2025			2024

Cash paid for interest	$	19,485		$	22,481

Cash paid for income taxes	$	59		$	798

Non-cash distribution to noncontrolling interest	$	-		$	1,564

Non-cash transfer of ownership of development project	$	19,033		$	-

Non-cash extinguishment of notes payable and other liabilities	$	(21,344	)	$	-

Marketable Securities

Marketable securities consist of equity securities that are designated as available-for-sale. The Company’s marketable equity securities are recorded at fair value and unrealized holding gains and losses are recognized on the consolidated statements of operations. Realized gains or losses resulting from the sale of these securities are determined based on the specific identification of the securities sold.

The Board of Directors has authorized the Company from time to time to invest the Company’s available cash in marketable securities of real estate related companies. The Board of Directors has approved investments of marketable securities of real estate companies up to 30% of the Company’s total assets to be made at the Company’s discretion, subject to compliance with any REIT or other restrictions.

Revenue Recognition

Rental Revenues

The Company’s rental revenues are primarily comprised of rental income and tenant recovery income derived from operating leases for Gantry Park Landing. Recoveries from residential tenants for utility costs, are recognized as revenues in the period that the applicable costs are incurred.

Substantially all of the Company’s multifamily residential property leases have initial terms of 12 months or less.

Hotel Revenues

Hotel revenues consists of amounts derived from operation of the Lower East Side Moxy Hotel, including its food and beverage venues.

Room revenue is generated through contracts with customers whereby the customers agree to pay a daily rate for the right to use a hotel room. The Company’s contract performance obligations are fulfilled at the end of the day that the customer is provided the room and revenue is recognized daily at the contract rate. Payment from the customer is generally secured at the end of the contract upon check-out by the customer from the hotel. The Company participates in a frequent guest program sponsored by the brand owner of its hotel whereby the brand owner allows guests to earn loyalty points during their hotel stay. The Company recognizes revenue at the amount earned that it will receive from the brand owner when a guest redeems their loyalty points by staying at the Company’s hotel.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Revenue from food, beverage and other ancillary services is generated when a customer chooses to purchase goods or services separately from the use of a hotel room and revenue is recognized when these goods or services are provided to the customer and the Company’s contract performance obligations have been fulfilled.

Revenues are recorded net of any sales or occupancy tax collected from the hotel’s guests. Some contracts for rooms, food, beverage or other services require an upfront deposit which is recorded as deferred revenue (or contract liabilities) and recognized once the performance obligations are satisfied. The contract liabilities are not significant.

The following table represents the total hotel revenues on a disaggregated basis:

	For the Years Ended December 31,
Hotel revenues	2025		2024
Room revenue	$	31,649	$	29,498
Food, beverage and other revenue		22,867		24,741
Total hotel revenues	$	54,516	$	54,239

Consolidated VIEs

The Company consolidates certain joint ventures which are VIEs, for which the Company is the primary beneficiary. Generally, a VIE is a legal entity in which the equity investors do not have the characteristics of a controlling financial interest or the equity investors lack sufficient equity at risk for the entity to finance its activities without additional subordinated financial support. A limited partnership, or legal entities such as an LLC, are considered a VIE when the majority of the limited partners unrelated to the general partner possess neither the right to remove the general partner without cause, nor certain rights to participate in the decisions that most significantly affect the financial results of the partnership. In determining whether the Company is the primary beneficiary of a VIE, the Company considers qualitative and quantitative factors, including, but not limited to: which activities most significantly impact the VIE’s economic performance and which party controls such activities; the amount and characteristics of our investment; the obligation or likelihood for the Company or other investors to provide financial support; and the similarity with and significance to our business activities and the business activities of the other investors. Significant judgments related to these determinations include estimates about the current and future fair values and performance of real estate held by these VIEs and general market conditions.

Investments in Real Estate

Accounting for Asset Acquisitions

The cost of the acquisition in an asset acquisition is allocated to the acquired tangible assets, consisting of land, building and tenant improvements, and any identified intangible assets and liabilities, such as the value of above-market and below-market leases for acquired in-place leases and the value of tenant relationships and certain liabilities such as assumed debt and contingent liabilities on the basis of their relative fair values. Fees incurred related to asset acquisitions are capitalized as part of the cost of the investment.

Accounting for Development Projects

The Company incurs a variety of costs in the development of a property. The costs of land and building under development include specifically identifiable costs. The capitalized costs include, but are not limited to, pre-construction costs essential to the development of the property, development costs, construction costs, interest costs, real estate taxes and other costs incurred during the period of development. The Company ceases capitalization when the development project is substantially complete and it is placed in service, which may occur in phases. Determination of when a development project is substantially complete and capitalization must cease involves a degree of judgment. The Company expenses the costs associated with pre-opening activities associated with its development and construction projects as incurred. Pre-opening costs generally consist of non-recurring personnel, marketing and other costs.

Once a development project is placed in service, which may occur in phases or for an entire building or project, the costs capitalized to that development project are transferred to land and improvements, buildings and improvements, and furniture and fixtures on the Company’s consolidated balance sheet at the historical cost of the property.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Impairment Evaluation

The Company evaluates the recoverability of its investments in real estate assets at the lowest identifiable level, which is primarily the individual property level. An impairment loss is recognized only if the carrying amount of a long-lived asset is not expected to be fully recoverable and exceeds its fair value.

The Company evaluates the long-lived assets for potential impairment whenever events or changes in circumstances indicate that the total undiscounted projected cash flows are less than the carrying amount for a particular property. No single indicator would necessarily result in the Company preparing an estimate to determine if a long-lived asset’s future undiscounted cash flows are less than its book value. The Company uses judgment to determine if the severity of any single indicator, or the fact there are a number of indicators of less severity that when combined, would result in an indication that a long-lived asset requires an estimate of the undiscounted cash flows to determine if an impairment has occurred. Relevant facts and circumstances include, among others, significant underperformance relative to historical or projected future operating results and significant negative industry or economic trends. The estimated cash flows used for the impairment analysis are subjective and require the Company to use its judgment and the determination of estimated fair value is based on the Company’s plans for the respective assets and the Company’s views of market and economic conditions. The estimates consider matters such as future operating income, market and other applicable trends and residual value, as well as the effects of demand, competition, and recent sales data for comparable properties. Changes in estimated future cash flows due to changes in the Company’s plans or views of market and economic conditions could result in recognition of impairment losses, which, under the applicable accounting guidance, may be substantial.

Investments in Unconsolidated Entities

The Company evaluates its investments in other entities for consolidation. It considers its percentage interest in the joint venture, evaluation of control and whether a VIE exists when determining whether or not the investment qualifies for consolidation or if it should be accounted for as an unconsolidated investment under the equity method of accounting.

If an investment qualifies for the equity method of accounting, the Company’s investment is recorded initially at cost, and subsequently adjusted for equity in earnings and any cash contributions and distributions. The earnings of an unconsolidated investment are allocated to its investors in accordance with the provisions of the operating agreement of the entity. The allocation provisions in these agreements may differ from the actual percentage of ownership interest held by each investor. Differences, if any, between the carrying amount of our investment in the respective joint venture and the Company’s share of the underlying equity of such unconsolidated entity are amortized over the respective lives of the underlying assets as applicable. These items are reported as earnings from investments in unconsolidated entities in the consolidated statements of operations.

The Company reviews investments in unconsolidated entities for impairment in value whenever events or changes in circumstances indicate that the carrying amount of such investment may not be fully recoverable. An investment in unconsolidated entities is impaired only if management’s estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. The ultimate realization of the Company’s investment in partially owned entities is dependent on a number of factors including the performance of that entity and market conditions. If the Company determines that a decline in the value of a partially owned entity is other than temporary, it will record an impairment charge.

Depreciation and Amortization

Depreciation expense is computed based on the straight-line method over the estimated useful life of the applicable real estate asset. The Company generally uses estimated useful lives of up to 39 years for buildings and improvements and 5 to 10 years for furniture and fixtures. Expenditures for tenant improvements and construction allowances paid to commercial tenants are capitalized and amortized over the initial term of each lease or the estimated useful life, if shorter. Expenditures for ordinary maintenance and repairs are charged to expense as incurred.

Deferred Costs

The Company capitalizes initial direct costs associated with financing activities. The costs are capitalized upon the execution of the loan, presented in the consolidated balance sheets as a direct deduction from the carrying value of the corresponding loan and amortized over the initial term of the corresponding loan. Amortization of deferred loan costs begin in the period during which the loan is originated using the effective interest method over the term of the loan and is included in interest expense in the consolidated statements of operations or capitalized to development projects. The Company capitalizes initial direct costs associated with leasing activities. The costs are capitalized upon the execution of the lease and amortized over the initial term of the corresponding lease.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Tax Status and Income Tax Provision/Benefit

The Company elected to be taxed and qualify as a REIT, commencing with the taxable year ended December 31, 2005. If the Company remains qualified as a REIT, it generally will not be subject to U.S. federal income tax on its net taxable income that it distributes currently to its stockholders. To maintain its REIT qualification under the Internal Revenue Code of 1986, as amended, the Company must meet a number of organizational and operational requirements, including a requirement that it annually distribute to its stockholders at least 90% of its REIT taxable income (which does not equal net income, as calculated in accordance with GAAP), determined without regard to the deduction for dividends paid and excluding any net capital gain. If the Company fails to remain qualified for taxation as a REIT in any subsequent year and does not qualify for certain statutory relief provisions, its income for that year will be taxed at regular corporate rates, and it may be precluded from qualifying for treatment as a REIT for the four-year period following its failure to qualify as a REIT. Such an event could materially adversely affect its earnings and net cash available for distribution to its stockholders, if any. Additionally, even if the Company continues to qualify as a REIT for U.S. federal income tax purposes, it may still be subject to some U.S. federal, state and local taxes on its taxable income and property and to U.S. federal income taxes and excise taxes on its undistributed taxable income, if any.

To maintain its qualification as a REIT, the Company engages in certain activities through a taxable REIT subsidiary (“TRS”), including when the Company acquires or develops and constructs a hotel it usually establishes a new TRS and enters into an operating lease agreement for the hotel. As such, the Company is subject to U.S. federal and state income and franchise taxes from these activities.

The Company accounts for income taxes using the asset and liability method. Under this method, deferred tax assets and liabilities are recognized for the estimated future tax consequences attributable to the differences between the financial statement carrying amounts of existing assets and liabilities and their respective income tax bases, and for net operating loss, capital loss and tax credit carryforwards. The deferred tax assets and liabilities are measured using the enacted income tax rates in effect for the year in which those temporary differences are expected to be realized or settled. The effect on the deferred tax assets and liabilities from a change in tax rates is recognized in earnings in the period when the new rate is enacted. However, deferred tax assets are recognized only to the extent that it is more likely than not that they will be realized based on consideration of all available evidence, including the future reversals of existing taxable temporary differences, future projected taxable income and tax planning strategies. Valuation allowances are provided if, based upon the weight of the available evidence, it is more likely than not that some or all of the deferred tax assets will not be realized.

As of December 31, 2025 and 2024 there were no deferred tax assets and liabilities included within the consolidated balance sheets.

The Company had no accruals for uncertain income tax positions as of December 31, 2025 and December 31, 2024.

For the years ended December 31, 2025 and 2024, there was no deferred income tax expense and de minimis current income tax expense. These amounts are included in “interest and other income, net” on the consolidated statements of operations.

Fair Value of Financial Instruments

The carrying amounts reported in the consolidated balance sheets for cash and cash equivalents, restricted cash, other assets and accounts payable, accrued expenses and other liabilities approximate their fair values because of the short maturity of these instruments.

The estimated fair value (in millions) of the Company’s mortgage debt is summarized as follows:

	As of December 31, 2025				As of December 31, 2024
	Carrying Amount		Estimated Fair Value		Carrying Amount		Estimated Fair Value
Mortgages payable	$	222.6	$	224.0	$	224.0	$	223.8

Mortgages payable, included in liabilities held for sale	$	-	$	-	$	40.0	$	40.0

The fair values of the outstanding principal of the mortgages payable were determined by discounting the future contractual interest and principal payments by estimated current market interest rates. The aggregate outstanding principal of two mortgage loans (the “Exterior Street Loans”) attributable to the Exterior Street Project were included in liabilities held for sale on the consolidated balance sheet as of December 31, 2024 (see Note 7) and as of that date, their aggregate estimated fair value approximated their aggregate outstanding principal because they bore interest at a floating rate.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Derivative Financial Instruments

The Company utilizes derivative financial instruments to reduce interest rate risk. The Company does not hold or issue derivative financial instruments for trading purposes. The Company recognizes all derivatives as either assets or liabilities in the consolidated balance sheets and measures those instruments at fair value. Changes in fair value of those instruments are reported in the consolidated statements of operations.

Net Earnings per Share

Basic net earnings per share is calculated by dividing net income/(loss) attributable to common shareholders by the weighted-average number of Common Shares outstanding during the applicable period. For all periods presented dilutive net earnings per share is equivalent to basic net earnings per share.

Segment Disclosure

The Company’s operations are reported within one reportable segment and constitutes all of the consolidated entities which are reported in the consolidated financial statements. Through the Company’s Operating Partnership, it owns, operates and develops commercial and multifamily residential properties and makes other real estate-related investments, principally in the U.S.

The Company’s chief operating decision maker (“CODM”) is the Chief Executive Officer. The CODM assesses entity-wide operating results and performance and decides how to allocate resources based on consolidated net income/(loss) which is reported on the consolidated statements of operations. Additionally, the measure of segment assets is reported on the consolidated balance sheets as total assets.

The accounting policies for the reportable segment are the same as those described above. The CODM uses net income/(loss) to evaluate earnings generated from assets to assess performance and make decisions about allocating resources. The CODM also uses net income/(loss) to monitor the budget versus actual results, which is used in assessing the Company’s entity-wide operating results and performance.

The revenues, costs and expenses, and net income/(loss) for the reportable segment are the same as those presented on the consolidated statements of operations.

Significant expense categories, including property and hotel operating expenses, general and administrative costs, depreciation and amortization and interest, are included on the Company’s consolidated statements of operations.

New Accounting Pronouncements

In December 2023, the Financial Accounting Standards Board issued accounting standards update (“ASU”) 2023-09, “Income Taxes (Topic 740) -Improvements to Income Tax Disclosures.” The amendments in ASU 2023-09 provide for further enhancements to income tax disclosures, primarily through standardization and disaggregation of rate reconciliation categories and income taxes paid by jurisdiction. ASU 2023-09 is effective for fiscal years beginning after December 15, 2024. The Company adopted ASU 2023-09 effective January 1, 2025 on a prospective basis and it did not have a material impact on its consolidated financial statements or related disclosures.

In November 2024, the FASB issued ASU 2024-03, “Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures (Subtopic 220-40), Disaggregation of Income Statement Expenses.” ASU 2024-03 will require public business entities to provide more detailed information in the notes to their financial statements about the types of expenses included in commonly presented expense captions. ASU 2024-03 does not require any changes to the expense captions a public business entity presents on the face of its income statement. The amendments in ASU 2024-03 are effective for annual reporting periods beginning after December 15, 2026, and interim reporting periods beginning after December 15, 2027, with early adoption permitted. The Company is evaluating the impact adoption of ASU 2024-03 will have on its consolidated financial statements and related disclosures.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

3. Development Projects and Held for Sale

Exterior Street Project

In February 2019, the Company, through subsidiaries of the Operating Partnership, acquired two adjacent parcels of land located at 355 & 399 Exterior Street in the Mott Haven neighborhood in the Bronx borough of New York City. In September 2021, the Company subsequently acquired an additional adjacent parcel of land at cost from an affiliate of its Advisor in order to achieve certain zoning compliance. The Company acquired these three land parcels for the proposed development of a mixed-use multifamily residential and commercial retail project (the “Exterior Street Project”).

During the second quarter of 2023, the Company decided to temporarily pause its active development activities associated with the Exterior Street Project, due to prevailing unfavorable economic and local market conditions and regulations, and therefore, ceased capitalization of interest and other carrying costs.

Impairment Charge, Held for Sale and Sale

Because of continuing unfavorable economic and local market conditions, the Company determined during the third quarter of 2024 it would no longer pursue the development of the Exterior Street Project, but rather pursue other strategies with respect to it, including a possible sale. As a result of this change in strategy; the Company determined the carrying value of the Exterior Street Project was no longer fully recoverable and therefore, recorded a non-cash impairment charge of $16.6 million (included in impairment charges on its consolidated statement of operations) during the third quarter of 2024 in order to reduce the carrying value of the Exterior Street Project to its estimated fair value of $78.8 million as of September 30, 2024. In estimating the fair value of the Exterior Street Project, the Company took into consideration a bona fide third-party offer obtained by an independent third-party broker less estimated disposal costs.

During the fourth quarter of 2024, the Company entered into a purchase and sale agreement (the “Exterior Street Project Agreement”) with 355 Exterior Development Holdings LLC and 399 Exterior Development Holdings LLC (collectively the “Exterior Street Buyers”), unaffiliated third parties, pursuant to which the Exterior Street Project would be sold, subject to certain conditions, at a contractual sales price of $84.0 million. Pursuant to the terms of the Exterior Street Project Agreement, the Company received a deposit of $2.5 million during the fourth quarter of 2024. This deposit was included in liabilities associated with assets held for sale on the consolidated balance sheet as of December 31, 2024.

During the second quarter of 2025, the Company received additional payments totaling $1.3 million from the Exterior Street Buyers. The additional payments, of which $1.1 million was not applied to the purchase price, provided the Exterior Street Buyers with the option to further extend the outside closing date of the transaction.

Subsequently on July 18, 2025, the Company completed the disposition of the Exterior Street Project to the Exterior Street Buyers pursuant to the terms of the Exterior Street Project Agreement. In connection with the disposition of the Exterior Street Project, the Company repaid in full the associated aggregate outstanding mortgage indebtedness of $40.0 million, which was collateralized by the Exterior Street Project. The Company’s net proceeds related to the disposition of the Exterior Street Project were $36.5 million (including the deposit of $2.5 million previously received during the fourth quarter of 2024 and the additional payments of $1.3 million previously received during the second quarter of 2025), after the repayment of associated outstanding mortgage indebtedness of $40.0 million and related transaction costs. In connection with the disposition of the Exterior Street Project, the Company recognized a loss on disposition of real estate of $0.4 million during the third quarter of 2025.

See Note 7 for additional information.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The following summary presents the major components of the Exterior Street Project’s assets and liabilities classified as held for sale as of December 31, 2024:

Development project	$	78,800
Other assets		1,792
Total assets held for sale	$	80,592

Mortgages payable, net	$	39,322
Other liabilities		2,866
Total liabilities held for sale	$	42,188

Santa Monica Project

The Company had a 50% joint venture ownership interest in the Santa Monica Joint Venture, which was between it and an affiliate of the Sponsor, a related party. The Company consolidated the Santa Monica Joint Venture and accounted for the other member’s ownership interest as a noncontrolling interest in its consolidated financial statements.

Impairment Charge and Transfer of Ownership to Lender via Deed in Lieu of Foreclosure

Subsequent to obtaining ownership of the Santa Monica Project, the Santa Monica Joint Venture continued certain pre-development activities, which had already been started by the former owner. However, during the third quarter of 2024, the Santa Monica Joint Venture decided it would no longer pursue the development of the Santa Monica Project, but rather pursue various other strategies with respect to it, including a potential sale or the transfer of ownership to the lender, which had provided a non-recourse mortgage loan (the “Santa Monica Loan”), collateralized by the Santa Monica Project. As a result of this change in strategy, the Santa Monica Joint Venture determined its carrying value of the Santa Monica Project was no longer fully recoverable and therefore, recorded a non-cash impairment charge of $17.7 million (included in impairment charges on the consolidated statement of operations) during the third quarter of 2024 to reduce the carrying value of the Santa Monica Project to its then estimated fair value of $19.0 million. In estimating the fair value of the Santa Monica Project, the Santa Monica Joint Venture used the fair value provided by an independent, third-party commercial real estate advisory and services firm.

As of December 31, 2024, the carrying value of the Santa Monica Project was $19.0 million, which was classified as development project on the consolidated balance sheet.

See Note 7 for additional information.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

4. Investments in Unconsolidated Affiliated Entities

The entities below are partially owned by the Company. The Company accounts for these investments under the equity method of accounting as the Company exercises significant influence, but does not exercise financial and operating control over these entities. A summary of the Company’s investments in unconsolidated affiliated entities is as follows:

					As of December 31,
Entity	Date of Ownership	Ownership %			2025		2024
LSG Joint Venture	December 11, 2025		47.7	%	$	10,517	$	-
Columbus Joint Venture	November 29, 2022		19.0	%		12,787		14,778
Total investments in unconsolidated affiliated entities					$	23,304	$	14,778

LSG Joint Venture

On December 11, 2025, the Company along with LSG Enterprises LLC (the “Enterprises Member”), a wholly owned subsidiary of Lightstone Enterprises Limited (the “Lightstone BVI”), a real estate investment company indirectly owned by the Sponsor, and the Spartanburg Investor LLC (the “Co-investor”) entered into a joint venture agreement to form the Jones Road Investor Member LLC (the “LSG Joint Venture”). The Company has a 47.7% joint venture ownership interest in the LSG Joint Venture and the Enterprises Member and the Co-investor, which are both related parties, have joint venture ownership interests of 47.7% and 4.6%, respectively. Additionally, the manager of the LSG Joint Venture is the Jones Road Manager LLC, an entity wholly owned by the Lightstone BVI.

The Company has determined that the LSG Joint Venture is a VIE but it is not the primary beneficiary. The Company accounts for its ownership interest in the LSG Joint Venture in accordance with the equity method of accounting because it exerts significant influence over but does not control the LSG Joint Venture. All capital contributions and distributions of earnings from the LSG Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. Any distributions in excess of earnings from the LSG Joint Venture are made to the members pursuant to the terms of the LSG Joint Venture’s operating agreement.

Jones Road Joint Venture

Concurrently, the LSG Joint Venture and W/L Spartanburg LLC (the “Wharton Member”), an unrelated third party, entered into a separate joint venture agreement to form Jones Road Investor LLC (the “Jones Road Joint Venture”). The LSG Joint Venture has a 95% joint venture ownership interest in the Jones Road Joint Venture and the Wharton Member has a 5% joint venture ownership interest. Accordingly, through its 47.7% ownership interest in the LSG Joint Venture the Company has an indirect 45.3% joint venture ownership interest in the Jones Road Joint Venture, which is consolidated by the LSG Joint Venture as discussed below.

The Company has also determined that the Jones Road Joint Venture is a VIE and the LSG Joint Venture is the primary beneficiary. As a result, the LSG Joint Venture consolidates the Jones Road Joint Venture and accounts for the Wharton Member’s joint venture ownership interest as a noncontrolling interest in its consolidated financial statements. All capital contributions to the Jones Road Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. However, earnings and distributions from the Jones Road Joint Venture are made to its members pursuant to the terms of the Jones Road Joint Venture’s operating agreement.

The Jones Road Joint Venture was formed to simultaneously acquire the Jones Road Property, a 151-acre plot of land located in Spartanburg, South Carolina, from 300 Jones Road LLC, (the “Jones Road Seller”), an unrelated third-party, at an initial contractual sales price of $18.1 million pursuant to the terms of a purchase and sale agreement (the “Jones Road Agreement”) plus $0.9 million of closing and other related transaction costs. At closing, the Jones Road Joint Venture also paid a $4.0 million refundable advance to an unrelated third-party electric power and natural gas energy company (the “Utility Company”), in exchange for a commitment (the “Phase I Energy Commitment”) from the Utility Company to supply 60 megawatts (“MW”) of electrical power to the area by September 2026. The return of the $4.0 million deposit is contingent on the Jones Road Joint Venture using certain prescribed power thresholds subsequent to the Utility Company’s fulfillment of the Phase I Energy Commitment. At closing, the LSG Joint Venture and the Wharton Member funded $21.9 million and $1.1 million, respectively. In connection with the acquisition of the Jones Road Property, the Company’s pro rata share of the total consideration was $10.4 million, of which $10.2 million was funded at closing and an additional $0.2 million is owed to an affiliate of Lightstone, which is included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheet as of December 31, 2025.

The Jones Road Property consists of various land parcels, including one which is suitable for the immediate development of a data center as a result of the Phase I Energy Commitment. Approximately $11.8 million (of which the Company’s pro rata share is $5.2 million) of additional funding is expected to be required for the first phase of development in order for the 60 MW of supply to be completed by September 2026. Additionally, pursuant to the terms of the Jones Road Agreement, if more than 60 MW of power is delivered to the Jones Road Property by the Utility Company before the end of 2030, the Jones Road Seller is entitled to a additional consideration of $180 per MW over the 60 MW threshold. However, any additional consideration is capped at $18.0 million and is payable as the excess power is supplied to the Jones Road Property by the Utility Company. An affiliate of the Sponsor has guaranteed the payment of any additional consideration.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The LSG Joint Venture had no results of operations during the period from its formation on December 11, 2025 through December 31, 2025, and therefore the Company did not recognize any equity earnings during the year ended December 31, 2025.

In connection with the acquisition of the Jones Road Property, the Company owes the Advisor a separate acquisition fee of $0.1 million (included in accounts payable, accrued expenses and other liabilities as of December 31, 2025 in the Company’s consolidated balance sheet), which is reflected in the carrying value of its investment in the LSG Joint Venture of $10.5 million as of December 31, 2025, which is included in investments in unconsolidated affiliated entities on its consolidated balance sheet.

LSG Joint Venture Consolidated Financial Information (Unaudited)

The following table represents the condensed consolidated balance sheet for the LSG Joint Venture:

	As of
	December 31, 2025
Land held for development	$	19,024
Other assets		4,000
Total assets	$	23,024

Other liabilities	$	3
Equity:
Members’ equity		21,870
Noncontrolling interest		1,151
Total equity		23,021
Total liabilities and equity	$	23,024

Columbus Joint Venture

On November 29, 2022, the Company, along with CRE Columbus Member (“Converge”), a majority owned subsidiary of Converge Holdings LLC, a reinsurance business owned by the Sponsor, and LEL Columbus Member LLC (the “BVI Member”), a wholly owned subsidiary of the Lightstone BVI, a real estate investment company owned by the Sponsor, entered into a joint venture agreement to form the Columbus Joint Venture for the purpose of acquiring the Columbus Properties, a portfolio of nine multifamily residential properties consisting of 2,564 units located in the Columbus, Ohio metropolitan area for a contractual purchase price of $465.0 million. The Company has a 19% joint venture ownership interest in the Columbus Joint Venture. Converge and the BVI Member, which are both related parties, have joint venture ownership interests of 19% and 62%, respectively. Additionally, the manager of the Columbus Joint Venture is LEL Bronx Manager LLC, an entity wholly owned by BVI.

On November 29, 2022, the Columbus Joint Venture completed the purchase of the Columbus Properties. The acquisition was funded with $74.3 million of cash and $390.7 million of aggregate proceeds from preferred investments from unrelated third-parties and loans from two financial institutions. In connection with the acquisition and financings, the total cash paid, including closing costs, was $92.3 million and the Company paid $17.5 million representing its 19.0% pro rata share. In connection with the acquisition, the Company also paid the Advisor a separate acquisition fee of $2.4 million, which is reflected in the carrying value of its investment in the Columbus Joint Venture, which is included in investments in unconsolidated affiliated entities on the consolidated balance sheets. During both the years ended December 31, 2025 and 2024, the Company made $1.5 million of additional capital contributions to the Columbus Joint Venture.

The Company has determined that the Columbus Joint Venture is a VIE but it is not the primary beneficiary. The Company accounts for its ownership interest in the Columbus Joint Venture in accordance with the equity method of accounting because it exerts significant influence over but does not control the Columbus Joint Venture. All capital contributions and distributions of earnings from the Columbus Joint Venture are made on a pro rata basis in proportion to each member’s equity interest percentage. Any distributions in excess of earnings from the Columbus Joint Venture are made to the members pursuant to the terms of the Columbus Joint Venture’s operating agreement.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

In connection with the purchase of the Columbus Properties on November 29, 2022, the Columbus Joint Venture obtained senior mortgage loans from two different financial institutions. The first financial institution provided four separate senior mortgage loans, all to subsidiaries of the Columbus Joint Venture, aggregating $133.6 million. These four senior mortgage loans all have a 10-year term, bear interest at SOFR + 2.19%, provide for monthly interest-only payments for the first six years of their term, monthly principal and interest payments thereafter, and the unpaid principal due upon maturity in December 2032. Each of these four senior mortgage loans is individually collateralized by one of the Columbus Properties (collectively, the “Columbus Portfolio I Properties”). The second financial institution provided five separate senior mortgage loans, all to subsidiaries of the Columbus Joint Venture, aggregating $167.2 million. These five senior mortgage loans all have a five-year initial term, bear interest at 4.85%, provided for monthly interest-only payments for the first two years of their term, monthly principal and interest payments thereafter and the unpaid principal due upon final maturity. These five separate mortgage loans all mature in December 2032. Each of these five senior mortgage loans is individually collateralized by one of the Columbus Properties (collectively, the “Columbus Portfolio II Properties”).

Additionally, in connection with the purchase of the Columbus Properties on November 29, 2022, the Columbus Joint Venture obtained an aggregate of $90.0 million in financing through two preferred investments (the “Columbus Preferred Investments”) from unrelated third parties. The first preferred investment of $38.6 million is collateralized by the Columbus Portfolio I Properties, bears interest at 11.25%, with a minimum monthly pay rate of 4.00% with any shortfall accrued to principal and has a mandatory redemption date of December 1, 2032. The second preferred investment of $51.4 million is collateralized by the Columbus Portfolio II Properties, bears interest at 11.25%, with a minimum monthly pay rate of 4.00% with any shortfall accrued to principal, and has a mandatory redemption date of December 1, 2027. As of December 31, 2025, the aggregate unpaid interest included in the outstanding principal balance of the Columbus Preferred Investments was $18.0 million. Furthermore, the Columbus Preferred Investments are subordinate to the nine senior mortgage loans.

Because the Columbus Preferred Investments have mandatory redemption dates, the Columbus Joint Venture treats them as financial liabilities and includes them in mortgages and loans payable on its condensed balance sheets. The Company’s Sponsor (the “Guarantor”) has fully guaranteed the nine senior mortgage loans and the Columbus Preferred Investments (the “Debt Guarantee”). Each of the members of the Columbus Joint Venture have agreed to reimburse the Guarantor for their pro rata share of any balance that becomes due under the Debt Guarantee, of which the Company’s share is up to 19%. The Company has determined that the fair value of the Debt Guarantee is immaterial.

Columbus Joint Venture Financial Information

The following table represents the condensed statements of operations for the Columbus Joint Venture:

	For the Years Ended December 31,
	2025			2024

Revenues	$	46,665		$	44,253
Property operating expenses		22,673			21,142
General and administrative costs		301			374
Depreciation and amortization		13,216			12,499
Operating income		10,475			10,238
Interest expense and other, net		(28,758	)		(29,323	)
Net loss	$	(18,283	)	$	(19,085	)
Company’s share of net loss (19.0%)	$	(3,474	)	$	(3,626	)
Additional depreciation and amortization expense ⁽¹⁾		(59	)		(59	)
Company’s loss from investment	$	(3,533	)	$	(3,685	)

(1) -

Additional depreciation and amortization expense relates to the amortization of the difference between the cost of the Company’s interest in the Columbus Joint Venture and the amount of the underlying equity in net assets of the Columbus Joint Venture.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The following table represents the condensed balance sheets for the Columbus Joint Venture:

	As of December 31,
	2025		2024

Investment property, net	$	443,283	$	447,743
Cash and restricted cash		24,512		25,664
Other assets		1,767		783
Total assets	$	469,562	$	474,190

Mortgages and loans payable, net	$	401,193	$	395,702
Other liabilities		12,357		12,676
Members’ equity		56,012		65,812
Total liabilities and members’ equity	$	469,562	$	474,190

5. Investment in Related Parties

Hotel Joint Venture

During 2015, the Company formed the Hotel Joint Venture with Lightstone REIT II, a related party REIT also sponsored by the Sponsor. The Company has a 2.5% membership interest in the Hotel Joint Venture and Lightstone REIT II holds the remaining 97.5% membership interest. The Hotel Joint Venture holds ownership interests in the Hotel JV Portfolio, a portfolio of five limited -service hotels, as of both December 31, 2025 and 2024.

The Company accounts for its 2.5% membership interest in the Hotel Joint Venture using a measurement alternative pursuant to which its investment is measured at cost, adjusted for observable price changes and impairments, if any, and as of both December 31, 2025 and 2024, the carrying value of its investment was $0.4 million, which is classified as investment in related party on the consolidated balance sheets.

6. Marketable Securities, Fair Value Measurements and Notes Payable

Marketable Securities:

The following is a summary of the Company’s available for sale securities:

	As of December 31, 2025
	Adjusted Cost		Gross Unrealized Gains		Gross Unrealized Losses			Fair Value
Marketable Securities:
Equity securities:
Common and Preferred Equity Securities	$	4,209	$	396	$	(93	)	$	4,512
Simon OP Units		18,336		18,732		-			37,068
		22,545		19,128		(93	)		41,580
Debt securities:
Corporate Bonds		1,007		47		-			1,054
Total	$	23,552	$	19,175	$	(93	)	$	42,634

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

	As of December 31, 2024
	Adjusted Cost		Gross Unrealized Gains		Gross Unrealized Losses			Fair Value
Marketable Securities:
Equity securities:
Common and Preferred Equity Securities	$	5,598	$	271	$	(173	)	$	5,696
Simon OP Units		18,336		16,148		-			34,484
Total	$	23,934	$	16,419	$	(173	)	$	40,180

As of both December 31, 2025 and 2024, the Company held 200,247 Simon OP Units. Subject to various conditions, the Simon OP Units may be exchanged for cash or a similar number of shares of Simon Inc.’s common stock (“Simon Stock”). Accordingly, the Simon OP Units are valued based on the closing price of Simon Stock, which was $185.11 per share and $172.21 per share as of December 31, 2025 and 2024, respectively. Additionally, the closing price of Simon Stock was $142.64 per share as of December 31, 2023.

Derivative Financial Instruments

The Company enters into interest rate cap contracts in order to reduce the effect of interest rate fluctuations on certain of its variable rate debt. The Company is exposed to credit risk in the event of non-performance by the counterparty to these financial instruments. Management believes the risk of loss due to non-performance to be minimal.

The Company accounts for interest rate cap contracts as economic hedges, marking these contracts to market, taking into account present interest rates compared to the contracted fixed rate over the life of the contract and recording the unrealized gain or loss on the interest rate cap contracts on the consolidated statements of operations. See Note 7.

Fair Value Measurements

Fair value is defined as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. Valuation techniques used to measure fair value must maximize the use of observable inputs and minimize the use of unobservable inputs.

The standard describes a fair value hierarchy based on three levels of inputs, of which the first two are considered observable and the last unobservable, that may be used to measure fair value:

	●	Level 1 – Quoted prices in active markets for identical assets or liabilities.

	●	Level 2 – Inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities; quoted prices in markets that are not active; or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

	●	Level 3 – Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets or liabilities.

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NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Marketable securities, available for sale, and derivative financial instruments measured at fair value on a recurring basis are as follows:

	Fair Value Measurement Using
As of December 31, 2025	Level 1		Level 2		Level 3		Total

Marketable Securities:
Common and Preferred Equity Securities	$	1,794	$	2,718	$	-	$	4,512
Simon OP Units		-		37,068		-		37,068
Corporate Bonds		-		1,054		-		1,054
Total	$	1,794	$	40,840	$	-	$	42,634

	Fair Value Measurement Using
As of December 31, 2024	Level 1		Level 2		Level 3		Total

Marketable Securities:
Common and Preferred Equity Securities	$	1,669	$	4,027	$	-	$	5,696
Simon OP Units		-		34,484		-		34,484
Total	$	1,669	$	38,511	$	-	$	40,180

The fair values of the Company’s common equity securities are measured using readily quoted prices for these investments which are listed for trade on active markets. The fair values of the Company’s corporate bonds and preferred equity securities are measured using readily available quoted prices for these securities; however, the markets for these securities are not active. Additionally, as noted and disclosed above, the Simon OP Units are ultimately exchangeable for cash or similar number of shares of Simon Stock, therefore the Company uses the quoted market price of Simon Stock to measure the fair value of the Simon OP Units.

As of December 31, 2025, the Company has not recognized an allowance for expected credit losses related to debt securities as the Company has not identified any unrealized losses for these investments attributable to credit factors. The Company’s unrealized loss on investments in debt securities was primarily caused by changes in interest rates. The Company does not intend to sell these investments and it is not more likely than not that the Company will be required to sell these investments before recovery of their amortized cost basis.

The following table summarizes the estimated fair value of the Company’s investments in debt securities with stated contractual maturity dates, accounted for as available-for-sale securities and classified by the contractual maturity date of the securities:

	As of
	December 31, 2025
Due in 1 year	$	-
Due in 1 year through 5 years		-
Due in 5 years through 10 years		-
Due after 10 years		1,054
Total	$	1,054

Notes Payable

Margin Loan

The Company has access to a margin loan (the “Margin Loan”) from a financial institution that holds custody of certain of the Company’s marketable securities. The Margin Loan, which is due on demand, bears interest at SOFR + 0.85% (4.54% as of December 31, 2025) and is collateralized by the marketable securities in the Company’s account. The amounts available to the Company under the Margin Loan are at the discretion of the financial institution and not limited to the amount of collateral in its account. There were no amounts outstanding under this Margin Loan as of both December 31, 2025 and 2024.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Line of Credit

The Company has a non-revolving credit facility (the “Line of Credit”) with a financial institution that provides for borrowings up to a maximum of $20.0 million, subject to a 40% loan-to-value ratio based on the fair value of the underlying collateral, which matures on November 30, 2026 and bears interest at SOFR + 1.35% (5.04% as of December 31, 2025). The Line of Credit is collateralized by an aggregate of 200,247 of Simon OP Units. As of December 31, 2025, the amount of borrowings available to be drawn under the Line of Credit was $14.8 million. No amounts were outstanding under the Line of Credit as of both December 31, 2025 and 2024. Additionally, the Company intends to seek an extension to the Line of Credit on or before its maturity date.

7. Mortgages Payable

The following table sets forth information for the Company’s Mortgages payable, net, excluding the Exterior Street Loans (aggregate outstanding principal balance of $40.0 million as of December 31, 2024), which were included in liabilities held for sale on the consolidated balance sheet as of December 31, 2024 as further discussed below:

Property	Interest Rate	Weighted Average Interest Rate for the Year Ended December 31, 2025	Maturity Date	Amount Due at Maturity		As of December 31, 2025			As of December 31, 2024

Gantry Park Landing	6.30%	6.30%	February 2030	$	64,860	$	66,558		$	-
Gantry Park Landing	(Repaid in full)						-			65,184
Lower East Side Moxy Hotel (Senior Loan)	SOFR + 3.25% (floor of 6.50%)	7.39%	September 2028		124,700		124,700			108,471
Lower East Side Moxy Hotel (Junior Loan)	SOFR + 7.75% (floor of 11.00%)	12.08%	September 2028		31,310		31,310			30,875
Santa Monica Project	(Extinguished)				-		-			19,476
Total mortgages payable		7.73%		$	220,870		222,568			224,006

Less: Deferred financing costs							(3,342	)		(2,754	)
Total mortgages payable, net						$	219,226		$	221,252

One-month SOFR as of December 31, 2025 and 2024 was 3.69% and 4.33%, respectively. The Company’s mortgage loans are secured by the indicated property and are non-recourse to the Company, unless otherwise indicated.

The following table shows the Company’s contractually scheduled mortgage principal maturities over the next five years and thereafter as of December 31, 2025. All amounts are based on the initial scheduled maturity date of the related debt.

	2026		2027		2028		2029		2030		Thereafter		Total
Principal maturities	$	760	$	811	$	156,137	$	-	$	64,860	$	-	$	222,568
Less: Deferred financing costs														(3,342	)
Total principal maturities, net													$	219,226

Gantry Park Mortgage Loan

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

As of December 31, 2025, the outstanding principal balance of the Gantry Park Mortgage Loan was $66.6 million.

Santa Monica Loan

Exterior Street Loans

On March 29, 2019, the Company obtained a $35.0 million loan (the “Exterior Street Loan”) from a financial institution which, commencing on October 10, 2020, bore interest at LIBOR + 2.25% through November 24, 2022. On December 21, 2021, the loan agreement was amended to provide an additional $7.0 million loan (the “Exterior Street Supplemental Loan” and together with the Exterior Street Loan, the “Exterior Street Loans”) which bore interest at LIBOR + 2.50% through November 24, 2022. The Exterior Street Loans required monthly interest-only payments with the outstanding principal balances due upon maturity. The Exterior Street Loans were collateralized by the Exterior Street Project.

On November 22, 2022, the Company and the financial institution entered into the second amendment to the Exterior Street Loans pursuant to which the interest rate on the Exterior Street Loans was adjusted to SOFR + 2.60% and their maturity dates were extended to November 24, 2023. On October 31, 2023, the Company and the financial institution entered into the third amendment to the Exterior Street Loans pursuant to which the interest rate on the Exterior Street Loans was adjusted to SOFR + 2.85% and their maturity dates were further extended to November 24, 2024. On November 22, 2024, the Company and the financial institution entered into the fourth amendment to the Exterior Street Loans pursuant to which the Company made a principal payment of $2.0 million on the Exterior Street Loans reducing their aggregating outstanding balance to $40.0 million, their interest rate was adjusted to SOFR + 3.00% and their maturity dates were further extended to August 22, 2025.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

During the fourth quarter of 2024, the Company entered into the Exterior Street Project Agreement providing for the sale of the Exterior Street Project to the Exterior Street Buyers. Additionally, during the fourth quarter of 2024, the Exterior Street Project met the criteria to be classified as held for sale and therefore, it and its other assets totaling $80.6 million and its associated liabilities totaling $42.2 million (including $40.0 million of aggregate outstanding mortgage indebtedness) were classified as held for sale on the consolidated balance sheet as of December 31, 2024.

On July 18, 2025, the Company completed the disposition of the Exterior Street Project pursuant to the terms of the Exterior Street Project Agreement. In connection with the disposition of the Exterior Street Project, the Company repaid in full the Exterior Street Loans of $40.0 million.

Moxy Mortgage Loans

On November 29, 2023, the Company entered into a senior mortgage loan facility (the “Moxy Senior Loan”) with an unrelated third party providing for up to $110.0 million. At closing, $106.1 million of proceeds were advanced under the Moxy Senior Loan and the remaining availability of $3.9 million could only be drawn to cover operating losses, subject to various conditions. The Moxy Senior Loan bore interest at SOFR + 4.00%, subject to a 7.50% floor, and was scheduled to mature on December 1, 2026, with two one-year extension options subject to the satisfaction of certain conditions. As of December 31, 2024, the outstanding principal balance of the Moxy Senior Loan was $108.5 million and its remaining availability was $1.5 million.

Simultaneously on November 29, 2023, the Company also entered into a junior mortgage loan facility (the “Moxy Junior Loan” and together with the Moxy Senior Loan the “Moxy Mortgage Loans”) with an unrelated third party providing for up to $31.3 million. At closing, $30.2 million of proceeds were advanced under the Moxy Junior Loan and the remaining availability of $1.1 million could only be drawn for operating losses, subject to various conditions. The Moxy Junior Loan bore interest at SOFR + 8.75%, subject to a 12.25% floor, and was scheduled to mature on December 1, 2026, with two one-year extension options subject to the satisfaction of certain conditions. As of December 31, 2024, the outstanding principal balance of the Moxy Junior Loan was $30.9 million and its remaining availability was $0.4 million.

Pursuant to the terms of the Moxy Mortgage Loans, the Company is required to enter into interest rate cap contracts with an aggregate notional amount equal to the total maximum amount available under the Moxy Mortgage Loans for as long as they remain outstanding.

On November 29, 2023, the Company entered into two interest rate cap agreements with notional amounts of $110.0 million and $31.3 million pursuant to which the SOFR rate was capped at 5.50% through June 1, 2025 and December 1, 2024, respectively.

In November 2024, the Company extended the term of the interest rate cap agreement with the notional amount of $31.3 million through December 1, 2025. Subsequently in November 2025, the Company further extended the term of this interest rate cap contract through December 1, 2026.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

On May 30, 2025, the Company extended the term of the interest rate cap agreement with the notional amount of $110.0 million through June 1, 2026. In connection with the amendment of the Moxy Senior Loan, the Company restructured this interest rate cap agreement to increase its notional amount by $14.7 million to $124.7 million pursuant to which the SOFR rate is capped at 5.50% through June 1, 2026.

As of December 31, 2025, the aggregate outstanding principal balance of the Moxy Mortgage Loans was $156.0 million.

The Moxy Mortgage Loans require the maintenance of a prescribed minimum debt yield ratio (“DYR”) measured at the end of each calendar quarter based on the trailing twelve months of operating results from the Lower East Side Moxy Hotel, subject to various adjustments at the lender’s discretion. However, any failure to meet the DYR does not constitute an event of default; rather, it provides the lender with the option to elect to retain any excess cash flow from the Lower East Side Moxy Hotel until the DYR is met. The Company also has the ability, at our option, to make proportional principal paydowns to the Moxy Senior Loan and the Moxy Junior Loan to achieve financial covenant compliance.

During the fourth quarter of 2025, the lender informed the Company that it did not meet the minimum DYR as of September 30, 2025 as a result of their discretionary adjustments and therefore, they have elected to retain any excess cash flow from the operations of the Lower East Side Moxy Hotel until the minimum DY is met. As of December 31, 2025, a total of $6.8 million was held by the lender in escrow accounts, which is included in restricted cash on the consolidated balance sheet.

Based on the trailing twelve months of operating results of the Lower East Side Moxy Hotel, the Company also does not expect to meet the minimum DYR as of December 31, 2025, assuming similar discretionary adjustments will be made by the lender.

Financial Covenant Compliance and Mortgage Debt Maturities

Certain of the Company’s debt agreements require the maintenance of certain ratios, including debt service coverage and debt yield. As of December 31, 2025, the Company was in compliance with all of its financial debt covenants, other than for the Moxy Mortgage Loans as discussed above. Additionally, certain of the Company’s mortgages payable also contain clauses providing for prepayment penalties.

The Company has no additional significant maturities of mortgage debt over the next 12 months from the date of these consolidated financial statements.

8. Land Holdings

The Company previously wholly owned certain land parcels (collectively, the “Land Holdings”) located in St. Augustine, Florida.

During the year ended December 31, 2024, the Company completed a series of disposition transactions related to its Land Holdings, including certain associated municipal impact fee credits, for an aggregate contractual sales price of $25.0 million and recognized an aggregate gain on disposition of real estate of $19.0 million. These disposition transactions generated aggregate net sales proceeds of $25.0 million and as a result, all of the Company’s Land Holdings have been sold.

These disposition transactions consisted of (i) the second quarter sales of two land parcels, each to an unrelated third-party, for an aggregate contractual sales price of $14.8 million resulting in an aggregate gain on disposition of real estate of $10.9 million; (ii) the third quarter sale of municipal impact fee credits to an unrelated third-party for a contractual sales price of $2.7 million resulting in gain on disposition of real estate of $2.7 million and (iii) the fourth quarter sale of all of the Company’s remaining land parcels to an unrelated third party for a contractual sales price of $7.5 million resulting in a gain on disposition of real estate of $5.5 million.

9. Company’s Stockholder’s Equity

Preferred Shares

Shares of preferred stock may be issued in the future in one or more series as authorized by the Board of Directors. Prior to the issuance of shares of any series, the Board of Directors is required by the Company’s charter to fix the number of shares to be included in each series and the terms, preferences, conversion or other rights, voting powers, restrictions, limitations as to dividends or other distributions, qualifications and terms or conditions of redemption for each series. Because the Board of Directors has the power to establish the preferences, powers and rights of each series of preferred stock, it may provide the holders of any series of preferred stock with preferences, powers and rights, voting or otherwise, senior to the rights of holders of our common stock. The issuance of preferred stock could have the effect of delaying, deferring or preventing a change in control of the Company, including an extraordinary transaction (such as a merger, tender offer or sale of all or substantially all of our assets) that might provide a premium price for holders of the Company’s common stock. As of December 31, 2025 and 2024, the Company had no outstanding preferred shares.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Common Shares

All of the Common Shares offered by the Company are or will be duly authorized, fully paid and nonassessable. Subject to the preferential rights of any other class or series of stock and to the provisions of its charter regarding the restriction on the ownership and transfer of Common Shares, holders of the Company’s Common Shares are entitled to receive distributions if authorized by the Board of Directors and to share ratably in the Company’s assets available for distribution to the stockholders in the event of a liquidation, dissolution or winding-up.

Each outstanding Common Share entitles the holder to one vote on all matters submitted to a vote of stockholders, including the election of directors. There is no cumulative voting in the election of directors, which means that the holders of a majority of the outstanding Common Shares can elect all of the directors then standing for election, and the holders of the remaining Common Shares will not be able to elect any directors.

Holders of the Company’s Common Shares have no conversion, sinking fund, redemption or exchange rights, and have no preemptive rights to subscribe for any of its securities. Maryland law provides that a stockholder has appraisal rights in connection with some transactions. However, the Company’s charter provides that the holders of its Common Shares do not have appraisal rights unless a majority of the Board of Directors determines that such rights shall apply. Common Shares of the Company have equal dividend, distribution, liquidation and other rights.

Under its charter, the Company cannot make certain material changes to its business form or operations without the approval of stockholders holding at least a majority of the Common Shares entitled to vote on the matter. These include (1) amendment of its charter, (2) its liquidation or dissolution, and (3) to the extent required under Maryland law its reorganization, and (4) its merger, consolidation or the sale or other disposition of all or substantially all of its assets.

SRP

The Company’s share repurchase program, as amended from time to time (the “SRP”) by the Board of Directors, may provide its stockholders with limited, interim liquidity by enabling them to sell their Common Shares back to the Company, subject to various restrictions.

The Company’s shareholder redemption program (the “SRP”) provides for redemption requests to be submitted in connection with either a stockholder’s death or certain hardships and the price for all such purchases has been set at the Company’s estimated net asset value per Common Share (“NAV per Share”) as of the date of actual redemption. The Company’s estimated NAV per Share is determined by the Board of Directors and reported by it from time to time. Requests for redemptions in connection with a stockholder’s death must be submitted and received by the Company within one year of the stockholder’s date of death to be eligible for consideration.

Additionally, the Board of Directors has established that on an annual basis the Company will not redeem in excess of 1.0% and 0.5% of the number of Common Shares outstanding as of the end of the preceding year for either death redemptions or hardship redemptions, respectively. Additionally, eligible redemption requests are generally expected to be processed on a quarterly basis and will be subject to proration if either type of redemption requests exceeds the annual limitations established by the Board of Directors. Furthermore, the Board of Directors may, at their sole discretion, amend or suspend the SRP at any time without any notice to stockholders.

During the year ended December 31, 2025, the Company repurchased 320,063 Common Shares at a weighted average price per share of $11.15. During the year ended December 31, 2024, the Company repurchased 324,684 Common Shares at a weighted average price per share of $11.85.

DRIP

The Company’s distribution reinvestment program (“DRIP”) provides its shareholders with an opportunity to purchase additional Common Shares at a discount to the Company’s estimated NAV per Share. Under the Company’s DRIP, a shareholder may acquire, from time to time, additional Common Shares by reinvesting any cash distributions payable by the Company to such shareholder, without incurring any brokerage commission, fees or service charges.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

The Company’s current DRIP Registration Statement on Form S-3D was filed and became effective as amended and restated, under the Securities Act on October 25, 2018.

Pursuant to the terms of the Company’s DRIP, its stockholders who elect to participate may invest all or a portion of any cash distributions that the Company pays them on their Common Shares in additional Common Shares at a purchase price equal to 95% of the Company’s estimated NAV per Share in effect as of the record date of such distribution. Effective on March 20, 2026, the Board of Directors determined and approved the Company’s NAV per Share of $11.66 as of December 31, 2025. As a result, effective on that date, the purchase price for Common Shares under the DRIP became $11.08 per share. During the years ended December 31, 2025 and 2024, the Company did not issue any Common Shares under the DRIP. As of December 31, 2025, 9.9 million Common Shares were available for issuance under our DRIP.

The Board of Directors reserves the right to terminate the DRIP for any reason without cause by providing notice of the termination to Company’s participating stockholders by either including such information in (a) a current report on Form 8-K, an annual report on Form 10-K or a quarterly report on Form 10-Q, all of which are publicly filed with the SEC or (b) a separate mailing to its participating stockholders.

Distributions on Common Shares

The Company made an election to qualify as a REIT for federal income tax purposes commencing with our taxable year ended December 31, 2005. U.S. federal tax law requires a REIT to distribute at least 90% of its annual REIT taxable income (which does not equal net income, as calculated in accordance with GAAP determined without regard to the deduction for dividends paid and excluding any net capital gain in order to maintain its REIT status. However, in order to continue to qualify for REIT status, it is possible the Company may be unable to make any such required distributions if they are in an amount in excess of its available cash.

The Company’s distributions, if any, are authorized at the discretion of the Board of Directors based on their analysis of the Company’s performance over the previous periods and expectations of performance for future periods. The Board of Directors considers various factors in its determination, including but not limited to, the Company’s sources and availability of capital, its operating and interest expenses, its ability to refinance near-term debt, as well as the Internal Revenue Service’s annual distribution requirement that REITs distribute no less than 90% of their taxable income. Although the Board of Directors’ decisions will be substantially influenced by the intention to maintain the Company’s federal tax status as a REIT, the Company cannot provide assurance that it will pay distributions at any particular level, or at all.

No distributions have been declared or paid on the Company’s Common Shares subsequent to the distribution for the third quarter of 2023.

See Note 11 for discussion of distributions related to the SLP Units.

10. Noncontrolling Interests

Partners of Operating Partnership

In addition, an aggregate 497,209 Common Units were issued to other unrelated parties during 2008 and 2009 and remain outstanding as of December 31, 2025.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Other Noncontrolling Interests in Consolidated Subsidiaries

Other noncontrolling interests in consolidated subsidiaries include the joint venture ownership interests held by either the Sponsor or its affiliates in (i) PRO through its liquidation on December 26, 2024, (ii) the 2^nd Street Joint Venture and (iii) the Santa Monica Joint Venture. PRO’s holdings principally consisted of Simon OP Units. The 2^nd Street Joint Venture owns Gantry Park Landing and the Santa Monica Joint Venture previously owned certain land parcels located in Santa Monica, California, on which the Santa Monica Project, a multifamily residential project had been proposed. The Santa Monica Joint Venture transferred its ownership interest in the Santa Monica Project to the mortgage lender on June 18, 2025 (see Notes 3 and 7 for additional information).

Share Description

See Note 11 for discussion of rights related to SLP Units. The Common Units of the Operating Partnership have similar rights as those of the Company’s Common Shares, including distribution rights.

Noncontrolling Interest of Subsidiaries within the Operating Partnership

PRO

During 2009, the Operating Partnership acquired certain membership interests in Prime Outlets Acquisition Company (“POAC”) and Mill Run, LLC (“Mill Run”), which were subsequently contributed to PRO in exchange for a 99.99% managing membership interest in PRO. In addition, the Company contributed $3 for a 0.01% non-managing membership interest in PRO. Because the Operating Partnership was the managing member with control, PRO was consolidated into the results and financial position of the Company. In connection with the acquisitions of the membership interests in POAC and Mill Run, the Advisor accepted a 19.17% profit membership interest in PRO in lieu of an acquisition fee and assigned its rights to receive distributions to the Sponsor, who assigned the same to David Lichtenstein. Distributions were split between the three members in proportion to their respective profit interests. PRO subsequently disposed of all of its membership interests in POAC and Mill Run in August 2010 and through its liquidation on December 26, 2024, its holdings primarily consisted of Simon OP Units.

On September 19, 2018, the Sponsor transferred 9.14% of its profit membership interest in PRO to the Operating Partnership. As of December 31, 2023, the Sponsor had a 10.03% profit membership interest in PRO, which was accounted for as a noncontrolling interest.

On December 26, 2024, PRO was liquidated through a non-cash distribution of its remaining holdings, which consisted of 89,695 Simon OP Units, to its members. The Sponsor received 8,996 Simon OP Units and the Company, through Marco III LP Units, LLC, a wholly owned subsidiary of the Operating Partnership, received 80,699 Simon OP Units. As a result of this distribution, PRO was fully liquidated. The Simon OP Units were marked to market through the date of the distribution and the non-cash distribution to the Sponsor was then accounted for as a distribution to noncontrolling interests at fair value. The Company used the closing price of Simon Stock of $173.80 per share as of December 26, 2024, to estimate the fair value of the non-cash distribution of $1.6 million to the noncontrolling interest. The difference between the non-cash distribution amount of $1.6 million and the carrying value of the Sponsor’s remaining equity interest in PRO as of the date of distribution of $1.4 million, was recorded as a decrease of $0.2 million to the Company’s additional paid in capital.

The Company’s net earnings allocated to noncontrolling interests in its consolidated statements of operations included the interest in PRO held by our Sponsor through PRO’s date of liquidation on December 26, 2024.

2^nd Street Joint Venture

In August 2011, the Operating Partnership and the Sponsor and other related parties formed the 2^nd Street Joint Venture, which owns Gantry Park Landing. The Operating Partnership has a 59.2% membership interest in the 2^nd Street Joint Venture (the “2^nd Street JV Interest”). The 2^nd Street JV Interest is a managing membership interest. The Sponsor and other related parties have an aggregate 40.8% non-managing membership interest with certain consent rights with respect to major decisions. Contributions are allocated in accordance with each investor’s ownership percentage. Earnings, cash contributions and cash distributions are allocated in accordance with each investor’s ownership percentage. As the Operating Partnership through the 2^nd Street Joint Venture Interest has the power to direct the activities of the 2^nd Street Joint Venture that most significantly impact the performance, the Company consolidates the operating results and financial condition of the 2^nd Street Joint Venture and accounts for the ownership interests of the Sponsor and other related parties as noncontrolling interests.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Distributions

During the year ended December 31, 2025, the Company made total cash distributions to noncontrolling interests of $2.0 million, which consisted primarily of distributions from 2^nd Street Joint Venture. During the year ended December 31, 2024, the Company made total distributions to noncontrolling interests of $1.6 million, which consisted primarily of the non-cash distribution of Simon OP Units from PRO in connection with its liquidation as disclosed above.

11. Related Party Transactions

The Company has agreements with the Advisor and its affiliates to pay certain fees, as follows, in exchange for services performed by these entities and other related parties. The Company’s ability to secure financing and subsequent real estate operations are dependent upon its Advisor and their affiliates to perform such services as provided in these agreements.

Fees		Amount
Acquisition Fee		The Advisor is paid an acquisition fee equal to 2.75% of the gross contractual purchase price (including any mortgage assumed) of each property purchased. The Advisor or its affiliates are also reimbursed for expenses that they incur in connection with the purchase of a property. The acquisition fee and acquisition-related expenses for any particular property, including amounts payable to related parties, will not exceed, in the aggregate 5% of the gross contractual purchase price (including mortgage assumed) of the property.

Property Management – Multifamily Residential/Retail		The property managers are paid a monthly management fee of up to 5% of the gross revenues from multifamily residential and retail properties. The Company pays the property managers a separate fee for (i) the development of, (ii) the one-time initial rent-up or (iii) the leasing-up of newly constructed properties in an amount not to exceed the fee customarily charged in arm’s length transactions by others rendering similar services in the same geographic area for similar properties as determined by a survey of brokers and agents in such area.

Property Management - Office/Industrial		The property managers are paid monthly property management and leasing fees of up to 4.5% of gross revenues from office and industrial properties. In addition, the Company pays the property managers a separate fee for the one-time initial rent-up or leasing-up of newly constructed properties in an amount not to exceed the fee customarily charged in arm’s length transactions by others rendering similar services in the same geographic area for similar properties as determined by a survey of brokers and agents in such area.

Asset Management Fee		The Advisor or its affiliates are paid an asset management fee of 0.55% of the Company’s average invested assets, as defined, payable quarterly in an amount equal to 0.1375 of 1% of average invested assets as of the last day of the immediately preceding quarter.

Reimbursement of
Other expenses

For any year in which the Company qualifies as a REIT, the Advisor must reimburse the Company for the amounts, if any, by which the total operating expenses, the sum of the advisor asset management fee plus other operating expenses paid during the previous fiscal year exceed the greater of 2% of average invested assets, as defined, for that fiscal year, or, 25% of net income, as defined, for that fiscal year. Items such as interest payments, taxes, non-cash expenditures, organization and offering expenses, and acquisition fees and expenses are excluded from the definition of total operating expenses, which otherwise includes the aggregate expense of any kind paid or incurred by the Company.

The Advisor or its affiliates are reimbursed for expenses that may include costs of goods and services, administrative services and non-supervisory services performed directly for the Company by independent parties.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

SLP Units

In connection with the Company’s Offering, Lightstone SLP, LLC, an affiliate of the Sponsor, purchased SLP Units in the Operating Partnership for an aggregate of $30.0 million. These SLP Units, the purchase price of which will be repaid only after stockholders receive a stated preferred return and their net investment, may entitle Lightstone SLP, LLC to a portion of any regular distributions made by the Operating Partnership.

No distributions have been declared or paid on the SLP Units subsequent to the distribution for the second quarter of 2023. Until distributions on Common Shares are brought current to at least an annualized rate of 7% assuming a purchase price of $10.00 per share, no distributions will be declared on the SLP Units. Any future distributions on the SLP Units will always be subordinated until stockholders receive a stated preferred return.

The SLP Units also entitle Lightstone SLP, LLC to a portion of any liquidating distributions made by the Operating Partnership. The value of such distributions will depend upon the net sale proceeds upon the liquidation of Lightstone REIT I and, therefore, cannot be determined at the present time. Liquidating distributions to Lightstone SLP, LLC will always be subordinated until stockholders receive a distribution equal to their initial investment plus a stated preferred return, as described below:

Operating Stage Distributions		Amount of Distribution
7% Stockholder Return Threshold		Once a cumulative non-compounded return of 7% per year on their net investment is realized by stockholders, Lightstone SLP, LLC is eligible to receive available distributions from the Operating Partnership until it has received an amount equal to a cumulative non-compounded return of 7% per year on the purchase price of the special general partner interests. “Net investment” refers to $10 per share, less a pro rata share of any proceeds received from the sale or refinancing of the Company’s assets.

12% Stockholder Return Threshold		Once a cumulative non-compounded return of 12% per year is realized by stockholders on their net investment (including amounts equaling a 7% return on their net investment as described above), 70% of the aggregate amount of any additional distributions from the Operating Partnership will be payable to the stockholders, and 30% of such amount will be payable to Lightstone SLP, LLC.

Returns in Excess of 12%		After the 12% return threshold is realized by stockholders, 60% of any remaining distributions from the Operating Partnership will be distributable to stockholders, and 40% of such amount will be payable to Lightstone SLP, LLC.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Liquidating Stage Distributions		Amount of Distribution
7% Stockholder Return Threshold		Once stockholders have received liquidation distributions, and a cumulative non-compounded 7% return per year on their initial net investment, Lightstone SLP, LLC will receive available distributions until it has received an amount equal to its initial purchase price of the special general partner interests plus a cumulative non-compounded return of 7% per year.

12% Stockholder Return Threshold		Once stockholders have received liquidation distributions [in an amount equal to their net investment] plus a cumulative non-compounded return of 12% per year on their initial net investment (including amounts equaling a 7% return on their net investment as described above), 70% of the aggregate amount of any additional distributions from the Operating Partnership will be payable to the stockholders, and 30% of such amount will be payable to Lightstone SLP, LLC.

Returns in Excess of 12%		After stockholders have received liquidation distributions [in an amount equal to their net investment] plus a cumulative non-compounded return of 12% per year on their initial net investment, 60% of any remaining distributions from the Operating Partnership will be distributable to stockholders, and 40% of such amount will be payable to Lightstone SLP, LLC.

Amounts owed to the Advisor and its affiliated entities are included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheets. During the first quarter of 2024, the Advisor agreed to allow the Company to temporarily defer the payment of asset management fees. As of December 31, 2024, the Company owed the Advisor and its affiliated entities an aggregate of $3.0 million. Primarily as a result of the net proceeds from the sale of the Exterior Street Project in July 2025, during the third quarter of 2025 the Company paid the Advisor all the asset management fees for which payment had been previously deferred and then resumed timely payments of quarterly asset management fees as they become due. As of December 31 2025, the Company owed the Advisor and its affiliated entities an aggregate of $1.0 million.

The following table represents the fees incurred and reimbursement associated with the payments to the Sponsor, Advisor and their affiliates:

	For the Years Ended December 31,
	2025		2024

Asset management fees (general and administrative costs)	$	1,933	$	1,998
Property management fees (property operating expenses)		317		307
Acquisition fees ⁽¹⁾		82		-
Development fees and cost reimbursement ⁽²⁾		118		64
Total	$	2,450	$	2,369

(1)

Acquisition fee of $0.1 million was capitalized and is reflected in the carrying value of our investment in the LSG Joint Venture. which is included in investments in unconsolidated affiliated entities on the consolidated balance sheets.

(2)

Development fees and the reimbursement of development-related costs that the Company pays to the Advisor and its affiliates are capitalized and are included in the carrying value of the associated development project which are generally classified as development projects on the consolidated balance sheets until construction is substantially co1mpleted unless the associated development project meets the criteria to be classified as held for sale. Once construction is substantially completed these amounts are recorded as property operating expenses.

12. Commitments and Contingencies

Hotel Franchise Agreement

The Lower East Side Moxy Hotel operates pursuant to a 30-year franchise agreement (the “Hotel Franchise Agreement”) with Marriott International, Inc. (“Marriott”). The Hotel Franchise Agreement provides for the Company to pay franchise fees and marketing fund charges equal to certain prescribed percentages of gross room sales, as defined. Additionally, pursuant to the terms of the Hotel Franchise Agreement, the Company received a key money (the “Key Money”) payment of $4.7 million from Marriott during the fourth quarter of 2022. The Key Money, which is included in accounts payable, accrued expenses and other liabilities on the consolidated balance sheets is being amortized as a reduction to franchise fees over the term of the Hotel Franchise Agreement. As of both December 31, 2025 and 2024, the remaining unamortized balance of the Key Money was $4.2 million and $4.4 million, respectively. Pursuant to the terms of the Hotel Franchise Agreement, the Company may be obligated to return the unamortized portion of the Key Money back to Marriott upon the occurrence of certain events. The franchise fees and marketing fund charges are recorded as a component of hotel operating expenses in the consolidated statements of operations.

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LIGHTSTONE VALUE PLUS REIT I, INC. AND SUBSIDIARIES

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

For the Years Ended December 31, 2025 and 2024

(Dollar amounts in thousands, except per share/unit data and where indicated in millions)

Hotel Management Agreements

With respect to the Lower East Side Moxy Hotel, the Company has entered into a hotel management agreement, food and beverage operations management agreement and an asset management agreement (collectively, the “Hotel Management Agreements”) with various third-party management companies pursuant to which they provide oversight and management over the operation of the Lower East Side Moxy Hotel and its food and beverage venues and receive payment of certain prescribed management fees, generally based on a percentage of revenues and certain incentives for exceeding targeted earnings thresholds. The management fees are recorded as a component of hotel operating expenses on the consolidated statements of operations. The Hotel Management Agreements have initial terms ranging from 5 to 20 years.

Legal Proceedings

From time to time in the ordinary course of business, Lightstone REIT I may become subject to legal proceedings, claims or disputes.

Other than the aforementioned matter, the Company is not a party to any material pending legal proceedings of which the outcome is probable or reasonably possible to have a material adverse effect on its results of operations or financial condition, which would require accrual or disclosure of the contingency and possible range of loss.

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PART II. CONTINUED:

ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND FINANCIAL DISCLOSURE:

None

Item 9A. CONTROLS AND PROCEDURES

Disclosure Controls and Procedures. As of December 31, 2025, we conducted an evaluation under the supervision and with the participation of the Advisor’s management, including our Chairman and Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures. The term “disclosure controls and procedures,” as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Act of 1934, as amended, or the Exchange Act, means controls and other procedures of a company that are designed to ensure that information required to be disclosed by the company in the reports it files or submits under the Exchange Act is recorded, processed, summarized and reported, within the time periods specified in the SEC’s rules and forms. Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the Exchange Act is accumulated and communicated to the company’s management, including its principal executive and principal financial officers, or persons performing similar functions, as appropriate, to allow timely decisions regarding required disclosure. Based on this evaluation, our Chairman and Chief Executive Officer and Chief Financial Officer concluded as of December 31, 2025 that our disclosure controls and procedures were adequate and effective.

Management’s Report on Internal Control over Financial Reporting. Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Exchange Act Rules 13a-15(f) and 15d-15(f). Our internal control system is a process designed by, or under the supervision of, our Chairman and Chief Executive Officer and Chief Financial Officer and effected by our Board, management and other personnel to provide reasonable assurance regarding the reliability of our financial reporting and the preparation of financial statements for external reporting purposes in accordance with generally accepted accounting principles.

Our internal control over financial reporting includes policies and procedures that:

●

pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect transactions and disposition of assets;

●

provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures are being made only in accordance with the authorization of our management and directors; and

●

provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of our assets that could have a material effect on our financial statements.

Because of inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

Management assessed the effectiveness of our internal control over financial reporting as of December 31, 2025. In making this assessment, they used the control criteria framework of the Committee of Sponsoring Organizations, or COSO, of the Treadway Commission published in its report entitled Internal Control—Integrated Framework (2013). Based on this evaluation, our management has concluded that our internal control over financial reporting was effective as of December 31, 2025.

This annual report does not include an attestation report of the Company’s independent registered public accounting firm regarding internal control over financial reporting. Management’s report was not subject to attestation by the Company’s independent registered public accounting firm.

Changes in Internal Control over Financial Reporting. There were no changes in our internal control over financial reporting during the quarter ended December 31, 2025 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

ITEM 9B. OTHER INFORMATION:

None.

ITEM 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections:

None.

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PART III.

ITEM 10. DIRECTORS AND EXECUTIVE OFFICERS OF THE REGISTRANT

Directors

The following table presents certain information as of March 16, 2026 concerning each of our directors serving in such capacity:

Name	Age	Principal Occupation and	Year Term of Office Will Expire		Served as a Director Since

David Lichtenstein	65	Chief Executive Officer, President and Chairman of the Board of Directors		2026		2004

George R. Whittemore	76	Director		2026		2006

Alan Retkinski	54	Director		2026		2019

Howard E. Friedman	60	Director		2026		2021

David Lichtenstein is the Chairman of our Board of Directors and our Chief Executive Officer, and is the Chief Executive Officer of our Advisor. Mr. Lichtenstein founded both American Shelter Corporation and The Lightstone Group. From 1988 to the present, Mr. Lichtenstein has served as Chairman of the Board of Directors and Chief Executive Officer of The Lightstone Group, directing all aspects of the acquisition, financing and management of a diverse portfolio of multifamily, lodging, retail and industrial properties located in 20 states, and Puerto Rico. From April 2008 to present, Mr. Lichtenstein has served as the Chairman of the board of directors and Chief Executive Officer of Lightstone Value Plus REIT II, Inc. (“Lightstone REIT II”) and Lightstone Value Plus REIT II LLC, its advisor. From October 2012 to the present, Mr. Lichtenstein has served as the Chairman of the board of directors of Lightstone Value Plus REIT III, Inc. (“Lightstone REIT III”) and from April 2013 to the present, as the Chief Executive Officer of Lightstone REIT III and of Lightstone Value Plus REIT III LLC. From September 2014 to the present, Mr. Lichtenstein has served as Chairman of the Board of Directors and Chief Executive Officer of Lightstone Value Plus REIT IV, (“Lightstone REIT IV”), and as Chief Executive Officer of Lightstone Real Estate Income LLC, its advisor. From October 2014 to the present, Mr. Lichtenstein has served as Chairman of the Board of Directors and Chief Executive Officer of Lightstone Enterprises Limited (“Lightstone Enterprises”). On December 19, 2023, Mr. Lichtenstein was appointed to the Board of Directors of Lightstone Value Plus REIT V, Inc. (“Lightstone V”) and is Chairman and Chief Executive Officer of its advisor. Mr. Lichtenstein previously served as Chairman of the Board of Directors of Lightstone V from September 28, 2017 through August 30, 2021, when he was appointed Chairman Emeritus. From July 2015 to the present, Mr. Lichtenstein has served as a member of the Board of Directors of the New York City Economic Development Corporation. Mr. Lichtenstein is a member of the International Council of Shopping Centers and the National Association of Real Estate Investment Trusts, Inc., an industry trade group, as well as, a member of the Board of Directors of Touro College and New York Medical College. Mr. Lichtenstein has been selected to serve as a director due to his extensive experience and networking relationships in the real estate industry, along with his experience in acquiring and financing real estate properties.

George R. Whittemore is one of our independent directors. From April 2008 to the present, Mr. Whittemore has served as a member of the board of directors of Lightstone REIT II and from December 2013 to present, has served as a member of the board of directors of Lightstone REIT III. Previously, Mr. Whittemore served as a Director and member of the Audit Committee of Village Bank Financial Corporation in Richmond, Virginia, a publicly traded company, through May 2023. Mr. Whittemore previously served as a Director of Condor Hospitality, Inc. in Norfolk, Nebraska, a publicly traded company, from November 1994 to March 2016. Mr. Whittemore previously served as a Director and Chairman of the Audit Committee of Prime Group Realty Trust from July 2005 until December 2012. Mr. Whittemore previously served as President and Chief Executive Officer of Condor Hospitality Trust, Inc. from November 2001 until August 2004 and as Senior Vice President and Director of both Anderson & Strudwick, Incorporated, a brokerage firm based in Richmond, Virginia, and Anderson & Strudwick Investment Corporation, from October 1996 until October 2001. Mr. Whittemore has also served as a Director, President and Managing Officer of Pioneer Federal Savings Bank and its parent, Pioneer Financial Corporation, from September 1982 until August 1994, and as President of Mills Value Adviser, Inc., a registered investment advisor. Mr. Whittemore is a graduate of the University of Richmond. Mr. Whittemore has been selected to serve as an independent director due to his extensive experience in accounting, banking, finance and real estate.

Alan Retkinski is one of our independent directors. Since 2004, Mr. Retkinski has been the president of Lexington Realty International, a national multifaceted real estate brokerage firm specializing in investment sales, retail leasing, lease preparation/negotiating and management. Mr. Retkinski has been selected to serve as an independent director due to his extensive experience in real estate transactions.

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Howard E. Friedman is our is one of our independent directors. Mr. Friedman is the Founding Partner of Lanx Management LLC, a hedge “fund of funds” founded in 2001. Mr. Friedman co-founded Watermark Press, Inc. in 1989 and served as its Publisher and Chief Executive Officer until 1998 when it was sold to Cendent Corp. Mr. Friedman is a director of Sinclair Broadcast Group, Inc. (NASDAQ: SBGI), where he has served since January 2015. Mr. Friedman also serves on the Compensation Committee and as the chair of the Nominating and Corporate Governance Committee of Sinclair Broadcast Group, Inc. From 2006 to 2010, Mr. Friedman served as President and then Chairman of the Board of the American Israel Public Affairs Committee (AIPAC). From 2010 to 2012, he served as the President of the American Israel Educational Foundation, the charitable arm of AIPAC. He is the past Chair of the Board of The Associated: Jewish Community Federation of Baltimore. From 2004 to 2017, Mr. Friedman served on the advisory board of Johns Hopkins Bloomberg School of Public Health. He currently serves as the Honorary Chairman of the Board of the Union of Orthodox Jewish Congregations of America. In addition, Mr. Friedman serves on the boards of Touro College and University System, Talmudical Academy, and the Simon Wiesenthal Center. Mr. Friedman has been selected to serve as an independent director due to his extensive skills in finance, management and investment matters.

Executive Officers:

The following table presents certain information as of March 16, 2026 concerning each of our executive officers serving in such capacities:

Name	Age	Principal Occupation and Positions Held

David Lichtenstein	65	Chief Executive Officer and Chairman of the Board of Directors

Mitchell Hochberg	73	President

Joseph Teichman	52	General Counsel

Seth Molod	62	Chief Financial Officer and Treasurer

David Lichtenstein for biographical information about Mr. Lichtenstein, see ’‘Management — Directors.”

Mitchell Hochberg is our President and Chief Operating Officer and has also served as President and Chief Operating Officer of Lightstone REIT II since December 2013. Mr. Hochberg also serves as the President and Chief Operating Officer of our sponsor. From April 2013 to the present, Mr. Hochberg has served as President and Chief Operating Officer of Lightstone REIT III and its advisor. From September 2014 to the present, Mr. Hochberg has served as President and Chief Operating Officer of Lightstone REIT IV and its advisor. From October 2014 to the present, Mr. Hochberg has served as President of Lightstone Enterprises. Mr. Hochberg was appointed Chief Executive Officer of Behringer Harvard Opportunity REIT I, Inc. (“BH OPP I”) and Lightstone REIT V effective as of September 28, 2017, and on August 31, 2021, was appointed Chairman of the Board of Directors of Lightstone REIT V. Prior to joining The Lightstone Group in August 2012, Mr. Hochberg served as principal of Madden Real Estate Ventures, a real estate investment, development and advisory firm specializing in hospitality and residential projects from 2007 to August 2012 when it combined with our sponsor. Mr. Hochberg held the position of President and Chief Operating Officer of Ian Schrager Company, a developer and manager of innovative luxury hotels and residential projects in the United States from early 2006 to early 2007 and prior to that Mr. Hochberg founded Spectrum Communities, a developer of luxury residential neighborhoods in the Northeast in 1985 where for 20 years he served as its President and Chief Executive Officer. Mr. Hochberg served on the board of directors of Belmond Ltd from 2009 to April 2019. Additionally, through October 2014 Mr. Hochberg served on the board of directors and as Chairman of the board of directors of Orleans Homebuilders, Inc. Mr. Hochberg received his law degree from Columbia University School of Law where he was a Harlan Fiske Stone Scholar and graduated magna cum laude from New York University College of Business and Public Administration with a Bachelor of Science degree in accounting and finance.

Joseph E. Teichman is our General Counsel and also serves as General Counsel of Lightstone REIT II, Lightstone REIT III and Lightstone REIT IV and their respective advisors. Mr. Teichman also serves as Executive Vice President and General Counsel of our Advisor and Sponsor. From October 2014 to the present, Mr. Teichman has served as Secretary and a Director of Lightstone Enterprises. Prior to joining us in January 2007, Mr. Teichman practiced law at the law firm of Paul, Weiss, Rifkind, Wharton & Garrison LLP in New York, NY from September 2001 to January 2007. Mr. Teichman earned his J.D. from the University of Pennsylvania Law School in May 2001. Mr. Teichman earned a B.A. from Beth Medrash Govoha, Lakewood, NJ. Mr. Teichman is licensed to practice law in New York and New Jersey. Mr. Teichman is also a member of the Board of Directors of Yeshiva Orchos Chaim, Lakewood, NJ and was appointed to the Ocean County College Board of Trustees in February 2016.

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Seth Molod is our Chief Financial Officer and Treasurer and also serves as Chief Financial Officer and Treasurer of Lightstone REIT II, Lightstone REIT III, Lightstone REIT IV and Lightstone REIT V. Mr. Molod also serves as the Executive Vice President and Chief Financial Officer of our Sponsor and as the Chief Financial Officer of our Advisor and the advisors of Lightstone REIT II, Lightstone REIT III, Lightstone REIT IV and Lightstone REIT V. Prior to joining the Lightstone Group in August of 2018, Mr. Molod served as an Audit Partner, Chair of Real Estate Services and on the Executive Committee of Berdon LLP, a full service accounting, tax, financial and management advisory firm (“Berdon”). Mr. Molod joined Berdon in 1989. He has extensive experience advising some of the nation’s most prominent real estate owners, developers, managers, and investors in both commercial and residential projects. Mr. Molod has worked with many privately held real estate companies as well as institutional investors, REITs, and other public companies. Mr. Molod is a licensed certified public accountant in New Jersey and New York and a member of the American Institute of Certified Public Accountants. Mr. Molod holds a Bachelor of Business Administration degree in Accounting from Muhlenberg College.

Section 16 (a) Beneficial Ownership Reporting Compliance

Section 16(a) of the Securities Exchange Act, as amended, requires each director, officer and individual beneficially owning more than 10% of our common stock to file initial statements of beneficial ownership (Form 3) and statements of changes in beneficial ownership (Forms 4 and 5) of our common stock with the Securities Exchange Commission (“SEC”). Officers, directors and greater than 10% beneficial owners are required by SEC rules to furnish us with copies of all such forms they file. Based solely on a review of the copies of such forms furnished to us during and with respect to the fiscal year ended December 31, 2025, or written representations that no additional forms were required, we believe that all of our officers and directors and persons that beneficially own more than 10% of the outstanding shares of our common stock complied with these filing requirements in 2025.

Information Regarding Audit Committee

Our board of directors (the “Board”) established an audit committee in April 2005. The charter of audit committee is available at www.lightstonecapitalmarkets.com/sec-filings or in print to any shareholder who requests it c/o Lightstone Value Plus REIT, 1985 Cedar Bridge Avenue, Lakewood, NJ 08701. Our audit committee consists of George R. Whittemore, Alan Retkinski and Howard E. Friedman, each of whom is “independent” within the meaning of the NYSE listing standards. The Board determined that Mr. Whittemore is qualified as an audit committee financial expert as defined in Item 401 (h) of Regulation S-K. For more information regarding the relevant professional experience of Mr. Whittemore, Mr. Retkinski and Mr. Friedman, see “Directors”.

Code of Conduct and Ethics

We have adopted a Code of Conduct and Ethics that applies to all of our executive officers and directors, including but not limited to, our principal executive officer and principal financial officer. Our Code of Conduct and Ethics can be found at www.lightstonecapitalmarkets.com/sec-filings.

ITEM 11. EXECUTIVE COMPENSATION

Compensation of Executive Officers

We have no employees. Our Advisor performs our day-to-day management functions. Our executive officers are all employees of the Advisor. We do not pay any of these individuals for serving in their respective positions.

Compensation of Board

We pay our independent directors an aggregate annual fee of $40,000 (payable in quarterly installments) and are responsible for reimbursement of their out-of-pocket expenses, as incurred. We also pay our audit committee chair an additional aggregate annual fee of $10,000 (payable in quarterly installments).

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ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

Executive Officers:

The following table presents certain information as of March 16, 2026 concerning each of our directors and executive officers serving in such capacities:

Name and Business Address (where required) of Beneficial Owner	Number of Shares of Common Stock of the Company Beneficially Owned		Percent of All Common Shares of the Company

David Lichtenstein		20,000		0.10	%
George R. Whittemore		-		-
Alan Retkinski		-		-
Howard E. Friedman		-		-
Mitchell Hochberg		-		-
Joseph Teichman		-		-
Seth Molod		-		-
Our directors and executive officers as a group (7 persons)		20,000		0.10	%

On July 6, 2004, the Advisor contributed $2 to the Operating Partnership in exchange for 200 Common Units. Our Advisor also owns 20,000 Common Shares which were issued on July 6, 2004 for $200, or $10.00 per share. Our Advisor, pursuant to the terms of an advisory agreement, together with our Board of Directors, is primarily responsible for making investment decisions on our behalf and managing our day-to-day operations. Through his ownership and control of the Sponsor, Mr. Lichtenstein is the indirect owner and manager of Lightstone SLP, LLC, a Delaware limited liability company, which owns an aggregate of $30.0 million of SLP Units in the Operating Partnership which were purchased, at a cost of $100,000 per unit, in connection with our Offering. Mr. Lichtenstein also acts as our Chairman and Chief Executive Officer. As a result, he exerts influence over but does not control Lightstone REIT I or the Operating Partnership.

We have various agreements, including an advisory agreement, with the Advisor to pay certain fees in exchange for services performed by the Advisor and/or its affiliated entities. Additionally, our ability to secure financing and our real estate operations are dependent upon our Advisor and its affiliates to perform such services as provided in these agreements. The advisory agreement has a one-year term and is renewable for an unlimited number of successive one-year periods upon the mutual consent of the Advisor and our independent directors.

Property Managers

Our property managers manage certain of the properties we have acquired and may manage additional properties we acquire. We also use other unaffiliated third-party property managers, principally for the management of our hotel.

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We have agreed to pay our property managers a monthly management fee of up to 5% of the gross revenues from our multifamily residential and commercial retail properties. In addition, we may pay our property managers a separate fee for (i) the development of, (ii) the one-time initial rent-up or (iii) leasing-up of newly constructed properties in an amount not to exceed the fee customarily charged in arm’s length transactions by others rendering similar services in the same geographic area for similar properties as determined by a survey of brokers and agents in such area. Our Property Manager will also be paid a monthly fee for any extra services equal to no more than that which would be payable to an unrelated party providing the services. During both the years ended December 31, 2025 and 2024, we incurred property management fees of $0.3 million.

Advisor

We have agreed to pay our Advisor an acquisition fee equal to 2.75% of the gross contractual purchase price (including any mortgage indebtedness assumed) of each property we purchase and reimburse our Advisor for expenses that it incurs in connection with the purchase of a property. We anticipate that acquisition expenses will typically be between 1% and 1.5% of a property’s purchase price, and acquisition fees and expenses are capped at 5% of the gross contractual purchase price of a property. The Advisor is also paid an advisor asset management fee of 0.55% of our average invested assets and we reimburse some expenses of the Advisor. Additionally, development fees and the reimbursement of development-related costs that we pay to our Advisor and its affiliates are capitalized and are included in the carrying value of the associated development project.

The following table represents the fees incurred and reimbursement associated with the payments to the Sponsor, Advisor and their affiliates for the period indicated:

	For the Years Ended December 31,
	2025		2024

Asset management fees (general and administrative costs)	$	1,933	$	1,998
Acquisition fees ⁽¹⁾		82		-
Development fees and cost reimbursement ⁽²⁾		118		64
Total	$	2,133	$	2,062

(1)

Acquisition fees of $0.1 million were capitalized and are reflected in the carrying value of our investment in the LSG Joint Venture which is included in investments in unconsolidated affiliated entities on the consolidated balance sheets.

(2)

Sponsor

In connection with our Offering, Lightstone SLP, LLC, an affiliate of the Sponsor, purchased SLP Units in the Operating Partnership for an aggregate of $30.0 million. These SLP Units, the purchase price of which will be repaid only after stockholders receive a stated preferred return and their net investment, may entitle Lightstone SLP, LLC to a portion of any regular distributions made by the Operating Partnership.

No distributions have been declared on the SLP Units since the second quarter of 2023. Until distributions on Common Shares are brought current to at least an annualized rate of 7% assuming a purchase price of $10.00 per share, no distributions will be declared on the SLP Units. Any future distributions on the SLP Units will always be subordinated until stockholders receive a stated preferred return.

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Investments in Entities Affiliated with Sponsor

Columbus Joint Venture

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Jones Road Property

The Jones Road Property consists of various land parcels, including one which is suitable for the immediate development of a data center as a result of the Phase I Energy Commitment. Approximately $11.8 million (of which our pro rata share is $5.2 million) of additional funding is expected to be required for the first phase of development in order for the 60 MW of supply to be completed by September 2026. Additionally, pursuant to the terms of the Jones Road Agreement, if more than 60 MW of power is delivered to the Jones Road Property by the Utility Company before the end of 2030, the Jones Road Seller is entitled to additional consideration of $180 per MW over the 60 MW threshold. However, any additional consideration is capped at $18.0 million and is payable as the excess power is supplied to the Jones Road Property by the Utility Company. An affiliate of the Sponsor has guaranteed the payment of any additional consideration.

In connection with the acquisition of the Jones Road Property, we owe the Advisor a separate acquisition fee of $0.1 million.

Exterior Street Project

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Impairment Charge, Held for Sale and Sale

Santa Monica Project

Impairment Charge and Transfer of Ownership to Mortgage Lender via Deed in Lieu of Foreclosure

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As of December 31, 2024, the carrying value of the Santa Monica Project was $19.0 million.

Noncontrolling Interest of Subsidiaries within the Operating Partnership

PRO

During 2009, the Operating Partnership acquired certain membership interests in Prime Outlets Acquisition Company (“POAC”) and Mill Run, LLC (“Mill Run”), which were subsequently contributed to Pro-DFJV Holdings LLC (“PRO”) in exchange for a 99.99% managing membership interest in PRO. In addition, the Company contributed $3 for a 0.01% non-managing membership interest in PRO. Because the Operating Partnership was the managing member with control, PRO was consolidated into the results and financial position of the Company. In connection with the acquisitions of the membership interests in POAC and Mill Run, the Advisor accepted a 19.17% profit membership interest in PRO in lieu of an acquisition fee and assigned its rights to receive distributions to the Sponsor, who assigned the same to David Lichtenstein. Distributions were split between the three members in proportion to their respective profit interests. PRO subsequently disposed of all of its membership interests in POAC and Mill Run in August 2010 and through its liquidation on December 26, 2024, its holdings primarily consisted of Simon OP Units.

2^nd Street Joint Venture

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The Hotel Joint Venture

ITEM 14. PRINCIPAL ACCOUNTANT FEES AND SERVICES

Independent Registered Public Accounting Firm

Our independent public accounting firm is EisnerAmper LLP, New York, New York, Auditor ID 274.

Audit and Non-Audit Fees

The following table presents the aggregate fees billed to the Company by the Company’s principal accounting firm:

(in thousands)	2025		2024

Audit Fees (a)	$	328	$	324
Tax Fees (b)		168		163
Total Fees	$	496	$	487

Fees for audit services consisted of the audit of the Company’s annual consolidated financial statements, interim reviews of the Company’s quarterly consolidated financial statements and services normally provided in connection with statutory and regulatory filings including registration statement consents.

Fees for tax compliance services including, but not limited to, the preparation of federal, state and local income tax returns.

In considering the nature of the services provided by the independent auditor, the audit committee determined that such services are compatible with the provision of independent audit services. The audit committee discussed these services with the independent auditor and the Company’s management to determine that they are permitted under the rules and regulations concerning auditor independence promulgated by the SEC to implement the related requirements of the Sarbanes-Oxley Act of 2002, as well as the American Institute of Certified Public Accountants.

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AUDIT COMMITTEE REPORT

To the Directors of Lightstone Value Plus REIT I, Inc.:

We have reviewed and discussed with management Lightstone Value Plus REIT I, Inc.’s audited consolidated financial statements as of and for the year ended December 31, 2025.

We have discussed with the independent auditors the matters required to be discussed by Statement on Auditing Standard No. 16, “Communication with Audit Committees,” as amended, as adopted by the Public Company Accounting Oversight Board (the “PCAOB”).

We have received and reviewed the written disclosures and the letter from the independent auditors required by the PCAOB Rule 3526, Communication with Audit Committees Concerning Independence and have discussed with the auditors the auditors’ independence.

Based on the reviews and discussions referred to above, we recommend to the Board that the consolidated financial statements referred to above be included in Lightstone Value Plus REIT I, Inc.’s Annual Report on Form 10-K for the year ended December 31, 2025.

Audit Committee

George R. Whittemore

Alan Retkinski

Howard E. Friedman

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PART IV.

ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES:

LIGHTSTONE VALUE PLUS REIT I, INC.

Annual Report on Form 10-K

For the fiscal year ended December 31, 2025

EXHIBIT INDEX

The following exhibits are filed as part of this Annual Report on Form 10-K or incorporated by reference herein:

EXHIBIT NO.		DESCRIPTION
3.1⁽¹⁾		Second Articles of Amendment and Restatement of Lightstone Value Plus REIT I, Inc.
3.2⁽²⁾		Amended and Restated Bylaws of Lightstone Value Plus REIT I, Inc.
4.1⁽³⁾		Amended and Restated Agreement of Limited Partnership of Lightstone Value Plus REIT LP
4.2⁽⁴⁾		Description of Shares
10.2⁽²⁾		Advisory Agreement by and among Lightstone Value Plus REIT I, Inc., Lightstone Value Plus REIT LP and Lightstone Value Plus REIT LLC.
10.3⁽²⁾		Management Agreement, by and among Lightstone Value Plus REIT I, Inc., Lightstone Value Plus REIT LP and Lightstone Value Plus REIT Management LLC.
10.4⁽²⁾		Form of the Company’s Stock Option Plan.
10.5⁽²⁾		Form of Indemnification Agreement by and between The Lightstone Group and the directors and executive officers of Lightstone Value Plus REIT I, Inc.
21.1*		Subsidiaries of the Registrant
23.1*		Consent of EisnerAmper LLP
31.1*		Certification Pursuant to Rule 13a-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2*		Certification Pursuant to Rule 13a-14(a), as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1*		Certification Pursuant to Rule 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2*		Certification Pursuant to Rule 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
99.1*		Consent of Robert A. Stanger & Co., Inc
101*		XBRL (eXtensible Business Reporting Language). The following financial information from Lightstone Value Plus REIT I, Inc. on Form 10-K for the year ended December 31, 2025, filed with the SEC on March 30, 2026, formatted in XBRL includes: (1) Consolidated Balance Sheets, (2) Consolidated Statements of Operations, (3) Consolidated Statements of Comprehensive Income, (4) Consolidated Statements of Stockholders’ Equity, (5) Consolidated Statements of Cash Flows and (6) the Notes to the Consolidated Financial Statement. As provided in Rule 406T of Regulation S-T, this information in furnished and not filed for purpose of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934.
104*		Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)

*	Filed herewith.
(1)	Previously filed as an exhibit to the Current Report on Form 8-K that we filed with the SEC on January 11, 2023.
(2)	Incorporated by reference from Lightstone Value Plus REIT I, Inc.’s Registration Statement on Form S-11 (File No. 333-166930), filed with the SEC on May 18, 2010.
(3)	Incorporated by reference from Lightstone Value Plus REIT I, Inc.’s Post-Effective Amendment No. 1 to its Registration Statement on Form S-11 (File No. 333-117367), filed with the SEC on May 23, 2005.
(4)	Previously filed as an exhibit to the Annual Report on Form 10-K that we filed with the SEC on March 19, 2021.

Item 16. Form 10-K Summary

None.

Table of Contents

SIGNATURES

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

	LIGHTSTONE VALUE PLUS REIT I, INC.

Date: March 30, 2026	By:	/s/ David Lichtenstein
		David Lichtenstein
		Chief Executive Officer and Chairman of the Board (Principal Executive Officer)

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this report has been signed by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

NAME	CAPACITY	DATE

/s/ David Lichtenstein	Chief Executive Officer and Chairman of the Board	March 30, 2026
David Lichtenstein	(Principal Executive Officer)

/s/ Seth Molod	Chief Financial Officer and Treasurer (Principal Financial	March 30, 2026
Seth Molod	Officer and Principal Accounting Officer)

/s/ George R. Whittemore	Director	March 30, 2026
George R. Whittemore

/s/ Alan Retkinski	Director	March 30, 2026
Alan Retkinski

/s/ Howard E. Friedman	Director	March 30, 2026
Howard E. Friedman

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Lightstone Value Plus REIT I, Inc. 10-K