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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2025
OR
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 000-56536
Blue Owl Real Estate Net Lease Trust
(Exact name of registrant as specified in charter)
Maryland88-1672312
(State or other jurisdiction of
incorporation or registration)
(I.R.S. Employer
Identification No.)
150 N Riverside Plaza, 37th Floor
60606
Chicago, IL
(Zip Code)
(Address of principal executive offices) 
888-215-2015
Registrant's telephone number, including area code
Securities registered pursuant to Section 12(b) of the Act: None

Title of each classTrading
Symbol(s)
Name of each exchange on which registered

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 every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit 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 the definitions 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 is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No
As of August 5, 2025, the issuer had the following shares outstanding: 263,139,145 Class S shares, 39,069,126 Class N shares, 7,028,526 Class D shares, and 305,194,754 Class I shares.



SPECIAL NOTE REGARDING FORWARD-LOOKING STATEMENTS
This quarterly report on Form 10-Q contains forward-looking statements about our business, including, in particular, statements about our plans, strategies and objectives. These forward-looking statements can be identified by the use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue,” “identify” or other similar words or the negatives thereof, although not all forward-looking statements include these words. These may include our financial estimates and their underlying assumptions, statements about plans, objectives, intentions and expectations with respect to positioning, including the impact of macroeconomic trends and market forces, future operations, repurchases, acquisitions, future performance, and statements with respect to acquisitions. Such forward-looking statements are subject to various risks and uncertainties. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in such statements. These risks, uncertainties and other factors include, without limitation:
• our future operating results;
• our business prospects and the prospects of the assets in which we may invest;
• the impact of the investments that we expect to make;
• our ability to raise sufficient capital to execute our investment strategy;
• our ability to source adequate investment opportunities to efficiently deploy capital;
• our current and expected financing arrangements and investments;
• the effect of global and national economic and market conditions generally upon our operating results, including, but not limited to, changes with respect to inflation, interest rate changes and supply chain disruptions, geopolitical uncertainty (including the imposition of tariffs and counter-tariffs), and changes in government rules, regulations and fiscal policies;
• the adequacy of our cash resources, financing sources and working capital;
• the timing and amount of cash flows, distributions and dividends, if any, from our investments;
• our contractual arrangements and relationships with third parties;
• actual and potential conflicts of interest with the Adviser or any of its affiliates;
• the dependence of our future success on the general economy and its effect on the assets in which we may invest;
• our use of financial leverage;
• the ability of the Adviser to locate suitable investments for us and to monitor and administer our investments;
• the ability of the Adviser or its affiliates to attract and retain highly talented professionals;
• our ability to structure investments in a tax-efficient manner and the effect of changes to tax legislation and our tax position;
• the tax status of the assets in which we may invest;
changes in the economy, particularly those affecting the real estate industry;
risks associated with possible disruption in our operations or the economy generally due to terrorism, natural disasters, epidemics or other events having a broad impact on the economy;
investing in commercial real estate assets involves certain risks, including but not limited to: tenants’ inability to pay rent; increases in interest rates and lack of availability of financing; tenant turnover and vacancies; and changes in supply of or demand for similar properties in a given market;
adverse conditions in the areas where our investments or the properties underlying such investments are located and local real estate conditions;



our portfolio is currently concentrated in certain industries and geographies, and, as a consequence, our aggregate return may be substantially affected by adverse economic or business conditions affecting that particular type of asset or geography;
limitations on our business and our ability to satisfy requirements to maintain our exclusion from registration under the Investment Company Act of 1940, as amended (the “Investment Company Act”), or to maintain our qualification as a real estate investment trust (a “REIT”), for U.S. federal income tax purposes;
since there is no public trading market for our common shares of beneficial interest par value $0.01 per share (“common shares” or “shares”), repurchase of shares by us will likely be the only way to dispose of your shares. Our share repurchase plan (the “Share Repurchase Plan”) provides shareholders with the opportunity to request that we repurchase their shares on a quarterly basis, but we are not obligated to repurchase any shares and may choose to repurchase only some, or even none, of the shares that have been requested to be repurchased in any particular calendar quarter in our discretion. In addition, repurchases will be subject to available liquidity and other significant restrictions. Further, our Board of Trustees may make exceptions to, modify and suspend our Share Repurchase Plan if, in its judgement, it deems such action to be in our best interest. As a result, our shares should be considered as having only limited liquidity and at times may be illiquid;
distributions are not guaranteed and may be funded from sources other than cash flow from operations, including, without limitation, borrowings, offering proceeds, DST proceeds, the sale of our assets, and repayments of our real estate debt investments, and we have no limits on the amounts we may fund from such sources;
the purchase and repurchase prices for our shares are generally based on our prior month’s net asset value (“NAV”) and are not based on any public trading market. While there will be independent valuations of our properties from time to time, the valuation of properties is inherently subjective and our NAV may not accurately reflect the actual price at which our properties could be liquidated on any given day; and
future changes in laws or regulations and conditions in our operating areas.
For more information regarding these and other risks and uncertainties that we face, refer to Part I. Item 1A “Risk Factors” in our 2024 Annual Report on Form 10-K filed with the Securities and Exchange Commission (“SEC”) on March 13, 2025 and any such updated factors included in our periodic filings with the SEC, which are accessible on the SEC’s website at www.sec.gov. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this document (or our prospectus and other filings). Except as otherwise required by federal securities laws, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of new information, future developments or otherwise.



TABLE OF CONTENTS
Page
Condensed Consolidated Financial Statements (Unaudited):
Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2025 and 2024
Condensed Consolidated Statements of Comprehensive Income for the three and six months ended June 30, 2025 and 2024
Condensed Consolidated Statements of Changes in Equity for the three and six months ended June 30, 2025 and 2024
Condensed Consolidated Statements of Cash Flows for the six months ended June 30, 2025 and 2024



PART I - FINANCIAL INFORMATION
ITEM 1        FINANCIAL STATEMENTS
1



Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Balance Sheets
(in thousands, except per share data)
June 30, 2025December 31, 2024
Assets
Investments in real estate, net$2,980,068 $2,996,309 
Investments in unconsolidated real estate affiliates (includes $2,986,233 and $1,742,086 reported at fair value as of June 30, 2025 and December 31, 2024, respectively)
2,991,603 1,747,787 
Investments in leases – Financing receivables, net
318,048 535,273 
Investments in real estate debt (includes $762,528 and $619,476 reported at fair value as of June 30, 2025 and December 31, 2024, respectively)
935,291 696,052 
Intangible assets, net166,765 168,101 
Cash and cash equivalents283,348 112,718 
Restricted cash47,783 50,069 
Other assets87,237 71,279 
Total assets
$7,810,143 $6,377,588 
Liabilities and Equity
Mortgage notes and credit facilities, net$1,418,246 $1,627,748 
Unsecured senior notes, net
126,522 126,345 
Due to affiliates177,855 140,091 
Accounts payable and accrued expenses98,046 100,564 
Other liabilities326,413 88,442 
Total liabilities
2,147,082 2,083,190 
Redeemable non-controlling interests67,839 39,952 
Redeemable common shares42,797 56,948 
Equity
Common shares — Class S, $0.01 par value per share, 242,926,932 and 186,966,766 shares issued and outstanding as of June 30, 2025 and December 31, 2024, respectively
2,429 1,870 
Common shares — Class N, $0.01 par value per share, 34,737,369 and 15,155,627 shares issued and outstanding as of June 30, 2025 and December 31, 2024, respectively
347 152 
Common shares — Class D, $0.01 par value per share, 4,602,147 and 1,751,905 shares issued and outstanding as of June 30, 2025 and December 31, 2024, respectively
46 18 
Common shares — Class I, $0.01 par value per share, 278,875,945 and 219,267,018 shares issued and outstanding as of June 30, 2025 and December 31, 2024, respectively
2,785 2,192 
Additional paid-in capital5,501,647 4,149,362 
Accumulated earnings and cumulative distributions
(195,102)(187,297)
Accumulated other comprehensive loss
(5,368)(18,118)
Total Shareholders' Equity
5,306,784 3,948,179 
Non-controlling interests245,641 249,319 
Total equity
5,552,425 4,197,498 
Total liabilities and equity
$7,810,143 $6,377,588 
See accompanying Notes to the Condensed Consolidated Financial Statements.
2


Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Statements of Operations
(in thousands, except per share data)
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Revenues
Rental revenue$57,224 $48,717 $112,970 $99,671 
Income from investments in leases - Financing receivables8,873 15,037 19,180 29,571 
Total revenues66,097 63,754 132,150 129,242 
Expenses
Rental property operating10,010 6,701 17,203 12,788 
General and administrative6,074 7,530 7,512 11,510 
Impairment charges 4,849  4,849 
Management fee18,622 10,323 34,838 18,804 
Performance participation allocation18,331 8,333 30,896 15,162 
Depreciation and amortization26,226 23,115 52,063 46,152 
Total expenses79,263 60,851 142,512 109,265 
Other income (expense)
Income from unconsolidated real estate affiliates76,077 40,094 185,464 73,394 
Gain (loss) on dispositions of real estate 714 (2,180)714 
Interest expense(22,739)(31,838)(42,913)(69,103)
Interest income24,154 2,854 44,334 6,099 
Other (expense) income, net(2,970)751 (3,813)515 
Total other income (expense), net74,522 12,575 180,892 11,619 
Net income before income taxes$61,356 $15,478 $170,530 $31,596 
Income tax (benefit) expense(198)1,108 81 1,412 
Net income 61,554 14,370 170,449 30,184 
Net income attributable to non-controlling interests(3,206)(1,234)(9,733)(2,917)
Net income attributable to ORENT shareholders $58,348 $13,136 $160,716 $27,267 
Net income per common share – basic$0.11 $0.04 $0.31 $0.10 
Net income per common share – diluted$0.11 $0.04 $0.31 $0.10 
Weighted-average common shares outstanding, basic545,932,592 292,992,195 510,324,741 265,106,090 
Weighted-average common shares outstanding, diluted577,685,020 321,947,289 541,697,950 293,952,425 
See accompanying Notes to the Condensed Consolidated Financial Statements.
3


Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Statements of Comprehensive Income
(in thousands, except per share data)
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net income $61,554 $14,370 $170,449 $30,184 
Other comprehensive income:
Change in unrealized (loss) gain on derivative instruments
(6,820)3,230 (21,044)24,642 
Change in unrealized (loss) gain on AFS investments in real estate debt
(1,327)(134)(2,869)100 
Foreign currency translation adjustment34,209 (3,032)37,417 (10,078)
Other comprehensive income
26,062 64 13,504 14,664 
Comprehensive income 87,616 14,434 183,953 44,848 
Comprehensive income attributable to non-controlling interests(4,692)(1,351)(10,487)(4,598)
Comprehensive income attributable to ORENT shareholders$82,924 $13,083 $173,466 $40,250 
See accompanying Notes to the Condensed Consolidated Financial Statements.
4


Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Statements of Changes in Equity
(in thousands, except per share data)

Par Value
Class S
Common
Shares
Class N Common SharesClass D
Common
Shares
Class I
Common
Shares
Additional
Paid-in
Capital
Accumulated
Other
Comprehensive
(Loss) Income
Accumulated
Earnings and
Cumulative
Distributions
Total
Shareholders'
Equity
Non-controlling
Interests
Total Equity
Balance at March 31, 2025$2,120 $245 $40 $2,503 $4,814,831 $(29,943)$(163,412)$4,626,384 $250,501 $4,876,885 
Common shares issued309 100 5 359 785,074 — — 785,847 — 785,847 
Offering costs— — — — (25,699)— — (25,699)— (25,699)
Distribution reinvestment21 2 1 21 45,458 — — 45,503 — 45,503 
Common share repurchases(19)— — (100)(116,109)— — (116,228)— (116,228)
Converted common shares(2)— — 2 — — —  —  
Amortization of restricted share grants— — — — 47 — — 47 — 47 
Net income (Net income of $585 allocated to redeemable NCI)
— — — — — — 58,348 58,348 2,621 60,969 
Other comprehensive income (Other comprehensive income of $75 allocated to redeemable NCI)
— — — — — 24,575 — 24,575 1,198 25,773 
Distributions declared on common shares ($0.1750 gross per share)
— — — — — — (90,038)(90,038)— (90,038)
Redeemable common share measurement adjustment— — — — (146)— — (146)— (146)
Contributions from non-controlling interests— — — — — — — — 65 65 
Distributions to and redemptions of non-controlling interests
— — — — — — — — (9,826)(9,826)
Redeemable non-controlling interests measurement adjustment— — — — (498)— — (498)— (498)
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership— — — — (1,311)— — (1,311)1,082 (229)
Balance at June 30, 2025
$2,429 $347 $46 $2,785 $5,501,647 $(5,368)$(195,102)$5,306,784 $245,641 $5,552,425 

Par Value
Class S
Common
Shares
Class N Common SharesClass D
Common
Shares
Class I
Common
Shares
Additional
Paid-in
Capital
Accumulated
Other
Comprehensive
Income (Loss)
Accumulated
Deficit and
Cumulative
Distributions
Total
Shareholders'
Equity
Non-controlling
Interests
Total Equity
Balance at March 31, 2024$1,172 $ $3 $1,331 $2,461,018 $16,087 $(157,716)$2,321,895 $256,444 $2,578,339 
Common shares issued287 19 9 287 609,628 — — 610,230 — 610,230 
Offering costs— — — — (18,900)— — (18,900)— (18,900)
Distribution reinvestment11 — — 11 22,784 — — 22,806 — 22,806 
Common share repurchases(12)— — (12)(24,062)— — (24,086)— (24,086)
Amortization of restricted share grants— — — — 47 — — 47 — 47 
Net income (Net income of $83 allocated to redeemable NCI)
— — — — — — 13,136 13,136 1,151 14,287 
Other comprehensive loss (Other comprehensive loss of $13 allocated to redeemable NCI)
— — — — — (52)— (52)129 77 
Distributions declared on common shares ($0.1751 gross per share)
— — — — — — (48,466)(48,466)— (48,466)
Redeemable common share measurement adjustment— — — — (9)— — (9)— (9)
Contributions from non-controlling interests— — — — — — — — 45 45 
Distributions to and redemptions of non-controlling interests— — — — — — — — (5,988)(5,988)
Redeemable non-controlling interests measurement adjustment— — — — (312)— — (312)— (312)
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership— — — — (2,807)— — (2,807)2,606 (201)
Balance at June 30, 2024
$1,458 $19 $12 $1,617 $3,047,387 $16,035 $(193,046)$2,873,482 $254,387 $3,127,869 
See accompanying Notes to the Condensed Consolidated Financial Statements.
5


Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Statements of Changes in Equity
(in thousands, except per share data)

Par Value
Class S
Common
Shares
Class N Common SharesClass D
Common
Shares
Class I
Common
Shares
Additional
Paid-in
Capital
Accumulated
Other
Comprehensive
(Loss) Income
Accumulated
Earnings and
Cumulative
Distributions
Total
Shareholders'
Equity
Non-controlling
Interests
Total Equity
Balance at December 31, 2024
$1,870 $152 $18 $2,192 $4,149,362 $(18,118)$(187,297)$3,948,179 $249,319 $4,197,498 
Common shares issued572 192 27 680 1,494,890 — — 1,496,361 — 1,496,361 
Offering costs— — — — (46,930)— — (46,930)— (46,930)
Distribution reinvestment39 3 1 40 84,822 — — 84,905 — 84,905 
Common share repurchases(44)— — (135)(177,180)— — (177,359)— (177,359)
Converted common shares(8)— — 8 — — —  —  
Amortization of restricted share grants— — — — 117 — — 117 — 117 
Net income (Net income of $1,568 allocated to redeemable NCI)
— — — — — — 160,716 160,716 8,165 168,881 
Other comprehensive income (Other comprehensive income of $182 allocated to redeemable NCI)
— — — — — 12,750 — 12,750 572 13,322 
Distributions declared on common shares ($0.3500 gross per share)
— — — — — — (168,521)(168,521)— (168,521)
Redeemable common share measurement adjustment— — — — (19)— — (19)— (19)
Contributions from non-controlling interests— — — — — — — — 119 119 
Distributions to and redemptions of non-controlling interests— — — — — — — — (15,029)(15,029)
Redeemable non-controlling interests measurement adjustment— — — — (462)— — (462)— (462)
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership— — — — (2,953)— — (2,953)2,495 (458)
Balance at June 30, 2025
$2,429 $347 $46 $2,785 $5,501,647 $(5,368)$(195,102)$5,306,784 $245,641 $5,552,425 

Par Value
Class S
Common
Shares
Class N Common SharesClass D
Common
Shares
Class I
Common
Shares
Additional
Paid-in
Capital
Accumulated
Other
Comprehensive
Income
Accumulated
Deficit and
Cumulative
Distributions
Total
Shareholders'
Equity
Non-controlling
Interests
Total Equity
Balance at December 31, 2023
$921 $ $45 $1,016 $1,948,355 $3,052 $(132,638)$1,820,751 $256,715 $2,077,466 
Common shares issued538 19 14 555 1,141,524 — — 1,142,650 — 1,142,650 
Offering costs— — — — (32,980)— — (32,980)— (32,980)
Distribution reinvestment19 — — 20 40,077 — — 40,116 — 40,116 
Common share repurchases(20)— — (20)(40,933)— — (40,973)— (40,973)
Converted common shares
— — (47)46 1 —  —  
Amortization of restricted share grants
— — — — (287)— — (287)— (287)
Net income (Net income of $187 allocated to redeemable NCI)
— — — — — — 27,267 27,267 2,730 29,997 
Other comprehensive income (Other comprehensive income of $83 allocated to redeemable NCI)
— — — — — 12,983 — 12,983 1,598 14,581 
Distributions declared on common shares ($0.3500 gross per share)
— — — — — — (87,675)(87,675)— (87,675)
Redeemable common share measurement adjustment— — — — (24)— — (24)— (24)
Contributions from non-controlling interests— — — — — — — — 83 83 
Distributions to and redemptions of non-controlling interests
— — — — — — — — (14,135)(14,135)
Redeemable non-controlling interests measurement adjustment— — — — (437)— — (437)— (437)
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership— — — — (7,909)— — (7,909)7,396 (513)
Balance at June 30, 2024
$1,458 $19 $12 $1,617 $3,047,387 $16,035 $(193,046)$2,873,482 $254,387 $3,127,869 
See accompanying Notes to the Condensed Consolidated Financial Statements.
6


Blue Owl Real Estate Net Lease Trust
Condensed Consolidated Statements of Cash Flows
(in thousands, except per share data)
Six Months Ended
June 30, 2025June 30, 2024
Cash flows from operating activities:
Net income$170,449 $30,184 
Adjustments to reconcile net income to cash provided by operating activities:
Management fee
34,838 18,804 
Performance participation allocation
30,896 15,162 
Depreciation and amortization
52,063 46,152 
Amortization of tenant lease inducement1,515 777 
Straight-line rent adjustment
(10,405)(9,118)
Accretion of tenant loan receivable(3,337)(6,204)
Amortization of below-market lease intangibles
(178)(123)
Amortization of deferred financing costs
2,956 2,330 
Debt extinguishment expense257  
Capitalized interest on real estate under development
(1,665) 
Impairment charges 4,849 
Income from unconsolidated real estate affiliates
(185,464)(73,394)
Distribution of earnings from unconsolidated real estate affiliates
81,779 46,240 
Loss on dispositions of real estate
2,180 (714)
Lease right of use asset amortization
327 327 
Net loss (gain) on derivative instruments not designated as hedges
6,648 (1,189)
Net unrealized gain on investments in real estate debt
(1,979) 
Net unrealized loss on fair value of DST financing obligation
338  
Amortization of off-market caps89 4,396 
Amortization of restricted shares
235 207 
Non-cash interest expense on affiliate line of credit
 4,693 
Provision for current expected credit losses
(2,848)742 
Other (95)
Change in assets and liabilities:
Decrease in other assets
(5,761)(6,318)
Decrease in due to affiliates
(545)(1,006)
Increase (decrease) in accounts payable and accrued expenses
1,326 (7,896)
Increase in other liabilities
1,171 4,931 
Net cash provided by operating activities
174,885 73,737 
Cash flows from investing activities:
Acquisitions of real estate
(37,936)(55,671)
Payments for real estate under development
(15,518) 
Proceeds from disposition of real estate
137,322 5,260 
Acquisitions of intangible assets(3,744)(9,128)
Capital improvements to real estate(552)(1,448)
Investments in leases - financing receivable
(74,133)(43,378)
Purchase of investments in real estate debt
(525,811)(45,775)
Sale of investments in real estate debt260,724 16,733 
Investment in unconsolidated real estate affiliates
(1,245,281)(559,325)
Sale of investment in unconsolidated real estate affiliates
190,398  
Return of capital from investment in unconsolidated real estate affiliates57,165  
Cash flows from off-market interest rate swaps and caps 4,820 
Net cash used in investing activities
(1,257,366)(687,912)
7


Cash flows from financing activities:
Proceeds from issuance of common shares
1,490,400 1,138,233 
Payment of distributions to common shareholders
(85,787)(46,121)
Proceeds from issuance of non-controlling interests
120  
Payment of distributions to non-controlling interests
(10,853)(9,786)
Repurchase of common shares
(223,398)(40,973)
Redemption of non-controlling interests
(1,163)(724)
Proceeds from DST Program
106,272 12,940 
Borrowings under secured financings of investments in real estate debt115,276  
Repayment of affiliate line of credit (200,000)
Borrowings under term loan credit facility
84,500 70,000 
Borrowings under revolving credit facility480,000 463,555 
Repayment of revolving credit facility(726,950)(353,822)
Borrowings under mortgage notes57,750 43,000 
Repayment of mortgage notes (139,854)
Repayment of other borrowings (287,544)
Payment of deferred financing costs
(34,383)(2,357)
Net cash provided by financing activities
1,251,784 646,547 
Net change in cash and cash equivalents and restricted cash
169,303 32,372 
Cash and cash equivalents and restricted cash, beginning of period
162,787 136,670 
Effects of currency translation on cash, cash equivalents, and restricted cash
(959)1,103 
Cash and cash equivalents and restricted cash, end of period
$331,131 $170,145 
Reconciliation of cash and cash equivalents and restricted cash to the consolidated balance sheet
Cash and cash equivalents$283,348 $101,571 
Restricted cash47,783 68,574 
Total cash and cash equivalents and restricted cash$331,131 $170,145 
Supplemental disclosures:
Interest paid
$39,215 $64,565 
Income taxes paid
$765 $1,228 
Accrued unpaid amounts for real estate under development
$6,066 $ 
Accrued unpaid amounts for capital improvements to real estate$2,417 $11,920 
Accrued unpaid amounts for other intangible assets
$28,334 $36,138 
Non-cash investing and financing activities:
Contribution of real estate assets for investment in unconsolidated real estate affiliate
$142,357 $ 
Assumption of other borrowings in conjunction with investments in unconsolidated real estate affiliates
$ $287,444 
Issuance of redeemable Class I Shares as interest payment for the affiliate line of credit$ $7,081 
Issuance of redeemable Class I Shares as settlement of the management fee$31,874 $16,544 
Redeemable non-controlling interest issued as settlement of performance participation allocation$28,284 $5,371 
Allocation to redeemable non-controlling interest$462 $437 
Allocation to redeemable common shares$19 $24 
Distribution reinvestment$84,822 $40,077 
Accrued distributions for common shareholders
$31,066 $17,418 
Accrued distributions for non-controlling interests
$1,874 $1,696 
Accrued shareholder servicing fees
$134,625 $78,477 
See accompanying Notes to the Condensed Consolidated Financial Statements.
8


Blue Owl Real Estate Net Lease Trust
Notes to Condensed Consolidated Financial Statements
(Dollar amounts in thousands)
1.    Organization and Nature of the Business
Blue Owl Real Estate Net Lease Trust (formerly, Oak Street Net Lease Trust) (“we”, “us”, “our”, “ORENT”, and the “Company”) was formed on April 4, 2022 as a Maryland statutory trust; however, no activity occurred until the first capital funding from Blue Owl Capital Inc. (“Blue Owl”) on August 9, 2022. The Company invests primarily in a diversified portfolio of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors across the United States and Canada, and to a lesser extent, Europe. The Company is the sole general partner and majority limited partner in Blue Owl NLT Operating Partnership LP (formerly OakTrust Operating Partnership L.P.), a Delaware limited partnership (“NLT OP” or “Operating Partnership”). Substantially all of the Company’s business is conducted through NLT OP. As of June 30, 2025, ORENT owns 94.6% of NLT OP. The Company and NLT OP are externally managed by an adviser, Blue Owl Real Estate Capital LLC (formerly, Oak Street Real Estate Capital, LLC) (“Blue Owl Real Assets” or “Adviser”), a subsidiary of Blue Owl. The Company’s investment decisions are made by employees of the Adviser, subject to general oversight by the Company’s investment committee and board of trustees (the “Board of Trustees”).
The Company operates in a manner to qualify as a real estate investment trust (“REIT”) for U.S. federal income tax purposes. As a REIT, the Company is entitled to a tax deduction for some or all of the dividends paid to shareholders. Accordingly, the Company generally will not be subject to federal income taxes as long as it currently distributes to shareholders an amount equal to or in excess of the Company’s taxable income. If the Company fails to qualify as a REIT in any taxable year, without the benefit of certain relief provisions, the Company will be subject to federal and state income tax on its taxable income at regular corporate tax rates.
The Company’s principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors, and its management does not distinguish the principal business, or group the operations, by geography, property type, lease classification, investment type, or any other grouping for purposes of measuring performance. Accordingly, the Company has one operating segment and one reportable segment as of June 30, 2025.
As of June 30, 2025, the Company owned 215 investments in real estate, 15 investments in real estate leases, and 17 build-to-suit assets currently in development, including industrial, retail, and office properties. Additionally, the Company holds interest in nine joint ventures that are included in investments in unconsolidated real estate affiliates, including STORE Capital LLC and Waterparks LLC (collectively “STORE”). STORE owns 3,404 properties which are leased to 661 tenants on a triple-net lease basis. The Company also holds investments in real estate debt which consist of securities and loans (refer to Note 6 - Investments in Real Estate Debt).
On September 1, 2022, the Company commenced the offering of its common shares through a continuous private placement offering (“Private Offering”), under Regulation D of the Securities Act of 1933, as amended (the “1933 Act”). As of June 30, 2025, the Company is authorized to issue an unlimited number of each of its four classes of shares of its common shares (Class S shares, Class N shares, Class D shares, and Class I shares), each with a par value of $0.01 per common share. The share classes have different upfront selling commissions, dealer manager fees and ongoing shareholder servicing fees. The initial offering price for shares sold through the Private Offering was $10.00 per share. The Company conducts periodic closings and sells shares at the prior net asset value (“NAV”) per share as determined using the valuation methodology recommended by the Adviser and approved by the audit committee of the Board of Trustees, plus applicable fees and commissions. The NAV per share is calculated on a fully diluted basis. NAV may differ from the values of our real estate assets as calculated in accordance with accounting principles generally accepted in the United States (“GAAP”).
On August 31, 2023, the Company, through NLT OP, initiated a program (the “DST Program”) to issue and sell up to a maximum aggregate offering amount of $3,000,000 of beneficial interests (“Interests”) in specific Delaware statutory trusts (the “DSTs”) holding real properties (the “DST Properties”) to “accredited investors”, as that term is defined under Regulation D promulgated by the SEC under the 1933 Act in private placements exempt from registration pursuant to Section 4(a)(2) of the 1933 Act (the “DST Offerings”).

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2.    Summary of Significant Accounting Policies and Estimates
The Company believes the following significant accounting policies, among others, affect its more significant estimates and assumptions used in the preparation of the Condensed Consolidated Financial Statements.
Basis of Presentation
The accompanying condensed consolidated financial statements have been prepared in accordance with GAAP for interim financial information as established by the Financial Accounting Standards Board (“FASB”) in the Accounting Standards Codification (“ASC”) including modifications issued under Accounting Standards Updates (“ASUs”). The Condensed Consolidated Financial Statements include the accounts of the Company, the Company’s subsidiaries, and investments in which the Company has a controlling interest. All intercompany balances and transactions have been eliminated in consolidation. The accompanying unaudited condensed consolidated interim financial statements should be read in conjunction with the audited consolidated financial statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2024, filed with the Securities and Exchange Commission (“SEC”) on March 13, 2025.
Principles of Consolidation
The Company consolidates all entities in which it has a controlling financial interest through majority ownership or voting rights and variable interest entities whereby the Company is the primary beneficiary. In determining whether the Company has a controlling financial interest in a partially owned entity and the requirement to consolidate the accounts of that entity, the Company considers whether the entity is a variable interest entity (“VIE”) and whether it is the primary beneficiary. In general, a VIE is a legal entity that (a) has equity investors that do not provide sufficient financial resources for the entity to support its activities, (b) does not have equity investors with voting rights, or ( c) has equity investors whose votes are disproportionate from their economics and substantially all of the activities are conducted on behalf of the investor with disproportionately fewer voting rights. The Company is the primary beneficiary of a VIE when it has (i) the power to direct the most significant activities impacting the economic performance of the VIE and (ii) the obligation to absorb losses or receive benefits significant to the VIE. As part of its VIE considerations, the Company considers any indirect interests and any applicable relationships, including related parties.
Entities that do not qualify as VIEs are generally considered voting interest entities (“VOEs”) and are evaluated for consolidation under the voting interest model. The Company consolidates VOEs when it controls the entity through a majority voting interest and there is no other interest holder that has substantive participating rights or the power to control through an agreement with other equity holders.
When the requirements for consolidation are not met and the Company has significant influence over the operations of the entity, the investment is accounted for under the equity method of accounting. Equity method investments for which the Company has not elected the fair value option (“FVO”) are initially recorded at cost and subsequently adjusted for the Company’s pro-rata share of net income, contributions and distributions. Equity method investments for which the Company has elected the FVO are initially recorded at fair value and subsequently adjusted for the Company’s pro-rata shares of the changes in fair value.
NLT OP is considered to be a VIE. The Company consolidates this entity as it has the ability to direct the most significant activities of the entity such as purchases, dispositions, financings, budgets, and overall operating plans.
For consolidated entities, the non-controlling partner’s share of the assets, liabilities, and operations of each entity is included in non-controlling interests as equity of the Company. The non-controlling partner’s interest is generally computed as the non-controlling interests’ ownership percentage. Any profits interest due to the other owner is reported within non-controlling interests.
Use of Estimates
The preparation of condensed consolidated financial statements in conformity with GAAP requires the Company to make estimates and assumptions that affect certain reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.
The Company believes the estimates and assumptions underlying its condensed consolidated financial statements are reasonable based on the information available as of June 30, 2025. However, uncertainty over the current global economic environment conditions, including the persistence of elevated inflation and interest rate volatility, in conjunction with
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global economic and geopolitical uncertainty, including the ongoing conflicts in Eastern Europe, the Middle East, and the North Africa region and the U.S. government’s imposition of tariffs and the counter-tariffs imposed by other countries, and the impact on the Company’s operations may cause actual results to differ materially from those estimates.
Rental Revenue
The Company’s primary source of revenues is rental revenue, which is accounted for under the lease standard. Rental revenue primarily consists of fixed contractual base rent arising from tenant leases at our properties under operating leases or sales-type leases. Revenue under leases that are deemed probable of collection is recognized as revenue on a straight-line basis over the non-cancelable term of the related leases. The Company begins to recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space. Base rent arising from tenant leases at our properties is recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. For leases that are deemed not probable of collection, revenue is recorded as the lesser of (i) the amount which would be recognized on a straight-line basis or (ii) cash that has been received from the tenant, with any tenant and deferred rent receivable balances charged as a direct write-off against rental revenue in the period of the change in the collectability determination. Our estimate of collectability includes, but is not limited to, factors such as the tenant’s payment history, financial condition, industry and geographic area. These estimates could differ materially from actual results.
Investments in Unconsolidated Real Estate Affiliates
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates, as this election aligns the accounting for GAAP and the calculation of monthly NAV for these investments. The Company therefore reports these investments at fair value in Investments in unconsolidated real estate affiliates on the Condensed Consolidated Balance Sheets. Changes in the fair value of equity method investments under the FVO are recorded as Income from unconsolidated real estate affiliates in the Condensed Consolidated Statements of Operations.
The Company evaluates its equity method investments on a periodic basis to determine if there are any indicators that the value of our equity investment may be impaired and whether or not that impairment is other-than-temporary. To the extent an impairment has occurred and is determined to be other-than-temporary, the Company measures the charge as the excess of the carrying value of our investment over its estimated fair value, which is determined by calculating our share of the estimated fair market value of the underlying net assets based on the terms of the applicable partnership or joint-venture agreement. For equity investments in entities that hold real estate, the estimated fair value of the underlying investment’s real estate is calculated based on whether the acquisition of a property qualifies as a business combination or an asset acquisition. The fair value of the underlying investment’s debt, if any, is calculated based on market interest rates and other market information. The fair value of the underlying investment’s other financial assets and liabilities have fair values that generally approximate their carrying values.
Distributions received from equity method investments are classified using the nature of distributions approach. Distributions received are classified based on the nature of the activity or activities that generated the distributions as a return on the investment, which are classified as cash inflows from operating activities, or a return of investment, which are classified as cash inflows from investing activities. Transaction costs associated with the equity method investments are expensed as incurred. Investments made, including the transaction costs, for equity method investments are classified as cash outflows from investing activities in the Condensed Consolidated Statements of Cash Flows.
Foreign Currency
In the normal course of business, the Company makes investments in real estate outside the United States (“U.S.”) through subsidiaries that have a non-U.S. dollar functional currency. Non-U.S. dollar denominated assets and liabilities of these foreign subsidiaries are translated to U.S. dollars at the prevailing exchange rate at the reporting date and income, expenses, gains, and losses are translated at the average exchange rate over the applicable period. Cumulative translation adjustments arising from the translation of non-U.S. dollar denominated assets and liabilities are recorded in Other Comprehensive Income (Loss).
Fair Value Measurements
The carrying amounts of cash and cash equivalents and accounts payable and accrued expenses reasonably approximate fair value, in the Company’s judgment, because of their short-term nature.
In accordance with ASC 820, Fair Value Measurement, the Company defines fair value based on the price that would be received upon sale of an asset or the exit price that would be paid to transfer or settle a liability in an orderly transaction
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between market participants at the measurement date. The Company uses a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value. The fair value hierarchy consists of the three broad levels described below:
Level 1 — Quoted prices in active markets for identical assets or liabilities that the entity has the ability to access.
Level 2 — Observable inputs, other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.
Level 3 — Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs. Due to inherent uncertainty of these estimates, these values may differ materially from the values that would have been used had a ready market for these investments existed.
The Company has estimated the fair value of its financial instruments and non-financial assets using available market information and valuation methodologies we believe to be appropriate for these purposes. Considerable judgment and a high degree of subjectivity are involved in developing these estimates and, accordingly, they are not necessarily indicative of amounts that would be realized upon disposition.
Valuation of assets and liabilities measured at fair value
Certain of the Company’s investments in real estate debt and FVO equity method investments are reported at fair value. As of June 30, 2025, the Company’s investments in real estate debt reported at fair value, directly or indirectly, consisted of commercial mortgage-backed securities (“CMBS”), which are securities backed by one or more mortgage loans secured by real estate assets, as well as term, revolver, senior and mezzanine loans secured by real estate assets, presented collectively as commercial real estate loans. The Company generally determines the fair value of its investments in real estate debt by utilizing third-party pricing service providers whenever available.
In determining the fair value of a particular investment, pricing service providers may use broker-dealer quotations, reported trades or valuation estimates from their internal pricing models to determine the reported price. The pricing service providers’ internal models for securities such as real estate debt generally consider the attributes applicable to a particular class of the security (e.g., credit rating, seniority), current market data, and estimated cash flows for each security, and incorporate specific collateral performance, as applicable. Certain of the Company’s investments in real estate debt are unlikely to have readily available market quotations. In such cases, the Company will generally determine the initial value based on the acquisition price of such investment if acquired by the Company or the par value of such investment if originated by the Company. Following the initial measurement, the Company will determine fair value by utilizing or reviewing certain of the following: (i) market yield data, (ii) discounted cash flow modeling, (iii) collateral asset performance, (iv) local or macro real estate performance, (v) capital market conditions, (vi) debt yield or loan-to-value ratios, and (vii) borrower financial condition and performance. Refer to Note 6 - Investments in Real Estate Debt for additional details on the Company’s investments in real estate debt.
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates and therefore, reports these investments at fair value. The Company estimates the fair market value of these investments based on its pro rata share of the investments’ equity at fair value. The investments’ underlying real estate holdings and debt are valued on a recurring basis using unobservable inputs (Level 3 inputs). The fair value of the underlying real estate holdings is generally determined using the income capitalization valuation method. As of June 30, 2025, the weighted average capitalization rate utilized, excluding real estate under development, was 7.0%. The fair value of the underlying debt is determined by discounting the future contractual cash flows to the present value using current market interest rates. As of June 30, 2025, the weighted average interest rate utilized was 5.5%.
The Company’s derivative financial instruments are reported at fair value and consist of interest rate and foreign currency contracts. The calculation of the fair value of derivative instruments is complex and different inputs in the model can result in significant changes to the fair value of derivative instruments and the related gain or loss on derivative instruments included in our financial statements. The fair values of the Company’s interest rate and foreign currency contracts were estimated using advice from a third-party derivative specialist, based on cash flows and observable inputs comprising of yield curves, foreign currency rates, and credit spreads (Level 2 inputs). Fair value information relating to derivative financial instruments is provided in Note 10 - Derivative Financial Instruments.
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The Company has elected to account for the DST financing obligation arising from the repurchase option on the sale of DST Interests to third parties through the Company’s DST Program at fair value. The fair value of the Company’s DST Program obligation is determined based on changes in fair value of the underlying assets held by the DST Interests as well as undistributed earnings related to DST Interests owned by third parties.
The following table details the Company’s assets measured at fair value on a recurring basis:
June 30, 2025December 31, 2024
Level 2Level 3TotalLevel 2Level 3Total
Assets:
Investments in unconsolidated real estate affiliates$ $2,986,233 $2,986,233 $ $1,742,086 $1,742,086 
Investments in real estate debt484,960 277,568 762,528 505,537 113,939 619,476 
Interest rate hedging derivatives (1)
618  618 13,546  13,546 
Foreign currency hedging derivatives (1)
6,625  6,625 3,661  3,661 
Total$492,203 $3,263,801 $3,756,004 $522,744 $1,856,025 $2,378,769 
Liabilities:
Interest rate hedging derivatives (2)
$9,563 $ $9,563 $1,922 $ $1,922 
Foreign currency hedging derivatives (2)
12,243  12,243 2,630  2,630 
DST financing obligation (2)
 158,024 158,024  52,123 52,123 
Total $21,806 $158,024 $179,830 $4,552 $52,123 $56,675 
(1) Included within Other assets within the Condensed Consolidated Balance Sheets.
(2) Included within Other liabilities within the Condensed Consolidated Balance Sheets.

The following table details the Company’s assets and liabilities measured at fair value on a recurring basis using Level 3 inputs:
Investments in real estate debtInvestments in unconsolidated real estate affiliatesTotal AssetsDST Financing Obligation
Balance as of December 31, 2024$113,939 $1,742,086 $1,856,025 $52,123 
Purchases190,427 1,387,700 1,578,127  
Sales(28,777)(190,398)(219,175) 
Distributions received (138,708)(138,708) 
DST Program proceeds   106,272 
Included in net income
Realized gain on sale of DST Interests   (709)
Unrealized loss on fair value of DST financing obligation    338 
Gain on fair value of investments in real estate debt1,979  1,979  
Income from unconsolidated real estate affiliates measured at fair value 185,553 185,553  
Balance as of June 30, 2025$277,568 $2,986,233 $3,263,801 $158,024 
Valuation of assets measured at fair value on a nonrecurring basis
Certain of the Company’s assets are not measured at fair value on an ongoing basis but are subject to fair value adjustments, such as when there is evidence of impairment, and therefore such assets are measured at fair value on a nonrecurring basis. The Company reviews its real estate properties for impairment each quarter and when there is an event or change in circumstances that could indicate the carrying amount of the real estate value may not be recoverable.
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Valuation of liabilities not measured at fair value
As of June 30, 2025 and December 31, 2024, the fair value of the Company’s unsecured term loan credit facility, unsecured revolving credit facility, mortgages payable, and unsecured senior notes was $401 above and $910 below carrying value, respectively. Fair value of the Company’s indebtedness is estimated by modeling the cash flows required by the Company’s debt agreements and discounting them back to the present value using an estimated market yield. Additionally, the Company considers current market rates and conditions by evaluating similar borrowing agreements with comparable loan-to-value ratios and credit profiles. The inputs used in determining the fair value of the Company’s indebtedness are considered Level 3. Fair value information pertaining to debt is provided in Note 9 – Debt.
Allowance for Credit Losses
The Company analyzes its Investments in leases - Financing receivables, net, certain of its investments in real estate debt which are held-to-maturity and its investment in loans receivable, which are included within Investments in real estate debt in our Condensed Consolidated Balance Sheets, for potential credit losses under the current expected credit losses (“CECL”) model. The allowance for credit losses is measured, considering the Company’s ownership of the leased asset, using a probability of default method based on the lessee’s and borrower’s respective credit ratings, the expected value related to releasing underlying assets or collateral, our historical loss experiences, and other factors related to other sale-leasebacks accounted for as financing receivables, our investments in real estate debt held-to-maturity, and our investments in loans receivable. Included in our model are factors that incorporate forward-looking information. Changes in the allowance for credit losses are subsequently included in the Company’s Condensed Consolidated Statements of Operations within General and administrative expenses and as a reduction to Investments in leases - Financing receivables, net and Investments in real estate debt on our Condensed Consolidated Balance Sheets. As of June 30, 2025 and December 31, 2024, the Company has recorded an allowance for credit losses of $18,422 and $22,934, respectively, related to its Investments in leases - Financing receivables, net. As of June 30, 2025, the Company has recorded an allowance for credit losses of $1,665 related to its investments in real estate debt designated as held-to-maturity. The Company did not record an allowance for credit losses related to its investments in real estate debt designated as held-to-maturity as of December 31, 2024. As of June 30, 2025 and December 31, 2024, the Company has not recorded an allowance for credit losses related to its investments in loans receivable. Refer to Note 6 - Investments in Real Estate Debt for additional information.
Earnings Per Share
Basic net income per common share is determined by dividing net income attributable to common shareholders by the weighted average number of common shares outstanding during the period. All classes of common shares are allocated net income/(loss) at the same rate per share and receive the same gross distribution per share.
The impact of the vested restricted Class I shares held by our trustees is included in our calculation of basic earnings per share. Redeemable Class I shares issued to the Adviser as payment for management fees and interest on the affiliate line of credit and incentive compensation awards of units of NLT OP (“OP Units”) to certain employees of the Adviser are included in our calculation of diluted earnings per share.
Share-Based Compensation
We compensate each of our non-employee trustees on the Board of Trustees who are not affiliated with Blue Owl with an annual retainer of restricted Class I shares as part of their compensation for services on the Board of Trustees. See Note 13 - Equity and Non-Controlling Interest for additional information regarding share-based compensation. We recognize compensation expense related to share-based awards to our independent trustees in our condensed consolidated financial statements based on the fair value of the award on the date of grant.
Recently Issued Accounting Pronouncements Not Yet Adopted
The Company considers the applicability and impact of all accounting standards and pronouncements issued by the FASB. Accounting standards and pronouncements not yet adopted were assessed and determined to be either not applicable or are expected to have minimal impact on the Company’s results of operations, financial position, and cash flows.
In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740), Improvements to Income Tax Disclosures, which requires the disclosure of tax rate reconciliations, amount of income taxes separate by federal and individual jurisdiction, and the amount of income (loss) from operations before income tax expense (benefit) disaggregated between federal, state and foreign. The amendments in ASU 2023-09 apply to all entities subject to Topic 740. The ASU is
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effective for annual periods beginning after December 15, 2024. Entities may elect to apply the amendments either prospectively or retrospectively. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In November 2024, the FASB issued ASU 2024-03, Disaggregation of Income Statement Expenses (Subtopic 220-40), which requires disaggregated disclosure of income statement expenses for public business entities (“PBEs”). The ASU does not change the expense caption an entity presents on the face of the income statement; rather, it requires disaggregation of certain expense captions into specified categories in disclosures within the footnotes to the financial statements. The amendments in ASU 2024-03 apply to all PBEs, including entities that file or furnish financial statements with the SEC, inclusive of brokers and dealers in securities and voluntary filers. The ASU should be adopted prospectively, however, retrospective adoption is permitted. In January 2025, the FASB issued ASU 2025-01, Income Statement-Reporting Comprehensive Income - Expense Disaggregation Disclosures, which clarified the effective date of ASU 2024-03. The ASU is effective for annual reporting periods beginning after December 15, 2026, and interim reporting periods with annual reporting periods beginning after December 15, 2027. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In May 2025, the FASB issued ASU 2025-03 Business Combinations (Topic 805) and Consolidation (810): Determining the Accounting Acquired in the Acquisition of a Variable Interest Entity, which revises guidance in ASC 805 on identifying the accounting acquired in a business combination in which the legal acquiree is a variable interest entity (VIE). The ASU is intended to improve comparability between business combinations that involve VIEs and those that do not. Under ASU 2025-03, a reporting entity involved in a business combination effected primarily by the exchange of equity interests must consider the factors in ASC 805-10-55-12 through 55-15 to determine which entity is the accounting acquirer regardless of whether the legal acquiree is a VIE. More specifically, when considering those factors, the reporting entity can determine that a transaction in which the legal acquiree is a VIE represents a reverse acquisition (in which the legal acquirer is identified as the acquiree for accounting purposes). As a result, comparability is increased with business combinations in which the legal acquiree is a VOE. ASU 2025-03 is effective for fiscal years beginning after December 15, 2026, including interim periods within those fiscal years. Early adoption is permitted. The amendments in ASU 2025-03 must be applied prospectively to any business combination that occurs after the adoption date. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
3.     Acquisitions and Dispositions
Acquisitions
The following tables set forth the acquisition values, number of properties, and total rentable square feet of gross leasable area (“GLA”) of the Company for the six months ended June 30, 2025 and 2024. For acquisitions not denominated in USD, the amounts have been presented in USD at the prevailing foreign exchange rate on the acquisition date:
Six Months Ended June 30, 2025
Property TypeAcquisition ValueNumber of PropertiesSquare Feet
(in thousands)
Retail$114,438 19196
Six Months Ended June 30, 2024
Property TypeAcquisition ValueNumber of Properties
Square Feet
(in thousands)(1)
Industrial$54,761 225,657 
Retail10,023 1954 
Total$64,784 236,611 
(1) The square footage for the retail property and a portion of industrial properties relates to build-to-suit assets.


The following table details the purchase price allocation for the properties acquired during the six months ended June 30, 2025 and 2024:
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Six Months Ended
June 30, 2025June 30, 2024
Buildings$27,939 $13,461 
Land and land improvements8,594 13,178 
Construction in process 29,017 
Financing receivables74,133 40,257 
In-place lease intangibles1,614 4,080 
Other lease intangibles2,158 5,142 
Below-market lease intangible liabilities (94)
Total Purchase Price $114,438 $105,041 
Dispositions
During the six months ended June 30, 2025, the Company contributed 15 LV Petroleum properties and a mortgage loan with a net value of $279,679 to LVP Portfolio Master REIT LLC (“LV Petroleum JV”) in exchange for a 50.9% ownership interest in LV Petroleum JV and cash proceeds of $137,322. In conjunction with the contribution, the Company recognized a loss on disposition of $2,180 due to the reversal of non-cash accretion of tenant loan receivables. The properties were previously accounted for as failed sale-leaseback transactions and primarily included within Investments in leases - Financing receivables. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional information.
During the six months ended June 30, 2024, the Company disposed of one retail property and one parcel of excess land at an industrial property for total net proceeds of $5,260 and recognized a net gain on dispositions of $714.
4.    Investments in Real Estate, net
Investments in real estate, net consisted of the following:
June 30, 2025December 31, 2024
Buildings$2,521,411 $2,441,729 
Land and land improvements624,162 603,069 
Furniture, fixtures and equipment1,374  
Construction in process41,399 110,728 
Total
3,188,346 3,155,526 
Accumulated depreciation(208,278)(159,217)
Investments in real estate, net
$2,980,068 $2,996,309 
Assets of $16,124 relating to build-to-suit properties previously acquired in sale leaseback transactions were placed into service during the six months ended June 30, 2025, including $13,344 previously classified as construction in progress and $2,780 previously classified as investments in real estate debt. As of June 30, 2025, the assets are presented as $2,857 of land, $9,867 of building, and $3,400 of land improvements. No construction in progress was placed into service during the six months ended June 30, 2024.
The total rentable square feet of GLA of the Company was 19,292 and 15,373 thousand square feet as of June 30, 2025 and 2024, respectively, of which approximately 99% and 99% was leased, respectively.
5.    Investments in Unconsolidated Real Estate Affiliates
The Company owns interests in unconsolidated real estate investments with third parties. As of June 30, 2025 and December 31, 2024, investments in unconsolidated real estate affiliates were $2,991,603 and $1,747,787, respectively.
Oracle
On April 9, 2025, the Company made an indirect investment of $308,212 through BOREC Longhorn Member LLC in Longhorn JV, LLC (“Oracle 1-2 JV”). Oracle 1-2 JV was formed to facilitate the investment of BOREC Longhorn Member LLC and Crusoe Abilene, LLC to fund the development of a two-building data center leased to Oracle America,
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Inc. in a build-to-suit arrangement. BOREC Longhorn Member LLC owns 92.3% of Oracle 1-2 JV. The Company holds a 48% membership interest in BOREC Longhorn Member LLC. The Company has elected to account for the investment using the FVO under ASC 825. Subsequent to its initial investment, the Company contributed an additional $1,466 to BOREC Longhorn Member LLC. Additionally, during the period from the Company’s initial investment through June 30, 2025, the Company received $3,797 in distributions from BOREC Longhorn Member LLC.
On May 16, 2025, the Company made an indirect investment of $31,534 through Blue Owl B3 and B4 Aggregator LLC (“B3-B4 Aggregator”) to acquire an indirect 9.1% interest in Longhorn JV 3, LLC and Longhorn JV 4, LLC (collectively, “Oracle 3-4 JV”), and the Company made an indirect investment of $361,586 through Blue Owl B5 B6 B7 B8 Aggregator LLC (“B5-B8 Aggregator”) to acquire an indirect 92.5% interest in Longhorn JV 5, LLC, Longhorn JV 6, LLC, Longhorn JV 7, LLC, and Longhorn JV 8, LLC (collectively, “Oracle 5-8 JV”). Oracle 3-4 JV and Oracle 5-8 JV were formed as joint ventures with affiliates of Crusoe Abilene, LLC to facilitate the development of six additional data center buildings leased to Oracle America, Inc. in build-to-suit arrangements. Subsequent to its initial investment, the Company contributed an additional $28,734 and $231,462 to B3-B4 Aggregator and B5-B8 Aggregator, respectively. Additionally, B3-B4 Aggregator and B5-B8 Aggregator made distributions of $1,285 and $1,155, respectively, of which the Company received $117 and $1,068, respectively. The Company subsequently sold a portion of its investment in B5-B8 Aggregator to other vehicles managed by Blue Owl Real Assets for $190,398. As of June 30, 2025, the Company holds a 9.1% and 58.1% membership interest in B3-B4 Aggregator and B5-B8 Aggregator, respectively. As of June 30, 2025, B3-B4 Aggregator owns a weighted average interest of 90.7% in Oracle 3-4 JV and B5-B8 Aggregator owns a weighted average of 90.4% in Oracle 5-8 JV. The Company has elected to account for the investments using the FVO under ASC 825.
LV Petroleum
During the six months ended June 30, 2025, the Company contributed 15 of its LV Petroleum assets and a mortgage loan for cash proceeds of $137,322 and a 50.9% interest in LV Petroleum JV, a joint venture with Blue Owl Promote G II LLC, valued at $142,357. The Company has elected to account for the investment using the FVO under ASC 825. During the six months ended June 30, 2025, LV Petroleum JV made distributions of $118,365, of which the Company received $60,248, including return of capital distributions of $57,165.
CoreWeave
On August 27, 2024, the Company made an indirect investment of $11,812 through BOREC Spider Member LLC in Project Spider JV LLC (“CoreWeave CTP-02 JV”). CoreWeave CTP-02 JV was formed to facilitate the investment of BOREC Spider Member LLC and AREP Chirisa CTP2 JV LLC to fund the development of a single-story data center leased to CoreWeave, Inc. in a build-to-suit arrangement. As part of its investment in CoreWeave CTP-02 JV, BOREC Spider Member LLC has agreed to fund its 95% share of the estimated total development cost of $726,895 through pro-rata capital contributions over the course of approximately 23 months, including amounts funded as of June 30, 2025. The Company holds a 15% membership interest in BOREC Spider Member LLC. The Company has elected to account for the investment using FVO under ASC 825. During the six months ended June 30, 2025, the Company contributed an additional $6,088 to BOREC Spider Member LLC to fund capital calls initiated by CoreWeave CTP-02 JV. Additionally, BOREC Spider Member LLC made distributions of $16,814, of which the Company received $2,522.
On May 23, 2025, the Company made an indirect investment of $4,538 through BOREC Spider Member III LLC in Project Spider III JV LLC (“CoreWeave CTP-03 JV”). CoreWeave CTP-03 JV was formed to facilitate the investment of BOREC Spider Member III LLC and AREP Chirisa CTP3 JV LLC to fund the development of a single-story data center leased to CoreWeave, Inc. in a build-to-suit arrangement. As part of its investment in CoreWeave CTP-03 JV, BOREC Spider Member III LLC has agreed to fund its 95% share of the estimated total development cost of $746,114 through pro-rata capital contributions over the course of approximately 26 months, including amounts funded as of June 30, 2025. The Company holds an 11.3% membership interest in BOREC Spider Member III LLC. The Company has elected to account for the investment using FVO under ASC 825. During the six months ended June 30, 2025, the Company contributed an additional $2,267 to fund capital calls initiated by CoreWeave CTP-03 JV to BOREC Spider Member III LLC.
STORE
On February 3, 2023, the Company made an indirect investment through Ivory OSREC OS Aggregator LLC (“OS Aggregator”) in STORE, a publicly traded REIT invested in net-lease real estate, in an all-cash, take-private transaction. The Company has elected to account for the investment using the FVO under ASC 825. In connection with closing of the initial investment, OS Aggregator signed a Forward Interest Purchase Agreement (the “FIPA”) pursuant to which it agreed to purchase additional indirect interests in STORE such that OS Aggregator would own, in aggregate, an indirect 25%
17


membership interest in STORE prior to the first anniversary of the closing of the initial investment, representing an aggregate additional investment of approximately $1,063,000 as of the signing date.
On February 6, 2024, subsidiaries of the Company entered into promissory notes with SuNNNy Days, LLC, an affiliate of GIC Private Limited (“GIC”), to borrow $287,844 (the “FIPA Loan”) in exchange for assignment of ownership of the remaining units OS Aggregator was required to purchase under the FIPA. Such assignment resulted in OS Aggregator reaching an indirect 25% membership interest in STORE and meeting the obligations of the FIPA. The FIPA Loan had an interest rate of 9.0% and a term of 18 months, with a maturity date of August 1, 2025. During the year ended December 31, 2024, the Company repaid the FIPA Loan through the use of proceeds from the issuance of common shares.
On February 24, 2025, the Company, through OS Aggregator, and other vehicles managed by Blue Owl Real Assets (together with the Company, “Blue Owl Vehicles”) entered into a Membership Interest Purchase Agreement, pursuant to which Blue Owl Vehicles acquired an additional 26% indirect interest (the “Transaction”) in STORE, resulting in a total 51% indirect ownership interest in STORE. In conjunction with the Transaction, the Company funded an additional $252,145, plus its pro rata share of transaction costs, through OS Aggregator to acquire an additional 2.5% indirect interest in STORE. Following the close of the Transaction, the Company’s investment represented 18.9% of indirect ownership interest in STORE. Additionally, the Company has agreed to fund up to a maximum of $474,150 for incremental indirect interests in STORE. As of June 30, 2025, the remaining maximum funding from the Company for indirect interest in STORE as part of this transaction is $263,088.
During the six months ended June 30, 2025, OS Aggregator made distributions of $105,390, of which the Company received $69,980. As of June 30, 2025, the Company owns a 62.6% interest in OS Aggregator. The initial and incremental investments made by the Company and affiliates of the Company in OS Aggregator were $2,970,455, representing 30.2% ownership percentage of interest in STORE. As of June 30, 2025, the fair value of the Company’s investment in STORE was $2,027,622, representing an 18.9% ownership percentage of interest in STORE.
The Company has determined that STORE is considered a significant subsidiary under SEC Regulation S-X Rule 10-01(b) as of June 30, 2025.
The following table provides summarized income statement information of STORE for the three and six months ended June 30, 2025 and 2024 (amounts in thousands):
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total revenue$308,668 $272,464 $612,552 $542,323 
Net income $29,072 $166,364 $81,746 $345,107 
The following tables detail the Company’s investments in unconsolidated real estate affiliates:
Ownership PercentageCarrying Amount of Investment
Investment
June 30, 2025 (1)
December 31, 2024June 30, 2025December 31, 2024
STORE Capital LLC
18.9 %16.4 %$2,027,622 $1,704,458 
Blue Owl NL Opportunity Credit REIT E LLC ("Fleet Farm JV") (2)
49.1 %49.1 %5,370 5,701 
Blue Owl NL Opportunity Credit Holdings REIT LLC ("Tenneco JV") (3)
50.9 %50.9 %31,478 28,808 
CoreWeave JVs (4)
12.9 %14.3 %18,031 8,820 
LV Petroleum JV
50.9 % %127,933  
Oracle JVs (5)
45.5 % %781,169  
Total$2,991,603 $1,747,787 
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ORENT's Share of Unconsolidated Entities' Income (Loss)
Three Months EndedSix Months Ended
InvestmentJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
STORE Capital LLC
$51,631 $36,205 $141,002 $68,242 
Fleet Farm JV (2)
(25)33 (95)174 
Tenneco JV (3)
3,320 3,856 3,647 4,978 
CoreWeave JVs (4)
(414) (1,160) 
LV Petroleum JV
8,008  28,513  
Oracle JVs (5)
13,557  13,557  
$76,077 $40,094 $185,464 $73,394 
(1)    Ownership percentages reflect weighted average ownership as of June 30, 2025.
(2)     On August 12, 2022, the Company formed Fleet Farm JV, a joint venture in which the Company holds a 49.1% interest and accounts for using the equity method of accounting. As of June 30, 2025, the joint venture wholly owns two assets that are 100% leased to a single tenant under a triple-net lease.
(3)    On June 5, 2023, the Company formed Tenneco JV, a joint venture in which the Company holds a 50.9% interest and accounts for using the FVO under ASC 825. As of June 30, 2025, the joint venture wholly owns six assets that are 100% leased to a single tenant under triple-net leases.
(4)    Includes CoreWeave CTP-02 JV and CoreWeave CTP-03 JV, of which the Company owns 14.3% and 10.8%, respectively, as of June 30, 2025.
(5)    Includes Oracle 1-2 JV, Oracle 3-4 JV and Oracle 5-8 JV, of which the Company owns 44.3%, 8.2%, and 52.5%, respectively, as of June 30, 2025.


6.    Investments in Real Estate Debt
The Company’s investments in real estate debt as of June 30, 2025, consist of $484,960 in CMBS, $277,568 in commercial real estate loans, $154,582 in Horizontal Risk Retention Interests (“HRRs”), and $18,181 in investments in loans receivable.
The following tables detail the Company’s investments in real estate debt held at fair value:
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS (3)
SOFR + 4%
2/28/2034$484,775 $485,671 $484,960 
Commercial real estate loans
10 %10/14/2029277,484 275,589 277,568 
Total investments in real estate debt (4)
9 %$762,259 $761,260 $762,528 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Includes investments pledged as collateral under a secured financing agreement. See Note 9 - Debt for additional information.
(4)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS
SOFR + 4%
4/29/2036$503,280 $503,379 $505,537 
Commercial real estate loans
12 %4/5/2028114,089 113,939 113,939 
Total investments in real estate debt (3)
9 %$617,369 $617,318 $619,476 

(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.

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The following table details the credit rating of the Company’s investments in real estate debt held at fair value:
June 30, 2025December 31, 2024
Credit RatingCost BasisFair ValuePercentage Based
on Fair Value
Cost BasisFair ValuePercentage Based
on Fair Value
Aaa$20,001 $20,032 3%$25,695 $25,675 4%
Aa3   %6,072 6,091 1 %
AA-4,992 4,976 1 %21,437 21,441 3 %
A-56,197 56,201 7%91,631 91,848 15 %
A3   %8,189 8,262 1 %
Baa3   %3,007 3,037  %
BBB7,008 7,030 1%12,017 12,032 2 %
BBB-54,519 54,432 7%84,391 84,886 14%
Ba231,638 31,704 4%31,646 31,674 5%
BB+6,496 6,514 1%6,629 6,656 1%
BB19,482 19,367 3%17,348 17,548 3%
Ba310,012 10,040 1%40,057 40,357 7%
BB-155,202 153,709 20%115,158 115,528 19%
B169,991 70,787 9%  %
B-50,133 50,168 7%40,102 40,502 7%
Unrated275,589 277,568 36%113,939 113,939 18%
Total$761,260 $762,528 100%$617,318 $619,476 100%
The following table provides the activity for the real estate-related securities for the six months ended June 30, 2025:
Amortized Cost BasisGain/(Loss)Fair Value
Real estate-related securities as of December 31, 2024
$503,379 $2,158 $505,537 
Face value of real estate-related securities acquired213,813  213,813 
Sale of real estate-related securities(232,504) (232,504)
Realized gain on sale of real estate-related securities556  556 
Interest income associated with real estate-related securities
427  427 
Unrealized loss on real estate securities
 (2,869)(2,869)
Real estate-related securities as of June 30, 2025
$485,671 $(711)$484,960 
The following tables detail the Company’s HRR investments which are classified as held-to-maturity and presented at amortized cost. The carrying value of the HRR investments as of June 30, 2025 is net of an allowance for credit losses of $1,665. The Company did not record an allowance for credit losses related to its HRR investments as of December 31, 2024. The Company has the intent and ability to hold its HRR investments until maturity.
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+6%
10/8/2029$156,600 $156,247 $154,582 
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+7%
12/15/2029$48,800 $48,941 $48,941 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
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(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.

Other Investments
During the year ended December 31, 2024, the Company acquired land related to build-to-suit properties in sale leaseback transactions for a total purchase price of $28,827 which is being accounted for as an investment in loans receivable and held at amortized cost, as the related lease is not deemed to have commenced until the constructed assets are made available for use by the lessee. Direct costs associated with originating loans are deferred and amortized as an adjustment to interest income over the term of the related loan receivable. During the six months ended June 30, 2025, the Company placed three build-to-suit properties in service and contributed properties for an interest in LV Petroleum JV, including two of its build-to-suit properties with a balance of $6,623. See Note 4 - Investments in Real Estate, net and Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional information. As of June 30, 2025 and December 31, 2024, the Company held 17 and 22 investments in loans receivable related to build-to-suit arrangements with a total balance of $18,181 and $27,635, respectively, which are included within Investments in real estate debt in the Condensed Consolidated Balance Sheets.
7.    DST Program
On August 31, 2023, the Company, through NLT OP, initiated a DST Program to issue and sell up to a maximum aggregate offering amount of $3,000,000 of Interests in one or more DSTs holding DST Properties in private placement. Under the DST Program, DST Properties, which may be sold, contributed, sourced, or otherwise seeded from the Company’s real properties held through NLT OP or from third parties, will be held in one or more DSTs and leased back by a wholly owned subsidiary of NLT OP in accordance with corresponding master lease agreements. NLT OP will have the right, but not the obligation, to acquire the Interests in the applicable DST from the beneficial owners or the applicable DST’s right, title, interest in any portion of the DST Properties from the beneficial owners, in each case, in exchange for cash or OP Units, at a purchase price equal to the fair market value of the beneficial owner’s interest in one or more of the DST Properties (“FMV Buyback Option”). The FMV Buyback Option is exercisable during the one-year option period beginning two years from the final closing of the applicable DST Offering or in such other time frame as provided for in the applicable DST arrangement. After a one-year holding period, investors who receive OP Units pursuant to the FMV Buyback Option generally have the right to cause NLT OP to redeem all or a portion of their OP Units for, at the Company’s sole discretion, common shares of the Company, cash, or a combination of both.
The proceeds received from the DSTs are accounted for as financing obligation liabilities on the Condensed Consolidated Balance Sheets. The sale of Interests in a DST Property is accounted for as a failed sale-leaseback transaction due to the FMV Buyback Option retained by NLT OP and in accordance with ASC 842, the property remains on the Company’s Condensed Consolidated Balance Sheets. The Company has elected to account for the DST financing obligations using the FVO in accordance with ASC 825 and applies the FVO for each financial obligation recognized as Interests are sold, thus the election is occurring on an instrument-by-instrument basis. When the FVO is elected for a financial obligation, the Company subsequently measures the instrument at fair value and separately presents the changes in fair value resulting from instrument specific credit risk, if any, in other comprehensive income. The impact of changes in fair value other than those related to instrument specific credit risk are recorded in earnings, which represents a debit or credit entry, with the offset recorded as an adjustment to the financial obligation each reporting period.
Under the applicable master lease agreements, the Company is responsible for ongoing property management and for making fixed payments to the DSTs regardless of whether the DST Properties’ cash flows are sufficient to cover the payment. Accordingly, a holder of the DST’s beneficial interest receives a fixed payment from the Company and the potential for capital appreciation through the FMV Buyback Option. In exchange for these payments, the Company is entitled to receive the operating cash flows from the properties. For financial reporting purposes, the DST entities are not consolidated by the Company, but the underlying DST Properties and related mortgage debt are included in the condensed consolidated financial statements due to the resulting failed sale-leaseback transactions. The DST Property operations, including rental revenues and property operating expenses associated with the underlying property of each master lease and the master lease payment expense, are included in the respective line items on the Condensed Consolidated Statements of Operations.
As the FMV Buyback Option is exercised, the financial obligation is settled and is derecognized on the Company’s balance sheet. Upon exercise, management would record the fair value adjustment to its financial obligation to reflect the value of the underlying properties at the date of exercise, and realize a gain or loss, as applicable.
If the FMV Buyback Option expires and is not exercised, the Company would reevaluate the existing failed sale-leaseback conclusions under ASC 842, determine whether a successful sale-leaseback occurs at that time and reevaluate the
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lease classification in accordance with ASC 842-10-25-1. While this has not happened since the inception of the Company’s DST Program, the Company expects that control of the property would transfer to the DST interest holders. Therefore, the real property and the financial obligation would be derecognized from the Company’s balance sheet and the Company would recognize a gain or loss, as applicable. The Company expects that the master lease would be classified as an operating lease, and as such, the Company would record a right-of-use asset and lease liability based on the guidance under ASC 842. The establishment of these assets and liabilities under ASC 842 would preclude any future accounting under a fair value election at that time.
During the six months ended June 30, 2025, the Company sold one industrial asset, net of a $57,750 mortgage loan, to a DST as part of its second DST Offering of $60,900, and sold 13 industrial assets to a DST as part of its third DST Offering of $95,540. See Note 9 - Debt for additional information regarding the mortgage loan. The Company did not sell or contribute any assets to a DST during the year ended December 31, 2024. A wholly owned subsidiary of the Company leased back the assets held in the DSTs in accordance with master lease agreements.
The following tables provide details on the Company’s DST Program activity:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net proceeds from DST Interests sold (1)
$67,133 $8,462 $106,272 $12,940 
Master lease payments (2)
$3,215 $1,119 $4,518 $2,270 
Distributions from the Company’s DST Interests
$1,283 $911 $1,808 $1,995 
(1)     Net proceeds from DST Interests sold for the three and six months ended June 30, 2025 are net of total upfront fees at closing of $1,631 and $2,409, of which the Company earned $1,117 and $1,911, respectively. Net proceeds from DST Interests sold for the three and six months ended June 30, 2024 are net of total upfront fees earned at closing of $45 and $135, of which the Company earned $45 and $129, respectively. The upfront fees earned at closing by the Company are included within Other (expense) income, net on the Condensed Consolidated Statements of Operations.
(2)    We account for payments made to the DSTs under the master lease as a reduction of our financial obligations prior to remeasuring the fair value.

June 30, 2025December 31, 2024
DST financing obligation (1)
$158,024 $52,123 
(1)    The DST financing obligation is included within Other liabilities on the Condensed Consolidated Balance Sheets.

From inception of the DST Program through June 30, 2025, the Company has raised gross proceeds of $160,910.
8.    Intangibles
The gross carrying amount and accumulated amortization of the Company’s identified intangible lease assets consisted of the following:
June 30, 2025December 31, 2024
Weighted Average Life (Years)Intangible lease assets, grossAccumulated AmortizationIntangible lease assets, netIntangible lease assets, grossAccumulated AmortizationIntangible lease assets, net
Intangible lease assets
In-place lease intangibles14.6$109,933 $(20,077)$89,856 $107,642 $(15,978)$91,664 
Other lease intangibles (1)
14.886,348 (9,439)76,909 82,696 (6,259)76,437 
Total intangible lease assets14.7$196,281 $(29,516)$166,765 $190,338 $(22,237)$168,101 
(1)    Includes total tenant lease inducement balance of $61,586 and $60,676 as of June 30, 2025 and December 31, 2024.

Amortization expense related to the intangible lease assets for the three months ended June 30, 2025 was $3,561, of which $2,797 and $764 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. Amortization expense related to the intangible leases assets for the six months ended June 30, 2025 $7,072, of which $5,557 and $1,515 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. The amount included in rental revenue is related to tenant inducements and is a reduction to revenue.
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Amortization expense related to the intangible lease assets for the three months ended June 30, 2024 was $2,571, of which $2,203 and $368 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. Amortization expense related to the intangible lease assets for the six months ended June 30, 2024 was $5,127, of which $4,350 and $777 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. The amount included in rental revenue is related to tenant inducements and is a reduction to revenue.
The estimated future amortization on the Company’s intangible assets for each of the next five years and thereafter as of June 30, 2025 is as follows:
In-Place Tenant Lease Intangible AssetsOther Lease Intangibles
2025 (remaining)$4,053 $3,109 
20268,107 6,217 
20278,107 6,217 
20288,107 6,217 
20298,106 6,216 
20308,107 6,217 
Thereafter45,269 42,716 
Total $89,856 $76,909 
As of June 30, 2025 and December 31, 2024, the gross carrying amount of the Company’s below market lease intangibles was $5,931 and $5,931, with accumulated amortization of $697 and $519, respectively. The below market lease intangibles, net of accumulated amortization, are included in Other liabilities within our Condensed Consolidated Balance Sheets.
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9.    Debt
The following table details the mortgage notes and credit facilities of the Company:
Principal Balance Outstanding
Indebtedness
Weighted Average
Interest Rate(1)(2)
Weighted Average
Maturity Date
Maximum Facility SizeJune 30, 2025December 31, 2024
Mortgage notes & credit facilities:
Unsecured term loan credit facility
S + 1.35%
6/12/2030$1,250,000 $1,250,000 $1,165,500 
Unsecured revolving credit facility
S + 1.40%
6/12/2029$2,485,000  246,950 
Fixed rate mortgages
4.99%8/25/2029N/A106,291 99,098 
Variable rate mortgages
S + 1.88%
3/27/2028N/A107,309 129,824 
Deferred financing costs, net(45,354)(13,624)
Total Mortgage notes & credit facilities, net:
$1,418,246 $1,627,748 
Unsecured senior notes
Unsecured senior notes
6.35%2/2/2030N/A$130,000 $130,000 
Deferred financing costs, net
(3,478)(3,655)
Unsecured senior notes, net:
$126,522 $126,345 
Secured financings of investments in real estate debt
Secured financings of investments in real estate debt
S + 1.61%
8/20/2025N/A$115,276 $ 
__________________
(1)The term “S” refers to the relevant floating benchmark rates, which include daily secured overnight financing rate (“SOFR”), 30-day SOFR, one-month euro interbank offered rate (“EURIBOR”), daily Canadian overnight repo rate average (“CORRA”), and one-month SONIA as applicable to each loan. As of June 30, 2025, we have outstanding interest rate swaps that mitigate our exposure to potential future interest rate increases under our floating rate debt. See further discussion of outstanding interest rate swaps below.
(2)The Company’s mortgage and notes payable contain yield or spread maintenance provisions.

Mortgage Notes and Credit Facilities
On June 12, 2025, the Company entered into an amended and restated credit agreement, which amends and restates the credit agreement dated August 11, 2022. The amended and restated credit agreement provides for, among other things, (a) an upsize of the senior unsecured term loan facility from $1,165,500 to $1,250,000, (b) an upsize of the aggregate principal amount of the senior unsecured revolving credit facility from $724,500 to $2,485,000, (c) an upsize of the accordion feature, subject to the satisfaction of various conditions, which could bring total commitments from up to $3,200,000 to up to $5,000,000, (d) an extension of the revolving credit scheduled maturity date from August 2026 to June 2029, (e) an extension of the initial term loan scheduled maturity date from August 2027 to June 2030, and (f) the amendment of certain financial and other covenants.
The unsecured term loan credit facility bears interest at a base rate plus a margin ranging from 0.25% to 1.85%. The base rate is SOFR plus 0.10% or the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, and (c) 1.0%, as applicable. The weighted average interest rate for the unsecured term loan credit facility for the six months ended June 30, 2025 was 5.68% (unhedged) and 5.02% (hedged).
The unsecured revolving credit facility consists of USD (“USD Revolver”) and Alternative (“Alternative Revolver”) denominated currencies, and bears interest at a base rate plus a margin ranging from 0.30% to 1.90%. The base rate is the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, (c) adjusted floating rate, and (d) 1.0%. The adjusted floating rate for the USD Revolver is SOFR plus 0.10%, while the Alternative Revolver is EURIBOR for Euro borrowings, and CORRA plus 0.30% for Canadian Dollar borrowings. The weighted average interest rate for the unsecured revolving credit facility for the six months ended June 30, 2025 was 5.75% (unhedged) and 4.75% (hedged). During the six months ended June 30, 2025, the Company earned an additional $277 of income as a result of over hedging on our interest rate swaps. We believe the interest rate swaps are still highly effective.
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During the six months ended June 30, 2025, the Company entered into a variable rate mortgage note of $57,750 secured by a property contributed to a DST as part of our DST Program. The interest on the mortgage and any amounts received or owed under the interest rate swap are borne by such DST and are not consolidated in the Company’s Condensed Consolidated Financial Statements. Additionally, the Company contributed a variable rate mortgage note of $84,500 for interest in a joint venture. Refer to Note 3 - Acquisitions and Dispositions for additional information.
The following table details the Company’s interest rate swaps as of June 30, 2025:

Notional BalanceFixed Rate
Mortgage notes & credit facilities:
Unsecured term loan credit facility
$700,0003.65%
$250,0003.42%
$145,5004.23%
$100,0003.67%
$54,5003.40%
Unsecured revolving credit facility
$100,0003.25%
$45,5003.40%
Variable rate mortgages
$48,9233.74%
Unsecured Senior Notes
On August 28, 2024, NLT OP entered into a Note Purchase Agreement (the “Note Purchase Agreement”) governing the issuance of $29,000 of 6.24% Senior Notes, Series A, due August 28, 2028, $38,500 of 6.32% Senior Notes, Series B, due August 28, 2029, $39,500 of 6.40% Senior Notes, Series C, due August 28, 2030 and $23,000 of 6.43% Senior Notes, Series D, due August 28, 2031 (collectively, the “Notes”), to qualified institutional investors in a private placement. Interest on the notes is due semi-annually on the 28th day of February and August of each year beginning on February 28, 2025. Proceeds from the issuance of the notes were used to pay down existing indebtedness of the Company and for other general purposes.
Secured Financings of Investments in Real Estate Debt
During the six months ended June 30, 2025, the Company entered into financing agreements secured by $199,885 of its CMBS investments under a master repurchase agreement. The terms of the master repurchase agreement provide the lenders the ability to determine the size and terms of the financing provided based upon the particular collateral pledged by the Company, and may require the Company to provide additional collateral in the form of cash or securities if the market value of such financed investment declines. The master repurchase agreement has no set maturity date, with each borrowing having initial terms of one to three months.The Company has the option to continuously extend the maturity of outstanding balances for additional one to three month terms upon each interim maturity date.
As of June 30, 2025, the Company’s total secured financings of investments in real estate debt outstanding was $115,276 with a weighted average maturity date of August 20, 2025, and a weighted average interest rate of SOFR + 1.61%, the relevant floating benchmark rate. As of December 31, 2024, the Company did not have any secured financings of investments in real estate debt outstanding. The Company’s secured financings of investments in real estate debt are included within Other Liabilities within the Condensed Consolidated Balance Sheets. As of June 30, 2025, the Company believes it was in compliance with all of its loan covenants that could result in a default under such agreements.
The Company is subject to various financial and operational covenants under certain of its mortgage notes, term loan and revolving credit facilities, unsecured senior notes agreements and secured financings of investments in real estate debt. These covenants require the Company to maintain certain financial ratios, which include leverage, debt service coverage, and tangible net worth thresholds, among others. As of June 30, 2025, the Company believes it was in compliance with all of its loan covenants that could result in a default under such agreements.
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The following table details the future principal payments due under the Company’s outstanding third-party borrowings as of June 30, 2025:
YearAmount
2025 (remaining)$115,276 
202649,559 
2027 
202829,000 
2029144,791 
20301,347,250 
Thereafter23,000 
Total$1,708,876 
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10.    Derivative Financial Instruments
The Company uses derivative financial instruments to minimize the risks and/or costs associated with the Company’s investments and financing transactions. These derivatives may or may not qualify as net investment, cash flow, or fair value hedges under the hedge accounting requirements of ASC 815. Derivatives not designated as hedges are not speculative and are used to manage the Company’s exposure to fluctuations in foreign exchange rates.
Changes in the fair value of cash flow hedges are recorded in accumulated other comprehensive income and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. Amounts reported in accumulated other comprehensive income for our interest rate swap and interest rate caps will be reclassified to interest expense as interest payments are made on the Company’s mortgages and term loan credit facility. Refer to Note 2 - Summary of Significant Accounting Policies and Estimates for additional detail.
Interest Rate Contracts
Certain of the Company’s financing transactions expose the Company to interest rate risks, which include exposure to variable interest rates on certain unsecured loans and loans secured by the Company’s real estate and variable rate investments in real estate debt where the Company is the lender. The Company uses derivative financial instruments to minimize the risks and/or costs associated with the Company’s financing and to limit the Company’s exposure to the future variability of interest rates. To mitigate this risk, the Company enters into derivative financial instruments with counterparties it believes to have appropriate credit ratings and that are major financial institutions with which the Company and its affiliates may also have other financial relationships.
The Company’s objective in using interest rate derivatives is to add stability to our interest expense and interest income, and to manage our exposure to interest rate fluctuations. To accomplish this objective, we use interest rate swap and interest rate cap contracts to manage our exposure on the variable rate interest debt and variable rate investments in real estate debt. The Company has designated these derivative financial instruments as cash flow hedges as defined under GAAP as of June 30, 2025.
Foreign Currency Exchange Rate Derivatives
Certain of the Company’s foreign investments expose it to fluctuations in foreign currency exchange rates. The Company uses foreign exchange rate derivatives, including foreign currency forwards and currency options, to reduce the risk from fluctuations in foreign exchange rates associated with its assets and liabilities denominated in foreign currencies. The Company also uses foreign currency derivatives to hedge the foreign exchange risk associated with certain of its net investments in foreign operations.
The Company enters into currency options that give it the right, but not the obligation, to sell the foreign currency amount in exchange for a functional currency amount within a limited time at a contracted price. The contracts may also be net settled in cash, based on differentials in the foreign currency exchange rate and the strike price. The Company uses currency options as an economic hedge of foreign currency exposure related to the Company’s non-U.S. investments.
The following table details the Company’s outstanding derivatives:
Notional Amount
Financial InstrumentsNumber of InstrumentsWeighted Average Maturity DateJune 30, 2025December 31, 2024
Derivatives designated as hedging instruments
Interest rate swaps83/3/2028$1,507,923 $1,425,130 
Derivatives not designated as hedging instruments
Foreign currency forward contracts (1)
81/1/2030435,219 131,037 
Foreign currency option contracts (1)
211/30/2028104,370 104,370 
Total $2,047,512 $1,660,537 
__________________
(1)The notional amount reflects the balance we expect to settle at the maturity date based on the contractual strike price at trade execution.

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The fair value of our derivative financial instruments and their classification on our Condensed Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024 are detailed below.
Asset DerivativesLiability Derivatives
Fair ValueFair Value
Balance Sheet
Location
June 30, 2025December 31, 2024Balance Sheet
Location
June 30, 2025December 31, 2024
Derivatives Designated as Hedging Instruments
Interest rate swapsOther Assets$618 $13,546 Other Liabilities$9,563 $1,922 
Total Derivatives Designated as Hedging Instruments$618 $13,546 $9,563 $1,922 
Derivatives Not Designated as Hedging Instruments
Foreign currency forward contractsOther Assets$160 $808 Other Liabilities$12,243 $2,630 
Foreign currency option contractsOther Assets6,465 2,853 Other Liabilities  
Total Derivatives Not Designated as Hedging Instruments$6,625 $3,661 $12,243 $2,630 
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the three months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(238)$ Interest Income$43 $ 
Interest rate swaps - Borrowings
(4,148)8,272 Interest Expense2,391 5,223 
Interest rate caps 2,429 Interest Expense 2,248 
Total Derivatives Designated as Hedging Instruments$(4,386)$10,701 $2,434 $7,471 
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the six months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(1,025)$ Interest Income$58 $ 
Interest rate swaps - Borrowings
(15,259)33,981 Interest Expense4,702 10,365 
Interest rate caps 5,656 Interest Expense 4,630 
Total Derivatives Designated as Hedging Instruments$(16,284)$39,637 $4,760 $14,995 
The following table details the effect of the Company’s derivative financial instruments not designated as hedging instruments on the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2025 and 2024:
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Three Months EndedSix Months Ended
Derivatives Not Designated as Hedging InstrumentsIncome Statement LocationJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Foreign currency forward contractsOther Income (Expense)$(8,435)$963 $(10,260)$2,897 
Foreign currency option contractsOther Income (Expense)3,175 (375)3,612 (1,708)
Total Derivatives Not Designated as Hedging Instruments$(5,260)$588 $(6,648)$1,189 
11.    Related Party Transactions
Due to Affiliates
The following table details the components of due to affiliates:
June 30, 2025December 31, 2024
Accrued ongoing servicing fees$134,625 $101,890 
Accrued management fee12,673 9,710 
Performance participation allocation18,331 15,719 
Advanced organization and offering costs8,591 9,677 
Other advanced expenses (1)
3,635 3,095 
Total$177,855 $140,091 
________________
(1)Includes salaries and other invoices paid by the Adviser on behalf of and subsequently reimbursed by the Company.
Ongoing Servicing Fees
The Company accrues ongoing servicing fees payable to Blue Owl Securities LLC (the “Dealer Manager”), for ongoing services rendered to shareholders for Class S, Class N, and Class D shares equal to 0.85%, 0.50% and 0.25%, respectively, per annum of the aggregate NAV of the respective outstanding class of shares. The ongoing servicing fees are paid monthly in arrears.
As part of the DST Program, NLT OP is authorized to issue three additional classes of OP Units, Class S-1, Class N-1, and Class D-1 in exchange for Interests in DSTs in the event NLT OP elects to exercise its FMV Buyback Option and the participation of such OP Units in the Company’s distribution reinvestment plan. NLT OP will pay to the Dealer Manager for ongoing services rendered to shareholders for Class S-1, Class N-1, and Class D-1 OP Units equal to 0.85%, 0.50% and 0.25%, respectively, per annum of the aggregate NAV of the respective outstanding class of OP Units. The servicing fees will be paid monthly in arrears. Additionally, the DST Sponsor, Blue Owl Real Estate Exchange LLC, a wholly owned subsidiary of the Company, will pay to the Dealer Manager, a service fee equal to 0.25% per annum of the price per Interest sold, to be paid quarterly or monthly in arrears based on the DST Offering.
Accrued Management Fees
The Company will pay the Adviser a management fee equal to 1.25% of NAV per annum payable monthly for services rendered related to ongoing operations of ORENT pursuant to the Investment Advisory Agreement. Additionally, to the extent that NLT OP issues OP Units to parties other than the Company, NLT OP will pay the Adviser a management fee equal to 1.25% of the NAV of NLT OP attributable to such units not held by us per annum payable monthly.
The management fee may be paid, at the Adviser’s election, in cash, Class I shares or Class I OP Units. To date, the Adviser has elected to receive the management fee in the Company’s common shares, resulting in a non-cash expense. During the three and six months ended June 30, 2025, the Company incurred management fees of $18,622 and $34,838, respectively. During the three and six months ended June 30, 2024, the Company incurred management fees of $10,323 and $18,804, respectively.
During the six months ended June 30, 2025 and 2024, the Company issued 3,124,371 and 1,624,473 shares, respectively, to the Adviser as payment for management fees. Management fees of $12,673 and $9,710 were accrued and unpaid as of June 30, 2025 and December 31, 2024, respectively. The shares issued to the Adviser for payment of the management fee were issued at the applicable NAV per share at the end of each month for which the fee was earned.
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Additionally, in connection with the DST Program, the Company will pay the Adviser a management fee equal to 1.25% of the total consideration received by the Company or its affiliate for selling Interests to third-party investors, net of up-front fees and expense reimbursements payable out of gross sale proceeds from the sale of such Interests and any proceeds from any loans secured directly or indirectly by the DST Properties, per annum payable monthly. The Adviser has waived the fee for the current DST Offerings.
Performance Participation Allocation
In addition to the fees paid to the Adviser for services provided pursuant to the Investment Advisory Agreement, Blue Owl Oak Trust Carry LLC, a controlled subsidiary of Blue Owl, and Blue Owl Real Estate Net Lease Trust CPV LP (formerly, Oak Trust Carry Participant Vehicle LP), controlled by senior and other officers of Blue Owl (each a “Special Limited Partner”) holds a performance participation interest in NLT OP that entitles them to receive an allocation of NLT OP’s total return. Total return is defined as total distributions plus the change in the Company’s NAV per share, adjusted for subscriptions and repurchases. The performance participation allocation is an incentive fee paid to the Adviser and receipt of the allocation is subject to the ongoing effectiveness of the Investment Advisory Agreement. Under the NLT OP agreement, the Special Limited Partners are entitled to an allocation from NLT OP equal to 12.5% of total return, after the other unit holders have received a total return of 5% (after recouping any loss carryforward amount). The allocation of the performance participation allocation is measured on a calendar year basis and is paid quarterly in OP Units, ORENT shares, or cash, at the election of the Special Limited Partner. As the performance participation allocation is associated with the performance of services rendered by the Adviser, and the Special Limited Partners are only entitled to the performance participation allocation fee provided that the Investment Advisory Agreement has not been terminated, the Company accounts for the performance participation allocation as an expense in our Condensed Consolidated Statements of Operations. During the three and six months ended June 30, 2025, the Company recognized $18,331 and $30,896, respectively, of performance participation allocation expense in the Company’s Condensed Consolidated Statements of Operations. During the three and six months ended June 30, 2024, the Company recognized $8,333 and $15,162, respectively, of performance participation allocation expense in the Company’s Condensed Consolidated Statements of Operations.
During the six months ended June 30, 2025 and 2024, the Company issued 2,773,439 and 528,732 Class I OP Units to the Special Limited Partners as payment of performance participation allocation at the respective NAV per unit. During the six months ended June 30, 2025, 113,979 Class I OP Units originally issued as payment of performance participation allocation were redeemed. During the six months ended June 30, 2024, 20,439 Class I OP Units originally issued as payment of performance participation allocation were redeemed. As of June 30, 2025 and December 31, 2024, there were 6,468,614 and 3,809,153 Class I OP Units outstanding, respectively, issued as payment of the performance participation allocation expense.
Advanced Organization and Offering Costs
The Adviser advanced all of the organization and offering costs on behalf of the Company (including legal, marketing, due diligence, administrative, accounting, design and website expenses, fees and expenses of our escrow agent and transfer agent, and other expenses attributable to the Company’s organization, but excluding ongoing servicing fees) through September 1, 2023. Such costs are recorded as a component of Due to affiliates on the Company’s Condensed Consolidated Balance Sheets and are being reimbursed to the Adviser pro rata over 60 months beginning September 1, 2023.
Accrued interest - affiliate line of credit
During the six months ended June 30, 2024, the Company issued 695,189 Class I shares to our affiliate, Blue Owl Capital Holdings LP, as payment for interest on the revolving promissory note. During the year ended December 31, 2024, the Company repaid the outstanding balance under the affiliate line of credit as well as the remaining accrued interest through the use of proceeds from the issuance of common shares and cash flows from operations.
Common Shares Held by Affiliates
As of June 30, 2025 and December 31, 2024, ORENT affiliates and their employees owned 9,095,239 and 13,109,016 ORENT Class I shares, respectively. The aggregate amount of Class I shares owned by ORENT affiliates and their employees was $93,188 and $133,696, based on the NAV per share/unit as of June 30, 2025 and December 31, 2024, respectively.
During the six months ended June 30, 2025, the Adviser submitted 4,511,171 Class I shares, previously issued as payment for management fees and interest on the affiliate line of credit, for repurchase by the Company for a total of
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$46,000. During the six months ended June 30, 2024, the Adviser did not submit any shares for repurchase. Additionally, during the six months ended June 30, 2025, Blue Owl Real Estate Fund V OP (SH) LP (“Fund V”), a fund also managed by the Adviser, redeemed 2,777,242 Class I shares for a total of $28,402. The shares represent all of the shares previously issued by the Company as consideration for properties acquired from Fund V during the year ended December 31, 2022.
12.    Leases
Lessor – Operating leases
The Company’s rental revenue primarily consists of rent earned from operating leases at the Company’s net lease properties which consists of fixed annual rent that escalates annually throughout the term of the applicable leases, and the tenant is generally responsible for all property-related expenses, including taxes, insurance, and maintenance. The Company's net lease properties are each leased to a single tenant.
The following table details the components of operating lease income from leases in which the Company is the lessor.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Base rent (1)
$46,001 $39,108 $91,164 $79,773 
Straight-line rental revenue, net (2)
5,280 4,006 10,405 9,118 
Variable lease payments (3)
5,854 5,541 11,223 10,657 
Amortization of above/below market lease intangibles89 62 178 123 
Total Rental revenue$57,224 $48,717 $112,970 $99,671 
__________________
(1)Consists of fixed lease payments.
(2)Represents lease income related to the excess (deficit) of straight-line rental revenue over fixed lease payments.
(3)Consists of reimbursement of common area maintenance (“CAM”) and real estate taxes, as well as amortization of tenant inducements.

The following table presents the undiscounted future minimum rents the Company expects to receive for its net lease properties classified as operating leases as of June 30, 2025.
Year
Future Minimum Rents (1)
2025 (remaining)$93,248 
2026189,004 
2027191,820 
2028194,788 
2029196,231 
2030199,224 
Thereafter1,753,215 
Total$2,817,530 
(1)     Excludes future minimum rents related to leases with build-to-suit arrangements and other leases where the rent commencement date is based on future events and therefore not fixed at June 30, 2025.

Lessor – Financing receivables
In accordance with ASC 842, certain of the Company’s sales-type lease contracts are accounted for as failed sale-leaseback transactions and were recorded as an Investments in leases - Financing receivables. During the three and six months ended June 30, 2025, the Company recognized interest income of $8,873 and $19,180, respectively. During the three and six months ended June 30, 2024, the Company recognized interest income of $15,037 and $29,571, respectively. Interest income is recognized on an effective interest basis at a constant rate of return over the term of the applicable leases. Cash received from the sales-type leasing agreements was $11,396 and $21,313 during the six months ended June 30, 2025 and 2024, respectively.
All of the lease payments are on a triple net basis to the tenant and the Company has rights in accordance with the individual lease agreements to protect the value of our leased properties. As of June 30, 2025, the future minimum
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payments of sales-type lease receivables were as follows:
Year
Future Minimum Payments
2025 (remaining)$14,605 
202629,820 
202730,623 
202831,448 
202932,295 
203033,165 
Thereafter1,211,619 
Total lease payment receivable1,383,575 
Less deferred interest income1,047,105 
Less allowance for credit losses18,422 
Total Investments in leases - Financing receivables$318,048 
The following table reflects the roll-forward of the allowance for credit losses on our real estate portfolio for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$22,934 $16,638 
Current period change in credit allowance2,687 742 
Reduction in allowance resulting from dispositions(7,199) 
Balance, end of period$18,422 $17,380 
We assess the credit quality of our investments through the credit ratings of the lessee. The credit quality indicators are reviewed by us on a quarterly basis as of quarter-end. In instances where the lessee does not have a public credit rating, we may use either a comparable proxy company or the overall corporate credit rating, as applicable. We also use this credit rating to determine the probability of default (“PD”) when estimating credit losses for each investment. Our current year change in credit allowance is primarily the result of the Company’s dispositions.
The following tables detail the amortized cost basis of our Investments in leases - Financing receivable by the credit quality indicator as of June 30, 2025 and December 31, 2024:
June 30, 2025
B2
Caa2
Total
Investments in leases - Financing receivable
$114,410 $222,060 $336,470 
December 31, 2024
B2Caa2Total
Investments in leases - Financing receivable
$342,849 $215,358 $558,207 
Purchase Option Provisions
Certain of the Company’s leases include purchase option provisions. The provisions vary by agreement but generally allow the lessee to purchase the property during a specified period for the Company’s gross investment plus a specified proportion of appreciation. The Company expects that the purchase price will be greater than its net investment in the property at the time of potential exercise by the lessee.
Lessee - DST Program Master Lease
As of June 30, 2025, the Company has contributed 16 assets to DSTs as part of its DST Offerings. The assets are leased back to the Company by a wholly owned subsidiary of the Company under the master lease agreement. The following table presents the undiscounted future minimum rent payment obligation of the wholly owned subsidiary:
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YearFuture Minimum Payments
2025 (remaining)$8,204 
202616,408 
202716,408 
202816,566 
202916,814 
203017,871 
Thereafter280,746 
Total $373,017 
13.    Equity and Non-Controlling Interest
Authorized Capital
As of June 30, 2025, the Company had the authority to issue an unlimited number of preferred shares and four classes of common shares including Class S shares, Class N shares, Class D shares, and Class I shares. Each class of common shares and preferred shares has a par value of $0.01. The Company’s Board of Trustees has the ability to establish the preferences and rights of each class of common shares or series of preferred shares, without shareholder approval, and as such, it may afford the holders of any series of preferred shares preferences, powers and rights senior to the rights of holders of common shares. The differences among the common share classes relate to upfront transaction fees and ongoing shareholder servicing fees. See Note 2 – Summary of Significant Accounting Policies and Estimates for a further description of such items. Other than the differences in upfront transaction fees and ongoing shareholder servicing fees, each class of common shares has the same economic and voting rights.
Common Shares
The following table details the movement in the Company’s outstanding shares of common shares:

Three Months Ended June 30, 2025
Class SClass NClass DClass ITotal
March 31, 2025212,038,904 24,524,850 3,974,835 250,368,354 490,906,943 
Common shares issued30,889,872 9,997,313 569,138 35,687,916 77,144,239 
Distribution reinvestment2,056,780 215,206 58,174 2,133,686 4,463,846 
Common shares repurchased(1,880,837)  (9,490,692)(11,371,529)
Common shares converted(1)
(177,787)  176,681 (1,106)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the three months ended June 30, 2025, 177,787 Class S Shares with a value of $1,808 were converted into 176,681 Class I shares based on the respective period’s NAV per share.

Six Months Ended June 30, 2025
Class S
Class N
Class D
Class I
Total
December 31, 2024186,966,766 15,155,627 1,751,905 219,267,018 423,141,316 
Common shares issued57,263,539 19,233,410 2,751,066 67,811,709 147,059,724 
Distribution reinvestment3,872,107 348,332 99,176 4,019,764 8,339,379 
Common shares repurchased(4,416,206)  (12,977,149)(17,393,355)
Common shares converted(1)
(759,274)  754,603 (4,671)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the six months ended June 30, 2025, 759,274 Class S Shares with a value of $7,703 were converted into 754,603 Class I shares based on the respective period’s NAV per share.
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Redeemable Common Shares
In connection with the Company’s payment of interest on its Affiliate line of credit and management fee, the Adviser holds Class I common shares. See Note 11 – Related Party Transactions for further details on the affiliate line of credit and management fee. The Adviser and Blue Owl Capital Holdings LP have the ability to redeem the Class I shares for cash at their election, therefore the Company has classified these Class I shares as Redeemable common shares outside of equity on the Company’s Condensed Consolidated Balance Sheets. As of June 30, 2025 and December 31, 2024, we have issued 11,542,484 and 8,418,113 Redeemable common shares, respectively. As of June 30, 2025 and December 31, 2024, 4,177,066 and 5,563,867 Redeemable common shares, respectively, remained outstanding. See Note 11 - Related Party Transactions for further details on the redemption of Redeemable common shares.
The Redeemable common shares are recorded at the greater of (i) their issuance amount, or (ii) their redemption value, which is equivalent to the fair value of the shares at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment of $146 and $19 during the three and six months ended June 30, 2025, respectively, and $9 and $24 during the three and six months ended June 30, 2024, respectively.
Share and Unit Repurchases
The Company adopted a share repurchase plan whereby, subject to certain limitations, shareholders may request, on a quarterly basis, that the Company repurchase all or any portion of their shares. The repurchase price per share will generally be equal to the NAV per share as of the last calendar day of the first month of the applicable calendar quarter, except that, subject to certain exceptions, shares that have not been outstanding for at least one year will be repurchased at 98% of the transaction price (“Early Repurchase Deduction”). The aggregate NAV of total repurchases of Class S, Class N, Class D and Class I Shares is limited to no more than 5% of the Company’s aggregate NAV per calendar quarter (measured using the average aggregate NAV as of the end of the preceding three months for which NAV is available). Shareholders may request on a quarterly basis that the Company repurchase all or any portion of their shares and may submit such repurchase requests beginning after the start of the second month of the applicable calendar quarter. The Early Repurchase Deduction does not apply to shares acquired through the distribution reinvestment plan.
Other than as described for Redeemable common shares and Redeemable Non-Controlling Interests, the Company is not obligated to repurchase any shares and could choose to repurchase fewer shares than were requested to be repurchased, or none at all. Further, the Board of Trustees may modify and suspend the Company’s Share Repurchase Plan if it deems such action to be in the Company’s best interest and the best interest of its shareholders. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any particular calendar quarter, shares repurchased at the end of such calendar quarter would be repurchased on a pro rata basis.
During the three months ended June 30, 2025, the Company repurchased 11,371,529 shares of common shares for a total of $116,228, and converted 523,138 Class I OP Units to Class I shares with a value of $5,336. The Company did not repurchase any OP Units for cash during the three months ended June 30, 2025.
During the six months ended June 30, 2025 the Company repurchased 17,393,355 shares of common shares for a total of $177,359, and converted 584,422 Class I OP Units to Class I shares with a value of $5,961. The Company did not repurchase any OP Units for cash during the six months ended June 30, 2025.
During the three months ended June 30, 2024, the Company repurchased 2,372,508 shares of common shares for a total of $24,086, and converted 105,744 Class I OP Units to Class I shares with a value of $1,075. The Company repurchased 37,933 OP Units for cash with a value of $385.
During the six months ended June 30, 2024, the Company repurchased 4,044,367 shares of common shares for a value of $40,974, and converted 429,046 Class I OP Units to Class I shares with a total value of $4,416. The Company repurchased 50,593 OP Units for cash with a value of $516.
The Company had no unfulfilled repurchase requests during the six months ended June 30, 2025 and 2024.
Distributions
The Company generally intends to distribute substantially all of its taxable income, which does not necessarily equal net income as calculated in accordance with GAAP, to its shareholders each year to comply with the REIT provisions of the Internal Revenue Code. Each class of common shares receives the same gross distribution per share. The net
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distribution varies for each class based on the applicable shareholder servicing fee, which is deducted from the monthly distribution per share and paid directly to the applicable distributor.
The following table details the aggregate distributions declared for each applicable class of common shares for the three months ended June 30, 2025 and 2024:
Three Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.1750 $0.1750 $0.1750 $0.1750 $0.1751 $0.0584 $0.1751 $0.1751 
Shareholder servicing fee per common share(0.0216)(0.0127)(0.0064)(0.0215)(0.0043)(0.0064)
Net distributions declared per common share$0.1534 $0.1623 $0.1686 $0.1750 $0.1536 $0.0541 $0.1687 $0.1751 
The following table details the aggregate distributions declared for each applicable class of common shares for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.3500 $0.3500 $0.3500 $0.3500 $0.3500 $0.0584 $0.3500 $0.3500 
Shareholder servicing fee per common share(0.0430)(0.0254)(0.0128) (0.0428)(0.0043)(0.0125) 
Net distributions declared per common share $0.3070 $0.3246 $0.3372 $0.3500 $0.3072 $0.0541 $0.3375 $0.3500 
The Company has adopted a distribution reinvestment plan whereby shareholders will have their cash distributions automatically reinvested in additional common shares unless they elect to receive their distributions in cash. The per share purchase price for shares purchased pursuant to the distribution reinvestment plan will be equal to the transaction price at the time the distribution is payable. Shareholders will not pay an upfront transaction fee when purchasing shares pursuant to the distribution reinvestment plan. The ongoing servicing fees with respect to shares of Class S shares, Class N shares, and Class D shares are calculated based on the NAV for those shares and may reduce the NAV.
Redeemable Non-controlling Interest
In connection with payment of its performance participation allocation, the Special Limited Partners hold Class I OP Units. See Note 11 - Related Party Transactions for further details of the Special Limited Partners’ performance participation interest. Because the Special Limited Partners have the ability to redeem their Class I OP Units for Class I shares in the Company or cash at their election, the Company has classified these Class I OP Units as Redeemable Non-controlling Interest in mezzanine equity on the Company’s Condensed Consolidated Balance Sheets.
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The following table details the redeemable non-controlling interest activity related to the Special Limited Partners for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$39,952 $17,976 
Settlement of prior performance participation allocation28,284 5,371 
Repurchases(1,163)(208)
Net income allocation1,568 188 
Other comprehensive income allocation182 83 
Distributions(1,906)(672)
Fair value allocation462 437 
Reallocation between additional paid-in capital and non-controlling interests due to changes in NLT OP ownership460 512 
Balance, end of period$67,839 $23,687 
During the six months ended June 30, 2025 and 2024, the Company issued Class I OP Units to the Special Limited Partners as payment of the performance participation allocation. As of June 30, 2025, 134,418 OP Units had been redeemed for cash, and 6,718 OP Units had been exchanged for Class I shares in the Company.
The Redeemable Non-controlling Interests are recorded at the greater of (i) their carrying amount, adjusted for their share of the allocation of GAAP net income or loss and distributions, or (ii) their redemption value, which is equivalent to the fair value of such interests at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment between Additional Paid-in-Capital and Redeemable Non-controlling Interest of $498 and $462 during the three and six months ended June 30, 2025, respectively, and $312 and $437 during the three and six months ended June 30, 2024, respectively.
Share-Based Compensation
During the six months ended June 30, 2025 and 2024, we awarded independent members of the Board of Trustees 39,255 and 38,683 shares of restricted Class I shares, respectively. The restricted Class I shares are subject to a vesting period of 13.5 months. The Company incurred total share-based compensation expense of approximately $106 and $235 for the three and six months ended June 30, 2025, respectively, and $94 and $207 for the three and six months ended June 30, 2024, respectively.
14.    Commitments and Contingencies
The Company is involved in various claims and litigation matters arising in the ordinary course of business, some of which involve claims for damages. Many of these matters are covered by insurance, although they may nevertheless be subject to deductibles or retentions. Although the ultimate liability for these matters cannot be determined, based upon information currently available, the Company believes the ultimate resolution of such claims and litigation will not have a material adverse effect on its financial position, results of operations or liquidity. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for discussion of the funding guarantee the Company has provided related to STORE.
During the year ended December 31, 2024, the Company acquired 23 investments related to build-to-suit arrangements. As of June 30, 2025, the Company has placed four of the assets in service and contributed two of the assets for interest in LV Petroleum JV. The Company has paid and/or accrued $56,936 in construction costs and estimates the total future commitments to complete the construction for the 17 remaining assets to be $35,104. As of June 30, 2025, the remaining maximum contractual funding is $70,728. Additionally, as of June 30, 2025, the Company estimates its pro rata capital contributions to LV Petroleum JV required to complete construction of the two build-to-suit assets to be $9,467.
During the year ended December 31, 2024, the Company made an indirect investment through BOREC Spider Member LLC in CoreWeave CTP-02 JV, which will construct an asset under a build-to-suit arrangement. During the three months ended June 30, 2025, the Company made an indirect investment through BOREC Spider Member III LLC in CoreWeave CTP-03 JV, which will construct another asset under a build-to-suit arrangement leased to CoreWeave, Inc. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional discussion.
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During the year ended December 31, 2024, the Company, through BOREC Longhorn NLT Aggregator LLC, was admitted as a member to BOREC Longhorn Member LLC, a member of Oracle 1-2 JV, which was formed for the purpose of constructing assets under a build-to-suit arrangement. As a member of BOREC Longhorn Member LLC, the Company has provided a guarantee to Oracle 1-2 JV and to Crusoe Abilene, LLC to fund the construction of the assets. As of June 30, 2025, the Company had met the maximum contractual funding obligation and does not expect to fund any future commitments to complete the construction of the build-to-suit asset.
During the three months ended June 30, 2025, the Company, through B3-B4 Aggregator and B5-B8 Aggregator, invested in Oracle 3-4 JV and Oracle 5-8 JV, respectively, which were formed for the purpose of constructing assets under build-to-suit arrangements. As a member of these joint ventures, the Company has agreed to fund its pro rata share of costs to fund the construction of the assets. The Company does not expect to make any additional contributions to Oracle 3-4 JV as the development costs have been fully funded as of June 30, 2025. As of June 30, 2025, the Company estimates that it will contribute $173,449 to Oracle 5-8 JV to fund its future commitments to complete the construction of the build-to-suit asset.
15.    Earnings Per Share
Basic net income/(loss) per common share is determined by dividing net income/(loss) attributable to common shareholders by the weighted average number of common shares outstanding during the period, excluding unvested restricted Class I shares. The restricted Class I shares are considered to be participating securities because they contain non-forfeitable rights to distributions. The restricted Class I shares participate equally with all classes of common shares, therefore net income/(loss) has not been presented separately.
All classes of common shares are allocated net income (loss) at the same rate per share and receive the same gross distribution per share.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net income $61,554 $14,370 $170,449 $30,184 
Net income attributable to non-controlling interests(3,206)(1,234)(9,733)(2,917)
Net income attributable to ORENT shareholders $58,348 $13,136 $160,716 $27,267 
Net income attributable to dilutive OP units3,206 1,234 9,733 2,917 
Net income attributable to ORENT shareholders - dilutive$61,554 $14,370 $170,449 $30,184 
Weighted average number of common shares outstanding - basic545,932,592 292,992,195 510,324,741 265,106,090 
Effect of dilutive unvested grants of restricted Class I shares39,255 38,683 39,255 38,683 
Effect of dilutive OP units31,713,173 28,916,411 31,333,954 28,807,652 
Weighted average shares of common shares outstanding - dilutive577,685,020 321,947,289 541,697,950 293,952,425 
Net income per common share - basic$0.11 $0.04 $0.31 $0.10 
Net income per common share - diluted$0.11 $0.04 $0.31 $0.10 
The computation of diluted net income per common share for the three and six months ended June 30, 2025 includes 39,255 dilutive restricted Class I shares and 31,713,173 and 31,333,954 dilutive OP Units, respectively. The computation of diluted net income per common share for three and six months ended June 30, 2024 includes 38,683 dilutive restricted Class I shares and 28,916,411 and 28,807,652 dilutive OP Units, respectively.
16.    Segment Reporting
The Company’s principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors.
The Company has one operating segment and one reportable segment as of June 30, 2025. The CODM specifically reviews consolidated net income and certain significant expenses excluding non-cash items on a consolidated basis to allocate resources accordingly. The following table details our segment financial results for the three and six months ended June 30, 2025 and 2024:
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Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total segment revenues$66,097 $63,754 $132,150 $129,242 
Segment expenses
Fund level expenses (1)
4,451 5,770 10,360 10,768 
Management fees18,622 10,323 34,838 18,804 
Performance participation allocation18,331 8,333 30,896 15,162 
Interest expense (2)
21,259 28,496 40,528 62,429 
Other segment income, net (3)
(57,922)(4,646)(155,002)(9,517)
Income tax (benefit) expense
(198)1,108 81 1,412 
Consolidated segment net income
$61,554 $14,370 $170,449 $30,184 
(1)    Fund level expenses are equal to total general and administrative expenses adjusted to exclude the CECL allowance.
(2)    Interest expense excludes non-cash items such as amortization expense related to our deferred financing fees.
(3)     Other segment income, net includes rental property operating expenses, CECL allowance, depreciation and amortization, income from unconsolidated real estate affiliates, loss on dispositions, interest income, and other (income) expense, net.

The measure of segment assets is reported on the Condensed Consolidated Balance Sheets as total assets.
17.     Income Taxes
The Company has elected to be taxed as a REIT under the applicable provisions of the Code for every year beginning with the year ended December 31, 2022. The Company has also elected for some of its subsidiaries to be treated as taxable REIT subsidiaries (“TRSs”), which are subject to federal and state income taxes.
For the three and six months ended June 30, 2025, the Company incurred an income tax benefit of $198 and income tax expense of $81, respectively. For the three and six months ended June 30, 2024, the Company incurred income tax expense of $1,108 and $1,412, respectively. The Company’s income tax expense is related to its foreign entities and its DST Program held through a TRS.
The components of income tax (benefit) expense for three and six months ended June 30, 2025 and 2024 were as follows:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Current Expense
U.S. Federal$62 $74 $62 $112 
U.S. State11 32 11 73 
Foreign310 906 726 906 
Total current expense$383 $1,012 $799 $1,091 
Deferred Tax (Benefit) Expense
U.S. Federal$(530)$62 $(689)$219 
U.S. State(139)34 (195)102 
Foreign88  166  
Total deferred tax (benefit) expense$(581)$96 $(718)$321 
Total income tax (benefit) expense, net$(198)$1,108 $81 $1,412 
Income tax expense is higher than the expected pretax book income of the TRS at the 21% federal statutory rate as a result of fair value adjustments on interest rate swaps and gains on sales of DST interests, as well as the impact of state and local taxes.
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Deferred income taxes reflect the net effects of temporary differences between the carrying amounts of assets and liabilities for GAAP purposes and the amount used for income tax purposes. As of June 30, 2025, the Company had a deferred tax asset related to its DST Program of $914 included within Other assets in the Condensed Consolidated Balance Sheet primarily related to amortization of organizational expense, fair value adjustments on interest rate swaps, and gains on sales of DST interests. As of June 30, 2025, the Company had a net deferred tax liability related to its foreign entities of $1,557 included within Other liabilities in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $304 and a deferred liability of $1,861, primarily related to temporary differences on real property and straight-line rent adjustments, respectively. As of December 31, 2024, the Company had a net deferred tax asset related to its DST Program of $29 included within Other assets in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $383 related to amortization of organizational expenses and a deferred tax liability of $354 for basis differences in real property. As of December 31, 2024, the Company had a net deferred tax liability related to its foreign entities of $1,176 included within Other liabilities in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $170 related to temporary differences on property and a deferred tax liability of $1,346, primarily related to straight-line rent adjustments.
Income taxes paid (received) for the six months ended June 30, 2025 were $765, comprised of $28 U.S. Federal, $141 U.S. State, and $596 Foreign, of which $605 and $(9) relate to the U.K. and Canadian jurisdictions, respectively.
The Company files its tax returns as prescribed by the tax laws of the jurisdictions in which it operates. In the normal course of business, the tax years that remain open under the statute of limitations may be subject to examinations by the appropriate tax authorities. The Company is generally no longer subject to state or local examinations by tax authorities for tax years prior to 2022.
18.    Subsequent Events
In preparation of the accompanying Condensed Consolidated Financial Statements, the Company has evaluated events and transactions that occurred after June 30, 2025 for recognition or disclosure purposes. Based on this evaluation, we identified the following subsequent events, from June 30, 2025 through the date the financial statements were issued.
Proceeds from the Issuance of Common Shares
From July 1, 2025 through the date the financial statements were issued, the Company sold an aggregate of 46,083,030 shares of its common shares (consisting of 20,724,150 Class S shares, 4,244,482 Class N shares, 1,242,791 Class D shares, and 19,871,608 Class I shares) resulting in net proceeds of $470,672 to the Company as payment for such shares.
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ITEM 2        MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
References herein to “Blue Owl Real Estate Net Lease Trust,” “Company,” “we,” “us,” or “our” refer to Blue Owl Real Estate Net Lease Trust and its subsidiaries unless the context specifically requires otherwise.
The following discussion should be read in conjunction with the unaudited condensed consolidated financial statements and notes thereto appearing elsewhere in this quarterly report on Form 10-Q. In addition to historical data, this discussion contains forward-looking statements about our business, operations and financial performance based on current expectations that involve risks, uncertainties and assumptions. Our actual results may differ materially from those in this discussion as a result of various factors, including but not limited to those discussed in Part I. Item 1A — “Risk Factors” in our 2024 Annual Report on Form 10-K filed with the SEC on March 13, 2025. Dollars are in thousands, except for per share amounts.
Overview
Blue Owl Real Estate Net Lease Trust (formerly, Oak Street Net Lease Trust) was formed on April 4, 2022 (“Inception”) as a Maryland statutory trust; however, no activity occurred until the first capital funding from Blue Owl on August 9, 2022. The Company invests primarily in stabilized income-generating commercial real estate in the United States. To a lesser extent, we may invest outside the U.S. and in real estate debt. The Company is the sole general partner and majority limited partner in Blue Owl NLT Operating Partnership LP (formerly, OakTrust Operating Partnership L.P.), a Delaware limited partnership (“NLT OP” or the “Operating Partnership”), and we own substantially all of our assets through NLT OP. We are externally managed by our Adviser. The Company’s principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors, and its management does not distinguish the principal business, or group the operations, by property type, lease classification, investment type or any other grouping for purposes of measuring performance. Accordingly, the Company has one operating segment and one reportable segment.
The Company is a non-listed, perpetual life real estate investment trust (“REIT”) that qualifies as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”), for U.S. federal income tax. We generally will not be subject to U.S. federal income taxes on our taxable income to the extent we annually distribute all of our net taxable income to Shareholders and maintain our qualification as a REIT.
As of June 30, 2025, we have received net proceeds of $5,821,901 from the sale of our common shares. We have contributed the net proceeds to NLT OP in exchange for a corresponding number of Class S, Class N, Class D, and Class I units of NLT OP (“OP Units”). NLT OP has primarily used the net proceeds to make investments in real estate and real estate debt as further described below under “Investment Portfolio.” We intend to continue selling shares on a monthly basis.
DST Program
On August 31, 2023, the Company, through NLT OP, initiated a program (the “DST Program”) to issue and sell up to a maximum aggregate offering amount of $3,000,000 of beneficial interests (“Interests”) in one or more Delaware statutory trusts (the “DSTs”) holding real properties (the “DST Properties”). The Interests will be issued and sold to “accredited investors,” as that term is defined under Regulation D promulgated by the SEC under the 1933 Act in private placements exempt from registration pursuant to Section 4(a)(2) of the 1933 Act (the “DST Offerings”). Under the DST Program, DST Properties, which may be sold, contributed, sourced or otherwise seeded from the Company’s real properties held through NLT OP or from third parties, will be held in one or more DSTs, and will be leased back by a wholly owned subsidiary of NLT OP in accordance with corresponding master lease agreements. Each master lease agreement will be guaranteed by NLT OP, which will have the right, but not the obligation, to acquire the Interests in the applicable DST from the beneficial owners, in each case, in exchange for cash or OP Units, at a purchase price equal to the fair market value of the beneficial owner’s Interest or the fair market value of the beneficial owner’s interest in one or more of the DST Properties (the “FMV Buyback Option”). The FMV Buyback Option is exercisable during the one-year option period beginning two years from the final closing of the applicable DST Offering or in such other time frame as provided for in the applicable DST arrangement. After a one-year holding period, investors who receive OP Units pursuant to the FMV Buyback Option generally have the right to cause NLT OP to redeem all or a portion of their OP Units for, at the Company’s sole discretion, common shares of the Company, cash or a combination of both.
We expect that the DST Program will give us the opportunity to expand and diversify our capital-raising strategies by offering what we believe to be an attractive investment product for investors that may be seeking replacement properties to complete like-kind exchange transactions under Section 1031 of the Internal Revenue Code of 1986, as amended. Affiliates of the Adviser receive fees in connection with the sale of the Interests and the management of the DSTs. We intend to
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continue to use the net offering proceeds from the DST Program to make investments in accordance with our investment strategy and policies, reduce our borrowings, repay indebtedness, fund the repurchase of shares of all classes of our common shares under our Share Repurchase Plan and for other corporate purposes. We have not allocated specific amounts of the net proceeds from the DST Program for any specific purpose.
As of June 30, 2025, the Company has raised proceeds of $160,910 from its DST program including $2,433 of upfront fees earned at closing. As of June 30, 2025, approximately 100%, 74%, and 30% of the interests in our first, second, and third DST Offering, respectively, have been sold to third parties. As a result of the FMV Buyback Option, the sale of DST Interests is offset by a financing obligation liability. The Company has elected to account for its DST financing obligation using the FVO, and as such, the liability is remeasured at fair value on a recurring basis.
Emerging Growth Company Status
We are and we will remain an “emerging growth company” as defined in the Jumpstart Our Business Startups Act of 2012 (the “JOBS Act”) until the earlier of (a) the last day of the fiscal year (i) following the fifth anniversary of the date of an initial public offering pursuant to an effective registration statement under the 1933 Act, (ii) in which we have total annual gross revenue of at least $1,235,000, or (iii) in which we are deemed to be a large accelerated filer, which means the market value of our shares that is held by non-affiliates exceeds $700,000 as of the date of our most recently completed second fiscal quarter, and (b) the date on which we have issued more than $1,000,000 in non-convertible debt during the prior three-year period. For so long as we remain an “emerging growth company” we may take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that are not “emerging growth companies” including, but not limited to, not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley Act of 2002. We cannot predict if investors will find our shares less attractive because we may rely on some or all of these exemptions.
In addition, Section 107 of the JOBS Act also provides that an “emerging growth company” can take advantage of the extended transition period provided in Section 7(a)(2)(B) of the 1933 Act for complying with new or revised accounting standards. In other words, an “emerging growth company” can delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We will take advantage of the extended transition period for complying with new or revised accounting standards, which may make it more difficult for investors and securities analysts to evaluate us since our financial statements may not be comparable to companies that comply with public company effective dates and may result in less investor confidence.
Recent Developments
The Company’s businesses are materially affected by conditions in the financial markets and economic conditions in the U.S. and to a lesser extent, globally.
During the three months ended June 30, 2025, the U.S. government’s imposition of tariffs and the counter-tariffs imposed by other countries, in conjunction with global economic and geopolitical uncertainty including the ongoing conflicts in Eastern Europe, the Middle East, and the North Africa region, continued to weigh on industry deal activity. In addition, any continued fluctuation in the value of the U.S. dollar against other currencies may affect our non-U.S. real-estate and real estate-related investments. It remains difficult to predict the full impact of recent events and any future changes in interest rates, currency exchange rates or inflation.
Industry valuations and transaction volumes remain under pressure due to a combination of the announcement of tariffs, increased vacancy rates, and uncertainty around future capital availability. In contrast, our real assets business, focused on triple net lease, continued to deploy significant capital. Our investors continue to benefit from the inflation-mitigating characteristics of the net lease structure, highly predictable net rent growth, and long-duration contractual income across the portfolio.
We are continuing to closely monitor developments related to the macroeconomic factors that have contributed to market volatility, and to assess the impact of these factors on financial markets and on our business. Our future results may be adversely affected by slowdowns in fundraising activity and the pace of capital deployment. It is currently not possible to predict the ultimate effects of these events on the financial markets, overall economy, and our Condensed Consolidated financial statements. See “Part I. Item 1A. Risk Factors — Risks Related to Our Business and Operations” in our 2024 Annual Report on Form 10-K filed with the SEC on March 13, 2025.
Q2 2025 Highlights (Results of Operations)
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Operating Results
Declared monthly net distributions on our common shares totaling $90,031 for the three months ended June 30, 2025. The details of the average annualized distribution rates and total returns are shown in the following table:
Class S
Class N
Class DClass I
Annualized Distribution Rate(1)
6.04 %6.33 %6.71 %6.83 %
Year-to-Date Total Return, without upfront selling commissions(2)
3.51 %3.67 %3.85 %3.95 %
Year-to-Date Total Return, assuming maximum upfront selling commissions(2)
0.01 %1.63 %2.32 %N/A
Inception-to-Date Total Return, without upfront selling commissions(2)
6.88 %7.33 %7.14 %7.99 %
Inception-to-Date Total Return, assuming maximum upfront selling commissions(2)
5.59 %5.39 %6.57 %N/A
__________________
(1)The annualized distribution rate is calculated as the current month's distribution annualized and divided by the prior month's net asset value, which is inclusive of all fees and expenses. The Company believes the annualized distribution rate is a useful measure of overall investment performance of our shares.
(2)Total return is calculated as the change in NAV per share during the respective periods plus any distributions per share declared in the period and assumes any distributions are reinvested in accordance with our distribution reinvestment plan. Total return for periods greater than one year are annualized. The Company believes total return is a useful measure of the overall investment performance of our shares.
Investments
Acquired three retail properties with a total purchase price of $9,357 during the three months ended June 30, 2025. These acquisitions are consistent with our strategy of acquiring diversified, income-producing, commercial real estate assets concentrated in high growth markets.
Invested $193,957 in real estate debt, consisting of commercial mortgage-backed securities (“CMBS”) investments and commercial real estate loans, including mezzanine loans, and sold $236,876 of real estate debt during the three months ended June 30, 2025.
Made an indirect investment of $4,538 through BOREC Spider Member III LLC to acquire a 10.8% membership interest in CoreWeave CTP-03 JV, which was formed to facilitate the development of an industrial property leased to CoreWeave in a build-to-suit arrangement.
Made indirect investments in joint ventures formed to facilitate the development of data centers leased to Oracle America, Inc. in build-to-suit arrangements. Total contributions to Oracle 1-2 JV, Oracle 3-4 JV, and Oracle 5-8 JV during the three months ended June 30, 2025 were $309,677, $60,269, and $593,048, respectively. During the three months ended June 30, 2025, we sold a portion of our interest in Oracle 5-8 JV for $190,398.
Capital Activity and Financings
Raised net proceeds of $780,509 from the sale of our common shares and repurchased 11,860,450 of our common shares for $121,173 during the three months ended June 30, 2025.
Amended its credit facility agreement as follows: (i) term loan capacity was increased from $1,165,500 to $1,250,000 and maturity date was extended from August 2027 to June 2030, and (ii) revolving credit facility capacity was increased from $724,500 to $2,485,000 and maturity date was extended from August 2026 to June 2029. The amendment also updates certain financial and other covenants.
Incurred net unsecured credit facility debt of $6,500.
Incurred borrowings under secured financings of investments in real estate debt of $115,276, which are secured by certain of the Company’s CMBS investments.
Overall Portfolio
As of June 30, 2025, our portfolio consisted of investments in real estate (45%), investments in leases (5%), investments in real estate debt (12%), and investments in unconsolidated real estate affiliates (38%), based on fair value.
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Our 247 wholly owned properties as of June 30, 2025, consisted of Industrial (69%), Retail (24%), Land (1%), and Office (6%) assets, based on fair value.
Our investments in real estate debt as of June 30, 2025, consisted of CMBS, commercial real estate loans, Horizontal Risk Retention Interests (“HRRs”), and investments in loans receivable related to land at build-to-suit properties. For further details on credit ratings and underlying real estate collateral, refer to “Investment Portfolio – Investments in Real Estate Debt”.
As of June 30, 2025, our investments in unconsolidated real estate affiliates consisted of equity investments in STORE, Fleet Farm JV, Tenneco JV, CoreWeave CTP-02 JV, CoreWeave CTP-03 JV, LV Petroleum JV, Oracle 1-2 JV, Oracle 3-4 JV, and Oracle 5-8 JV of $2,027,622, $5,370, $31,478, $11,256, $6,775, $127,933, $356,599, $57,373 and $367,197, respectively.
Investment Portfolio
Real Estate Investments
The following chart describes the diversification of our wholly owned investments in real estate by property type based on fair value as of June 30, 2025:
Property Type (1)
173
(1)    Property Type weighting is measured as the asset value of our wholly owned real estate investments for each sector category against the total asset value of real estate investments. “Real estate investments” excludes properties held within joint ventures, including the Company’s investment in STORE.
The following table provides a summary of our wholly owned portfolio as of June 30, 2025, including Investments in real estate and Investments in leases – financing receivables:
Property Type (1)
Number of PropertiesSq. Feet (in thousands)
Occupancy Rate (3) (4)
Average Effective Annual Base Rent Per Leased Sq. Foot
Gross Asset Value (2)
Annual Base Rent
Percentage of Total Revenue
Industrial
6518,389100%7.6$2,626,402 $140,556 66%
Retail
1772,182100%24.8902,296 54,016 25%
Land1215N/A0.040,000 — —%
Office41,006100%19.9265,190 20,015 9%
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Total
24721,792$3,833,888 $214,587 100%
__________
(1)Excludes properties owned by unconsolidated real estate affiliates.
(2)Based on fair value as of June 30, 2025.
(3)Occupancy rate is calculated as the percentage of square footage leased.
(4)Land investments are excluded from Occupancy Rate. Build-to-suit investments are included in Occupancy Rate to the extent a lease has been executed.

Real Estate and Leases
The following table provides information regarding our wholly owned real estate property types as of June 30, 2025:
Property Type and Investment (1)
Number of PropertiesLocationAcquisition/Commencement DateOwnership InterestSq. Feet (in thousands)
Occupancy Rate (2)(7)
Industrial:
Amazon5VariousAug. - Dec. 2022100%4,964100%
Dorel Industries1Cornwall, ONNovember 2022100%492100%
EquipmentShare.com (3) (4)
31VariousOct. - Nov. 2022100%780100%
Magna International1Bowling Green, KYSeptember 2022100%1,176100%
Paradigm (4)
3VariousOctober 2022100%314100%
Whirlpool (4)
1Amana, IANovember 2022100%1,572100%
Tenneco
5VariousDecember 2022100%2,150100%
LOC Performance2VariousMarch 2023100%990100%
QVC2VariousJanuary 2023100%2,166100%
Save Mart (4)
2VariousSeptember 2023100%555100%
Quanta Cloud1San Jose, CAJune 2024100%91100%
General Mills1Belvidere, ILJuly 2024100%1,318100%
Hillenbrand2VariousSeptember 2024100%712100%
Air Distribution Technologies7VariousJuly 2024100%1,097100%
Johnson Controls1Seattle, WASeptember 2022100%12100%
Retail:
Cracker Barrel53VariousSeptember 2022100%537100%
Ramoco Fuels NC LLC (5)
27VariousSeptember 2023100%94100%
Walgreen Co.29VariousSeptember 2022100%426100%
Maverick Gaming11VariousSep. 2022 - Jun. 2023100%317100%
Save Mart10VariousJuly 2023100%475100%
N&L Investments (5)
8VariousSeptember 2022100%22100%
JK Petroleum (5) (6)
5VariousSeptember 2022100%24100%
Abbasi (5) (6)
10VariousSeptember 2022100%35100%
World Fuel Services, Inc (5) (6)
5VariousSeptember 2022100%62100%
Dollar General10VariousDec. 2024 - May 2025100%113100%
Tractor Supply1Brookville, PAJanuary 2025100%22100%
Starbucks2VariousFeb. - Mar. 2025100%4100%
Washington Trust4VariousJanuary 2025100%27100%
MedVet
2VariousJune 2025100%24100%
Office:
Chubb2Whitehouse, NJNovember 2022100%429100%
Energy Center1Houston, TXOctober 2022100%524100%
EquipmentShare.com1Columbia, MOOctober 2022100%53100%
Land:
HOF Village Waterpark1Canton, OHNovember 2022100%215N/A
Total
24721,792

__________________
(1)Excludes properties owned by unconsolidated real estate affiliates, including STORE.
(2)Land investments are excluded from Occupancy Rate.
(3)Includes build-to-suit assets currently in development.
(4)Includes properties sold or contributed to the DST Program that remain consolidated under GAAP.
(5)Properties previously leased to SQRL Holdings.
(6)Includes leases that have not commenced as of June 30, 2025.
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(7)Occupancy Rate is calculated as the percentage of square footage leased.

Lease Expirations
The following schedule details the expiring leases at our wholly owned real estate properties by annualized base rent and square footage as of June 30, 2025:
YearNumber of Expiring Leases
Annualized Base Rent (1)
% of Total Annualized Base Rent ExpiringSquare Feet (in thousands)% of Total Square Feet Expiring
2025 (remaining)— $— — %— — %
2026— — — %— — %
2027— — — %— — %
20281,985 %191 %
2029— — — %— — %
2030— — — %— — %
2031— — — %— — %
203210,686 %1,187 %
203317 10,963 %1,551 %
203415 13,904 %1,857 %
Thereafter170 177,049 83 %17,006 78 %
Total205$214,587 100 %21,792 100 %
(1)     Excludes executed leases and build-to-suit properties for which leases have not commenced as of June 30, 2025.

STORE
As of June 30, 2025, the Company holds an 18.9% ownership interest in STORE, which owns 3,404 properties in the United States, leased to 661 tenants in various industries on a triple-net basis. We initially acquired the investment in STORE in February 2023 with incremental interests purchased throughout 2023, 2024, and the six months ended June 30, 2025. We have determined that STORE is a significant subsidiary under SEC Regulation S-X 10-01(b) as of June 30, 2025. Accordingly, the Company is required to include STORE’s summarized statement of operations information for the three and six months ended June 30, 2025 and 2024. See “Item 1. Financial Statements—Notes to Condensed Consolidated Financial Statements—5. Investments in Unconsolidated Real Estate Affiliates” for the summarized statement of operations.
Investments in Real Estate Debt
The Company’s investments in real estate debt as of June 30, 2025, consist of $484,960 in CMBS, $277,568 in commercial real estate loans, $154,582 in HRRs, and $18,181 in investments in loans receivable.
The following table details our investments in real estate debt held at fair value as of June 30, 2025:
Type of Security/Loan
Weighted Average Coupon (1)
Weighted Average Maturity Date (2)
Face AmountCost BasisFair Value
CMBS (3)
SOFR + 4%
2/28/2034$484,775 $485,671 $484,960 
Commercial real estate loans
10 %10/14/2029277,484 275,589 277,568 
Total investments in real estate debt (4)
%$762,259 $761,260 $762,528 
__________________
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Includes investments pledged as collateral under a secured financing agreement.
(4)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, which are presented below.

The following tables detail the Company’s HRR investments which are classified as held-to-maturity and presented at amortized cost. The carrying value of the HRR investments as of June 30, 2025 is net of an allowance for credit losses of $1,665. The Company did not record an allowance for credit losses related to its HRR investments as of December 31, 2024. The Company has the intent and ability to hold its HRR investments until maturity.
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June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR + 6%
10/8/2029$156,600 $156,247 $154,582 
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR + 7%
12/15/2029$48,800 $48,941 $48,941 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.

Other Investments
During the year ended December 31, 2024, the Company acquired land related to build-to-suit properties in sale leaseback transactions for a total purchase price of $28,827 which is being accounted for as an investment in loans receivable and are held at amortized cost, as the related lease is not deemed to have commenced until the constructed assets are substantially complete. Direct costs associated with originating loans are deferred and amortized as an adjustment to interest income over the term of the related loan receivable. During the six months ended June 30, 2025, the Company placed three build-to-suit properties in service and contributed properties for an interest in LV Petroleum JV, including two of its build-to-suit properties with a balance of $6,623. See Note 4 - Investments in Real Estate, net and Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional information. As of June 30, 2025 and December 31, 2024, the Company held 17 and 22 investments in loans receivable related to build-to-suit arrangements with a total balance of $18,181 and $27,635, respectively, which are included within Investments in real estate debt in the Condensed Consolidated Balance Sheets.

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Results of Operations
The following table sets forth the results of our operations for the three months ended June 30, 2025 and 2024:
Three Months EndedChange
June 30, 2025June 30, 2024$
Revenues
Rental revenue$57,224 $48,717 $8,507 
Income from investments in leases - Financing receivables8,873 15,037 (6,164)
Total revenues66,097 63,754 2,343 
Expenses
Rental property operating10,010 6,701 3,309 
General and administrative6,074 7,530 (1,456)
Impairment charges— 4,849 (4,849)
Management fee18,622 10,323 8,299 
Performance participation allocation18,331 8,333 9,998 
Depreciation and amortization26,226 23,115 3,111 
Total expenses79,263 60,851 18,412 
Other income (expense)
Income from unconsolidated real estate affiliates76,077 40,094 35,983 
Gain on dispositions of real estate
— 714 (714)
Interest expense(22,739)(31,838)9,099 
Interest income24,154 2,854 21,300 
Other (expense) income, net(2,970)751 (3,721)
Total other income (expense), net74,522 12,575 61,947 
Net income before income taxes$61,356 $15,478 $45,878 
Income tax (benefit) expense(198)1,108 (1,306)
Net income 61,554 14,370 47,184 
Net income attributable to non-controlling interests(3,206)(1,234)(1,972)
Net income attributable to ORENT shareholders $58,348 $13,136 $45,212 
Net income per common share – basic$0.11 $0.04 
Net income per common share – diluted$0.11 $0.04 
Weighted-average common shares outstanding, basic545,932,592 292,992,195 
Weighted-average common shares outstanding, diluted577,685,020 321,947,289 
Rental revenue
Rental revenue from our income property operations was $57,224 for the three months ended June 30, 2025 and $48,717 for the three months ended June 30, 2024. The increase in revenues is primarily due to an increase from 182 properties classified as Investments in real estate as of June 30, 2024 to 215 properties as of June 30, 2025, as well as contractual rent increases across the existing portfolio from June 30, 2024 to June 30, 2025.
Income from investments in leases - Financing receivables
Income from investments in leases - Financing receivables was $8,873 for the three months ended June 30, 2025 and $15,037 for the three months ended June 30, 2024. The decrease in revenues is primarily due to revenue from properties that were sold and leases that were terminated during 2024.

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Rental property operating
Rental property operating expenses were $10,010 for the three months ended June 30, 2025, and $6,701 for the three months ended June 30, 2024. The increase in expenses is primarily the result of our increased property count compared to the prior year.
General and administrative
General and administrative expenses were $6,074 for the three months ended June 30, 2025 and $7,530 for the three months ended June 30, 2024. The decrease is primarily due to a decrease in legal fees.
Impairment charges
During the three months ended June 30, 2024, the Company recognized $4,849 of impairment charges related to lease intangibles and straight-line rent receivable for properties previously leased to SQRL Holdings. The Company did not recognize any impairment charges during the three months ended June 30, 2025.
Management fee
The management fee for the three months ended June 30, 2025 and 2024 was $18,622 and $10,323, respectively. The increase is primarily due to an increase in NAV.
Performance participation allocation
Performance participation allocation for the three months ended June 30, 2025 and 2024 was $18,331 and $8,333, respectively. The increase was due to an increase in NAV in excess of the required 5% return.
Depreciation and amortization
Depreciation and amortization was $26,226 for the three months ended June 30, 2025 and $23,115 for the three months ended June 30, 2024. The increase in depreciation and amortization during the periods presented is due to an increase from 182 properties classified as Investments in real estate as of June 30, 2024 to 215 properties as of June 30, 2025.
Income from unconsolidated real estate affiliates
Income from unconsolidated real estate affiliates was $76,077 for the three months ended June 30, 2025, and $40,094 for the three months ended June 30, 2024. The increase in income from unconsolidated real estate affiliates is primarily due to an increase in the Company’s investment in STORE, as well as income from its investments in LV Petroleum JV and its Oracle joint ventures.
Gain on dispositions of real estate
During the three months ended June 30, 2024, the Company recognized a net gain on dispositions of real estate of $714 resulting from the disposition of one retail property and a parcel of excess land at one industrial property for total proceeds of $5,260. The Company did not dispose of any properties during the three months ended June 30, 2025.
Interest expense
Interest expense was $22,739 for the three months ended June 30, 2025, and $31,838 for the three months ended June 30, 2024. The decrease in expense was primarily due to a decrease in outstanding borrowings under the Company’s credit facility and mortgage notes, as well as a decrease in interest related to the affiliate line of credit, which was repaid in full in 2024.
Interest income
Interest income was $24,154 and $2,854 for the three months ended June 30, 2025 and 2024, respectively. The increase in interest income in the current year was primarily due to acquisitions of investments in real estate debt in the current year, as well as an increase in interest earned on the Company’s deposits with banks.
Other (expense) income, net
Other expense, net was $2,970 for the three months ended June 30, 2025, compared to other income, net of $751 for the three months ended June 30, 2024. The increase in expense in the current year was primarily due to losses on our foreign currency derivatives, partially offset by income related to our commercial real estate loans.
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The following table sets forth the results of operations for the six months ended June 30, 2025 and 2024:
Six Months EndedChange
June 30, 2025June 30, 2024$
Revenues
Rental revenue$112,970 $99,671 $13,299 
Income from investments in leases - Financing receivables19,180 29,571 (10,391)
Total revenues132,150 129,242 2,908 
Expenses
Rental property operating17,203 12,788 4,415 
General and administrative7,512 11,510 (3,998)
Impairment charges— 4,849 (4,849)
Management fee34,838 18,804 16,034 
Performance participation allocation30,896 15,162 15,734 
Depreciation and amortization52,063 46,152 5,911 
Total expenses142,512 109,265 33,247 
Other income (expense)
Income from unconsolidated real estate affiliates185,464 73,394 112,070 
(Loss) gain on dispositions of real estate
(2,180)714 (2,894)
Interest expense(42,913)(69,103)26,190 
Interest income44,334 6,099 38,235 
Other (expense) income, net(3,813)515 (4,328)
Total other income (expense), net180,892 11,619 169,273 
Net income before income taxes$170,530 $31,596 $138,934 
Income tax (benefit) expense81 1,412 (1,331)
Net income 170,449 30,184 140,265 
Net income attributable to non-controlling interests(9,733)(2,917)(6,816)
Net income attributable to ORENT shareholders $160,716 $27,267 $133,449 
Net income per common share – basic$0.31 $0.10 
Net income per common share – diluted$0.31 $0.10 
Weighted-average common shares outstanding, basic510,324,741 265,106,090 
Weighted-average common shares outstanding, diluted541,697,950 293,952,425 
Rental revenue
Rental revenue from our income property operations was $112,970 for the six months ended June 30, 2025 and $99,671 for the six months ended June 30, 2024. The increase in revenues is primarily due to an increase from 182 properties classified as Investments in real estate as of June 30, 2024 to 215 properties as of June 30, 2025, as well as contractual rent increases across the existing portfolio from June 30, 2024 to June 30, 2025.
Income from investments in leases - Financing receivables
Income from investments in leases - Financing receivables was $19,180 for the six months ended June 30, 2025 and $29,571 for the six months ended June 30, 2024. The decrease in revenues is primarily due to revenue from properties that were sold and leases that were terminated during 2024, partially offset by revenue from the LV Petroleum properties that
49


were wholly owned prior to their contribution to LV Petroleum JV during the six months ended June 30, 2025, which were not included in the six months ended June 30, 2024.
Rental property operating expenses
Rental property operating expenses were $17,203 for the six months ended June 30, 2025, and $12,788 for the six months ended June 30, 2024. The increase in expenses is primarily the result of our increased property count compared to the prior year.
General and administrative expenses
General and administrative expenses were $7,512 for the six months ended June 30, 2025 and $11,510 for the six months ended June 30, 2024. The decrease in respective General and administrative expenses is primarily due to a favorable credit allowance adjustment under the current expected credit losses (“CECL”) model during the six months ended June 30, 2025.
Impairment charges
During the six months ended June 30, 2024, the Company recognized $4,849 of impairment charges related to lease intangibles and straight-line rent receivables for properties previously leased to SQRL Holdings. The Company did not recognize any impairment charges during the six months ended June 30, 2024.
Management fee
The management fee for the six months ended June 30, 2025 and 2024 was $34,838 and $18,804, respectively. The increase was primarily due to an increase in NAV.
Performance participation allocation
Performance participation allocation for the six months ended June 30, 2025 and 2024 was $30,896 and $15,162, respectively. The increase was due to an increase in NAV in excess of the required 5% return.
Depreciation and amortization
Depreciation and amortization was $52,063 for the six months ended June 30, 2025 and $46,152 for the six months ended June 30, 2024. The increase in depreciation and amortization during the periods presented is due to an increase from 182 properties classified as Investments in real estate as of June 30, 2024 to 215 properties as of June 30, 2025.
Income from unconsolidated real estate affiliates
Income from unconsolidated real estate affiliates was $185,464 for the six months ended June 30, 2025, and $73,394 for the six months ended June 30, 2024. The increase in income from unconsolidated real estate affiliates is primarily due to an increase in the Company’s investment in STORE, as well as income from its investments in LV Petroleum JV and its Oracle joint ventures.
(Loss) gain on dispositions of real estate
During the six months ended June 30, 2025, the Company recognized a loss on dispositions of real estate of $2,180 due to the reversal of non-cash accretion of tenant loan receivables related to the contribution of 15 LV Petroleum properties to LV Petroleum JV. During the six months ended June 30, 2024, the Company recognized a net gain on dispositions of real estate of $714 resulting from the disposition of one retail property and a parcel of excess land at one industrial property for total proceeds of $5,260.
Interest expense
Interest expense was $42,913 for the six months ended June 30, 2025, and $69,103 for the six months ended June 30, 2024. The decrease in expense was primarily due to a decrease in outstanding borrowings under the Company’s credit
50


facility and mortgage notes, as well as a reduction in interest related to the affiliate line of credit and the FIPA loan, which were repaid in full in 2024.
Interest income
Interest income was $44,334 and $6,099 for the six months ended June 30, 2025 and 2024, respectively. The increase in interest income in the current year was primarily due to acquisitions of investments in real estate debt in the current year, as well as an increase in interest earned on our deposits with banks.
Other (expense) income, net
Other expense, net was $3,813 for the six months ended June 30, 2025, compared to other income, net of $515 for the six months ended June 30, 2024. The increase in expense in the current year was primarily due to losses on the Company’s foreign currency derivatives, offset by income related to our commercial real estate loans.
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Net Asset Value and NAV Per Share Calculation
Each class has an undivided interest in our assets and liabilities, other than class-specific, ongoing servicing fees. In accordance with the valuation guidelines, our NAV per share for each class is determined as of the last calendar day of each month, using a process that reflects several components, including the estimated fair value of (1) each of our properties (including the DST Properties), (2) our real estate debt and other securities for which third-party market quotes are available, (3) our other real estate debt and other securities, and (4) our other assets and liabilities. The NAV for each class of shares will be based on the net asset values of our investments (including real estate debt and other securities), the addition of any other assets (such as cash on hand), and the deduction of any liabilities (including the allocation/accrual of any performance participation to the Special Limited Partners and the deduction of any ongoing servicing fees specifically applicable to such class of shares). At the end of each month, before taking into consideration repurchases or class-specific expense accruals for that month, any change in our aggregate NAV (whether an increase or decrease) is allocated among each class of shares based on each class’s relative percentage of the previous aggregate NAV plus issuances of shares that were effective on the first calendar day of such month. Following the aggregation of the net asset values of our investments, the addition of any other assets (such as cash on hand), and the deduction of any other liabilities, any class-specific adjustments are incorporated into our NAV, including additional issuances and repurchases of our Shares and accruals of class-specific ongoing servicing fees. For each applicable class of shares, the ongoing servicing fee is calculated as a percentage of the aggregate NAV for such class of shares. At the close of business on the date that is one business day after each record date for any declared distribution, our NAV for each class will be reduced to reflect the accrual of our liability to pay any distribution to our shareholders of record of each class as of the record date. NAV per share for each class is calculated by dividing such class’s NAV at the end of each month by the number of Shares outstanding for that class at the end of such month.
Our total NAV presented in the following tables includes the NAV of our Class S, Class N, Class D, and Class I common shares, as well as the partnership interests of NLT OP held by parties other than the Company. The following table provides a breakdown of the major components of our NAV as of June 30, 2025:
Components of NAVJune 30, 2025
Cash and cash equivalents$283,348 
Restricted cash47,783 
Investments in real estate
3,285,785 
Investments in leases - Financing receivables
314,913 
Investments in real estate debt937,324 
Intangible assets
210,468 
Investments in unconsolidated real estate affiliates2,992,034 
Other assets46,157 
Mortgage notes and credit facility(1,418,647)
Unsecured senior notes, net
(126,522)
Due to affiliates
(34,639)
Accounts payable and accrued expenses(99,957)
Other liabilities
(332,945)
Net Asset Value$6,105,102 
Number of outstanding shares/units597,438,011 
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The following table provides a breakdown of our total NAV and NAV per share/unit by class as of June 30, 2025 (dollars are in thousands except for per share amounts):
NAV per shareClass S SharesClass N SharesClass D Shares
Class I Shares (1)
Third - Party Operating Partnership Units (2)
Total
NAV$2,473,162 $356,485 $46,282 $2,900,094 $329,079 $6,105,102 
Number of outstanding shares/units242,926,932 34,737,369 4,602,147 283,053,011 32,118,552 597,438,011 
NAV Per Share/Unit as of June 30, 2025
$10.1807 $10.2623 $10.0566 $10.2458 $10.2458 
__________________
(1)Includes 4,177,066 Class I Shares subject to redemption features, classified as Redeemable common shares.
(2)Includes the partnership interests of NLT OP held by the Special Limited Partners and parties other than the Company.
The following table details the weighted average capitalization rate by property type, which is the key assumption used in the valuations as of June 30, 2025:
Property Type
Capitalization Rate (1)
Industrial5.7 %
Land (2)
N/A
Office7.6 %
Retail6.5 %
__________________
(1)Excludes properties owned by unconsolidated real estate affiliates.
(2)The valuation of our land investment as of June 30, 2025 is based on a regression analysis using relevant characteristics of the property and available market real estate sales values.

These assumptions are determined by the Adviser and reviewed by our independent valuation advisor. A change in these assumptions would impact the calculation of the value of our wholly owned property investments. For example, assuming all other factors remain unchanged, the changes listed below would result in the following effects on our investment values:
InputHypothetical ChangeIndustrialLandOfficeRetail
Capitalization Rate0.25 % Decrease+3.7 %N/A+3.5 %+6.4 %
(weighted average)0.25 % Increase(3.5)%N/A(3.3)%(2.1)%
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The following table reconciles shareholders’ equity and NLT OP partner’s capital per our Consolidated Balance Sheet to our NAV (in thousands):
June 30, 2025
Shareholders' equity$5,306,784 
Non-controlling interests attributable to NLT OP245,390 
Redeemable non-controlling interests67,839 
Redeemable common shares42,797 
Total partners' capital of NLT OP under GAAP5,662,810 
Adjustments:
Accrued shareholder servicing fee132,714 
Accrued organization and offering costs8,591 
Accumulated depreciation and amortization under GAAP238,642 
Allowance for credit losses under GAAP20,087 
Unrealized net real estate and real estate debt appreciation115,067 
Accrued interest on financing receivables(22,487)
Straight-line rent(51,412)
Deferred tax impact1,090 
NAV$6,105,102 
The following details the adjustments to reconcile GAAP shareholders’ equity and total partners’ capital of NLT OP to our NAV:
Under GAAP, we accrue the ongoing shareholder servicing fee as an offering cost at the time we sell the Class S, Class N, and Class D shares. For purposes of calculating NAV, we recognize the ongoing servicing fee as a reduction of NAV on a monthly basis when such fee is paid.
The Adviser agreed to advance certain organization and offering costs on our behalf through September 1, 2023. Such costs are being reimbursed to the Adviser on a pro-rata basis over a 60-month period beginning September 1, 2023. Under GAAP, organization costs have been accrued as a liability. For purposes of calculating NAV, such costs will be recognized as paid over the 60-month reimbursement period.
We depreciate our investments in real estate and amortize certain other assets and liabilities in accordance with GAAP. Such depreciation and amortization is not recorded for purposes of calculating our NAV. Our mortgage notes, term loan credit facilities, unsecured revolving credit facilities, and unsecured senior notes (“Debt”) are presented at their amortized cost basis in our consolidated GAAP financial statements. As such, any increases or decreases in the fair market value of our investments in real estate or our Debt are not included in our GAAP results. For purposes of calculating our NAV, our investments in real estate and our Debt are recorded at fair value.
In accordance with GAAP, the Company accrues interest income from Investments in leases – Financing receivables under the effective interest method. Interest income in excess of the payment is recorded as interest receivable, which is not recognized for purposes of calculating NAV.
We recognize rental revenue on a straight-line basis under GAAP. Such straight-line rent adjustments are excluded for purposes of calculating NAV.
Distributions
Beginning September 21, 2022, we declared monthly distributions for each class of our common shares, which are generally paid 20 days after month-end. We have paid distributions consecutively each month since such time. Each class of our common shares received the same aggregate gross distribution per share, which was $0.1750 and $0.3500 per share for the three and six months ended June 30, 2025. The net distribution varies for each class based on the applicable shareholder servicing fee, which is deducted from the monthly distribution per share and paid directly to the Dealer Manager for further remittance to the applicable distributor.
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The following table details the total net distribution for each of our share classes for the six months ended June 30, 2025 and 2024:
Record DateClass SClass NClass DClass I
January 31, 2025$0.0512 $0.0541 $0.0562 $0.0583 
February 28, 20250.0512 0.0541 0.0562 0.0583 
March 31, 20250.0512 0.0541 0.0562 0.0584 
April 30, 20250.0512 0.0541 0.0562 0.0583 
May 31, 20250.0511 0.0541 0.0562 0.0583 
June 30, 20250.0511 0.0541 0.0562 0.0584 
Total$0.3070 $0.3246 $0.3372 $0.3500 
Record DateClass SClass NClass DClass I
January 31, 2024$0.0512 $— $0.0563 $0.0583 
February 29, 20240.0512 — 0.0563 0.0583 
March 31, 20240.0512 — 0.0562 0.0583 
April 30, 20240.0512 — 0.0562 0.0583 
May 31, 20240.0512 — 0.0562 0.0584 
June 30, 20240.0512 0.0541 0.0563 0.0584 
Total$0.3072 $0.0541 $0.3375 $0.3500 
The following table details our distributions declared for the three and six months ended June 30, 2025 and June 30, 2024:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
AmountPercentageAmountPercentageAmountPercentageAmountPercentage
Distributions
Payable in cash$47,181 49 %$30,678 57 %$90,465 50 %$55,789 57 %
Reinvested in shares48,399 51 %22,851 43 %89,016 50 %41,968 43 %
Total distributions$95,580 100 %$53,529 100 %$179,481 100 %$97,757 100 %
Sources of Distributions
Cash flows from operating activities$95,580 100 %$53,529 100 %$179,481 100 %$97,757 100 %
Offering proceeds— — %— — %— — %— — %
Total sources of distributions$95,580 100 %$53,529 100 %$179,481 100 %$97,757 100 %
Cash flows from operating activities (1)
$89,834 $36,833 $174,885 $73,737 
Adjusted cash flows from operating activities (1) (2)
$96,272 $36,974 $183,693 $73,878 
Funds from Operations (2)
$83,274 $38,072 $212,088 $72,842 
Adjusted Funds from Operations (2)
$90,293 $39,084 $165,769 $73,975 
______________
(1)Excluding $20,988 of cash paid during the year ended December 31, 2024 for tenant lease inducements at properties previously under construction in accordance with their lease agreements, and including rent and preferred equity distributions from our build-to-suit arrangements for which rent has not commenced as of June 30, 2025, our inception to date cash flows from operating activities have funded 100% of our distributions. The payments were made using construction escrows acquired in 2022 and held in Restricted cash on the Consolidated Balance Sheets as of December 31, 2023 and 2022.
(2)Represents non-GAAP supplemental measures. See “Adjusted cash flows from operating activities” below for descriptions and reconciliations of these amounts to GAAP cash flows from operating activities. See "Funds from Operations and Adjusted Funds from Operations" below for a description of Funds from Operations and Adjusted Funds from Operations. Refer to below for reconciliations of these amounts to GAAP net income attributable to ORENT shareholders and for consideration on how to review these metrics.

Non-GAAP Financial Measures
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The Company reports its financial results in accordance with US GAAP. The Company also uses certain non-GAAP measures that fall within the meaning of Securities and Exchange Commission Regulation G and Regulation S-K Item 10(e), which may provide users of the financial information with additional meaningful comparison to prior reported results. Non-GAAP measures do not have standardized definitions and are not defined by GAAP. Therefore, our non-GAAP measures are unlikely to be comparable to similar measures presented by other companies. The presentation of these non-GAAP measures should not be considered in isolation from, as a substitute for, or as superior to the financial information presented in accordance with GAAP. Reconciliations of non-GAAP measures to corresponding GAAP measures are below.
Adjusted Cash Flows from Operating Activities
We believe adjusted cash flows from operating activities is a meaningful non-GAAP supplemental measure of our ability to generate cash earnings to be used for the payment of distributions to our investors. Our current definition of adjusted cash flows from operating activities is cash flows from operating activities plus (i) rental revenues and preferred equity distributions related to our build-to-suit arrangements for which the lease agreements have not commenced and (ii) certain incentive payments made to tenants and funded by construction escrows acquired at acquisition which are required to be presented as operating cash flows under GAAP.
Adjusted Cash Flows from Operating Activities should not be considered more relevant or accurate than GAAP cash flows from operating activities in evaluating our operating performance or liquidity. It should not be considered as an alternative to cash flows from operating activities as an indication of our liquidity, but rather should be reviewed in conjunction with this and other GAAP measurements. Further, Adjusted Cash Flows from Operating Activities is not intended to be used as a liquidity measure indicative of cash flow available to fund our cash needs, including our ability to make distributions to our shareholders. In addition, our methodology for calculating Adjusted Cash Flows from Operating Activities may differ from the methodologies employed by other companies to calculate the same or similar supplemental measures, and accordingly, our reported Adjusted Cash Flows from Operating Activities may not be comparable to the Adjusted Cash Flows from Operating Activities reported by other companies.
The following table presents a reconciliation of our net cash flows provided by operating activities to our adjusted cash flows from operating activities:
Three months endedSix months ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net cash flows provided by operating activities$89,834 $36,833 $174,885 $73,737 
Build-to-suit rent and preferred equity distributions6,438 141 8,808 141 
Adjusted net cash flows provided by operating activities$96,272 $36,974 $183,693 $73,878 
Funds from Operations and Adjusted Funds from Operations
We believe funds from operations (“FFO”) is a meaningful non-GAAP supplemental measure of our operating results. Our condensed consolidated financial statements are presented using historical cost accounting which, among other things, requires depreciation of real estate investments to be calculated on a straight-line basis. As a result, our operating results imply that the value of our real estate investments have decreased over time. However, we believe that the value of our real estate investments will fluctuate over time based on market conditions and, as such, depreciation under historical cost accounting may be less informative as a measure of our performance. FFO is an operating measure defined by the National Association of Real Estate Investment Trusts (“NAREIT”) that is broadly used in the REIT industry. FFO, as defined by NAREIT and presented below, is calculated as net income or loss (computed in accordance with GAAP), excluding (i) depreciation and amortization, (ii) impairment of investments in real estate, (iii) net gains or losses from sales of real estate, and (iv) similar adjustments for non-controlling interests and unconsolidated entities.
We also believe that adjusted FFO (“AFFO”) is an additional meaningful non-GAAP supplemental measure of our operating results. AFFO further adjusts FFO to reflect the performance of our portfolio by adjusting for items we believe are not directly attributable to our operations. Our adjustments to FFO to arrive at AFFO include removing the impact of (i) straight-line rental income and expense, (ii) deferred income amortization, (iii) amortization of above- and below-market lease intangibles, (iv) amortization of mortgage premium/discount, (v) unrealized gains or losses from changes in the fair value of real estate debt, investments in unconsolidated real estate affiliates, and other financial instruments, (vi) gains and losses resulting from foreign currency translations, (vii) provision for credit losses, (viii) non-cash income, (ix) non-cash performance participation allocation, even if repurchased by us, (x) management fees paid in shares or OP Units, even if subsequently repurchased by us, (xi) non-cash interest expense on affiliate line of credit paid in shares or OP Units, even if
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subsequently repurchased by us, (xii) organization costs, (xiii) amortization of deferred financing costs, (xiv) shareholder servicing fees paid during the period, (xv) debt extinguishment fees paid during the period and (xvi) similar adjustments for non-controlling interests and unconsolidated entities. AFFO is not defined by NAREIT and our calculation of AFFO may not be comparable to disclosures made by other REITs.
The Company’s definition of AFFO excludes the impact of the amortization of deferred financing costs (“DFCs”) on our debt, which is included in GAAP net income (loss). We do not consider the amortization of DFCs to be directly attributable to our operations and view DFCs similar to acquisition expenses, which are capitalized into the cost basis of our investments, and therefore excluded from AFFO. We believe that excluding amortization of DFCs from our calculations of AFFO and results in metrics that better reflect the results of our operations.
FFO and AFFO should not be considered more relevant or accurate than GAAP net income (loss) in evaluating our operating performance. In addition, FFO and AFFO should not be considered as alternatives to net income (loss) as indications of our performance or as alternatives to cash flows from operating activities as indications of our liquidity, but rather should be reviewed in conjunction with these and other GAAP measurements. Further, FFO and AFFO are not intended to be used as liquidity measures indicative of cash flow available to fund our cash needs, including our ability to make distributions to our shareholders. In addition, our methodology for calculating AFFO may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures, and accordingly, our reported AFFO may not be comparable to the AFFO reported by other companies.
The following table presents a reconciliation of net income (loss) attributable to ORENT shareholders to FFO and AFFO attributable to ORENT shareholders (in thousands):
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net income attributable to ORENT shareholders$58,348 $13,136 $160,716 $27,267 
Adjustments to arrive at FFO:
Depreciation and amortization26,226 23,115 52,063 46,152 
Impairment charges— 4,849 — 4,849 
Loss (gain) on dispositions of real estate— (714)2,180 (714)
Amount attributable to investment in unconsolidated affiliates149 149 298 298 
Amount attributable to non-controlling interests for above adjustments(1,449)(2,463)(3,169)(5,010)
FFO attributable to ORENT shareholders83,274 38,072 212,088 72,842 
Adjustments to arrive at AFFO:
Straight-line rental income(5,280)(4,006)(10,405)(9,118)
Amortization of ground lease and below market lease intangibles74 102 149 204 
Unrealized loss (gain) on foreign currency derivatives5,260 (588)6,648 (1,189)
Unrealized gain from changes in fair value of financial instruments
(1,152)134 (1,979)(100)
Adjustment for investments accounted for under fair value option(24,195)(13,122)(96,455)(22,121)
Unrealized (gain) loss from changes in fair value of DST financing obligation (236)319 879 560 
Provision for (recovery of) credit losses
1,623 1,760 (2,848)742 
Accretion of tenant loan receivable(1,653)(4,167)(3,337)(7,803)
Performance participation allocation18,331 8,333 30,896 15,162 
Management fee18,622 10,323 34,838 18,804 
Interest on affiliate line of credit— 1,862 — 5,420 
Organization costs— 36 — (113)
Debt extinguishment fees257 — 257 — 
Amortization of deferred financing costs1,650 3,395 2,993 6,726 
Shareholder servicing fees(5,517)(2,931)(10,117)(5,242)
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Amount attributable to investment in unconsolidated affiliate(36)(49)(71)(98)
Amount attributable to non-controlling interests for above adjustments(729)(389)2,233 (701)
AFFO attributable to ORENT shareholders$90,293 $39,084 $165,769 $73,975 
Liquidity and Capital Resources
Liquidity
We believe we have sufficient liquidity to operate our business, with immediate liquidity comprised of cash and cash equivalents of $283,348 and $2,485,000 available under our credit facility as of June 30, 2025. In addition to our immediate liquidity, we obtain incremental liquidity through the sale of our common shares, from which we generated net proceeds of $1,490,400 for the six months ended June 30, 2025, as well as through the ability to sell our liquid CMBS investments with a fair value of $484,960 as of June 30, 2025. Additionally, we may incur indebtedness secured by our real estate and real estate debt investments, borrow money through unsecured financings, or incur other forms of indebtedness. We may also generate incremental liquidity through the sale of our real estate.
Our primary liquidity needs are to fund our investments, make distributions to our shareholders, repurchase common shares pursuant to our Share Repurchase Plan, pay operating expenses, fund capital expenditures, and repay indebtedness. Our operating expenses include, among other things, the management fee we pay to the Adviser and the performance participation allocation that NLT OP pays to the Special Limited Partners, both of which will impact our liquidity to the extent the Adviser or the Special Limited Partners elect to receive such payments in cash, or subsequently redeem shares or OP Units previously issued to them.
Our cash needs for acquisitions and other capital investments will be funded primarily from the sale of common shares and through the incurrence or assumption of debt. Other potential future sources of capital include secured or unsecured financings from banks or other lenders and proceeds from the sale of assets. If necessary, we may use financings or other sources of capital in the event of unforeseen significant capital expenditures. We expect to be able to refinance debt obligations maturing in the near term through the use of capacity on our unsecured line of credit or exercise of existing extension options.
We continue to believe that our current liquidity position is sufficient to meet the need of our expected investment activity.
Capital Resources
As of June 30, 2025, our indebtedness included loans secured by our properties, unsecured credit facilities, and unsecured senior notes. The following table is a summary of our indebtedness as of June 30, 2025 (in thousands):
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Principal Balance as of
Indebtedness
Weighted Average Interest Rate(1)(2)
Weighted Average Maturity Date
Maximum Facility SizeJune 30, 2025December 31, 2024
Mortgage notes & credit facility:
Unsecured term loan credit facility
S + 1.35 %6/12/2030$1,250,000 $1,250,000 $1,165,500 
Unsecured revolving credit facility
S + 1.40 %6/12/2029$2,485,000 — 246,950 
Fixed rate mortgages
4.99%8/25/2029N/A106,291 99,098 
Variable rate mortgages
S + 1.88 %3/27/2028N/A107,309 129,824 
Deferred financing costs, net(45,354)(13,624)
Total Mortgage notes & credit facility, net:
1,418,246 1,627,748 
Unsecured senior notes
Unsecured senior notes
6.35%2/2/2030N/A$130,000 $130,000 
Deferred financing costs, net(3,478)(3,655)
Unsecured senior notes, net$126,522 $126,345 
Secured financings of investments in real estate debtS + 1.61 %8/20/2025N/A$115,276 $— 
Total indebtedness$1,660,044 $1,754,093 
_______________
(1)The term “S” refers to the relevant floating benchmark rates, which include daily secured overnight financing rate (“SOFR”), 30-day SOFR, one-month euro interbank offered rate (“EURIBOR”), daily Canadian overnight repo rate average (“CORRA”), and one-month SONIA as applicable to each loan. As of June 30, 2025, we have outstanding interest rate swaps that mitigate our exposure to potential future interest rate increases under our floating rate debt. See further discussion of outstanding interest rate swaps below.
(2)The Company’s mortgage and notes payable contain yield or spread maintenance provisions.

Mortgage Notes and Credit Facilities
On June 12, 2025, the Company entered into an amended and restated credit agreement, which amends and restates the credit agreement dated August 11, 2022. The amended and restated credit agreement provides for, among other things, (a) an upsize of the senior unsecured term loan facility from $1,165,500 to $1,250,000, (b) an upsize of the aggregate principal amount of the senior unsecured revolving credit facility from $725 to $2,485,000, (c) an upsize of the accordion feature, subject to the satisfaction of various conditions, which could bring total commitments from up to $3,200,000 to up to $5,000,000, (d) an extension of the revolving credit scheduled maturity date from August 2026 to June 2029, (e) an extension of the initial term loan scheduled maturity date from August 2027 to June 2030, and (f) the amendment of certain financial and other covenants.
The unsecured term loan credit facility bears interest at a base rate plus a margin ranging from 0.25% to 1.85%. The base rate is SOFR plus 0.10% or the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, and (c) 1.0%, as applicable. The weighted average interest rate for the unsecured term loan credit facility for the six months ended June 30, 2025 was 5.68% (unhedged) and 5.02% (hedged).
The unsecured revolving credit facility consists of USD (“USD Revolver”) and Alternative (“Alternative Revolver”) denominated currencies, and bears interest at a base rate plus a margin ranging from 0.30% to 1.90%. The base rate is the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, (c) adjusted floating rate, and (d) 1.0%. The adjusted floating rate for the USD Revolver is SOFR plus 0.10%, while the Alternative Revolver is EURIBOR for Euro borrowings, and CORRA plus 0.30% for Canadian Dollar borrowings. The weighted average interest rate for the unsecured revolving credit facility for the six months ended June 30, 2025 was 5.75% (unhedged) and 4.75% (hedged). During the six months ended June 30, 2025, the Company earned an additional $277 of income as a result of over hedging on our interest rate swaps. We believe the interest rate swaps are still highly effective.
During the six months ended June 30, 2025, the Company entered into a variable rate mortgage note of $57,750 secured by a property contributed to a DST as part of our DST Program. The interest on the mortgage and any amounts received or owed under the interest rate swap are borne by such DST and are not consolidated in the Company’s
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Condensed Consolidated Financial Statements. Additionally, the Company contributed a variable rate mortgage note of $84,500 for interest in a joint venture. Refer to Note 3 - Acquisitions and Dispositions for additional information.
The following table details the Company’s interest rate swaps as of June 30, 2025:
Notional BalanceFixed Rate
Mortgage notes & credit facilities:
Unsecured term loan credit facility
$700,0003.65%
$250,0003.42%
$145,5004.23%
$100,0003.67%
$54,5003.40%
Unsecured revolving credit facility
$100,0003.25%
$45,5003.40%
Variable rate mortgages
$48,9233.74%
Unsecured Senior Notes
On August 28, 2024, NLT OP entered into a Note Purchase Agreement (the “Note Purchase Agreement”) governing the issuance of $29,000 of 6.24% Senior Notes, Series A, due August 28, 2028, $38,500 of 6.32% Senior Notes, Series B, due August 28, 2029, $39,500 of 6.40% Senior Notes, Series C, due August 28, 2030 and $23,000 of 6.43% Senior Notes, Series D, due August 28, 2031 (collectively, the “Notes”), to qualified institutional investors in a private placement. Interest on the notes is due semi-annually on the 28th day of February and August of each year beginning on February 28, 2025. Proceeds from the issuance of the notes were used to pay down existing indebtedness of the Company and for other general purposes.
Secured Financings of Investments in Real Estate Debt
During the six months ended June 30, 2025, the Company entered into financing agreements secured by $199,885 of its CMBS investments under a master repurchase agreement. The terms of the master repurchase agreement provide the lenders the ability to determine the size and terms of the financing provided based upon the particular collateral pledged by the Company, and may require the Company to provide additional collateral in the form of cash or securities if the market value of such financed investment declines. The master repurchase agreement has no set maturity date, with each borrowing having initial terms of one to three months.The Company has the option to continuously extend the maturity of outstanding balances for additional one to three month terms upon each interim maturity date.
As of June 30, 2025, the Company’s total secured financings of investments in real estate debt outstanding was $115,276 with a weighted average maturity date of August 20, 2025, and a weighted average interest rate of SOFR + 1.61%, the relevant floating benchmark rate. As of December 31, 2024, the Company did not have any secured financings of investments in real estate debt outstanding. The Company’s secured financings of investments in real estate debt are included within Other Liabilities within the Condensed Consolidated Balance Sheets. As of June 30, 2025, the Company believes it was in compliance with all of its loan covenants that could result in a default under such agreements.
On September 1, 2022, the Company commenced the offering of its shares through a continuous private placement offering. As of June 30, 2025, the Company is authorized to issue an unlimited number of each of its four classes of shares of its common shares (Class S shares, Class N shares, Class D shares, and Class I shares).
As of August 5, 2025, we had received net proceeds of $6,264,534 from selling an aggregate 615,907,104 common shares in the private offering (consisting of 265,907,009 Class S shares, 38,538,419 Class N shares, 10,500,658 Class D shares, and 300,961,017 Class I shares).
Cash Flows
Cash flows provided by operating activities was $174,885 for the six months ended June 30, 2025 compared to $73,737 for the six months ended June 30, 2024. The change in cash flows provided by operating activities was primarily
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due to an increase in interest income from investments in real estate debt and distributions of earnings from unconsolidated real estate affiliates.
Cash flows used in investing activities was $1,257,366 for the six months ended June 30, 2025 compared to $687,912 for the six months ended June 30, 2024. The change in cash flows used in investing activities was primarily due to an increase in investing activity related to unconsolidated real estate affiliates, real estate debt, and properties classified as financing receivables.
Cash flows provided by financing activities was $1,251,784 for the six months ended June 30, 2025 compared to $646,547 for the six months ended June 30, 2024. The change in cash flows provided by financing activities was primarily due to an increase in proceeds received from the issuance of common shares, proceeds from its DST program, and a decrease in net payments of principal on debt, partially offset by increased repurchases on common shares.
Critical Accounting Estimates
The preparation of the financial statements in accordance with GAAP involves significant judgments and assumptions and requires estimates about matters that are inherently uncertain. These judgments will affect our reported amounts of assets and liabilities and our disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. With different estimates or assumptions, materially different amounts could be reported in our consolidated financial statements. There have been no material changes to our Critical Accounting Policies, including significant accounting policies that we believe are the most affected by our judgments, estimates, and assumptions, which are described in our Annual Report on Form 10-K for the fiscal year ended December 31, 2024.
Recent Accounting Pronouncements
See “Item 1. Financial Statements—Notes to Condensed Consolidated Financial Statements—2. Summary of Significant Accounting Policies and Estimates” for a discussion concerning recent accounting pronouncements.
Future Cash Requirements
The following table aggregates our contractual obligations and commitments as of June 30, 2025 (in thousands):
ObligationsTotalLess than 1 year1-3 years3-5 yearsMore than 5 years
Indebtedness$1,708,876 $164,835 $— $1,481,541 $62,500 
Organizational and offering costs8,591 2,713 5,426 452 — 
Total$1,717,467 $167,548 $5,426 $1,481,993 $62,500 
The Company has future commitments to fund the construction of wholly owned assets and assets held at joint ventures under build-to-suit arrangements. As of June 30, 2025, the Company estimates that its total remaining future commitments to complete the construction of the assets is $241,968 which it expects to fund over the next six months. Additionally, the Company has agreed to fund up to a maximum of $263,088 for incremental indirect interests in STORE.
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ITEM 3.     QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK.
We are exposed to interest rate risk with respect to our variable-rate indebtedness as an increase in interest rates would directly result in higher interest expense. We seek to manage our exposure to interest rate risk by utilizing a mix of floating rate financings with staggered maturities and through interest rate hedging agreements to fix all or a portion of our variable rate debt. As of June 30, 2025, the outstanding principal balance of our indebtedness was $1.7 billion and consisted of mortgage notes, term loan credit facilities, unsecured revolving credit facilities, and unsecured senior notes.
Certain of our mortgage notes, term loan credit facilities, and unsecured revolving credit facilities are variable rate and indexed to SOFR, one-month SOFR, and one-month SONIA (collectively, the “Reference Rates”). For the three and six months ended June 30, 2025, a 10 basis point increase in each of the Reference Rates would have resulted in an inconsequential increase in interest expense as a result of our interest rate swap and interest rate cap contracts which hedge our risk of changing interest rates. Our exposure to interest rate risk may vary in future periods as the amounts and terms of our interest rate hedging agreements change over time as we implement our hedging program.
Investments in Real Estate Debt
As of June 30, 2025 and December 31, 2024, we held $935.3 million and $696.1 million of investments in real estate debt, of which $762.5 million and $619.5 million are reported at fair value on our Condensed Consolidated Balance Sheets, respectively. Our investments in real estate debt consist of floating rate and fixed rate debt. The floating rates are indexed to the Reference Rates, and as such, are exposed to interest rate risk. Our net income will increase or decrease depending on interest rate movements. While we cannot predict factors that may or may not affect interest rates, for the three and six months ended June 30, 2025, a 50 basis point increase or decrease in the Reference Rates would have resulted in an increase or decrease of $0.9 and $1.7 million, respectively, to income from investments in real estate debt.
We may also be exposed to market risk with respect to our investments in real estate debt due to changes in the fair value of our investments. We seek to manage our exposure to market risk with respect to our investments in real estate debt by making investments in real estate debt backed by different types of collateral and varying credit ratings. The fair value of our investments may fluctuate, therefore the amount we will realize upon any sale of our investments in real estate debt is unknown. However, as of June 30, 2025 and December 31, 2024, a 10% change in the fair value of our investments in real estate debt would result in a change in the carrying value of our investments in real estate debt of $76.3 million and $61.9 million, respectively.
ITEM 4.     CONTROLS AND PROCEDURES
Evaluation of Disclosure Controls and Procedures
We maintain disclosure controls and procedures, as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act, that are designed to ensure that information required to be disclosed by us in reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in SEC rules and forms, and that such information is accumulated and communicated to our management, including our principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required disclosure. Any controls and procedures, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired objectives.
Our management, with the participation of our principal executive officer and principal financial officer, has evaluated the effectiveness of the design and operation of our disclosure controls and procedures as of June 30, 2025. Based upon that evaluation and subject to the foregoing, our principal executive officer and principal financial officer concluded that, as of June 30, 2025, the design and operation of our disclosure controls and procedures were effective to accomplish their objectives at the reasonable assurance level.
Changes in Internal Control over Financial Reporting
There has been no change in our internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the quarter ended June 30, 2025, that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
PART II - OTHER INFORMATION
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ITEM 1    LEGAL PROCEEDINGS
From time to time, we may be a party to certain legal proceedings in the ordinary course of business, including proceedings relating to the enforcement of our rights under contracts with our portfolio companies. We may also be subject to regulatory proceedings. While the outcome of these legal or regulatory proceedings cannot be predicted with certainty, we do not expect that these proceedings will have a material effect upon our financial condition or results of operations. As of June 30, 2025, we were not involved in any material legal proceedings.
ITEM 1A.     RISK FACTORS
For information regarding factors that could affect our results of operations, financial condition and liquidity, see the risk factors discussed in Part I. Item 1A. “Risk Factors” in our Annual Report on Form 10-K filed with the SEC on March 13, 2025. There have been no material changes to the risk factors disclosed in our Annual Report on Form 10-K filed with the SEC on March 13, 2025.
ITEM 2.     UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS
Unregistered Sales of Equity Securities
We are conducting a Private Offering to “accredited investors” (as defined in Rule 501 promulgated pursuant to the Securities Act) pursuant to exemptions provided by Section 4(a)(2) of the Securities Act of 1933, as amended (the “Securities Act”), Regulation D and/or Regulation S thereunder and applicable state securities laws. The table below details the common shares sold (primary and distribution reinvestment plan) (dollars are in thousands, except for per share amounts):
Shares Sold DateNumber of Common Shares Sold
Aggregate Consideration (4)
April 2025 (1)
29,330,100 $294,295 
May 2025 (2)
24,397,084 243,654 
June 2025 (3)
29,027,460 291,386 
Total82,754,644 $829,335 

(1)    Includes 11,465,695 of Class S common shares, 5,149,122 of Class N common shares, 320,982 of Class D common shares, and 12,394,301 of Class I common shares. Class I common shares include 532,404 of common shares issued to the Adviser as payment of management fees.
(2)    Includes 9,868,270 of Class S common shares, 1,992,555 of Class N common shares, 292,867 of Class D common shares, and 12,243,392 of Class I common shares. Class I common shares include 550,536 of common shares issued to the Adviser as payment of management fees.
(3)    Includes 11,612,686 of Class S common shares, 3,075,933 of Class N common shares, 13,464 of Class D common shares, and 14,325,377 of Class I common shares. Class I common shares include 581,713 of common shares issued to the Adviser as payment of management fees.
(4)    Includes upfront selling commissions for Class S, Class N and Class D shares of $3,327.

Share Repurchases
Our Board of Trustees adopted the Share Repurchase Plan, whereby, subject to certain limitations, shareholders may request on a quarterly basis that the Company repurchases all or any portion of their shares. Shares repurchased under the Share Repurchase Plan are limited to no more than 5% aggregate NAV per calendar quarter (measured using the average aggregate NAV as of the end of the immediately preceding three months).
Other than as described for Redeemable common shares and Redeemable Non-controlling Interests, the Company is not obligated to repurchase any shares and may choose to repurchase fewer shares than have been requested to be repurchased, or none at all. Further, our Board of Trustees may modify and suspend the Company’s Share Repurchase Plan if it deems such action to be in the Company’s best interest and the best interest of its shareholders. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any month, shares repurchased at the end of the month will be repurchased on a pro rata basis.
The following table sets forth purchases by the Company of its common shares during the three months ended June 30, 2025.
63


Repurchase Request Deadline
Total Number of Common Shares Purchased (1)
Average Price per Common Share (2)
Total Number of Common Shares Purchased as Part of Publicly Announced Plans or Programs
Maximum Approximate Dollar Value of Common Shares That May Yet be Purchased as Part of Publicly Announced Plans or Programs(3)
June 5, 202511,860,450 $10.2166 11,371,529 $— 
Total11,860,450 $10.2166 11,371,529 $— 
_______________
(1)Includes 488,921 Class I shares previously issued to the adviser as payment of management fees and interest on the affiliate line of credit. The shares were repurchased at the then-current transaction price resulting in a total repurchase of $5,000.
(2)Repurchase pricing date was April 30, 2025.
(3)Repurchases are limited as set forth in our Share Repurchase Plan described above. All requests under the Share Repurchase Plan were satisfied.

From Inception through June 30, 2025, 6,609,750 Class I OP Units in the Operating Partnership were issued to the Special Limited Partners. Subsequent to initial issuance, 4,570,954 Class I OP Units were distributed to participants in the Special Limited Partners, with the remaining 2,038,796 Class I OP Units held directly by the Special Limited Partners as of June 30, 2025.
From Inception through June 30, 2025, the Company issued 11,542,484 Class I shares to the Adviser as payment of management fees and interest on the affiliate loan. As of June 30, 2025, the Company has repurchased 7,365,417 Class I shares previously issued to the Adviser. As of June 30, 2025, the Adviser held 6,620,006 Class I shares, including shares previously purchased by the Adviser. The repurchase of any Class I OP Units held by the Special Limited Partner or Class I shares held by the Adviser acquired as payment of management fee and interest earned by the Adviser occurs outside of our Share Repurchase Plan.
ITEM 3.     DEFAULTS UPON SENIOR SECURITIES.
None.
ITEM 4.     MINE SAFETY DISCLOSURES
Not applicable.
ITEM 5.     OTHER INFORMATION
During the three months ended June 30, 2025, none of the Company’s directors or officers (as defined in Rule 16a-1(f) of the Exchange Act) adopted, terminated, or modified a Rule 10b5-1 trading arrangement or non-Rule 10b5-1 trading arrangement (as such terms are defined in Item 408 of Regulation S-K of the 1933 Act).
ITEM 6.     EXHIBITS
64


(b)Exhibits
3.1
3.2
3.3
3.4
4.1
4.2
10.1
31.1*
31.2*
32.1*
32.2*
101.INSInline XBRL Instance Document - the instance document does not appear in the Interactive Data File because XBRL tags are embedded within the Inline XBRL document
101.SCHInline XBRL Taxonomy Extension Schema Document
101.CALInline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEFInline XBRL Taxonomy Extension Definition Linkbase Document
101.LABInline XBRL Taxonomy Extension Label Linkbase Document
101.PREInline XBRL Taxonomy Extension Presentation Linkbase Document
104Cover Page Interactive Data File (embedded within the Inline XBRL document)
*    Filed herewith
65


SIGNATURES
Pursuant to the requirements of Section 12 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.
Blue Owl Real Estate Net Lease Trust
By:/s/ Kevin Halleran
Name: Kevin Halleran
Title: Chief Financial Officer
(Authorized Signatory and Principal Financial Officer)
Date: August 7, 2025
66


Exhibit 31.1
CERTIFICATION
PURSUANT TO RULE 13a-14(a) AND 15d-14(a)
AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Marc Zahr, certify that:
1. I have reviewed this quarterly report (the “Quarterly Report”) on Form 10-Q for the period ended June 30, 2025 of Blue Owl Real Estate Net Lease Trust (the “Registrant”);
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this Quarterly Report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the Registrant as of, and for, the periods presented in this Quarterly Report;
4. The Registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the Registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the Registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this Quarterly Report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the Registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d) Disclosed in this report any change in the Registrant’s internal control over financial reporting that occurred during the Registrant’s most recent fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the Registrant’s internal control over financial reporting; and
5. The Registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the Registrant’s auditors and the audit committee of the Registrant’s board of directors (or persons performing the equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the Registrant’s ability to record, process, summarize and report financial information; and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant’s internal control over financial reporting.

Date: August 7, 2025
/s/ Marc Zahr
Marc Zahr
Chief Executive Officer



Exhibit 31.2
CERTIFICATION
PURSUANT TO RULE 13a-14(a) AND 15d-14(a)
AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002
I, Kevin Halleran, certify that:
1. I have reviewed this quarterly report (the “Quarterly Report”) on Form 10-Q for the period ended June 30, 2025 of Blue Owl Real Estate Net Lease Trust (the “Registrant”);
2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this Quarterly Report;
3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the Registrant as of, and for, the periods presented in this Quarterly Report;
4. The Registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the Registrant and have:
(a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the Registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this Quarterly Report is being prepared;
(b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;
(c) Evaluated the effectiveness of the Registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and
(d) Disclosed in this report any change in the Registrant’s internal control over financial reporting that occurred during the Registrant’s most recent fiscal quarter (the Registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the Registrant’s internal control over financial reporting; and
5. The Registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the Registrant’s auditors and the audit committee of the Registrant’s board of directors (or persons performing the equivalent functions):
(a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the Registrant’s ability to record, process, summarize and report financial information; and
(b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant’s internal control over financial reporting.

Date: August 7, 2025
/s/ Kevin Halleran
Kevin Halleran
Chief Financial Officer



Exhibit 32.1
CERTIFICATION OF THE CHIEF EXECUTIVE OFFICER
PURSUANT TO 18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Quarterly Report of Blue Owl Real Estate Net Lease Trust (the “Company”) on Form 10-Q for the period ended June 30, 2025 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Marc Zahr, Chief Executive Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge:
1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and
2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

/s/ Marc Zahr
Marc Zahr
Chief Executive Officer
August 7. 2025
A signed original of this written statement required by Section 906 has been provided by the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.


Exhibit 32.2
CERTIFICATION OF THE CHIEF FINANCIAL OFFICER
PURSUANT TO 18 U.S.C. SECTION 1350,
AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
In connection with the Quarterly Report of Blue Owl Real Estate Net Lease Trust (the “Company”) on Form 10-Q for the period ended June 30, 2025 as filed with the Securities and Exchange Commission on the date hereof (the “Report”), I, Kevin Halleran, Chief Financial Officer of the Company, certify, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that, to the best of my knowledge:
1. The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended; and
2. The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

/s/ Kevin Halleran
Kevin Halleran
Chief Financial Officer
August 7, 2025
A signed original of this written statement required by Section 906 has been provided by the Company and will be retained by the Company and furnished to the Securities and Exchange Commission or its staff upon request.

v3.25.2
Cover - shares
6 Months Ended
Jun. 30, 2025
Aug. 05, 2025
Document Information [Line Items]    
Document Type 10-Q  
Document Quarterly Report true  
Document Period End Date Jun. 30, 2025  
Document Transition Report false  
Entity File Number 000-56536  
Entity Registrant Name Blue Owl Real Estate Net Lease Trust  
Entity Incorporation, State or Country Code MD  
Entity Tax Identification Number 88-1672312  
Entity Address, Address Line One 150 N Riverside Plaza  
Entity Address, Address Line Two 37th Floor  
Entity Address, City or Town Chicago  
Entity Address, State or Province IL  
Entity Address, Postal Zip Code 60606  
City Area Code 888  
Local Phone Number 215-2015  
Entity Current Reporting Status Yes  
Entity Interactive Data Current Yes  
Entity Filer Category Non-accelerated Filer  
Entity Small Business false  
Entity Emerging Growth Company true  
Entity Ex Transition Period false  
Entity Shell Company false  
Entity Central Index Key 0001944366  
Current Fiscal Year End Date --12-31  
Document Fiscal Year Focus 2025  
Document Fiscal Period Focus Q2  
Amendment Flag false  
Class S Common Shares    
Document Information [Line Items]    
Entity Common Stock, Shares Outstanding   263,139,145
Class N Common Shares    
Document Information [Line Items]    
Entity Common Stock, Shares Outstanding   39,069,126
Class D Common Shares    
Document Information [Line Items]    
Entity Common Stock, Shares Outstanding   7,028,526
Class I Common Shares    
Document Information [Line Items]    
Entity Common Stock, Shares Outstanding   305,194,754

v3.25.2
Condensed Consolidated Balance Sheets - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Assets    
Investments in real estate, net $ 2,980,068 $ 2,996,309
Investments in unconsolidated real estate affiliates (includes $2,986,233 and $1,742,086 reported at fair value as of June 30, 2025 and December 31, 2024, respectively) 2,991,603 1,747,787
Investments in leases – Financing receivables, net 318,048 535,273
Investments in real estate debt (includes $762,528 and $619,476 reported at fair value as of June 30, 2025 and December 31, 2024, respectively) 935,291 696,052
Intangible assets, net 166,765 168,101
Cash and cash equivalents 283,348 112,718
Restricted cash 47,783 50,069
Other assets 87,237 71,279
Total assets 7,810,143 6,377,588
Liabilities and Equity    
Unsecured senior notes, net 126,522 126,345
Due to affiliates 177,855 140,091
Accounts payable and accrued expenses 98,046 100,564
Other liabilities 326,413 88,442
Total liabilities 2,147,082 2,083,190
Redeemable non-controlling interests 67,839 39,952
Redeemable common shares 42,797 56,948
Equity    
Additional paid-in capital 5,501,647 4,149,362
Accumulated earnings and cumulative distributions (195,102) (187,297)
Accumulated other comprehensive loss (5,368) (18,118)
Total Shareholders' Equity 5,306,784 3,948,179
Non-controlling interests 245,641 249,319
Total equity 5,552,425 4,197,498
Total liabilities and equity 7,810,143 6,377,588
Class S Common Shares    
Equity    
Common shares 2,429 1,870
Class N Common Shares    
Equity    
Common shares 347 152
Class D Common Shares    
Equity    
Common shares 46 18
Class I Common Shares    
Equity    
Common shares 2,785 2,192
Mortgage notes and credit facilities, net    
Liabilities and Equity    
Mortgage notes and credit facilities, net $ 1,418,246 $ 1,627,748

v3.25.2
Condensed Consolidated Balance Sheets - (Parenthetical) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Investments in real estate debt $ 935,291 $ 696,052
Class S Common Shares    
Par value (in USD per share) $ 0.01 $ 0.01
Shares issued (in shares) 242,926,932 186,966,766
Shares outstanding (in shares) 242,926,932 186,966,766
Class N Common Shares    
Par value (in USD per share) $ 0.01 $ 0.01
Shares issued (in shares) 34,737,369 15,155,627
Shares outstanding (in shares) 34,737,369 15,155,627
Class D Common Shares    
Par value (in USD per share) $ 0.01 $ 0.01
Shares issued (in shares) 4,602,147 1,751,905
Shares outstanding (in shares) 4,602,147 1,751,905
Class I Common Shares    
Par value (in USD per share) $ 0.01 $ 0.01
Shares issued (in shares) 278,875,945 219,267,018
Shares outstanding (in shares) 278,875,945 219,267,018
Fair Value, Recurring    
Investments in unconsolidated real estate affiliates $ 2,986,233 $ 1,742,086
Investments in real estate debt $ 762,528 $ 619,476

v3.25.2
Condensed Consolidated Statements of Operations - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Revenues        
Rental revenue $ 57,224 $ 48,717 $ 112,970 $ 99,671
Income from investments in leases - Financing receivables 8,873 15,037 19,180 29,571
Total revenues 66,097 63,754 132,150 129,242
Expenses        
Rental property operating 10,010 6,701 17,203 12,788
General and administrative 6,074 7,530 7,512 11,510
Impairment charges 0 4,849 0 4,849
Management fee 18,622 10,323 34,838 18,804
Performance participation allocation 18,331 8,333 30,896 15,162
Depreciation and amortization 26,226 23,115 52,063 46,152
Total expenses 79,263 60,851 142,512 109,265
Other income (expense)        
Income from unconsolidated real estate affiliates 76,077 40,094 185,464 73,394
Gain (loss) on dispositions of real estate 0 714 (2,180) 714
Interest expense (22,739) (31,838) (42,913) (69,103)
Interest income 24,154 2,854 44,334 6,099
Other (expense) income, net (2,970) 751 (3,813) 515
Total other income (expense), net 74,522 12,575 180,892 11,619
Net income before income taxes 61,356 15,478 170,530 31,596
Income tax (benefit) expense (198) 1,108 81 1,412
Net income 61,554 14,370 170,449 30,184
Net income attributable to non-controlling interests (3,206) (1,234) (9,733) (2,917)
Net income attributable to ORENT shareholders $ 58,348 $ 13,136 $ 160,716 $ 27,267
Net income per common share– basic (in USD per share) $ 0.11 $ 0.04 $ 0.31 $ 0.10
Net income per common share – diluted (in USD per share) $ 0.11 $ 0.04 $ 0.31 $ 0.10
Weighted-average common shares outstanding - basic (in shares) 545,932,592 292,992,195 510,324,741 265,106,090
Weighted-average common shares outstanding - diluted (in shares) 577,685,020 321,947,289 541,697,950 293,952,425

v3.25.2
Condensed Consolidated Statements of Comprehensive Income - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Statement of Comprehensive Income [Abstract]        
Net income $ 61,554 $ 14,370 $ 170,449 $ 30,184
Other comprehensive income:        
Change in unrealized (loss) gain on derivative instruments (6,820) 3,230 (21,044) 24,642
Change in unrealized (loss) gain on AFS investments in real estate debt (1,327) (134) (2,869) 100
Foreign currency translation adjustment 34,209 (3,032) 37,417 (10,078)
Other comprehensive income 26,062 64 13,504 14,664
Comprehensive income 87,616 14,434 183,953 44,848
Comprehensive income attributable to non-controlling interests (4,692) (1,351) (10,487) (4,598)
Comprehensive income attributable to ORENT shareholders $ 82,924 $ 13,083 $ 173,466 $ 40,250

v3.25.2
Condensed Consolidated Statements of Changes in Equity - USD ($)
$ in Thousands
Total
Total Equity, Excluding Redeemable Non Controlling Interest
Total Shareholders' Equity
Common Stock
Common Stock
Class S Common Shares
Common Stock
Class N Common Shares
Common Stock
Class D Common Shares
Common Stock
Class I Common Shares
Additional Paid-in Capital
Accumulated Other Comprehensive (Loss) Income
Accumulated Earnings (Deficit) and Cumulative Distributions
Non-controlling Interests
Beginning balance at Dec. 31, 2023   $ 2,077,466 $ 1,820,751   $ 921 $ 0 $ 45 $ 1,016 $ 1,948,355 $ 3,052 $ (132,638) $ 256,715
Increase (Decrease) in Stockholders' Equity [Roll Forward]                        
Common shares issued   1,142,650 1,142,650   538 19 14 555 1,141,524      
Offering costs   (32,980) (32,980)           (32,980)      
Distribution reinvestment   40,116 40,116   19     20 40,077      
Common share repurchases   (40,973) (40,973) $ (40,974) (20)     (20) (40,933)      
Converted common shares $ 0   0       (47) 46 1      
Amortization of restricted share grants   (287) (287)           (287)      
Net income   29,997 27,267               27,267 2,730
Other comprehensive (loss) income 14,664 14,581 12,983             12,983   1,598
Distributions declared on common shares   (87,675) (87,675)               (87,675)  
Redeemable common share measurement adjustment   (24) (24)           (24)      
Contributions from non-controlling interests   83                   83
Distributions to and redemptions of non-controlling interests   (14,135)                   (14,135)
Redeemable non-controlling interests measurement adjustment   (437) (437)           (437)      
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership   (513) (7,909)           (7,909)     7,396
Ending balance at Jun. 30, 2024   3,127,869 2,873,482   1,458 19 12 1,617 3,047,387 16,035 (193,046) 254,387
Beginning balance at Mar. 31, 2024   2,578,339 2,321,895   1,172 0 3 1,331 2,461,018 16,087 (157,716) 256,444
Increase (Decrease) in Stockholders' Equity [Roll Forward]                        
Common shares issued   610,230 610,230   287 19 9 287 609,628      
Offering costs   (18,900) (18,900)           (18,900)      
Distribution reinvestment   22,806 22,806   11     11 22,784      
Common share repurchases   (24,086) (24,086) (24,086) (12)     (12) (24,062)      
Amortization of restricted share grants   47 47           47      
Net income   14,287 13,136               13,136 1,151
Other comprehensive (loss) income 64 77 (52)             (52)   129
Distributions declared on common shares   (48,466) (48,466)               (48,466)  
Redeemable common share measurement adjustment   (9) (9)           (9)      
Contributions from non-controlling interests   45                   45
Distributions to and redemptions of non-controlling interests   (5,988)                   (5,988)
Redeemable non-controlling interests measurement adjustment   (312) (312)           (312)      
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership   (201) (2,807)           (2,807)     2,606
Ending balance at Jun. 30, 2024   3,127,869 2,873,482   1,458 19 12 1,617 3,047,387 16,035 (193,046) 254,387
Beginning balance at Dec. 31, 2024 4,197,498 4,197,498 3,948,179   1,870 152 18 2,192 4,149,362 (18,118) (187,297) 249,319
Increase (Decrease) in Stockholders' Equity [Roll Forward]                        
Common shares issued   1,496,361 1,496,361   572 192 27 680 1,494,890      
Offering costs   (46,930) (46,930)           (46,930)      
Distribution reinvestment   84,905 84,905   39 3 1 40 84,822      
Common share repurchases   (177,359) (177,359) (177,359) (44)     (135) (177,180)      
Converted common shares 0   0   (8)     8        
Amortization of restricted share grants   117 117           117      
Net income   168,881 160,716               160,716 8,165
Other comprehensive (loss) income 13,504 13,322 12,750             12,750   572
Distributions declared on common shares   (168,521) (168,521)               (168,521)  
Redeemable common share measurement adjustment   (19) (19)           (19)      
Contributions from non-controlling interests   119                   119
Distributions to and redemptions of non-controlling interests   (15,029)                   (15,029)
Redeemable non-controlling interests measurement adjustment   (462) (462)           (462)      
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership   (458) (2,953)           (2,953)     2,495
Ending balance at Jun. 30, 2025 5,552,425 5,552,425 5,306,784   2,429 347 46 2,785 5,501,647 (5,368) (195,102) 245,641
Beginning balance at Mar. 31, 2025   4,876,885 4,626,384   2,120 245 40 2,503 4,814,831 (29,943) (163,412) 250,501
Increase (Decrease) in Stockholders' Equity [Roll Forward]                        
Common shares issued   785,847 785,847   309 100 5 359 785,074      
Offering costs   (25,699) (25,699)           (25,699)      
Distribution reinvestment   45,503 45,503   21 2 1 21 45,458      
Common share repurchases   (116,228) (116,228) $ (116,228) (19)     (100) (116,109)      
Converted common shares 0   0   (2)     2        
Amortization of restricted share grants   47 47           47      
Net income   60,969 58,348               58,348 2,621
Other comprehensive (loss) income 26,062 25,773 24,575             24,575   1,198
Distributions declared on common shares   (90,038) (90,038)               (90,038)  
Redeemable common share measurement adjustment   (146) (146)           (146)      
Contributions from non-controlling interests   65                   65
Distributions to and redemptions of non-controlling interests   (9,826)                   (9,826)
Redeemable non-controlling interests measurement adjustment   (498) (498)           (498)      
Reallocation between additional paid-in capital and non-controlling interests due to changes in ownership   (229) (1,311)           (1,311)     1,082
Ending balance at Jun. 30, 2025 $ 5,552,425 $ 5,552,425 $ 5,306,784   $ 2,429 $ 347 $ 46 $ 2,785 $ 5,501,647 $ (5,368) $ (195,102) $ 245,641

v3.25.2
Condensed Consolidated Statements of Changes in Equity (Parenthetical) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Statement of Stockholders' Equity [Abstract]        
Net income $ 585 $ 83 $ 1,568 $ 187
Other comprehensive income (loss) allocation $ 75 $ (13) $ 182 $ 83
Distributions declared on common shares, gross (in USD per share) $ 0.1750 $ 0.1751 $ 0.3500 $ 0.3500

v3.25.2
Condensed Consolidated Statements of Cash Flows - USD ($)
$ in Thousands
6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Cash flows from operating activities:    
Net income $ 170,449 $ 30,184
Adjustments to reconcile net income to cash provided by operating activities:    
Management fee 34,838 18,804
Performance participation allocation 30,896 15,162
Depreciation and amortization 52,063 46,152
Amortization of tenant lease inducement 1,515 777
Straight-line rent adjustment (10,405) (9,118)
Accretion of tenant loan receivable (3,337) (6,204)
Amortization of below-market lease intangibles (178) (123)
Amortization of deferred financing costs 2,956 2,330
Debt extinguishment expense 257 0
Capitalized interest on real estate under development (1,665) 0
Impairment charges 0 4,849
Income from unconsolidated real estate affiliates (185,464) (73,394)
Distribution of earnings from unconsolidated real estate affiliates 81,779 46,240
Loss on dispositions of real estate 2,180 (714)
Lease right of use asset amortization 327 327
Net loss (gain) on derivative instruments not designated as hedges 6,648 (1,189)
Net unrealized gain on investments in real estate debt (1,979) 0
Net unrealized loss on fair value of DST financing obligation 338 0
Amortization of off-market caps 89 4,396
Amortization of restricted shares 235 207
Non-cash interest expense on affiliate line of credit 0 4,693
Provision for current expected credit losses (2,848) 742
Other 0 (95)
Change in assets and liabilities:    
Decrease in other assets (5,761) (6,318)
Decrease in due to affiliates (545) (1,006)
Increase (decrease) in accounts payable and accrued expenses 1,326 (7,896)
Increase in other liabilities 1,171 4,931
Net cash provided by operating activities 174,885 73,737
Cash flows from investing activities:    
Acquisitions of real estate (37,936) (55,671)
Payments for real estate under development (15,518) 0
Proceeds from disposition of real estate 137,322 5,260
Acquisitions of intangible assets (3,744) (9,128)
Capital improvements to real estate (552) (1,448)
Investments in leases - financing receivable (74,133) (43,378)
Purchase of investments in real estate debt (525,811) (45,775)
Sale of investments in real estate debt 260,724 16,733
Investment in unconsolidated real estate affiliates (1,245,281) (559,325)
Sale of investment in unconsolidated real estate affiliates 190,398 0
Return of capital from investment in unconsolidated real estate affiliates 57,165 0
Cash flows from off-market interest rate swaps and caps 0 4,820
Net cash used in investing activities (1,257,366) (687,912)
Cash flows from financing activities:    
Proceeds from issuance of common shares 1,490,400 1,138,233
Payment of distributions to common shareholders (85,787) (46,121)
Proceeds from issuance of non-controlling interests 120 0
Payment of distributions to non-controlling interests (10,853) (9,786)
Repurchase of common shares (223,398) (40,973)
Redemption of non-controlling interests (1,163) (724)
Proceeds from DST Program 106,272 12,940
Borrowings under secured financings of investments in real estate debt 115,276 0
Repayment of affiliate line of credit 0 (200,000)
Repayment of revolving credit facility (726,950) (353,822)
Borrowings under mortgage notes 57,750 43,000
Repayment of mortgage notes 0 (139,854)
Repayment of other borrowings 0 (287,544)
Payment of deferred financing costs (34,383) (2,357)
Net cash provided by financing activities 1,251,784 646,547
Net change in cash and cash equivalents and restricted cash 169,303 32,372
Cash and cash equivalents and restricted cash, beginning of period 162,787 136,670
Effects of currency translation on cash, cash equivalents, and restricted cash (959) 1,103
Cash and cash equivalents and restricted cash, end of period 331,131 170,145
Cash and cash equivalents 283,348 101,571
Restricted cash 47,783 68,574
Total cash and cash equivalents and restricted cash 331,131 170,145
Supplemental disclosures:    
Interest paid 39,215 64,565
Income taxes paid 765 1,228
Accrued unpaid amounts for real estate under development 6,066 0
Accrued unpaid amounts for capital improvements to real estate 2,417 11,920
Accrued unpaid amounts for other intangible assets 28,334 36,138
Non-cash investing and financing activities:    
Contribution of real estate assets for investment in unconsolidated real estate affiliate 142,357 0
Assumption of other borrowings in conjunction with investments in unconsolidated real estate affiliates 0 287,444
Issuance of redeemable Class I Shares as interest payment for the affiliate line of credit 0 7,081
Issuance of redeemable Class I Shares as settlement of the management fee 31,874 16,544
Redeemable non-controlling interest issued as settlement of performance participation allocation 28,284 5,371
Allocation to redeemable non-controlling interest 462 437
Allocation to redeemable common shares 19 24
Distribution reinvestment 84,822 40,077
Accrued distributions for common shareholders 31,066 17,418
Accrued distributions for non-controlling interests 1,874 1,696
Accrued shareholder servicing fees 134,625 78,477
Borrowings of term loan credit facility    
Cash flows from financing activities:    
Borrowings under credit facility 84,500 70,000
Borrowings under revolving credit facility    
Cash flows from financing activities:    
Borrowings under credit facility $ 480,000 $ 463,555

v3.25.2
Organization and Nature of the Business
6 Months Ended
Jun. 30, 2025
Organization, Consolidation and Presentation of Financial Statements [Abstract]  
Organization and Nature of the Business Organization and Nature of the Business
Blue Owl Real Estate Net Lease Trust (formerly, Oak Street Net Lease Trust) (“we”, “us”, “our”, “ORENT”, and the “Company”) was formed on April 4, 2022 as a Maryland statutory trust; however, no activity occurred until the first capital funding from Blue Owl Capital Inc. (“Blue Owl”) on August 9, 2022. The Company invests primarily in a diversified portfolio of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors across the United States and Canada, and to a lesser extent, Europe. The Company is the sole general partner and majority limited partner in Blue Owl NLT Operating Partnership LP (formerly OakTrust Operating Partnership L.P.), a Delaware limited partnership (“NLT OP” or “Operating Partnership”). Substantially all of the Company’s business is conducted through NLT OP. As of June 30, 2025, ORENT owns 94.6% of NLT OP. The Company and NLT OP are externally managed by an adviser, Blue Owl Real Estate Capital LLC (formerly, Oak Street Real Estate Capital, LLC) (“Blue Owl Real Assets” or “Adviser”), a subsidiary of Blue Owl. The Company’s investment decisions are made by employees of the Adviser, subject to general oversight by the Company’s investment committee and board of trustees (the “Board of Trustees”).
The Company operates in a manner to qualify as a real estate investment trust (“REIT”) for U.S. federal income tax purposes. As a REIT, the Company is entitled to a tax deduction for some or all of the dividends paid to shareholders. Accordingly, the Company generally will not be subject to federal income taxes as long as it currently distributes to shareholders an amount equal to or in excess of the Company’s taxable income. If the Company fails to qualify as a REIT in any taxable year, without the benefit of certain relief provisions, the Company will be subject to federal and state income tax on its taxable income at regular corporate tax rates.
The Company’s principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors, and its management does not distinguish the principal business, or group the operations, by geography, property type, lease classification, investment type, or any other grouping for purposes of measuring performance. Accordingly, the Company has one operating segment and one reportable segment as of June 30, 2025.
As of June 30, 2025, the Company owned 215 investments in real estate, 15 investments in real estate leases, and 17 build-to-suit assets currently in development, including industrial, retail, and office properties. Additionally, the Company holds interest in nine joint ventures that are included in investments in unconsolidated real estate affiliates, including STORE Capital LLC and Waterparks LLC (collectively “STORE”). STORE owns 3,404 properties which are leased to 661 tenants on a triple-net lease basis. The Company also holds investments in real estate debt which consist of securities and loans (refer to Note 6 - Investments in Real Estate Debt).
On September 1, 2022, the Company commenced the offering of its common shares through a continuous private placement offering (“Private Offering”), under Regulation D of the Securities Act of 1933, as amended (the “1933 Act”). As of June 30, 2025, the Company is authorized to issue an unlimited number of each of its four classes of shares of its common shares (Class S shares, Class N shares, Class D shares, and Class I shares), each with a par value of $0.01 per common share. The share classes have different upfront selling commissions, dealer manager fees and ongoing shareholder servicing fees. The initial offering price for shares sold through the Private Offering was $10.00 per share. The Company conducts periodic closings and sells shares at the prior net asset value (“NAV”) per share as determined using the valuation methodology recommended by the Adviser and approved by the audit committee of the Board of Trustees, plus applicable fees and commissions. The NAV per share is calculated on a fully diluted basis. NAV may differ from the values of our real estate assets as calculated in accordance with accounting principles generally accepted in the United States (“GAAP”).
On August 31, 2023, the Company, through NLT OP, initiated a program (the “DST Program”) to issue and sell up to a maximum aggregate offering amount of $3,000,000 of beneficial interests (“Interests”) in specific Delaware statutory trusts (the “DSTs”) holding real properties (the “DST Properties”) to “accredited investors”, as that term is defined under Regulation D promulgated by the SEC under the 1933 Act in private placements exempt from registration pursuant to Section 4(a)(2) of the 1933 Act (the “DST Offerings”).

v3.25.2
Summary of Significant Accounting Policies and Estimates
6 Months Ended
Jun. 30, 2025
Accounting Policies [Abstract]  
Summary of Significant Accounting Policies and Estimates Summary of Significant Accounting Policies and Estimates
The Company believes the following significant accounting policies, among others, affect its more significant estimates and assumptions used in the preparation of the Condensed Consolidated Financial Statements.
Basis of Presentation
The accompanying condensed consolidated financial statements have been prepared in accordance with GAAP for interim financial information as established by the Financial Accounting Standards Board (“FASB”) in the Accounting Standards Codification (“ASC”) including modifications issued under Accounting Standards Updates (“ASUs”). The Condensed Consolidated Financial Statements include the accounts of the Company, the Company’s subsidiaries, and investments in which the Company has a controlling interest. All intercompany balances and transactions have been eliminated in consolidation. The accompanying unaudited condensed consolidated interim financial statements should be read in conjunction with the audited consolidated financial statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2024, filed with the Securities and Exchange Commission (“SEC”) on March 13, 2025.
Principles of Consolidation
The Company consolidates all entities in which it has a controlling financial interest through majority ownership or voting rights and variable interest entities whereby the Company is the primary beneficiary. In determining whether the Company has a controlling financial interest in a partially owned entity and the requirement to consolidate the accounts of that entity, the Company considers whether the entity is a variable interest entity (“VIE”) and whether it is the primary beneficiary. In general, a VIE is a legal entity that (a) has equity investors that do not provide sufficient financial resources for the entity to support its activities, (b) does not have equity investors with voting rights, or ( c) has equity investors whose votes are disproportionate from their economics and substantially all of the activities are conducted on behalf of the investor with disproportionately fewer voting rights. The Company is the primary beneficiary of a VIE when it has (i) the power to direct the most significant activities impacting the economic performance of the VIE and (ii) the obligation to absorb losses or receive benefits significant to the VIE. As part of its VIE considerations, the Company considers any indirect interests and any applicable relationships, including related parties.
Entities that do not qualify as VIEs are generally considered voting interest entities (“VOEs”) and are evaluated for consolidation under the voting interest model. The Company consolidates VOEs when it controls the entity through a majority voting interest and there is no other interest holder that has substantive participating rights or the power to control through an agreement with other equity holders.
When the requirements for consolidation are not met and the Company has significant influence over the operations of the entity, the investment is accounted for under the equity method of accounting. Equity method investments for which the Company has not elected the fair value option (“FVO”) are initially recorded at cost and subsequently adjusted for the Company’s pro-rata share of net income, contributions and distributions. Equity method investments for which the Company has elected the FVO are initially recorded at fair value and subsequently adjusted for the Company’s pro-rata shares of the changes in fair value.
NLT OP is considered to be a VIE. The Company consolidates this entity as it has the ability to direct the most significant activities of the entity such as purchases, dispositions, financings, budgets, and overall operating plans.
For consolidated entities, the non-controlling partner’s share of the assets, liabilities, and operations of each entity is included in non-controlling interests as equity of the Company. The non-controlling partner’s interest is generally computed as the non-controlling interests’ ownership percentage. Any profits interest due to the other owner is reported within non-controlling interests.
Use of Estimates
The preparation of condensed consolidated financial statements in conformity with GAAP requires the Company to make estimates and assumptions that affect certain reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.
The Company believes the estimates and assumptions underlying its condensed consolidated financial statements are reasonable based on the information available as of June 30, 2025. However, uncertainty over the current global economic environment conditions, including the persistence of elevated inflation and interest rate volatility, in conjunction with
global economic and geopolitical uncertainty, including the ongoing conflicts in Eastern Europe, the Middle East, and the North Africa region and the U.S. government’s imposition of tariffs and the counter-tariffs imposed by other countries, and the impact on the Company’s operations may cause actual results to differ materially from those estimates.
Rental Revenue
The Company’s primary source of revenues is rental revenue, which is accounted for under the lease standard. Rental revenue primarily consists of fixed contractual base rent arising from tenant leases at our properties under operating leases or sales-type leases. Revenue under leases that are deemed probable of collection is recognized as revenue on a straight-line basis over the non-cancelable term of the related leases. The Company begins to recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space. Base rent arising from tenant leases at our properties is recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. For leases that are deemed not probable of collection, revenue is recorded as the lesser of (i) the amount which would be recognized on a straight-line basis or (ii) cash that has been received from the tenant, with any tenant and deferred rent receivable balances charged as a direct write-off against rental revenue in the period of the change in the collectability determination. Our estimate of collectability includes, but is not limited to, factors such as the tenant’s payment history, financial condition, industry and geographic area. These estimates could differ materially from actual results.
Investments in Unconsolidated Real Estate Affiliates
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates, as this election aligns the accounting for GAAP and the calculation of monthly NAV for these investments. The Company therefore reports these investments at fair value in Investments in unconsolidated real estate affiliates on the Condensed Consolidated Balance Sheets. Changes in the fair value of equity method investments under the FVO are recorded as Income from unconsolidated real estate affiliates in the Condensed Consolidated Statements of Operations.
The Company evaluates its equity method investments on a periodic basis to determine if there are any indicators that the value of our equity investment may be impaired and whether or not that impairment is other-than-temporary. To the extent an impairment has occurred and is determined to be other-than-temporary, the Company measures the charge as the excess of the carrying value of our investment over its estimated fair value, which is determined by calculating our share of the estimated fair market value of the underlying net assets based on the terms of the applicable partnership or joint-venture agreement. For equity investments in entities that hold real estate, the estimated fair value of the underlying investment’s real estate is calculated based on whether the acquisition of a property qualifies as a business combination or an asset acquisition. The fair value of the underlying investment’s debt, if any, is calculated based on market interest rates and other market information. The fair value of the underlying investment’s other financial assets and liabilities have fair values that generally approximate their carrying values.
Distributions received from equity method investments are classified using the nature of distributions approach. Distributions received are classified based on the nature of the activity or activities that generated the distributions as a return on the investment, which are classified as cash inflows from operating activities, or a return of investment, which are classified as cash inflows from investing activities. Transaction costs associated with the equity method investments are expensed as incurred. Investments made, including the transaction costs, for equity method investments are classified as cash outflows from investing activities in the Condensed Consolidated Statements of Cash Flows.
Foreign Currency
In the normal course of business, the Company makes investments in real estate outside the United States (“U.S.”) through subsidiaries that have a non-U.S. dollar functional currency. Non-U.S. dollar denominated assets and liabilities of these foreign subsidiaries are translated to U.S. dollars at the prevailing exchange rate at the reporting date and income, expenses, gains, and losses are translated at the average exchange rate over the applicable period. Cumulative translation adjustments arising from the translation of non-U.S. dollar denominated assets and liabilities are recorded in Other Comprehensive Income (Loss).
Fair Value Measurements
The carrying amounts of cash and cash equivalents and accounts payable and accrued expenses reasonably approximate fair value, in the Company’s judgment, because of their short-term nature.
In accordance with ASC 820, Fair Value Measurement, the Company defines fair value based on the price that would be received upon sale of an asset or the exit price that would be paid to transfer or settle a liability in an orderly transaction
between market participants at the measurement date. The Company uses a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value. The fair value hierarchy consists of the three broad levels described below:
Level 1 — Quoted prices in active markets for identical assets or liabilities that the entity has the ability to access.
Level 2 — Observable inputs, other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.
Level 3 — Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs. Due to inherent uncertainty of these estimates, these values may differ materially from the values that would have been used had a ready market for these investments existed.
The Company has estimated the fair value of its financial instruments and non-financial assets using available market information and valuation methodologies we believe to be appropriate for these purposes. Considerable judgment and a high degree of subjectivity are involved in developing these estimates and, accordingly, they are not necessarily indicative of amounts that would be realized upon disposition.
Valuation of assets and liabilities measured at fair value
Certain of the Company’s investments in real estate debt and FVO equity method investments are reported at fair value. As of June 30, 2025, the Company’s investments in real estate debt reported at fair value, directly or indirectly, consisted of commercial mortgage-backed securities (“CMBS”), which are securities backed by one or more mortgage loans secured by real estate assets, as well as term, revolver, senior and mezzanine loans secured by real estate assets, presented collectively as commercial real estate loans. The Company generally determines the fair value of its investments in real estate debt by utilizing third-party pricing service providers whenever available.
In determining the fair value of a particular investment, pricing service providers may use broker-dealer quotations, reported trades or valuation estimates from their internal pricing models to determine the reported price. The pricing service providers’ internal models for securities such as real estate debt generally consider the attributes applicable to a particular class of the security (e.g., credit rating, seniority), current market data, and estimated cash flows for each security, and incorporate specific collateral performance, as applicable. Certain of the Company’s investments in real estate debt are unlikely to have readily available market quotations. In such cases, the Company will generally determine the initial value based on the acquisition price of such investment if acquired by the Company or the par value of such investment if originated by the Company. Following the initial measurement, the Company will determine fair value by utilizing or reviewing certain of the following: (i) market yield data, (ii) discounted cash flow modeling, (iii) collateral asset performance, (iv) local or macro real estate performance, (v) capital market conditions, (vi) debt yield or loan-to-value ratios, and (vii) borrower financial condition and performance. Refer to Note 6 - Investments in Real Estate Debt for additional details on the Company’s investments in real estate debt.
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates and therefore, reports these investments at fair value. The Company estimates the fair market value of these investments based on its pro rata share of the investments’ equity at fair value. The investments’ underlying real estate holdings and debt are valued on a recurring basis using unobservable inputs (Level 3 inputs). The fair value of the underlying real estate holdings is generally determined using the income capitalization valuation method. As of June 30, 2025, the weighted average capitalization rate utilized, excluding real estate under development, was 7.0%. The fair value of the underlying debt is determined by discounting the future contractual cash flows to the present value using current market interest rates. As of June 30, 2025, the weighted average interest rate utilized was 5.5%.
The Company’s derivative financial instruments are reported at fair value and consist of interest rate and foreign currency contracts. The calculation of the fair value of derivative instruments is complex and different inputs in the model can result in significant changes to the fair value of derivative instruments and the related gain or loss on derivative instruments included in our financial statements. The fair values of the Company’s interest rate and foreign currency contracts were estimated using advice from a third-party derivative specialist, based on cash flows and observable inputs comprising of yield curves, foreign currency rates, and credit spreads (Level 2 inputs). Fair value information relating to derivative financial instruments is provided in Note 10 - Derivative Financial Instruments.
The Company has elected to account for the DST financing obligation arising from the repurchase option on the sale of DST Interests to third parties through the Company’s DST Program at fair value. The fair value of the Company’s DST Program obligation is determined based on changes in fair value of the underlying assets held by the DST Interests as well as undistributed earnings related to DST Interests owned by third parties.
The following table details the Company’s assets measured at fair value on a recurring basis:
June 30, 2025December 31, 2024
Level 2Level 3TotalLevel 2Level 3Total
Assets:
Investments in unconsolidated real estate affiliates$— $2,986,233 $2,986,233 $— $1,742,086 $1,742,086 
Investments in real estate debt484,960 277,568 762,528 505,537 113,939 619,476 
Interest rate hedging derivatives (1)
618 — 618 13,546 — 13,546 
Foreign currency hedging derivatives (1)
6,625 — 6,625 3,661 — 3,661 
Total$492,203 $3,263,801 $3,756,004 $522,744 $1,856,025 $2,378,769 
Liabilities:
Interest rate hedging derivatives (2)
$9,563 $— $9,563 $1,922 $— $1,922 
Foreign currency hedging derivatives (2)
12,243 — 12,243 2,630 — 2,630 
DST financing obligation (2)
— 158,024 158,024 — 52,123 52,123 
Total $21,806 $158,024 $179,830 $4,552 $52,123 $56,675 
(1) Included within Other assets within the Condensed Consolidated Balance Sheets.
(2) Included within Other liabilities within the Condensed Consolidated Balance Sheets.

The following table details the Company’s assets and liabilities measured at fair value on a recurring basis using Level 3 inputs:
Investments in real estate debtInvestments in unconsolidated real estate affiliatesTotal AssetsDST Financing Obligation
Balance as of December 31, 2024$113,939 $1,742,086 $1,856,025 $52,123 
Purchases190,427 1,387,700 1,578,127 — 
Sales(28,777)(190,398)(219,175)— 
Distributions received— (138,708)(138,708)— 
DST Program proceeds— — — 106,272 
Included in net income
Realized gain on sale of DST Interests— — — (709)
Unrealized loss on fair value of DST financing obligation — — — 338 
Gain on fair value of investments in real estate debt1,979 — 1,979 — 
Income from unconsolidated real estate affiliates measured at fair value— 185,553 185,553 — 
Balance as of June 30, 2025$277,568 $2,986,233 $3,263,801 $158,024 
Valuation of assets measured at fair value on a nonrecurring basis
Certain of the Company’s assets are not measured at fair value on an ongoing basis but are subject to fair value adjustments, such as when there is evidence of impairment, and therefore such assets are measured at fair value on a nonrecurring basis. The Company reviews its real estate properties for impairment each quarter and when there is an event or change in circumstances that could indicate the carrying amount of the real estate value may not be recoverable.
Valuation of liabilities not measured at fair value
As of June 30, 2025 and December 31, 2024, the fair value of the Company’s unsecured term loan credit facility, unsecured revolving credit facility, mortgages payable, and unsecured senior notes was $401 above and $910 below carrying value, respectively. Fair value of the Company’s indebtedness is estimated by modeling the cash flows required by the Company’s debt agreements and discounting them back to the present value using an estimated market yield. Additionally, the Company considers current market rates and conditions by evaluating similar borrowing agreements with comparable loan-to-value ratios and credit profiles. The inputs used in determining the fair value of the Company’s indebtedness are considered Level 3. Fair value information pertaining to debt is provided in Note 9 – Debt.
Allowance for Credit Losses
The Company analyzes its Investments in leases - Financing receivables, net, certain of its investments in real estate debt which are held-to-maturity and its investment in loans receivable, which are included within Investments in real estate debt in our Condensed Consolidated Balance Sheets, for potential credit losses under the current expected credit losses (“CECL”) model. The allowance for credit losses is measured, considering the Company’s ownership of the leased asset, using a probability of default method based on the lessee’s and borrower’s respective credit ratings, the expected value related to releasing underlying assets or collateral, our historical loss experiences, and other factors related to other sale-leasebacks accounted for as financing receivables, our investments in real estate debt held-to-maturity, and our investments in loans receivable. Included in our model are factors that incorporate forward-looking information. Changes in the allowance for credit losses are subsequently included in the Company’s Condensed Consolidated Statements of Operations within General and administrative expenses and as a reduction to Investments in leases - Financing receivables, net and Investments in real estate debt on our Condensed Consolidated Balance Sheets. As of June 30, 2025 and December 31, 2024, the Company has recorded an allowance for credit losses of $18,422 and $22,934, respectively, related to its Investments in leases - Financing receivables, net. As of June 30, 2025, the Company has recorded an allowance for credit losses of $1,665 related to its investments in real estate debt designated as held-to-maturity. The Company did not record an allowance for credit losses related to its investments in real estate debt designated as held-to-maturity as of December 31, 2024. As of June 30, 2025 and December 31, 2024, the Company has not recorded an allowance for credit losses related to its investments in loans receivable. Refer to Note 6 - Investments in Real Estate Debt for additional information.
Earnings Per Share
Basic net income per common share is determined by dividing net income attributable to common shareholders by the weighted average number of common shares outstanding during the period. All classes of common shares are allocated net income/(loss) at the same rate per share and receive the same gross distribution per share.
The impact of the vested restricted Class I shares held by our trustees is included in our calculation of basic earnings per share. Redeemable Class I shares issued to the Adviser as payment for management fees and interest on the affiliate line of credit and incentive compensation awards of units of NLT OP (“OP Units”) to certain employees of the Adviser are included in our calculation of diluted earnings per share.
Share-Based Compensation
We compensate each of our non-employee trustees on the Board of Trustees who are not affiliated with Blue Owl with an annual retainer of restricted Class I shares as part of their compensation for services on the Board of Trustees. See Note 13 - Equity and Non-Controlling Interest for additional information regarding share-based compensation. We recognize compensation expense related to share-based awards to our independent trustees in our condensed consolidated financial statements based on the fair value of the award on the date of grant.
Recently Issued Accounting Pronouncements Not Yet Adopted
The Company considers the applicability and impact of all accounting standards and pronouncements issued by the FASB. Accounting standards and pronouncements not yet adopted were assessed and determined to be either not applicable or are expected to have minimal impact on the Company’s results of operations, financial position, and cash flows.
In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740), Improvements to Income Tax Disclosures, which requires the disclosure of tax rate reconciliations, amount of income taxes separate by federal and individual jurisdiction, and the amount of income (loss) from operations before income tax expense (benefit) disaggregated between federal, state and foreign. The amendments in ASU 2023-09 apply to all entities subject to Topic 740. The ASU is
effective for annual periods beginning after December 15, 2024. Entities may elect to apply the amendments either prospectively or retrospectively. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In November 2024, the FASB issued ASU 2024-03, Disaggregation of Income Statement Expenses (Subtopic 220-40), which requires disaggregated disclosure of income statement expenses for public business entities (“PBEs”). The ASU does not change the expense caption an entity presents on the face of the income statement; rather, it requires disaggregation of certain expense captions into specified categories in disclosures within the footnotes to the financial statements. The amendments in ASU 2024-03 apply to all PBEs, including entities that file or furnish financial statements with the SEC, inclusive of brokers and dealers in securities and voluntary filers. The ASU should be adopted prospectively, however, retrospective adoption is permitted. In January 2025, the FASB issued ASU 2025-01, Income Statement-Reporting Comprehensive Income - Expense Disaggregation Disclosures, which clarified the effective date of ASU 2024-03. The ASU is effective for annual reporting periods beginning after December 15, 2026, and interim reporting periods with annual reporting periods beginning after December 15, 2027. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In May 2025, the FASB issued ASU 2025-03 Business Combinations (Topic 805) and Consolidation (810): Determining the Accounting Acquired in the Acquisition of a Variable Interest Entity, which revises guidance in ASC 805 on identifying the accounting acquired in a business combination in which the legal acquiree is a variable interest entity (VIE). The ASU is intended to improve comparability between business combinations that involve VIEs and those that do not. Under ASU 2025-03, a reporting entity involved in a business combination effected primarily by the exchange of equity interests must consider the factors in ASC 805-10-55-12 through 55-15 to determine which entity is the accounting acquirer regardless of whether the legal acquiree is a VIE. More specifically, when considering those factors, the reporting entity can determine that a transaction in which the legal acquiree is a VIE represents a reverse acquisition (in which the legal acquirer is identified as the acquiree for accounting purposes). As a result, comparability is increased with business combinations in which the legal acquiree is a VOE. ASU 2025-03 is effective for fiscal years beginning after December 15, 2026, including interim periods within those fiscal years. Early adoption is permitted. The amendments in ASU 2025-03 must be applied prospectively to any business combination that occurs after the adoption date. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.

v3.25.2
Acquisitions and Dispositions
6 Months Ended
Jun. 30, 2025
Business Combination, Asset Acquisition, Transaction between Entities under Common Control, and Joint Venture Formation [Abstract]  
Acquisitions and Dispositions Acquisitions and Dispositions
Acquisitions
The following tables set forth the acquisition values, number of properties, and total rentable square feet of gross leasable area (“GLA”) of the Company for the six months ended June 30, 2025 and 2024. For acquisitions not denominated in USD, the amounts have been presented in USD at the prevailing foreign exchange rate on the acquisition date:
Six Months Ended June 30, 2025
Property TypeAcquisition ValueNumber of PropertiesSquare Feet
(in thousands)
Retail$114,438 19196
Six Months Ended June 30, 2024
Property TypeAcquisition ValueNumber of Properties
Square Feet
(in thousands)(1)
Industrial$54,761 225,657 
Retail10,023 1954 
Total$64,784 236,611 
(1) The square footage for the retail property and a portion of industrial properties relates to build-to-suit assets.


The following table details the purchase price allocation for the properties acquired during the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Buildings$27,939 $13,461 
Land and land improvements8,594 13,178 
Construction in process— 29,017 
Financing receivables74,133 40,257 
In-place lease intangibles1,614 4,080 
Other lease intangibles2,158 5,142 
Below-market lease intangible liabilities— (94)
Total Purchase Price $114,438 $105,041 
Dispositions
During the six months ended June 30, 2025, the Company contributed 15 LV Petroleum properties and a mortgage loan with a net value of $279,679 to LVP Portfolio Master REIT LLC (“LV Petroleum JV”) in exchange for a 50.9% ownership interest in LV Petroleum JV and cash proceeds of $137,322. In conjunction with the contribution, the Company recognized a loss on disposition of $2,180 due to the reversal of non-cash accretion of tenant loan receivables. The properties were previously accounted for as failed sale-leaseback transactions and primarily included within Investments in leases - Financing receivables. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional information.
During the six months ended June 30, 2024, the Company disposed of one retail property and one parcel of excess land at an industrial property for total net proceeds of $5,260 and recognized a net gain on dispositions of $714.

v3.25.2
Investments in Real Estate, net
6 Months Ended
Jun. 30, 2025
Real Estate [Abstract]  
Investments in Real Estate, net Investments in Real Estate, net
Investments in real estate, net consisted of the following:
June 30, 2025December 31, 2024
Buildings$2,521,411 $2,441,729 
Land and land improvements624,162 603,069 
Furniture, fixtures and equipment1,374 — 
Construction in process41,399 110,728 
Total
3,188,346 3,155,526 
Accumulated depreciation(208,278)(159,217)
Investments in real estate, net
$2,980,068 $2,996,309 
Assets of $16,124 relating to build-to-suit properties previously acquired in sale leaseback transactions were placed into service during the six months ended June 30, 2025, including $13,344 previously classified as construction in progress and $2,780 previously classified as investments in real estate debt. As of June 30, 2025, the assets are presented as $2,857 of land, $9,867 of building, and $3,400 of land improvements. No construction in progress was placed into service during the six months ended June 30, 2024.
The total rentable square feet of GLA of the Company was 19,292 and 15,373 thousand square feet as of June 30, 2025 and 2024, respectively, of which approximately 99% and 99% was leased, respectively.

v3.25.2
Investments in Unconsolidated Real Estate Affiliates
6 Months Ended
Jun. 30, 2025
Equity Method Investments and Joint Ventures [Abstract]  
Investments in Unconsolidated Real Estate Affiliates Investments in Unconsolidated Real Estate Affiliates
The Company owns interests in unconsolidated real estate investments with third parties. As of June 30, 2025 and December 31, 2024, investments in unconsolidated real estate affiliates were $2,991,603 and $1,747,787, respectively.
Oracle
On April 9, 2025, the Company made an indirect investment of $308,212 through BOREC Longhorn Member LLC in Longhorn JV, LLC (“Oracle 1-2 JV”). Oracle 1-2 JV was formed to facilitate the investment of BOREC Longhorn Member LLC and Crusoe Abilene, LLC to fund the development of a two-building data center leased to Oracle America,
Inc. in a build-to-suit arrangement. BOREC Longhorn Member LLC owns 92.3% of Oracle 1-2 JV. The Company holds a 48% membership interest in BOREC Longhorn Member LLC. The Company has elected to account for the investment using the FVO under ASC 825. Subsequent to its initial investment, the Company contributed an additional $1,466 to BOREC Longhorn Member LLC. Additionally, during the period from the Company’s initial investment through June 30, 2025, the Company received $3,797 in distributions from BOREC Longhorn Member LLC.
On May 16, 2025, the Company made an indirect investment of $31,534 through Blue Owl B3 and B4 Aggregator LLC (“B3-B4 Aggregator”) to acquire an indirect 9.1% interest in Longhorn JV 3, LLC and Longhorn JV 4, LLC (collectively, “Oracle 3-4 JV”), and the Company made an indirect investment of $361,586 through Blue Owl B5 B6 B7 B8 Aggregator LLC (“B5-B8 Aggregator”) to acquire an indirect 92.5% interest in Longhorn JV 5, LLC, Longhorn JV 6, LLC, Longhorn JV 7, LLC, and Longhorn JV 8, LLC (collectively, “Oracle 5-8 JV”). Oracle 3-4 JV and Oracle 5-8 JV were formed as joint ventures with affiliates of Crusoe Abilene, LLC to facilitate the development of six additional data center buildings leased to Oracle America, Inc. in build-to-suit arrangements. Subsequent to its initial investment, the Company contributed an additional $28,734 and $231,462 to B3-B4 Aggregator and B5-B8 Aggregator, respectively. Additionally, B3-B4 Aggregator and B5-B8 Aggregator made distributions of $1,285 and $1,155, respectively, of which the Company received $117 and $1,068, respectively. The Company subsequently sold a portion of its investment in B5-B8 Aggregator to other vehicles managed by Blue Owl Real Assets for $190,398. As of June 30, 2025, the Company holds a 9.1% and 58.1% membership interest in B3-B4 Aggregator and B5-B8 Aggregator, respectively. As of June 30, 2025, B3-B4 Aggregator owns a weighted average interest of 90.7% in Oracle 3-4 JV and B5-B8 Aggregator owns a weighted average of 90.4% in Oracle 5-8 JV. The Company has elected to account for the investments using the FVO under ASC 825.
LV Petroleum
During the six months ended June 30, 2025, the Company contributed 15 of its LV Petroleum assets and a mortgage loan for cash proceeds of $137,322 and a 50.9% interest in LV Petroleum JV, a joint venture with Blue Owl Promote G II LLC, valued at $142,357. The Company has elected to account for the investment using the FVO under ASC 825. During the six months ended June 30, 2025, LV Petroleum JV made distributions of $118,365, of which the Company received $60,248, including return of capital distributions of $57,165.
CoreWeave
On August 27, 2024, the Company made an indirect investment of $11,812 through BOREC Spider Member LLC in Project Spider JV LLC (“CoreWeave CTP-02 JV”). CoreWeave CTP-02 JV was formed to facilitate the investment of BOREC Spider Member LLC and AREP Chirisa CTP2 JV LLC to fund the development of a single-story data center leased to CoreWeave, Inc. in a build-to-suit arrangement. As part of its investment in CoreWeave CTP-02 JV, BOREC Spider Member LLC has agreed to fund its 95% share of the estimated total development cost of $726,895 through pro-rata capital contributions over the course of approximately 23 months, including amounts funded as of June 30, 2025. The Company holds a 15% membership interest in BOREC Spider Member LLC. The Company has elected to account for the investment using FVO under ASC 825. During the six months ended June 30, 2025, the Company contributed an additional $6,088 to BOREC Spider Member LLC to fund capital calls initiated by CoreWeave CTP-02 JV. Additionally, BOREC Spider Member LLC made distributions of $16,814, of which the Company received $2,522.
On May 23, 2025, the Company made an indirect investment of $4,538 through BOREC Spider Member III LLC in Project Spider III JV LLC (“CoreWeave CTP-03 JV”). CoreWeave CTP-03 JV was formed to facilitate the investment of BOREC Spider Member III LLC and AREP Chirisa CTP3 JV LLC to fund the development of a single-story data center leased to CoreWeave, Inc. in a build-to-suit arrangement. As part of its investment in CoreWeave CTP-03 JV, BOREC Spider Member III LLC has agreed to fund its 95% share of the estimated total development cost of $746,114 through pro-rata capital contributions over the course of approximately 26 months, including amounts funded as of June 30, 2025. The Company holds an 11.3% membership interest in BOREC Spider Member III LLC. The Company has elected to account for the investment using FVO under ASC 825. During the six months ended June 30, 2025, the Company contributed an additional $2,267 to fund capital calls initiated by CoreWeave CTP-03 JV to BOREC Spider Member III LLC.
STORE
On February 3, 2023, the Company made an indirect investment through Ivory OSREC OS Aggregator LLC (“OS Aggregator”) in STORE, a publicly traded REIT invested in net-lease real estate, in an all-cash, take-private transaction. The Company has elected to account for the investment using the FVO under ASC 825. In connection with closing of the initial investment, OS Aggregator signed a Forward Interest Purchase Agreement (the “FIPA”) pursuant to which it agreed to purchase additional indirect interests in STORE such that OS Aggregator would own, in aggregate, an indirect 25%
membership interest in STORE prior to the first anniversary of the closing of the initial investment, representing an aggregate additional investment of approximately $1,063,000 as of the signing date.
On February 6, 2024, subsidiaries of the Company entered into promissory notes with SuNNNy Days, LLC, an affiliate of GIC Private Limited (“GIC”), to borrow $287,844 (the “FIPA Loan”) in exchange for assignment of ownership of the remaining units OS Aggregator was required to purchase under the FIPA. Such assignment resulted in OS Aggregator reaching an indirect 25% membership interest in STORE and meeting the obligations of the FIPA. The FIPA Loan had an interest rate of 9.0% and a term of 18 months, with a maturity date of August 1, 2025. During the year ended December 31, 2024, the Company repaid the FIPA Loan through the use of proceeds from the issuance of common shares.
On February 24, 2025, the Company, through OS Aggregator, and other vehicles managed by Blue Owl Real Assets (together with the Company, “Blue Owl Vehicles”) entered into a Membership Interest Purchase Agreement, pursuant to which Blue Owl Vehicles acquired an additional 26% indirect interest (the “Transaction”) in STORE, resulting in a total 51% indirect ownership interest in STORE. In conjunction with the Transaction, the Company funded an additional $252,145, plus its pro rata share of transaction costs, through OS Aggregator to acquire an additional 2.5% indirect interest in STORE. Following the close of the Transaction, the Company’s investment represented 18.9% of indirect ownership interest in STORE. Additionally, the Company has agreed to fund up to a maximum of $474,150 for incremental indirect interests in STORE. As of June 30, 2025, the remaining maximum funding from the Company for indirect interest in STORE as part of this transaction is $263,088.
During the six months ended June 30, 2025, OS Aggregator made distributions of $105,390, of which the Company received $69,980. As of June 30, 2025, the Company owns a 62.6% interest in OS Aggregator. The initial and incremental investments made by the Company and affiliates of the Company in OS Aggregator were $2,970,455, representing 30.2% ownership percentage of interest in STORE. As of June 30, 2025, the fair value of the Company’s investment in STORE was $2,027,622, representing an 18.9% ownership percentage of interest in STORE.
The Company has determined that STORE is considered a significant subsidiary under SEC Regulation S-X Rule 10-01(b) as of June 30, 2025.
The following table provides summarized income statement information of STORE for the three and six months ended June 30, 2025 and 2024 (amounts in thousands):
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total revenue$308,668 $272,464 $612,552 $542,323 
Net income $29,072 $166,364 $81,746 $345,107 
The following tables detail the Company’s investments in unconsolidated real estate affiliates:
Ownership PercentageCarrying Amount of Investment
Investment
June 30, 2025 (1)
December 31, 2024June 30, 2025December 31, 2024
STORE Capital LLC
18.9 %16.4 %$2,027,622 $1,704,458 
Blue Owl NL Opportunity Credit REIT E LLC ("Fleet Farm JV") (2)
49.1 %49.1 %5,370 5,701 
Blue Owl NL Opportunity Credit Holdings REIT LLC ("Tenneco JV") (3)
50.9 %50.9 %31,478 28,808 
CoreWeave JVs (4)
12.9 %14.3 %18,031 8,820 
LV Petroleum JV
50.9 %— %127,933 — 
Oracle JVs (5)
45.5 %— %781,169 — 
Total$2,991,603 $1,747,787 
ORENT's Share of Unconsolidated Entities' Income (Loss)
Three Months EndedSix Months Ended
InvestmentJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
STORE Capital LLC
$51,631 $36,205 $141,002 $68,242 
Fleet Farm JV (2)
(25)33 (95)174 
Tenneco JV (3)
3,320 3,856 3,647 4,978 
CoreWeave JVs (4)
(414)— (1,160)— 
LV Petroleum JV
8,008 — 28,513 — 
Oracle JVs (5)
13,557 — 13,557 — 
$76,077 $40,094 $185,464 $73,394 
(1)    Ownership percentages reflect weighted average ownership as of June 30, 2025.
(2)     On August 12, 2022, the Company formed Fleet Farm JV, a joint venture in which the Company holds a 49.1% interest and accounts for using the equity method of accounting. As of June 30, 2025, the joint venture wholly owns two assets that are 100% leased to a single tenant under a triple-net lease.
(3)    On June 5, 2023, the Company formed Tenneco JV, a joint venture in which the Company holds a 50.9% interest and accounts for using the FVO under ASC 825. As of June 30, 2025, the joint venture wholly owns six assets that are 100% leased to a single tenant under triple-net leases.
(4)    Includes CoreWeave CTP-02 JV and CoreWeave CTP-03 JV, of which the Company owns 14.3% and 10.8%, respectively, as of June 30, 2025.
(5)    Includes Oracle 1-2 JV, Oracle 3-4 JV and Oracle 5-8 JV, of which the Company owns 44.3%, 8.2%, and 52.5%, respectively, as of June 30, 2025.

v3.25.2
Investments in Real Estate Debt
6 Months Ended
Jun. 30, 2025
Investments, Debt and Equity Securities [Abstract]  
Investments in Real Estate Debt Investments in Real Estate Debt
The Company’s investments in real estate debt as of June 30, 2025, consist of $484,960 in CMBS, $277,568 in commercial real estate loans, $154,582 in Horizontal Risk Retention Interests (“HRRs”), and $18,181 in investments in loans receivable.
The following tables detail the Company’s investments in real estate debt held at fair value:
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS (3)
SOFR + 4%
2/28/2034$484,775 $485,671 $484,960 
Commercial real estate loans
10 %10/14/2029277,484 275,589 277,568 
Total investments in real estate debt (4)
%$762,259 $761,260 $762,528 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Includes investments pledged as collateral under a secured financing agreement. See Note 9 - Debt for additional information.
(4)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS
SOFR + 4%
4/29/2036$503,280 $503,379 $505,537 
Commercial real estate loans
12 %4/5/2028114,089 113,939 113,939 
Total investments in real estate debt (3)
%$617,369 $617,318 $619,476 

(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.
The following table details the credit rating of the Company’s investments in real estate debt held at fair value:
June 30, 2025December 31, 2024
Credit RatingCost BasisFair ValuePercentage Based
on Fair Value
Cost BasisFair ValuePercentage Based
on Fair Value
Aaa$20,001 $20,032 3%$25,695 $25,675 4%
Aa3— — — %6,072 6,091 %
AA-4,992 4,976 %21,437 21,441 %
A-56,197 56,201 7%91,631 91,848 15 %
A3— — — %8,189 8,262 %
Baa3— — — %3,007 3,037 — %
BBB7,008 7,030 1%12,017 12,032 %
BBB-54,519 54,432 7%84,391 84,886 14%
Ba231,638 31,704 4%31,646 31,674 5%
BB+6,496 6,514 1%6,629 6,656 1%
BB19,482 19,367 3%17,348 17,548 3%
Ba310,012 10,040 1%40,057 40,357 7%
BB-155,202 153,709 20%115,158 115,528 19%
B169,991 70,787 9%— — %
B-50,133 50,168 7%40,102 40,502 7%
Unrated275,589 277,568 36%113,939 113,939 18%
Total$761,260 $762,528 100%$617,318 $619,476 100%
The following table provides the activity for the real estate-related securities for the six months ended June 30, 2025:
Amortized Cost BasisGain/(Loss)Fair Value
Real estate-related securities as of December 31, 2024
$503,379 $2,158 $505,537 
Face value of real estate-related securities acquired213,813 — 213,813 
Sale of real estate-related securities(232,504)— (232,504)
Realized gain on sale of real estate-related securities556 — 556 
Interest income associated with real estate-related securities
427 — 427 
Unrealized loss on real estate securities
— (2,869)(2,869)
Real estate-related securities as of June 30, 2025
$485,671 $(711)$484,960 
The following tables detail the Company’s HRR investments which are classified as held-to-maturity and presented at amortized cost. The carrying value of the HRR investments as of June 30, 2025 is net of an allowance for credit losses of $1,665. The Company did not record an allowance for credit losses related to its HRR investments as of December 31, 2024. The Company has the intent and ability to hold its HRR investments until maturity.
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+6%
10/8/2029$156,600 $156,247 $154,582 
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+7%
12/15/2029$48,800 $48,941 $48,941 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.

Other Investments
During the year ended December 31, 2024, the Company acquired land related to build-to-suit properties in sale leaseback transactions for a total purchase price of $28,827 which is being accounted for as an investment in loans receivable and held at amortized cost, as the related lease is not deemed to have commenced until the constructed assets are made available for use by the lessee. Direct costs associated with originating loans are deferred and amortized as an adjustment to interest income over the term of the related loan receivable. During the six months ended June 30, 2025, the Company placed three build-to-suit properties in service and contributed properties for an interest in LV Petroleum JV, including two of its build-to-suit properties with a balance of $6,623. See Note 4 - Investments in Real Estate, net and Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional information. As of June 30, 2025 and December 31, 2024, the Company held 17 and 22 investments in loans receivable related to build-to-suit arrangements with a total balance of $18,181 and $27,635, respectively, which are included within Investments in real estate debt in the Condensed Consolidated Balance Sheets.

v3.25.2
DST Program
6 Months Ended
Jun. 30, 2025
Equity [Abstract]  
DST Program DST Program
On August 31, 2023, the Company, through NLT OP, initiated a DST Program to issue and sell up to a maximum aggregate offering amount of $3,000,000 of Interests in one or more DSTs holding DST Properties in private placement. Under the DST Program, DST Properties, which may be sold, contributed, sourced, or otherwise seeded from the Company’s real properties held through NLT OP or from third parties, will be held in one or more DSTs and leased back by a wholly owned subsidiary of NLT OP in accordance with corresponding master lease agreements. NLT OP will have the right, but not the obligation, to acquire the Interests in the applicable DST from the beneficial owners or the applicable DST’s right, title, interest in any portion of the DST Properties from the beneficial owners, in each case, in exchange for cash or OP Units, at a purchase price equal to the fair market value of the beneficial owner’s interest in one or more of the DST Properties (“FMV Buyback Option”). The FMV Buyback Option is exercisable during the one-year option period beginning two years from the final closing of the applicable DST Offering or in such other time frame as provided for in the applicable DST arrangement. After a one-year holding period, investors who receive OP Units pursuant to the FMV Buyback Option generally have the right to cause NLT OP to redeem all or a portion of their OP Units for, at the Company’s sole discretion, common shares of the Company, cash, or a combination of both.
The proceeds received from the DSTs are accounted for as financing obligation liabilities on the Condensed Consolidated Balance Sheets. The sale of Interests in a DST Property is accounted for as a failed sale-leaseback transaction due to the FMV Buyback Option retained by NLT OP and in accordance with ASC 842, the property remains on the Company’s Condensed Consolidated Balance Sheets. The Company has elected to account for the DST financing obligations using the FVO in accordance with ASC 825 and applies the FVO for each financial obligation recognized as Interests are sold, thus the election is occurring on an instrument-by-instrument basis. When the FVO is elected for a financial obligation, the Company subsequently measures the instrument at fair value and separately presents the changes in fair value resulting from instrument specific credit risk, if any, in other comprehensive income. The impact of changes in fair value other than those related to instrument specific credit risk are recorded in earnings, which represents a debit or credit entry, with the offset recorded as an adjustment to the financial obligation each reporting period.
Under the applicable master lease agreements, the Company is responsible for ongoing property management and for making fixed payments to the DSTs regardless of whether the DST Properties’ cash flows are sufficient to cover the payment. Accordingly, a holder of the DST’s beneficial interest receives a fixed payment from the Company and the potential for capital appreciation through the FMV Buyback Option. In exchange for these payments, the Company is entitled to receive the operating cash flows from the properties. For financial reporting purposes, the DST entities are not consolidated by the Company, but the underlying DST Properties and related mortgage debt are included in the condensed consolidated financial statements due to the resulting failed sale-leaseback transactions. The DST Property operations, including rental revenues and property operating expenses associated with the underlying property of each master lease and the master lease payment expense, are included in the respective line items on the Condensed Consolidated Statements of Operations.
As the FMV Buyback Option is exercised, the financial obligation is settled and is derecognized on the Company’s balance sheet. Upon exercise, management would record the fair value adjustment to its financial obligation to reflect the value of the underlying properties at the date of exercise, and realize a gain or loss, as applicable.
If the FMV Buyback Option expires and is not exercised, the Company would reevaluate the existing failed sale-leaseback conclusions under ASC 842, determine whether a successful sale-leaseback occurs at that time and reevaluate the
lease classification in accordance with ASC 842-10-25-1. While this has not happened since the inception of the Company’s DST Program, the Company expects that control of the property would transfer to the DST interest holders. Therefore, the real property and the financial obligation would be derecognized from the Company’s balance sheet and the Company would recognize a gain or loss, as applicable. The Company expects that the master lease would be classified as an operating lease, and as such, the Company would record a right-of-use asset and lease liability based on the guidance under ASC 842. The establishment of these assets and liabilities under ASC 842 would preclude any future accounting under a fair value election at that time.
During the six months ended June 30, 2025, the Company sold one industrial asset, net of a $57,750 mortgage loan, to a DST as part of its second DST Offering of $60,900, and sold 13 industrial assets to a DST as part of its third DST Offering of $95,540. See Note 9 - Debt for additional information regarding the mortgage loan. The Company did not sell or contribute any assets to a DST during the year ended December 31, 2024. A wholly owned subsidiary of the Company leased back the assets held in the DSTs in accordance with master lease agreements.
The following tables provide details on the Company’s DST Program activity:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net proceeds from DST Interests sold (1)
$67,133 $8,462 $106,272 $12,940 
Master lease payments (2)
$3,215 $1,119 $4,518 $2,270 
Distributions from the Company’s DST Interests
$1,283 $911 $1,808 $1,995 
(1)     Net proceeds from DST Interests sold for the three and six months ended June 30, 2025 are net of total upfront fees at closing of $1,631 and $2,409, of which the Company earned $1,117 and $1,911, respectively. Net proceeds from DST Interests sold for the three and six months ended June 30, 2024 are net of total upfront fees earned at closing of $45 and $135, of which the Company earned $45 and $129, respectively. The upfront fees earned at closing by the Company are included within Other (expense) income, net on the Condensed Consolidated Statements of Operations.
(2)    We account for payments made to the DSTs under the master lease as a reduction of our financial obligations prior to remeasuring the fair value.

June 30, 2025December 31, 2024
DST financing obligation (1)
$158,024 $52,123 
(1)    The DST financing obligation is included within Other liabilities on the Condensed Consolidated Balance Sheets.

From inception of the DST Program through June 30, 2025, the Company has raised gross proceeds of $160,910.
Equity and Non-Controlling Interest
Authorized Capital
As of June 30, 2025, the Company had the authority to issue an unlimited number of preferred shares and four classes of common shares including Class S shares, Class N shares, Class D shares, and Class I shares. Each class of common shares and preferred shares has a par value of $0.01. The Company’s Board of Trustees has the ability to establish the preferences and rights of each class of common shares or series of preferred shares, without shareholder approval, and as such, it may afford the holders of any series of preferred shares preferences, powers and rights senior to the rights of holders of common shares. The differences among the common share classes relate to upfront transaction fees and ongoing shareholder servicing fees. See Note 2 – Summary of Significant Accounting Policies and Estimates for a further description of such items. Other than the differences in upfront transaction fees and ongoing shareholder servicing fees, each class of common shares has the same economic and voting rights.
Common Shares
The following table details the movement in the Company’s outstanding shares of common shares:

Three Months Ended June 30, 2025
Class SClass NClass DClass ITotal
March 31, 2025212,038,904 24,524,850 3,974,835 250,368,354 490,906,943 
Common shares issued30,889,872 9,997,313 569,138 35,687,916 77,144,239 
Distribution reinvestment2,056,780 215,206 58,174 2,133,686 4,463,846 
Common shares repurchased(1,880,837)— — (9,490,692)(11,371,529)
Common shares converted(1)
(177,787)— — 176,681 (1,106)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the three months ended June 30, 2025, 177,787 Class S Shares with a value of $1,808 were converted into 176,681 Class I shares based on the respective period’s NAV per share.

Six Months Ended June 30, 2025
Class S
Class N
Class D
Class I
Total
December 31, 2024186,966,766 15,155,627 1,751,905 219,267,018 423,141,316 
Common shares issued57,263,539 19,233,410 2,751,066 67,811,709 147,059,724 
Distribution reinvestment3,872,107 348,332 99,176 4,019,764 8,339,379 
Common shares repurchased(4,416,206)— — (12,977,149)(17,393,355)
Common shares converted(1)
(759,274)— — 754,603 (4,671)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the six months ended June 30, 2025, 759,274 Class S Shares with a value of $7,703 were converted into 754,603 Class I shares based on the respective period’s NAV per share.
Redeemable Common Shares
In connection with the Company’s payment of interest on its Affiliate line of credit and management fee, the Adviser holds Class I common shares. See Note 11 – Related Party Transactions for further details on the affiliate line of credit and management fee. The Adviser and Blue Owl Capital Holdings LP have the ability to redeem the Class I shares for cash at their election, therefore the Company has classified these Class I shares as Redeemable common shares outside of equity on the Company’s Condensed Consolidated Balance Sheets. As of June 30, 2025 and December 31, 2024, we have issued 11,542,484 and 8,418,113 Redeemable common shares, respectively. As of June 30, 2025 and December 31, 2024, 4,177,066 and 5,563,867 Redeemable common shares, respectively, remained outstanding. See Note 11 - Related Party Transactions for further details on the redemption of Redeemable common shares.
The Redeemable common shares are recorded at the greater of (i) their issuance amount, or (ii) their redemption value, which is equivalent to the fair value of the shares at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment of $146 and $19 during the three and six months ended June 30, 2025, respectively, and $9 and $24 during the three and six months ended June 30, 2024, respectively.
Share and Unit Repurchases
The Company adopted a share repurchase plan whereby, subject to certain limitations, shareholders may request, on a quarterly basis, that the Company repurchase all or any portion of their shares. The repurchase price per share will generally be equal to the NAV per share as of the last calendar day of the first month of the applicable calendar quarter, except that, subject to certain exceptions, shares that have not been outstanding for at least one year will be repurchased at 98% of the transaction price (“Early Repurchase Deduction”). The aggregate NAV of total repurchases of Class S, Class N, Class D and Class I Shares is limited to no more than 5% of the Company’s aggregate NAV per calendar quarter (measured using the average aggregate NAV as of the end of the preceding three months for which NAV is available). Shareholders may request on a quarterly basis that the Company repurchase all or any portion of their shares and may submit such repurchase requests beginning after the start of the second month of the applicable calendar quarter. The Early Repurchase Deduction does not apply to shares acquired through the distribution reinvestment plan.
Other than as described for Redeemable common shares and Redeemable Non-Controlling Interests, the Company is not obligated to repurchase any shares and could choose to repurchase fewer shares than were requested to be repurchased, or none at all. Further, the Board of Trustees may modify and suspend the Company’s Share Repurchase Plan if it deems such action to be in the Company’s best interest and the best interest of its shareholders. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any particular calendar quarter, shares repurchased at the end of such calendar quarter would be repurchased on a pro rata basis.
During the three months ended June 30, 2025, the Company repurchased 11,371,529 shares of common shares for a total of $116,228, and converted 523,138 Class I OP Units to Class I shares with a value of $5,336. The Company did not repurchase any OP Units for cash during the three months ended June 30, 2025.
During the six months ended June 30, 2025 the Company repurchased 17,393,355 shares of common shares for a total of $177,359, and converted 584,422 Class I OP Units to Class I shares with a value of $5,961. The Company did not repurchase any OP Units for cash during the six months ended June 30, 2025.
During the three months ended June 30, 2024, the Company repurchased 2,372,508 shares of common shares for a total of $24,086, and converted 105,744 Class I OP Units to Class I shares with a value of $1,075. The Company repurchased 37,933 OP Units for cash with a value of $385.
During the six months ended June 30, 2024, the Company repurchased 4,044,367 shares of common shares for a value of $40,974, and converted 429,046 Class I OP Units to Class I shares with a total value of $4,416. The Company repurchased 50,593 OP Units for cash with a value of $516.
The Company had no unfulfilled repurchase requests during the six months ended June 30, 2025 and 2024.
Distributions
The Company generally intends to distribute substantially all of its taxable income, which does not necessarily equal net income as calculated in accordance with GAAP, to its shareholders each year to comply with the REIT provisions of the Internal Revenue Code. Each class of common shares receives the same gross distribution per share. The net
distribution varies for each class based on the applicable shareholder servicing fee, which is deducted from the monthly distribution per share and paid directly to the applicable distributor.
The following table details the aggregate distributions declared for each applicable class of common shares for the three months ended June 30, 2025 and 2024:
Three Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.1750 $0.1750 $0.1750 $0.1750 $0.1751 $0.0584 $0.1751 $0.1751 
Shareholder servicing fee per common share(0.0216)(0.0127)(0.0064)(0.0215)(0.0043)(0.0064)
Net distributions declared per common share$0.1534 $0.1623 $0.1686 $0.1750 $0.1536 $0.0541 $0.1687 $0.1751 
The following table details the aggregate distributions declared for each applicable class of common shares for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.3500 $0.3500 $0.3500 $0.3500 $0.3500 $0.0584 $0.3500 $0.3500 
Shareholder servicing fee per common share(0.0430)(0.0254)(0.0128)— (0.0428)(0.0043)(0.0125)— 
Net distributions declared per common share $0.3070 $0.3246 $0.3372 $0.3500 $0.3072 $0.0541 $0.3375 $0.3500 
The Company has adopted a distribution reinvestment plan whereby shareholders will have their cash distributions automatically reinvested in additional common shares unless they elect to receive their distributions in cash. The per share purchase price for shares purchased pursuant to the distribution reinvestment plan will be equal to the transaction price at the time the distribution is payable. Shareholders will not pay an upfront transaction fee when purchasing shares pursuant to the distribution reinvestment plan. The ongoing servicing fees with respect to shares of Class S shares, Class N shares, and Class D shares are calculated based on the NAV for those shares and may reduce the NAV.
Redeemable Non-controlling Interest
In connection with payment of its performance participation allocation, the Special Limited Partners hold Class I OP Units. See Note 11 - Related Party Transactions for further details of the Special Limited Partners’ performance participation interest. Because the Special Limited Partners have the ability to redeem their Class I OP Units for Class I shares in the Company or cash at their election, the Company has classified these Class I OP Units as Redeemable Non-controlling Interest in mezzanine equity on the Company’s Condensed Consolidated Balance Sheets.
The following table details the redeemable non-controlling interest activity related to the Special Limited Partners for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$39,952 $17,976 
Settlement of prior performance participation allocation28,284 5,371 
Repurchases(1,163)(208)
Net income allocation1,568 188 
Other comprehensive income allocation182 83 
Distributions(1,906)(672)
Fair value allocation462 437 
Reallocation between additional paid-in capital and non-controlling interests due to changes in NLT OP ownership460 512 
Balance, end of period$67,839 $23,687 
During the six months ended June 30, 2025 and 2024, the Company issued Class I OP Units to the Special Limited Partners as payment of the performance participation allocation. As of June 30, 2025, 134,418 OP Units had been redeemed for cash, and 6,718 OP Units had been exchanged for Class I shares in the Company.
The Redeemable Non-controlling Interests are recorded at the greater of (i) their carrying amount, adjusted for their share of the allocation of GAAP net income or loss and distributions, or (ii) their redemption value, which is equivalent to the fair value of such interests at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment between Additional Paid-in-Capital and Redeemable Non-controlling Interest of $498 and $462 during the three and six months ended June 30, 2025, respectively, and $312 and $437 during the three and six months ended June 30, 2024, respectively.
Share-Based Compensation
During the six months ended June 30, 2025 and 2024, we awarded independent members of the Board of Trustees 39,255 and 38,683 shares of restricted Class I shares, respectively. The restricted Class I shares are subject to a vesting period of 13.5 months. The Company incurred total share-based compensation expense of approximately $106 and $235 for the three and six months ended June 30, 2025, respectively, and $94 and $207 for the three and six months ended June 30, 2024, respectively.

v3.25.2
Intangibles
6 Months Ended
Jun. 30, 2025
Goodwill and Intangible Assets Disclosure [Abstract]  
Intangibles Intangibles
The gross carrying amount and accumulated amortization of the Company’s identified intangible lease assets consisted of the following:
June 30, 2025December 31, 2024
Weighted Average Life (Years)Intangible lease assets, grossAccumulated AmortizationIntangible lease assets, netIntangible lease assets, grossAccumulated AmortizationIntangible lease assets, net
Intangible lease assets
In-place lease intangibles14.6$109,933 $(20,077)$89,856 $107,642 $(15,978)$91,664 
Other lease intangibles (1)
14.886,348 (9,439)76,909 82,696 (6,259)76,437 
Total intangible lease assets14.7$196,281 $(29,516)$166,765 $190,338 $(22,237)$168,101 
(1)    Includes total tenant lease inducement balance of $61,586 and $60,676 as of June 30, 2025 and December 31, 2024.

Amortization expense related to the intangible lease assets for the three months ended June 30, 2025 was $3,561, of which $2,797 and $764 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. Amortization expense related to the intangible leases assets for the six months ended June 30, 2025 $7,072, of which $5,557 and $1,515 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. The amount included in rental revenue is related to tenant inducements and is a reduction to revenue.
Amortization expense related to the intangible lease assets for the three months ended June 30, 2024 was $2,571, of which $2,203 and $368 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. Amortization expense related to the intangible lease assets for the six months ended June 30, 2024 was $5,127, of which $4,350 and $777 is included in Depreciation and amortization and Rental revenue, respectively, within the Condensed Consolidated Statements of Operations. The amount included in rental revenue is related to tenant inducements and is a reduction to revenue.
The estimated future amortization on the Company’s intangible assets for each of the next five years and thereafter as of June 30, 2025 is as follows:
In-Place Tenant Lease Intangible AssetsOther Lease Intangibles
2025 (remaining)$4,053 $3,109 
20268,107 6,217 
20278,107 6,217 
20288,107 6,217 
20298,106 6,216 
20308,107 6,217 
Thereafter45,269 42,716 
Total $89,856 $76,909 
As of June 30, 2025 and December 31, 2024, the gross carrying amount of the Company’s below market lease intangibles was $5,931 and $5,931, with accumulated amortization of $697 and $519, respectively. The below market lease intangibles, net of accumulated amortization, are included in Other liabilities within our Condensed Consolidated Balance Sheets.

v3.25.2
Debt
6 Months Ended
Jun. 30, 2025
Debt Disclosure [Abstract]  
Debt Debt
The following table details the mortgage notes and credit facilities of the Company:
Principal Balance Outstanding
Indebtedness
Weighted Average
Interest Rate(1)(2)
Weighted Average
Maturity Date
Maximum Facility SizeJune 30, 2025December 31, 2024
Mortgage notes & credit facilities:
Unsecured term loan credit facility
S + 1.35%
6/12/2030$1,250,000 $1,250,000 $1,165,500 
Unsecured revolving credit facility
S + 1.40%
6/12/2029$2,485,000 — 246,950 
Fixed rate mortgages
4.99%8/25/2029N/A106,291 99,098 
Variable rate mortgages
S + 1.88%
3/27/2028N/A107,309 129,824 
Deferred financing costs, net(45,354)(13,624)
Total Mortgage notes & credit facilities, net:
$1,418,246 $1,627,748 
Unsecured senior notes
Unsecured senior notes
6.35%2/2/2030N/A$130,000 $130,000 
Deferred financing costs, net
(3,478)(3,655)
Unsecured senior notes, net:
$126,522 $126,345 
Secured financings of investments in real estate debt
Secured financings of investments in real estate debt
S + 1.61%
8/20/2025N/A$115,276 $— 
__________________
(1)The term “S” refers to the relevant floating benchmark rates, which include daily secured overnight financing rate (“SOFR”), 30-day SOFR, one-month euro interbank offered rate (“EURIBOR”), daily Canadian overnight repo rate average (“CORRA”), and one-month SONIA as applicable to each loan. As of June 30, 2025, we have outstanding interest rate swaps that mitigate our exposure to potential future interest rate increases under our floating rate debt. See further discussion of outstanding interest rate swaps below.
(2)The Company’s mortgage and notes payable contain yield or spread maintenance provisions.

Mortgage Notes and Credit Facilities
On June 12, 2025, the Company entered into an amended and restated credit agreement, which amends and restates the credit agreement dated August 11, 2022. The amended and restated credit agreement provides for, among other things, (a) an upsize of the senior unsecured term loan facility from $1,165,500 to $1,250,000, (b) an upsize of the aggregate principal amount of the senior unsecured revolving credit facility from $724,500 to $2,485,000, (c) an upsize of the accordion feature, subject to the satisfaction of various conditions, which could bring total commitments from up to $3,200,000 to up to $5,000,000, (d) an extension of the revolving credit scheduled maturity date from August 2026 to June 2029, (e) an extension of the initial term loan scheduled maturity date from August 2027 to June 2030, and (f) the amendment of certain financial and other covenants.
The unsecured term loan credit facility bears interest at a base rate plus a margin ranging from 0.25% to 1.85%. The base rate is SOFR plus 0.10% or the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, and (c) 1.0%, as applicable. The weighted average interest rate for the unsecured term loan credit facility for the six months ended June 30, 2025 was 5.68% (unhedged) and 5.02% (hedged).
The unsecured revolving credit facility consists of USD (“USD Revolver”) and Alternative (“Alternative Revolver”) denominated currencies, and bears interest at a base rate plus a margin ranging from 0.30% to 1.90%. The base rate is the greater of (a) Keybank N.A.’s announced prime rate, (b) 0.5% above the federal funds effective rate, (c) adjusted floating rate, and (d) 1.0%. The adjusted floating rate for the USD Revolver is SOFR plus 0.10%, while the Alternative Revolver is EURIBOR for Euro borrowings, and CORRA plus 0.30% for Canadian Dollar borrowings. The weighted average interest rate for the unsecured revolving credit facility for the six months ended June 30, 2025 was 5.75% (unhedged) and 4.75% (hedged). During the six months ended June 30, 2025, the Company earned an additional $277 of income as a result of over hedging on our interest rate swaps. We believe the interest rate swaps are still highly effective.
During the six months ended June 30, 2025, the Company entered into a variable rate mortgage note of $57,750 secured by a property contributed to a DST as part of our DST Program. The interest on the mortgage and any amounts received or owed under the interest rate swap are borne by such DST and are not consolidated in the Company’s Condensed Consolidated Financial Statements. Additionally, the Company contributed a variable rate mortgage note of $84,500 for interest in a joint venture. Refer to Note 3 - Acquisitions and Dispositions for additional information.
The following table details the Company’s interest rate swaps as of June 30, 2025:

Notional BalanceFixed Rate
Mortgage notes & credit facilities:
Unsecured term loan credit facility
$700,0003.65%
$250,0003.42%
$145,5004.23%
$100,0003.67%
$54,5003.40%
Unsecured revolving credit facility
$100,0003.25%
$45,5003.40%
Variable rate mortgages
$48,9233.74%
Unsecured Senior Notes
On August 28, 2024, NLT OP entered into a Note Purchase Agreement (the “Note Purchase Agreement”) governing the issuance of $29,000 of 6.24% Senior Notes, Series A, due August 28, 2028, $38,500 of 6.32% Senior Notes, Series B, due August 28, 2029, $39,500 of 6.40% Senior Notes, Series C, due August 28, 2030 and $23,000 of 6.43% Senior Notes, Series D, due August 28, 2031 (collectively, the “Notes”), to qualified institutional investors in a private placement. Interest on the notes is due semi-annually on the 28th day of February and August of each year beginning on February 28, 2025. Proceeds from the issuance of the notes were used to pay down existing indebtedness of the Company and for other general purposes.
Secured Financings of Investments in Real Estate Debt
During the six months ended June 30, 2025, the Company entered into financing agreements secured by $199,885 of its CMBS investments under a master repurchase agreement. The terms of the master repurchase agreement provide the lenders the ability to determine the size and terms of the financing provided based upon the particular collateral pledged by the Company, and may require the Company to provide additional collateral in the form of cash or securities if the market value of such financed investment declines. The master repurchase agreement has no set maturity date, with each borrowing having initial terms of one to three months.The Company has the option to continuously extend the maturity of outstanding balances for additional one to three month terms upon each interim maturity date.
As of June 30, 2025, the Company’s total secured financings of investments in real estate debt outstanding was $115,276 with a weighted average maturity date of August 20, 2025, and a weighted average interest rate of SOFR + 1.61%, the relevant floating benchmark rate. As of December 31, 2024, the Company did not have any secured financings of investments in real estate debt outstanding. The Company’s secured financings of investments in real estate debt are included within Other Liabilities within the Condensed Consolidated Balance Sheets. As of June 30, 2025, the Company believes it was in compliance with all of its loan covenants that could result in a default under such agreements.
The Company is subject to various financial and operational covenants under certain of its mortgage notes, term loan and revolving credit facilities, unsecured senior notes agreements and secured financings of investments in real estate debt. These covenants require the Company to maintain certain financial ratios, which include leverage, debt service coverage, and tangible net worth thresholds, among others. As of June 30, 2025, the Company believes it was in compliance with all of its loan covenants that could result in a default under such agreements.
The following table details the future principal payments due under the Company’s outstanding third-party borrowings as of June 30, 2025:
YearAmount
2025 (remaining)$115,276 
202649,559 
2027— 
202829,000 
2029144,791 
20301,347,250 
Thereafter23,000 
Total$1,708,876 

v3.25.2
Derivative Financial Instruments
6 Months Ended
Jun. 30, 2025
Derivative Instruments and Hedging Activities Disclosure [Abstract]  
Derivative Financial Instruments Derivative Financial Instruments
The Company uses derivative financial instruments to minimize the risks and/or costs associated with the Company’s investments and financing transactions. These derivatives may or may not qualify as net investment, cash flow, or fair value hedges under the hedge accounting requirements of ASC 815. Derivatives not designated as hedges are not speculative and are used to manage the Company’s exposure to fluctuations in foreign exchange rates.
Changes in the fair value of cash flow hedges are recorded in accumulated other comprehensive income and subsequently reclassified into earnings in the period that the hedged transaction affects earnings. Amounts reported in accumulated other comprehensive income for our interest rate swap and interest rate caps will be reclassified to interest expense as interest payments are made on the Company’s mortgages and term loan credit facility. Refer to Note 2 - Summary of Significant Accounting Policies and Estimates for additional detail.
Interest Rate Contracts
Certain of the Company’s financing transactions expose the Company to interest rate risks, which include exposure to variable interest rates on certain unsecured loans and loans secured by the Company’s real estate and variable rate investments in real estate debt where the Company is the lender. The Company uses derivative financial instruments to minimize the risks and/or costs associated with the Company’s financing and to limit the Company’s exposure to the future variability of interest rates. To mitigate this risk, the Company enters into derivative financial instruments with counterparties it believes to have appropriate credit ratings and that are major financial institutions with which the Company and its affiliates may also have other financial relationships.
The Company’s objective in using interest rate derivatives is to add stability to our interest expense and interest income, and to manage our exposure to interest rate fluctuations. To accomplish this objective, we use interest rate swap and interest rate cap contracts to manage our exposure on the variable rate interest debt and variable rate investments in real estate debt. The Company has designated these derivative financial instruments as cash flow hedges as defined under GAAP as of June 30, 2025.
Foreign Currency Exchange Rate Derivatives
Certain of the Company’s foreign investments expose it to fluctuations in foreign currency exchange rates. The Company uses foreign exchange rate derivatives, including foreign currency forwards and currency options, to reduce the risk from fluctuations in foreign exchange rates associated with its assets and liabilities denominated in foreign currencies. The Company also uses foreign currency derivatives to hedge the foreign exchange risk associated with certain of its net investments in foreign operations.
The Company enters into currency options that give it the right, but not the obligation, to sell the foreign currency amount in exchange for a functional currency amount within a limited time at a contracted price. The contracts may also be net settled in cash, based on differentials in the foreign currency exchange rate and the strike price. The Company uses currency options as an economic hedge of foreign currency exposure related to the Company’s non-U.S. investments.
The following table details the Company’s outstanding derivatives:
Notional Amount
Financial InstrumentsNumber of InstrumentsWeighted Average Maturity DateJune 30, 2025December 31, 2024
Derivatives designated as hedging instruments
Interest rate swaps83/3/2028$1,507,923 $1,425,130 
Derivatives not designated as hedging instruments
Foreign currency forward contracts (1)
81/1/2030435,219 131,037 
Foreign currency option contracts (1)
211/30/2028104,370 104,370 
Total $2,047,512 $1,660,537 
__________________
(1)The notional amount reflects the balance we expect to settle at the maturity date based on the contractual strike price at trade execution.
The fair value of our derivative financial instruments and their classification on our Condensed Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024 are detailed below.
Asset DerivativesLiability Derivatives
Fair ValueFair Value
Balance Sheet
Location
June 30, 2025December 31, 2024Balance Sheet
Location
June 30, 2025December 31, 2024
Derivatives Designated as Hedging Instruments
Interest rate swapsOther Assets$618 $13,546 Other Liabilities$9,563 $1,922 
Total Derivatives Designated as Hedging Instruments$618 $13,546 $9,563 $1,922 
Derivatives Not Designated as Hedging Instruments
Foreign currency forward contractsOther Assets$160 $808 Other Liabilities$12,243 $2,630 
Foreign currency option contractsOther Assets6,465 2,853 Other Liabilities— — 
Total Derivatives Not Designated as Hedging Instruments$6,625 $3,661 $12,243 $2,630 
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the three months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(238)$— Interest Income$43 $— 
Interest rate swaps - Borrowings
(4,148)8,272 Interest Expense2,391 5,223 
Interest rate caps— 2,429 Interest Expense— 2,248 
Total Derivatives Designated as Hedging Instruments$(4,386)$10,701 $2,434 $7,471 
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the six months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(1,025)$— Interest Income$58 $— 
Interest rate swaps - Borrowings
(15,259)33,981 Interest Expense4,702 10,365 
Interest rate caps— 5,656 Interest Expense— 4,630 
Total Derivatives Designated as Hedging Instruments$(16,284)$39,637 $4,760 $14,995 
The following table details the effect of the Company’s derivative financial instruments not designated as hedging instruments on the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2025 and 2024:
Three Months EndedSix Months Ended
Derivatives Not Designated as Hedging InstrumentsIncome Statement LocationJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Foreign currency forward contractsOther Income (Expense)$(8,435)$963 $(10,260)$2,897 
Foreign currency option contractsOther Income (Expense)3,175 (375)3,612 (1,708)
Total Derivatives Not Designated as Hedging Instruments$(5,260)$588 $(6,648)$1,189 

v3.25.2
Related Party Transactions
6 Months Ended
Jun. 30, 2025
Related Party Transactions [Abstract]  
Related Party Transactions Related Party Transactions
Due to Affiliates
The following table details the components of due to affiliates:
June 30, 2025December 31, 2024
Accrued ongoing servicing fees$134,625 $101,890 
Accrued management fee12,673 9,710 
Performance participation allocation18,331 15,719 
Advanced organization and offering costs8,591 9,677 
Other advanced expenses (1)
3,635 3,095 
Total$177,855 $140,091 
________________
(1)Includes salaries and other invoices paid by the Adviser on behalf of and subsequently reimbursed by the Company.
Ongoing Servicing Fees
The Company accrues ongoing servicing fees payable to Blue Owl Securities LLC (the “Dealer Manager”), for ongoing services rendered to shareholders for Class S, Class N, and Class D shares equal to 0.85%, 0.50% and 0.25%, respectively, per annum of the aggregate NAV of the respective outstanding class of shares. The ongoing servicing fees are paid monthly in arrears.
As part of the DST Program, NLT OP is authorized to issue three additional classes of OP Units, Class S-1, Class N-1, and Class D-1 in exchange for Interests in DSTs in the event NLT OP elects to exercise its FMV Buyback Option and the participation of such OP Units in the Company’s distribution reinvestment plan. NLT OP will pay to the Dealer Manager for ongoing services rendered to shareholders for Class S-1, Class N-1, and Class D-1 OP Units equal to 0.85%, 0.50% and 0.25%, respectively, per annum of the aggregate NAV of the respective outstanding class of OP Units. The servicing fees will be paid monthly in arrears. Additionally, the DST Sponsor, Blue Owl Real Estate Exchange LLC, a wholly owned subsidiary of the Company, will pay to the Dealer Manager, a service fee equal to 0.25% per annum of the price per Interest sold, to be paid quarterly or monthly in arrears based on the DST Offering.
Accrued Management Fees
The Company will pay the Adviser a management fee equal to 1.25% of NAV per annum payable monthly for services rendered related to ongoing operations of ORENT pursuant to the Investment Advisory Agreement. Additionally, to the extent that NLT OP issues OP Units to parties other than the Company, NLT OP will pay the Adviser a management fee equal to 1.25% of the NAV of NLT OP attributable to such units not held by us per annum payable monthly.
The management fee may be paid, at the Adviser’s election, in cash, Class I shares or Class I OP Units. To date, the Adviser has elected to receive the management fee in the Company’s common shares, resulting in a non-cash expense. During the three and six months ended June 30, 2025, the Company incurred management fees of $18,622 and $34,838, respectively. During the three and six months ended June 30, 2024, the Company incurred management fees of $10,323 and $18,804, respectively.
During the six months ended June 30, 2025 and 2024, the Company issued 3,124,371 and 1,624,473 shares, respectively, to the Adviser as payment for management fees. Management fees of $12,673 and $9,710 were accrued and unpaid as of June 30, 2025 and December 31, 2024, respectively. The shares issued to the Adviser for payment of the management fee were issued at the applicable NAV per share at the end of each month for which the fee was earned.
Additionally, in connection with the DST Program, the Company will pay the Adviser a management fee equal to 1.25% of the total consideration received by the Company or its affiliate for selling Interests to third-party investors, net of up-front fees and expense reimbursements payable out of gross sale proceeds from the sale of such Interests and any proceeds from any loans secured directly or indirectly by the DST Properties, per annum payable monthly. The Adviser has waived the fee for the current DST Offerings.
Performance Participation Allocation
In addition to the fees paid to the Adviser for services provided pursuant to the Investment Advisory Agreement, Blue Owl Oak Trust Carry LLC, a controlled subsidiary of Blue Owl, and Blue Owl Real Estate Net Lease Trust CPV LP (formerly, Oak Trust Carry Participant Vehicle LP), controlled by senior and other officers of Blue Owl (each a “Special Limited Partner”) holds a performance participation interest in NLT OP that entitles them to receive an allocation of NLT OP’s total return. Total return is defined as total distributions plus the change in the Company’s NAV per share, adjusted for subscriptions and repurchases. The performance participation allocation is an incentive fee paid to the Adviser and receipt of the allocation is subject to the ongoing effectiveness of the Investment Advisory Agreement. Under the NLT OP agreement, the Special Limited Partners are entitled to an allocation from NLT OP equal to 12.5% of total return, after the other unit holders have received a total return of 5% (after recouping any loss carryforward amount). The allocation of the performance participation allocation is measured on a calendar year basis and is paid quarterly in OP Units, ORENT shares, or cash, at the election of the Special Limited Partner. As the performance participation allocation is associated with the performance of services rendered by the Adviser, and the Special Limited Partners are only entitled to the performance participation allocation fee provided that the Investment Advisory Agreement has not been terminated, the Company accounts for the performance participation allocation as an expense in our Condensed Consolidated Statements of Operations. During the three and six months ended June 30, 2025, the Company recognized $18,331 and $30,896, respectively, of performance participation allocation expense in the Company’s Condensed Consolidated Statements of Operations. During the three and six months ended June 30, 2024, the Company recognized $8,333 and $15,162, respectively, of performance participation allocation expense in the Company’s Condensed Consolidated Statements of Operations.
During the six months ended June 30, 2025 and 2024, the Company issued 2,773,439 and 528,732 Class I OP Units to the Special Limited Partners as payment of performance participation allocation at the respective NAV per unit. During the six months ended June 30, 2025, 113,979 Class I OP Units originally issued as payment of performance participation allocation were redeemed. During the six months ended June 30, 2024, 20,439 Class I OP Units originally issued as payment of performance participation allocation were redeemed. As of June 30, 2025 and December 31, 2024, there were 6,468,614 and 3,809,153 Class I OP Units outstanding, respectively, issued as payment of the performance participation allocation expense.
Advanced Organization and Offering Costs
The Adviser advanced all of the organization and offering costs on behalf of the Company (including legal, marketing, due diligence, administrative, accounting, design and website expenses, fees and expenses of our escrow agent and transfer agent, and other expenses attributable to the Company’s organization, but excluding ongoing servicing fees) through September 1, 2023. Such costs are recorded as a component of Due to affiliates on the Company’s Condensed Consolidated Balance Sheets and are being reimbursed to the Adviser pro rata over 60 months beginning September 1, 2023.
Accrued interest - affiliate line of credit
During the six months ended June 30, 2024, the Company issued 695,189 Class I shares to our affiliate, Blue Owl Capital Holdings LP, as payment for interest on the revolving promissory note. During the year ended December 31, 2024, the Company repaid the outstanding balance under the affiliate line of credit as well as the remaining accrued interest through the use of proceeds from the issuance of common shares and cash flows from operations.
Common Shares Held by Affiliates
As of June 30, 2025 and December 31, 2024, ORENT affiliates and their employees owned 9,095,239 and 13,109,016 ORENT Class I shares, respectively. The aggregate amount of Class I shares owned by ORENT affiliates and their employees was $93,188 and $133,696, based on the NAV per share/unit as of June 30, 2025 and December 31, 2024, respectively.
During the six months ended June 30, 2025, the Adviser submitted 4,511,171 Class I shares, previously issued as payment for management fees and interest on the affiliate line of credit, for repurchase by the Company for a total of
$46,000. During the six months ended June 30, 2024, the Adviser did not submit any shares for repurchase. Additionally, during the six months ended June 30, 2025, Blue Owl Real Estate Fund V OP (SH) LP (“Fund V”), a fund also managed by the Adviser, redeemed 2,777,242 Class I shares for a total of $28,402. The shares represent all of the shares previously issued by the Company as consideration for properties acquired from Fund V during the year ended December 31, 2022.

v3.25.2
Leases
6 Months Ended
Jun. 30, 2025
Leases [Abstract]  
Leases Leases
Lessor – Operating leases
The Company’s rental revenue primarily consists of rent earned from operating leases at the Company’s net lease properties which consists of fixed annual rent that escalates annually throughout the term of the applicable leases, and the tenant is generally responsible for all property-related expenses, including taxes, insurance, and maintenance. The Company's net lease properties are each leased to a single tenant.
The following table details the components of operating lease income from leases in which the Company is the lessor.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Base rent (1)
$46,001 $39,108 $91,164 $79,773 
Straight-line rental revenue, net (2)
5,280 4,006 10,405 9,118 
Variable lease payments (3)
5,854 5,541 11,223 10,657 
Amortization of above/below market lease intangibles89 62 178 123 
Total Rental revenue$57,224 $48,717 $112,970 $99,671 
__________________
(1)Consists of fixed lease payments.
(2)Represents lease income related to the excess (deficit) of straight-line rental revenue over fixed lease payments.
(3)Consists of reimbursement of common area maintenance (“CAM”) and real estate taxes, as well as amortization of tenant inducements.

The following table presents the undiscounted future minimum rents the Company expects to receive for its net lease properties classified as operating leases as of June 30, 2025.
Year
Future Minimum Rents (1)
2025 (remaining)$93,248 
2026189,004 
2027191,820 
2028194,788 
2029196,231 
2030199,224 
Thereafter1,753,215 
Total$2,817,530 
(1)     Excludes future minimum rents related to leases with build-to-suit arrangements and other leases where the rent commencement date is based on future events and therefore not fixed at June 30, 2025.

Lessor – Financing receivables
In accordance with ASC 842, certain of the Company’s sales-type lease contracts are accounted for as failed sale-leaseback transactions and were recorded as an Investments in leases - Financing receivables. During the three and six months ended June 30, 2025, the Company recognized interest income of $8,873 and $19,180, respectively. During the three and six months ended June 30, 2024, the Company recognized interest income of $15,037 and $29,571, respectively. Interest income is recognized on an effective interest basis at a constant rate of return over the term of the applicable leases. Cash received from the sales-type leasing agreements was $11,396 and $21,313 during the six months ended June 30, 2025 and 2024, respectively.
All of the lease payments are on a triple net basis to the tenant and the Company has rights in accordance with the individual lease agreements to protect the value of our leased properties. As of June 30, 2025, the future minimum
payments of sales-type lease receivables were as follows:
Year
Future Minimum Payments
2025 (remaining)$14,605 
202629,820 
202730,623 
202831,448 
202932,295 
203033,165 
Thereafter1,211,619 
Total lease payment receivable1,383,575 
Less deferred interest income1,047,105 
Less allowance for credit losses18,422 
Total Investments in leases - Financing receivables$318,048 
The following table reflects the roll-forward of the allowance for credit losses on our real estate portfolio for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$22,934 $16,638 
Current period change in credit allowance2,687 742 
Reduction in allowance resulting from dispositions(7,199)— 
Balance, end of period$18,422 $17,380 
We assess the credit quality of our investments through the credit ratings of the lessee. The credit quality indicators are reviewed by us on a quarterly basis as of quarter-end. In instances where the lessee does not have a public credit rating, we may use either a comparable proxy company or the overall corporate credit rating, as applicable. We also use this credit rating to determine the probability of default (“PD”) when estimating credit losses for each investment. Our current year change in credit allowance is primarily the result of the Company’s dispositions.
The following tables detail the amortized cost basis of our Investments in leases - Financing receivable by the credit quality indicator as of June 30, 2025 and December 31, 2024:
June 30, 2025
B2
Caa2
Total
Investments in leases - Financing receivable
$114,410 $222,060 $336,470 
December 31, 2024
B2Caa2Total
Investments in leases - Financing receivable
$342,849 $215,358 $558,207 
Purchase Option Provisions
Certain of the Company’s leases include purchase option provisions. The provisions vary by agreement but generally allow the lessee to purchase the property during a specified period for the Company’s gross investment plus a specified proportion of appreciation. The Company expects that the purchase price will be greater than its net investment in the property at the time of potential exercise by the lessee.
Lessee - DST Program Master Lease
As of June 30, 2025, the Company has contributed 16 assets to DSTs as part of its DST Offerings. The assets are leased back to the Company by a wholly owned subsidiary of the Company under the master lease agreement. The following table presents the undiscounted future minimum rent payment obligation of the wholly owned subsidiary:
YearFuture Minimum Payments
2025 (remaining)$8,204 
202616,408 
202716,408 
202816,566 
202916,814 
203017,871 
Thereafter280,746 
Total $373,017 
Leases Leases
Lessor – Operating leases
The Company’s rental revenue primarily consists of rent earned from operating leases at the Company’s net lease properties which consists of fixed annual rent that escalates annually throughout the term of the applicable leases, and the tenant is generally responsible for all property-related expenses, including taxes, insurance, and maintenance. The Company's net lease properties are each leased to a single tenant.
The following table details the components of operating lease income from leases in which the Company is the lessor.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Base rent (1)
$46,001 $39,108 $91,164 $79,773 
Straight-line rental revenue, net (2)
5,280 4,006 10,405 9,118 
Variable lease payments (3)
5,854 5,541 11,223 10,657 
Amortization of above/below market lease intangibles89 62 178 123 
Total Rental revenue$57,224 $48,717 $112,970 $99,671 
__________________
(1)Consists of fixed lease payments.
(2)Represents lease income related to the excess (deficit) of straight-line rental revenue over fixed lease payments.
(3)Consists of reimbursement of common area maintenance (“CAM”) and real estate taxes, as well as amortization of tenant inducements.

The following table presents the undiscounted future minimum rents the Company expects to receive for its net lease properties classified as operating leases as of June 30, 2025.
Year
Future Minimum Rents (1)
2025 (remaining)$93,248 
2026189,004 
2027191,820 
2028194,788 
2029196,231 
2030199,224 
Thereafter1,753,215 
Total$2,817,530 
(1)     Excludes future minimum rents related to leases with build-to-suit arrangements and other leases where the rent commencement date is based on future events and therefore not fixed at June 30, 2025.

Lessor – Financing receivables
In accordance with ASC 842, certain of the Company’s sales-type lease contracts are accounted for as failed sale-leaseback transactions and were recorded as an Investments in leases - Financing receivables. During the three and six months ended June 30, 2025, the Company recognized interest income of $8,873 and $19,180, respectively. During the three and six months ended June 30, 2024, the Company recognized interest income of $15,037 and $29,571, respectively. Interest income is recognized on an effective interest basis at a constant rate of return over the term of the applicable leases. Cash received from the sales-type leasing agreements was $11,396 and $21,313 during the six months ended June 30, 2025 and 2024, respectively.
All of the lease payments are on a triple net basis to the tenant and the Company has rights in accordance with the individual lease agreements to protect the value of our leased properties. As of June 30, 2025, the future minimum
payments of sales-type lease receivables were as follows:
Year
Future Minimum Payments
2025 (remaining)$14,605 
202629,820 
202730,623 
202831,448 
202932,295 
203033,165 
Thereafter1,211,619 
Total lease payment receivable1,383,575 
Less deferred interest income1,047,105 
Less allowance for credit losses18,422 
Total Investments in leases - Financing receivables$318,048 
The following table reflects the roll-forward of the allowance for credit losses on our real estate portfolio for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$22,934 $16,638 
Current period change in credit allowance2,687 742 
Reduction in allowance resulting from dispositions(7,199)— 
Balance, end of period$18,422 $17,380 
We assess the credit quality of our investments through the credit ratings of the lessee. The credit quality indicators are reviewed by us on a quarterly basis as of quarter-end. In instances where the lessee does not have a public credit rating, we may use either a comparable proxy company or the overall corporate credit rating, as applicable. We also use this credit rating to determine the probability of default (“PD”) when estimating credit losses for each investment. Our current year change in credit allowance is primarily the result of the Company’s dispositions.
The following tables detail the amortized cost basis of our Investments in leases - Financing receivable by the credit quality indicator as of June 30, 2025 and December 31, 2024:
June 30, 2025
B2
Caa2
Total
Investments in leases - Financing receivable
$114,410 $222,060 $336,470 
December 31, 2024
B2Caa2Total
Investments in leases - Financing receivable
$342,849 $215,358 $558,207 
Purchase Option Provisions
Certain of the Company’s leases include purchase option provisions. The provisions vary by agreement but generally allow the lessee to purchase the property during a specified period for the Company’s gross investment plus a specified proportion of appreciation. The Company expects that the purchase price will be greater than its net investment in the property at the time of potential exercise by the lessee.
Lessee - DST Program Master Lease
As of June 30, 2025, the Company has contributed 16 assets to DSTs as part of its DST Offerings. The assets are leased back to the Company by a wholly owned subsidiary of the Company under the master lease agreement. The following table presents the undiscounted future minimum rent payment obligation of the wholly owned subsidiary:
YearFuture Minimum Payments
2025 (remaining)$8,204 
202616,408 
202716,408 
202816,566 
202916,814 
203017,871 
Thereafter280,746 
Total $373,017 

v3.25.2
Equity and Non-Controlling Interest
6 Months Ended
Jun. 30, 2025
Equity [Abstract]  
Equity and Non-Controlling Interest DST Program
On August 31, 2023, the Company, through NLT OP, initiated a DST Program to issue and sell up to a maximum aggregate offering amount of $3,000,000 of Interests in one or more DSTs holding DST Properties in private placement. Under the DST Program, DST Properties, which may be sold, contributed, sourced, or otherwise seeded from the Company’s real properties held through NLT OP or from third parties, will be held in one or more DSTs and leased back by a wholly owned subsidiary of NLT OP in accordance with corresponding master lease agreements. NLT OP will have the right, but not the obligation, to acquire the Interests in the applicable DST from the beneficial owners or the applicable DST’s right, title, interest in any portion of the DST Properties from the beneficial owners, in each case, in exchange for cash or OP Units, at a purchase price equal to the fair market value of the beneficial owner’s interest in one or more of the DST Properties (“FMV Buyback Option”). The FMV Buyback Option is exercisable during the one-year option period beginning two years from the final closing of the applicable DST Offering or in such other time frame as provided for in the applicable DST arrangement. After a one-year holding period, investors who receive OP Units pursuant to the FMV Buyback Option generally have the right to cause NLT OP to redeem all or a portion of their OP Units for, at the Company’s sole discretion, common shares of the Company, cash, or a combination of both.
The proceeds received from the DSTs are accounted for as financing obligation liabilities on the Condensed Consolidated Balance Sheets. The sale of Interests in a DST Property is accounted for as a failed sale-leaseback transaction due to the FMV Buyback Option retained by NLT OP and in accordance with ASC 842, the property remains on the Company’s Condensed Consolidated Balance Sheets. The Company has elected to account for the DST financing obligations using the FVO in accordance with ASC 825 and applies the FVO for each financial obligation recognized as Interests are sold, thus the election is occurring on an instrument-by-instrument basis. When the FVO is elected for a financial obligation, the Company subsequently measures the instrument at fair value and separately presents the changes in fair value resulting from instrument specific credit risk, if any, in other comprehensive income. The impact of changes in fair value other than those related to instrument specific credit risk are recorded in earnings, which represents a debit or credit entry, with the offset recorded as an adjustment to the financial obligation each reporting period.
Under the applicable master lease agreements, the Company is responsible for ongoing property management and for making fixed payments to the DSTs regardless of whether the DST Properties’ cash flows are sufficient to cover the payment. Accordingly, a holder of the DST’s beneficial interest receives a fixed payment from the Company and the potential for capital appreciation through the FMV Buyback Option. In exchange for these payments, the Company is entitled to receive the operating cash flows from the properties. For financial reporting purposes, the DST entities are not consolidated by the Company, but the underlying DST Properties and related mortgage debt are included in the condensed consolidated financial statements due to the resulting failed sale-leaseback transactions. The DST Property operations, including rental revenues and property operating expenses associated with the underlying property of each master lease and the master lease payment expense, are included in the respective line items on the Condensed Consolidated Statements of Operations.
As the FMV Buyback Option is exercised, the financial obligation is settled and is derecognized on the Company’s balance sheet. Upon exercise, management would record the fair value adjustment to its financial obligation to reflect the value of the underlying properties at the date of exercise, and realize a gain or loss, as applicable.
If the FMV Buyback Option expires and is not exercised, the Company would reevaluate the existing failed sale-leaseback conclusions under ASC 842, determine whether a successful sale-leaseback occurs at that time and reevaluate the
lease classification in accordance with ASC 842-10-25-1. While this has not happened since the inception of the Company’s DST Program, the Company expects that control of the property would transfer to the DST interest holders. Therefore, the real property and the financial obligation would be derecognized from the Company’s balance sheet and the Company would recognize a gain or loss, as applicable. The Company expects that the master lease would be classified as an operating lease, and as such, the Company would record a right-of-use asset and lease liability based on the guidance under ASC 842. The establishment of these assets and liabilities under ASC 842 would preclude any future accounting under a fair value election at that time.
During the six months ended June 30, 2025, the Company sold one industrial asset, net of a $57,750 mortgage loan, to a DST as part of its second DST Offering of $60,900, and sold 13 industrial assets to a DST as part of its third DST Offering of $95,540. See Note 9 - Debt for additional information regarding the mortgage loan. The Company did not sell or contribute any assets to a DST during the year ended December 31, 2024. A wholly owned subsidiary of the Company leased back the assets held in the DSTs in accordance with master lease agreements.
The following tables provide details on the Company’s DST Program activity:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net proceeds from DST Interests sold (1)
$67,133 $8,462 $106,272 $12,940 
Master lease payments (2)
$3,215 $1,119 $4,518 $2,270 
Distributions from the Company’s DST Interests
$1,283 $911 $1,808 $1,995 
(1)     Net proceeds from DST Interests sold for the three and six months ended June 30, 2025 are net of total upfront fees at closing of $1,631 and $2,409, of which the Company earned $1,117 and $1,911, respectively. Net proceeds from DST Interests sold for the three and six months ended June 30, 2024 are net of total upfront fees earned at closing of $45 and $135, of which the Company earned $45 and $129, respectively. The upfront fees earned at closing by the Company are included within Other (expense) income, net on the Condensed Consolidated Statements of Operations.
(2)    We account for payments made to the DSTs under the master lease as a reduction of our financial obligations prior to remeasuring the fair value.

June 30, 2025December 31, 2024
DST financing obligation (1)
$158,024 $52,123 
(1)    The DST financing obligation is included within Other liabilities on the Condensed Consolidated Balance Sheets.

From inception of the DST Program through June 30, 2025, the Company has raised gross proceeds of $160,910.
Equity and Non-Controlling Interest
Authorized Capital
As of June 30, 2025, the Company had the authority to issue an unlimited number of preferred shares and four classes of common shares including Class S shares, Class N shares, Class D shares, and Class I shares. Each class of common shares and preferred shares has a par value of $0.01. The Company’s Board of Trustees has the ability to establish the preferences and rights of each class of common shares or series of preferred shares, without shareholder approval, and as such, it may afford the holders of any series of preferred shares preferences, powers and rights senior to the rights of holders of common shares. The differences among the common share classes relate to upfront transaction fees and ongoing shareholder servicing fees. See Note 2 – Summary of Significant Accounting Policies and Estimates for a further description of such items. Other than the differences in upfront transaction fees and ongoing shareholder servicing fees, each class of common shares has the same economic and voting rights.
Common Shares
The following table details the movement in the Company’s outstanding shares of common shares:

Three Months Ended June 30, 2025
Class SClass NClass DClass ITotal
March 31, 2025212,038,904 24,524,850 3,974,835 250,368,354 490,906,943 
Common shares issued30,889,872 9,997,313 569,138 35,687,916 77,144,239 
Distribution reinvestment2,056,780 215,206 58,174 2,133,686 4,463,846 
Common shares repurchased(1,880,837)— — (9,490,692)(11,371,529)
Common shares converted(1)
(177,787)— — 176,681 (1,106)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the three months ended June 30, 2025, 177,787 Class S Shares with a value of $1,808 were converted into 176,681 Class I shares based on the respective period’s NAV per share.

Six Months Ended June 30, 2025
Class S
Class N
Class D
Class I
Total
December 31, 2024186,966,766 15,155,627 1,751,905 219,267,018 423,141,316 
Common shares issued57,263,539 19,233,410 2,751,066 67,811,709 147,059,724 
Distribution reinvestment3,872,107 348,332 99,176 4,019,764 8,339,379 
Common shares repurchased(4,416,206)— — (12,977,149)(17,393,355)
Common shares converted(1)
(759,274)— — 754,603 (4,671)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the six months ended June 30, 2025, 759,274 Class S Shares with a value of $7,703 were converted into 754,603 Class I shares based on the respective period’s NAV per share.
Redeemable Common Shares
In connection with the Company’s payment of interest on its Affiliate line of credit and management fee, the Adviser holds Class I common shares. See Note 11 – Related Party Transactions for further details on the affiliate line of credit and management fee. The Adviser and Blue Owl Capital Holdings LP have the ability to redeem the Class I shares for cash at their election, therefore the Company has classified these Class I shares as Redeemable common shares outside of equity on the Company’s Condensed Consolidated Balance Sheets. As of June 30, 2025 and December 31, 2024, we have issued 11,542,484 and 8,418,113 Redeemable common shares, respectively. As of June 30, 2025 and December 31, 2024, 4,177,066 and 5,563,867 Redeemable common shares, respectively, remained outstanding. See Note 11 - Related Party Transactions for further details on the redemption of Redeemable common shares.
The Redeemable common shares are recorded at the greater of (i) their issuance amount, or (ii) their redemption value, which is equivalent to the fair value of the shares at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment of $146 and $19 during the three and six months ended June 30, 2025, respectively, and $9 and $24 during the three and six months ended June 30, 2024, respectively.
Share and Unit Repurchases
The Company adopted a share repurchase plan whereby, subject to certain limitations, shareholders may request, on a quarterly basis, that the Company repurchase all or any portion of their shares. The repurchase price per share will generally be equal to the NAV per share as of the last calendar day of the first month of the applicable calendar quarter, except that, subject to certain exceptions, shares that have not been outstanding for at least one year will be repurchased at 98% of the transaction price (“Early Repurchase Deduction”). The aggregate NAV of total repurchases of Class S, Class N, Class D and Class I Shares is limited to no more than 5% of the Company’s aggregate NAV per calendar quarter (measured using the average aggregate NAV as of the end of the preceding three months for which NAV is available). Shareholders may request on a quarterly basis that the Company repurchase all or any portion of their shares and may submit such repurchase requests beginning after the start of the second month of the applicable calendar quarter. The Early Repurchase Deduction does not apply to shares acquired through the distribution reinvestment plan.
Other than as described for Redeemable common shares and Redeemable Non-Controlling Interests, the Company is not obligated to repurchase any shares and could choose to repurchase fewer shares than were requested to be repurchased, or none at all. Further, the Board of Trustees may modify and suspend the Company’s Share Repurchase Plan if it deems such action to be in the Company’s best interest and the best interest of its shareholders. In the event that the Company determines to repurchase some but not all of the shares submitted for repurchase during any particular calendar quarter, shares repurchased at the end of such calendar quarter would be repurchased on a pro rata basis.
During the three months ended June 30, 2025, the Company repurchased 11,371,529 shares of common shares for a total of $116,228, and converted 523,138 Class I OP Units to Class I shares with a value of $5,336. The Company did not repurchase any OP Units for cash during the three months ended June 30, 2025.
During the six months ended June 30, 2025 the Company repurchased 17,393,355 shares of common shares for a total of $177,359, and converted 584,422 Class I OP Units to Class I shares with a value of $5,961. The Company did not repurchase any OP Units for cash during the six months ended June 30, 2025.
During the three months ended June 30, 2024, the Company repurchased 2,372,508 shares of common shares for a total of $24,086, and converted 105,744 Class I OP Units to Class I shares with a value of $1,075. The Company repurchased 37,933 OP Units for cash with a value of $385.
During the six months ended June 30, 2024, the Company repurchased 4,044,367 shares of common shares for a value of $40,974, and converted 429,046 Class I OP Units to Class I shares with a total value of $4,416. The Company repurchased 50,593 OP Units for cash with a value of $516.
The Company had no unfulfilled repurchase requests during the six months ended June 30, 2025 and 2024.
Distributions
The Company generally intends to distribute substantially all of its taxable income, which does not necessarily equal net income as calculated in accordance with GAAP, to its shareholders each year to comply with the REIT provisions of the Internal Revenue Code. Each class of common shares receives the same gross distribution per share. The net
distribution varies for each class based on the applicable shareholder servicing fee, which is deducted from the monthly distribution per share and paid directly to the applicable distributor.
The following table details the aggregate distributions declared for each applicable class of common shares for the three months ended June 30, 2025 and 2024:
Three Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.1750 $0.1750 $0.1750 $0.1750 $0.1751 $0.0584 $0.1751 $0.1751 
Shareholder servicing fee per common share(0.0216)(0.0127)(0.0064)(0.0215)(0.0043)(0.0064)
Net distributions declared per common share$0.1534 $0.1623 $0.1686 $0.1750 $0.1536 $0.0541 $0.1687 $0.1751 
The following table details the aggregate distributions declared for each applicable class of common shares for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.3500 $0.3500 $0.3500 $0.3500 $0.3500 $0.0584 $0.3500 $0.3500 
Shareholder servicing fee per common share(0.0430)(0.0254)(0.0128)— (0.0428)(0.0043)(0.0125)— 
Net distributions declared per common share $0.3070 $0.3246 $0.3372 $0.3500 $0.3072 $0.0541 $0.3375 $0.3500 
The Company has adopted a distribution reinvestment plan whereby shareholders will have their cash distributions automatically reinvested in additional common shares unless they elect to receive their distributions in cash. The per share purchase price for shares purchased pursuant to the distribution reinvestment plan will be equal to the transaction price at the time the distribution is payable. Shareholders will not pay an upfront transaction fee when purchasing shares pursuant to the distribution reinvestment plan. The ongoing servicing fees with respect to shares of Class S shares, Class N shares, and Class D shares are calculated based on the NAV for those shares and may reduce the NAV.
Redeemable Non-controlling Interest
In connection with payment of its performance participation allocation, the Special Limited Partners hold Class I OP Units. See Note 11 - Related Party Transactions for further details of the Special Limited Partners’ performance participation interest. Because the Special Limited Partners have the ability to redeem their Class I OP Units for Class I shares in the Company or cash at their election, the Company has classified these Class I OP Units as Redeemable Non-controlling Interest in mezzanine equity on the Company’s Condensed Consolidated Balance Sheets.
The following table details the redeemable non-controlling interest activity related to the Special Limited Partners for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$39,952 $17,976 
Settlement of prior performance participation allocation28,284 5,371 
Repurchases(1,163)(208)
Net income allocation1,568 188 
Other comprehensive income allocation182 83 
Distributions(1,906)(672)
Fair value allocation462 437 
Reallocation between additional paid-in capital and non-controlling interests due to changes in NLT OP ownership460 512 
Balance, end of period$67,839 $23,687 
During the six months ended June 30, 2025 and 2024, the Company issued Class I OP Units to the Special Limited Partners as payment of the performance participation allocation. As of June 30, 2025, 134,418 OP Units had been redeemed for cash, and 6,718 OP Units had been exchanged for Class I shares in the Company.
The Redeemable Non-controlling Interests are recorded at the greater of (i) their carrying amount, adjusted for their share of the allocation of GAAP net income or loss and distributions, or (ii) their redemption value, which is equivalent to the fair value of such interests at the end of each measurement period. Accordingly, the Company recorded an allocation adjustment between Additional Paid-in-Capital and Redeemable Non-controlling Interest of $498 and $462 during the three and six months ended June 30, 2025, respectively, and $312 and $437 during the three and six months ended June 30, 2024, respectively.
Share-Based Compensation
During the six months ended June 30, 2025 and 2024, we awarded independent members of the Board of Trustees 39,255 and 38,683 shares of restricted Class I shares, respectively. The restricted Class I shares are subject to a vesting period of 13.5 months. The Company incurred total share-based compensation expense of approximately $106 and $235 for the three and six months ended June 30, 2025, respectively, and $94 and $207 for the three and six months ended June 30, 2024, respectively.

v3.25.2
Commitment and Contingencies
6 Months Ended
Jun. 30, 2025
Commitments and Contingencies Disclosure [Abstract]  
Commitments and Contingencies Commitments and Contingencies
The Company is involved in various claims and litigation matters arising in the ordinary course of business, some of which involve claims for damages. Many of these matters are covered by insurance, although they may nevertheless be subject to deductibles or retentions. Although the ultimate liability for these matters cannot be determined, based upon information currently available, the Company believes the ultimate resolution of such claims and litigation will not have a material adverse effect on its financial position, results of operations or liquidity. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for discussion of the funding guarantee the Company has provided related to STORE.
During the year ended December 31, 2024, the Company acquired 23 investments related to build-to-suit arrangements. As of June 30, 2025, the Company has placed four of the assets in service and contributed two of the assets for interest in LV Petroleum JV. The Company has paid and/or accrued $56,936 in construction costs and estimates the total future commitments to complete the construction for the 17 remaining assets to be $35,104. As of June 30, 2025, the remaining maximum contractual funding is $70,728. Additionally, as of June 30, 2025, the Company estimates its pro rata capital contributions to LV Petroleum JV required to complete construction of the two build-to-suit assets to be $9,467.
During the year ended December 31, 2024, the Company made an indirect investment through BOREC Spider Member LLC in CoreWeave CTP-02 JV, which will construct an asset under a build-to-suit arrangement. During the three months ended June 30, 2025, the Company made an indirect investment through BOREC Spider Member III LLC in CoreWeave CTP-03 JV, which will construct another asset under a build-to-suit arrangement leased to CoreWeave, Inc. See Note 5 - Investments in Unconsolidated Real Estate Affiliates for additional discussion.
During the year ended December 31, 2024, the Company, through BOREC Longhorn NLT Aggregator LLC, was admitted as a member to BOREC Longhorn Member LLC, a member of Oracle 1-2 JV, which was formed for the purpose of constructing assets under a build-to-suit arrangement. As a member of BOREC Longhorn Member LLC, the Company has provided a guarantee to Oracle 1-2 JV and to Crusoe Abilene, LLC to fund the construction of the assets. As of June 30, 2025, the Company had met the maximum contractual funding obligation and does not expect to fund any future commitments to complete the construction of the build-to-suit asset.
During the three months ended June 30, 2025, the Company, through B3-B4 Aggregator and B5-B8 Aggregator, invested in Oracle 3-4 JV and Oracle 5-8 JV, respectively, which were formed for the purpose of constructing assets under build-to-suit arrangements. As a member of these joint ventures, the Company has agreed to fund its pro rata share of costs to fund the construction of the assets. The Company does not expect to make any additional contributions to Oracle 3-4 JV as the development costs have been fully funded as of June 30, 2025. As of June 30, 2025, the Company estimates that it will contribute $173,449 to Oracle 5-8 JV to fund its future commitments to complete the construction of the build-to-suit asset.

v3.25.2
Earnings Per Share
6 Months Ended
Jun. 30, 2025
Earnings Per Share [Abstract]  
Earnings Per Share Earnings Per Share
Basic net income/(loss) per common share is determined by dividing net income/(loss) attributable to common shareholders by the weighted average number of common shares outstanding during the period, excluding unvested restricted Class I shares. The restricted Class I shares are considered to be participating securities because they contain non-forfeitable rights to distributions. The restricted Class I shares participate equally with all classes of common shares, therefore net income/(loss) has not been presented separately.
All classes of common shares are allocated net income (loss) at the same rate per share and receive the same gross distribution per share.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net income $61,554 $14,370 $170,449 $30,184 
Net income attributable to non-controlling interests(3,206)(1,234)(9,733)(2,917)
Net income attributable to ORENT shareholders $58,348 $13,136 $160,716 $27,267 
Net income attributable to dilutive OP units3,206 1,234 9,733 2,917 
Net income attributable to ORENT shareholders - dilutive$61,554 $14,370 $170,449 $30,184 
Weighted average number of common shares outstanding - basic545,932,592 292,992,195 510,324,741 265,106,090 
Effect of dilutive unvested grants of restricted Class I shares39,255 38,683 39,255 38,683 
Effect of dilutive OP units31,713,173 28,916,411 31,333,954 28,807,652 
Weighted average shares of common shares outstanding - dilutive577,685,020 321,947,289 541,697,950 293,952,425 
Net income per common share - basic$0.11 $0.04 $0.31 $0.10 
Net income per common share - diluted$0.11 $0.04 $0.31 $0.10 
The computation of diluted net income per common share for the three and six months ended June 30, 2025 includes 39,255 dilutive restricted Class I shares and 31,713,173 and 31,333,954 dilutive OP Units, respectively. The computation of diluted net income per common share for three and six months ended June 30, 2024 includes 38,683 dilutive restricted Class I shares and 28,916,411 and 28,807,652 dilutive OP Units, respectively.

v3.25.2
Segment Reporting
6 Months Ended
Jun. 30, 2025
Segment Reporting [Abstract]  
Segment Reporting Segment Reporting
The Company’s principal business is the acquisition, ownership, financing and leasing of single-tenant commercial real estate properties subject to long-term net leases with investment grade and other creditworthy tenants or guarantors.
The Company has one operating segment and one reportable segment as of June 30, 2025. The CODM specifically reviews consolidated net income and certain significant expenses excluding non-cash items on a consolidated basis to allocate resources accordingly. The following table details our segment financial results for the three and six months ended June 30, 2025 and 2024:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total segment revenues$66,097 $63,754 $132,150 $129,242 
Segment expenses
Fund level expenses (1)
4,451 5,770 10,360 10,768 
Management fees18,622 10,323 34,838 18,804 
Performance participation allocation18,331 8,333 30,896 15,162 
Interest expense (2)
21,259 28,496 40,528 62,429 
Other segment income, net (3)
(57,922)(4,646)(155,002)(9,517)
Income tax (benefit) expense
(198)1,108 81 1,412 
Consolidated segment net income
$61,554 $14,370 $170,449 $30,184 
(1)    Fund level expenses are equal to total general and administrative expenses adjusted to exclude the CECL allowance.
(2)    Interest expense excludes non-cash items such as amortization expense related to our deferred financing fees.
(3)     Other segment income, net includes rental property operating expenses, CECL allowance, depreciation and amortization, income from unconsolidated real estate affiliates, loss on dispositions, interest income, and other (income) expense, net.

The measure of segment assets is reported on the Condensed Consolidated Balance Sheets as total assets.

v3.25.2
Income Taxes
6 Months Ended
Jun. 30, 2025
Income Tax Disclosure [Abstract]  
Income Taxes Income Taxes
The Company has elected to be taxed as a REIT under the applicable provisions of the Code for every year beginning with the year ended December 31, 2022. The Company has also elected for some of its subsidiaries to be treated as taxable REIT subsidiaries (“TRSs”), which are subject to federal and state income taxes.
For the three and six months ended June 30, 2025, the Company incurred an income tax benefit of $198 and income tax expense of $81, respectively. For the three and six months ended June 30, 2024, the Company incurred income tax expense of $1,108 and $1,412, respectively. The Company’s income tax expense is related to its foreign entities and its DST Program held through a TRS.
The components of income tax (benefit) expense for three and six months ended June 30, 2025 and 2024 were as follows:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Current Expense
U.S. Federal$62 $74 $62 $112 
U.S. State11 32 11 73 
Foreign310 906 726 906 
Total current expense$383 $1,012 $799 $1,091 
Deferred Tax (Benefit) Expense
U.S. Federal$(530)$62 $(689)$219 
U.S. State(139)34 (195)102 
Foreign88 — 166 — 
Total deferred tax (benefit) expense$(581)$96 $(718)$321 
Total income tax (benefit) expense, net$(198)$1,108 $81 $1,412 
Income tax expense is higher than the expected pretax book income of the TRS at the 21% federal statutory rate as a result of fair value adjustments on interest rate swaps and gains on sales of DST interests, as well as the impact of state and local taxes.
Deferred income taxes reflect the net effects of temporary differences between the carrying amounts of assets and liabilities for GAAP purposes and the amount used for income tax purposes. As of June 30, 2025, the Company had a deferred tax asset related to its DST Program of $914 included within Other assets in the Condensed Consolidated Balance Sheet primarily related to amortization of organizational expense, fair value adjustments on interest rate swaps, and gains on sales of DST interests. As of June 30, 2025, the Company had a net deferred tax liability related to its foreign entities of $1,557 included within Other liabilities in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $304 and a deferred liability of $1,861, primarily related to temporary differences on real property and straight-line rent adjustments, respectively. As of December 31, 2024, the Company had a net deferred tax asset related to its DST Program of $29 included within Other assets in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $383 related to amortization of organizational expenses and a deferred tax liability of $354 for basis differences in real property. As of December 31, 2024, the Company had a net deferred tax liability related to its foreign entities of $1,176 included within Other liabilities in the Condensed Consolidated Balance Sheet comprised of a deferred tax asset of $170 related to temporary differences on property and a deferred tax liability of $1,346, primarily related to straight-line rent adjustments.
Income taxes paid (received) for the six months ended June 30, 2025 were $765, comprised of $28 U.S. Federal, $141 U.S. State, and $596 Foreign, of which $605 and $(9) relate to the U.K. and Canadian jurisdictions, respectively.
The Company files its tax returns as prescribed by the tax laws of the jurisdictions in which it operates. In the normal course of business, the tax years that remain open under the statute of limitations may be subject to examinations by the appropriate tax authorities. The Company is generally no longer subject to state or local examinations by tax authorities for tax years prior to 2022.

v3.25.2
Subsequent Events
6 Months Ended
Jun. 30, 2025
Subsequent Events [Abstract]  
Subsequent Events Subsequent Events
In preparation of the accompanying Condensed Consolidated Financial Statements, the Company has evaluated events and transactions that occurred after June 30, 2025 for recognition or disclosure purposes. Based on this evaluation, we identified the following subsequent events, from June 30, 2025 through the date the financial statements were issued.
Proceeds from the Issuance of Common Shares
From July 1, 2025 through the date the financial statements were issued, the Company sold an aggregate of 46,083,030 shares of its common shares (consisting of 20,724,150 Class S shares, 4,244,482 Class N shares, 1,242,791 Class D shares, and 19,871,608 Class I shares) resulting in net proceeds of $470,672 to the Company as payment for such shares.

v3.25.2
Insider Trading Arrangements
3 Months Ended
Jun. 30, 2025
Trading Arrangements, by Individual  
Rule 10b5-1 Arrangement Adopted false
Non-Rule 10b5-1 Arrangement Adopted false
Rule 10b5-1 Arrangement Terminated false
Non-Rule 10b5-1 Arrangement Terminated false

v3.25.2
Summary of Significant Accounting Policies and Estimates (Policies)
6 Months Ended
Jun. 30, 2025
Accounting Policies [Abstract]  
Basis of Presentation
Basis of Presentation
The accompanying condensed consolidated financial statements have been prepared in accordance with GAAP for interim financial information as established by the Financial Accounting Standards Board (“FASB”) in the Accounting Standards Codification (“ASC”) including modifications issued under Accounting Standards Updates (“ASUs”). The Condensed Consolidated Financial Statements include the accounts of the Company, the Company’s subsidiaries, and investments in which the Company has a controlling interest. All intercompany balances and transactions have been eliminated in consolidation. The accompanying unaudited condensed consolidated interim financial statements should be read in conjunction with the audited consolidated financial statements included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2024, filed with the Securities and Exchange Commission (“SEC”) on March 13, 2025.
Principles of Consolidation
Principles of Consolidation
The Company consolidates all entities in which it has a controlling financial interest through majority ownership or voting rights and variable interest entities whereby the Company is the primary beneficiary. In determining whether the Company has a controlling financial interest in a partially owned entity and the requirement to consolidate the accounts of that entity, the Company considers whether the entity is a variable interest entity (“VIE”) and whether it is the primary beneficiary. In general, a VIE is a legal entity that (a) has equity investors that do not provide sufficient financial resources for the entity to support its activities, (b) does not have equity investors with voting rights, or ( c) has equity investors whose votes are disproportionate from their economics and substantially all of the activities are conducted on behalf of the investor with disproportionately fewer voting rights. The Company is the primary beneficiary of a VIE when it has (i) the power to direct the most significant activities impacting the economic performance of the VIE and (ii) the obligation to absorb losses or receive benefits significant to the VIE. As part of its VIE considerations, the Company considers any indirect interests and any applicable relationships, including related parties.
Entities that do not qualify as VIEs are generally considered voting interest entities (“VOEs”) and are evaluated for consolidation under the voting interest model. The Company consolidates VOEs when it controls the entity through a majority voting interest and there is no other interest holder that has substantive participating rights or the power to control through an agreement with other equity holders.
When the requirements for consolidation are not met and the Company has significant influence over the operations of the entity, the investment is accounted for under the equity method of accounting. Equity method investments for which the Company has not elected the fair value option (“FVO”) are initially recorded at cost and subsequently adjusted for the Company’s pro-rata share of net income, contributions and distributions. Equity method investments for which the Company has elected the FVO are initially recorded at fair value and subsequently adjusted for the Company’s pro-rata shares of the changes in fair value.
NLT OP is considered to be a VIE. The Company consolidates this entity as it has the ability to direct the most significant activities of the entity such as purchases, dispositions, financings, budgets, and overall operating plans.
For consolidated entities, the non-controlling partner’s share of the assets, liabilities, and operations of each entity is included in non-controlling interests as equity of the Company. The non-controlling partner’s interest is generally computed as the non-controlling interests’ ownership percentage. Any profits interest due to the other owner is reported within non-controlling interests.
Use of Estimates
Use of Estimates
The preparation of condensed consolidated financial statements in conformity with GAAP requires the Company to make estimates and assumptions that affect certain reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period.
The Company believes the estimates and assumptions underlying its condensed consolidated financial statements are reasonable based on the information available as of June 30, 2025. However, uncertainty over the current global economic environment conditions, including the persistence of elevated inflation and interest rate volatility, in conjunction with
global economic and geopolitical uncertainty, including the ongoing conflicts in Eastern Europe, the Middle East, and the North Africa region and the U.S. government’s imposition of tariffs and the counter-tariffs imposed by other countries, and the impact on the Company’s operations may cause actual results to differ materially from those estimates.
Rental Revenue
Rental Revenue
The Company’s primary source of revenues is rental revenue, which is accounted for under the lease standard. Rental revenue primarily consists of fixed contractual base rent arising from tenant leases at our properties under operating leases or sales-type leases. Revenue under leases that are deemed probable of collection is recognized as revenue on a straight-line basis over the non-cancelable term of the related leases. The Company begins to recognize revenue upon the acquisition of the related property or when a tenant takes possession of the leased space. Base rent arising from tenant leases at our properties is recognized on a straight-line basis over the life of the lease, including any rent steps or abatement provisions. For leases that are deemed not probable of collection, revenue is recorded as the lesser of (i) the amount which would be recognized on a straight-line basis or (ii) cash that has been received from the tenant, with any tenant and deferred rent receivable balances charged as a direct write-off against rental revenue in the period of the change in the collectability determination. Our estimate of collectability includes, but is not limited to, factors such as the tenant’s payment history, financial condition, industry and geographic area. These estimates could differ materially from actual results.
Investments in Unconsolidated Real Estate Affiliates
Investments in Unconsolidated Real Estate Affiliates
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates, as this election aligns the accounting for GAAP and the calculation of monthly NAV for these investments. The Company therefore reports these investments at fair value in Investments in unconsolidated real estate affiliates on the Condensed Consolidated Balance Sheets. Changes in the fair value of equity method investments under the FVO are recorded as Income from unconsolidated real estate affiliates in the Condensed Consolidated Statements of Operations.
The Company evaluates its equity method investments on a periodic basis to determine if there are any indicators that the value of our equity investment may be impaired and whether or not that impairment is other-than-temporary. To the extent an impairment has occurred and is determined to be other-than-temporary, the Company measures the charge as the excess of the carrying value of our investment over its estimated fair value, which is determined by calculating our share of the estimated fair market value of the underlying net assets based on the terms of the applicable partnership or joint-venture agreement. For equity investments in entities that hold real estate, the estimated fair value of the underlying investment’s real estate is calculated based on whether the acquisition of a property qualifies as a business combination or an asset acquisition. The fair value of the underlying investment’s debt, if any, is calculated based on market interest rates and other market information. The fair value of the underlying investment’s other financial assets and liabilities have fair values that generally approximate their carrying values.
Distributions received from equity method investments are classified using the nature of distributions approach. Distributions received are classified based on the nature of the activity or activities that generated the distributions as a return on the investment, which are classified as cash inflows from operating activities, or a return of investment, which are classified as cash inflows from investing activities. Transaction costs associated with the equity method investments are expensed as incurred. Investments made, including the transaction costs, for equity method investments are classified as cash outflows from investing activities in the Condensed Consolidated Statements of Cash Flows.
Foreign Currency
Foreign Currency
In the normal course of business, the Company makes investments in real estate outside the United States (“U.S.”) through subsidiaries that have a non-U.S. dollar functional currency. Non-U.S. dollar denominated assets and liabilities of these foreign subsidiaries are translated to U.S. dollars at the prevailing exchange rate at the reporting date and income, expenses, gains, and losses are translated at the average exchange rate over the applicable period. Cumulative translation adjustments arising from the translation of non-U.S. dollar denominated assets and liabilities are recorded in Other Comprehensive Income (Loss).
Fair Value Measurements
Fair Value Measurements
The carrying amounts of cash and cash equivalents and accounts payable and accrued expenses reasonably approximate fair value, in the Company’s judgment, because of their short-term nature.
In accordance with ASC 820, Fair Value Measurement, the Company defines fair value based on the price that would be received upon sale of an asset or the exit price that would be paid to transfer or settle a liability in an orderly transaction
between market participants at the measurement date. The Company uses a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value. The fair value hierarchy consists of the three broad levels described below:
Level 1 — Quoted prices in active markets for identical assets or liabilities that the entity has the ability to access.
Level 2 — Observable inputs, other than quoted prices included in Level 1, such as quoted prices for similar assets and liabilities in active markets; quoted prices for identical or similar assets and liabilities in markets that are not active; or other inputs that are observable or can be corroborated by observable market data.
Level 3 — Unobservable inputs that are supported by little or no market activity and that are significant to the fair value of the assets and liabilities. This includes certain pricing models, discounted cash flow methodologies and similar techniques that use significant unobservable inputs. Due to inherent uncertainty of these estimates, these values may differ materially from the values that would have been used had a ready market for these investments existed.
The Company has estimated the fair value of its financial instruments and non-financial assets using available market information and valuation methodologies we believe to be appropriate for these purposes. Considerable judgment and a high degree of subjectivity are involved in developing these estimates and, accordingly, they are not necessarily indicative of amounts that would be realized upon disposition.
Valuation of assets and liabilities measured at fair value
Certain of the Company’s investments in real estate debt and FVO equity method investments are reported at fair value. As of June 30, 2025, the Company’s investments in real estate debt reported at fair value, directly or indirectly, consisted of commercial mortgage-backed securities (“CMBS”), which are securities backed by one or more mortgage loans secured by real estate assets, as well as term, revolver, senior and mezzanine loans secured by real estate assets, presented collectively as commercial real estate loans. The Company generally determines the fair value of its investments in real estate debt by utilizing third-party pricing service providers whenever available.
In determining the fair value of a particular investment, pricing service providers may use broker-dealer quotations, reported trades or valuation estimates from their internal pricing models to determine the reported price. The pricing service providers’ internal models for securities such as real estate debt generally consider the attributes applicable to a particular class of the security (e.g., credit rating, seniority), current market data, and estimated cash flows for each security, and incorporate specific collateral performance, as applicable. Certain of the Company’s investments in real estate debt are unlikely to have readily available market quotations. In such cases, the Company will generally determine the initial value based on the acquisition price of such investment if acquired by the Company or the par value of such investment if originated by the Company. Following the initial measurement, the Company will determine fair value by utilizing or reviewing certain of the following: (i) market yield data, (ii) discounted cash flow modeling, (iii) collateral asset performance, (iv) local or macro real estate performance, (v) capital market conditions, (vi) debt yield or loan-to-value ratios, and (vii) borrower financial condition and performance. Refer to Note 6 - Investments in Real Estate Debt for additional details on the Company’s investments in real estate debt.
The Company has elected the FVO for certain of its investments in unconsolidated real estate affiliates and therefore, reports these investments at fair value. The Company estimates the fair market value of these investments based on its pro rata share of the investments’ equity at fair value. The investments’ underlying real estate holdings and debt are valued on a recurring basis using unobservable inputs (Level 3 inputs). The fair value of the underlying real estate holdings is generally determined using the income capitalization valuation method. As of June 30, 2025, the weighted average capitalization rate utilized, excluding real estate under development, was 7.0%. The fair value of the underlying debt is determined by discounting the future contractual cash flows to the present value using current market interest rates. As of June 30, 2025, the weighted average interest rate utilized was 5.5%.
The Company’s derivative financial instruments are reported at fair value and consist of interest rate and foreign currency contracts. The calculation of the fair value of derivative instruments is complex and different inputs in the model can result in significant changes to the fair value of derivative instruments and the related gain or loss on derivative instruments included in our financial statements. The fair values of the Company’s interest rate and foreign currency contracts were estimated using advice from a third-party derivative specialist, based on cash flows and observable inputs comprising of yield curves, foreign currency rates, and credit spreads (Level 2 inputs). Fair value information relating to derivative financial instruments is provided in Note 10 - Derivative Financial Instruments.
The Company has elected to account for the DST financing obligation arising from the repurchase option on the sale of DST Interests to third parties through the Company’s DST Program at fair value. The fair value of the Company’s DST Program obligation is determined based on changes in fair value of the underlying assets held by the DST Interests as well as undistributed earnings related to DST Interests owned by third parties.
Valuation of assets measured at fair value on a nonrecurring basis
Certain of the Company’s assets are not measured at fair value on an ongoing basis but are subject to fair value adjustments, such as when there is evidence of impairment, and therefore such assets are measured at fair value on a nonrecurring basis. The Company reviews its real estate properties for impairment each quarter and when there is an event or change in circumstances that could indicate the carrying amount of the real estate value may not be recoverable.
Valuation of liabilities not measured at fair value
As of June 30, 2025 and December 31, 2024, the fair value of the Company’s unsecured term loan credit facility, unsecured revolving credit facility, mortgages payable, and unsecured senior notes was $401 above and $910 below carrying value, respectively. Fair value of the Company’s indebtedness is estimated by modeling the cash flows required by the Company’s debt agreements and discounting them back to the present value using an estimated market yield. Additionally, the Company considers current market rates and conditions by evaluating similar borrowing agreements with comparable loan-to-value ratios and credit profiles. The inputs used in determining the fair value of the Company’s indebtedness are considered Level 3. Fair value information pertaining to debt is provided in Note 9 – Debt.
Allowance for Credit Losses
Allowance for Credit Losses
The Company analyzes its Investments in leases - Financing receivables, net, certain of its investments in real estate debt which are held-to-maturity and its investment in loans receivable, which are included within Investments in real estate debt in our Condensed Consolidated Balance Sheets, for potential credit losses under the current expected credit losses (“CECL”) model. The allowance for credit losses is measured, considering the Company’s ownership of the leased asset, using a probability of default method based on the lessee’s and borrower’s respective credit ratings, the expected value related to releasing underlying assets or collateral, our historical loss experiences, and other factors related to other sale-leasebacks accounted for as financing receivables, our investments in real estate debt held-to-maturity, and our investments in loans receivable. Included in our model are factors that incorporate forward-looking information. Changes in the allowance for credit losses are subsequently included in the Company’s Condensed Consolidated Statements of Operations within General and administrative expenses and as a reduction to Investments in leases - Financing receivables, net and Investments in real estate debt on our Condensed Consolidated Balance Sheets.
Earnings Per Share
Earnings Per Share
Basic net income per common share is determined by dividing net income attributable to common shareholders by the weighted average number of common shares outstanding during the period. All classes of common shares are allocated net income/(loss) at the same rate per share and receive the same gross distribution per share.
The impact of the vested restricted Class I shares held by our trustees is included in our calculation of basic earnings per share. Redeemable Class I shares issued to the Adviser as payment for management fees and interest on the affiliate line of credit and incentive compensation awards of units of NLT OP (“OP Units”) to certain employees of the Adviser are included in our calculation of diluted earnings per share.
Share-Based Compensation
Share-Based Compensation
We compensate each of our non-employee trustees on the Board of Trustees who are not affiliated with Blue Owl with an annual retainer of restricted Class I shares as part of their compensation for services on the Board of Trustees. See Note 13 - Equity and Non-Controlling Interest for additional information regarding share-based compensation. We recognize compensation expense related to share-based awards to our independent trustees in our condensed consolidated financial statements based on the fair value of the award on the date of grant.
Recently Issued Accounting Pronouncements Not Yet Adopted
Recently Issued Accounting Pronouncements Not Yet Adopted
The Company considers the applicability and impact of all accounting standards and pronouncements issued by the FASB. Accounting standards and pronouncements not yet adopted were assessed and determined to be either not applicable or are expected to have minimal impact on the Company’s results of operations, financial position, and cash flows.
In December 2023, the FASB issued ASU 2023-09, Income Taxes (Topic 740), Improvements to Income Tax Disclosures, which requires the disclosure of tax rate reconciliations, amount of income taxes separate by federal and individual jurisdiction, and the amount of income (loss) from operations before income tax expense (benefit) disaggregated between federal, state and foreign. The amendments in ASU 2023-09 apply to all entities subject to Topic 740. The ASU is
effective for annual periods beginning after December 15, 2024. Entities may elect to apply the amendments either prospectively or retrospectively. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In November 2024, the FASB issued ASU 2024-03, Disaggregation of Income Statement Expenses (Subtopic 220-40), which requires disaggregated disclosure of income statement expenses for public business entities (“PBEs”). The ASU does not change the expense caption an entity presents on the face of the income statement; rather, it requires disaggregation of certain expense captions into specified categories in disclosures within the footnotes to the financial statements. The amendments in ASU 2024-03 apply to all PBEs, including entities that file or furnish financial statements with the SEC, inclusive of brokers and dealers in securities and voluntary filers. The ASU should be adopted prospectively, however, retrospective adoption is permitted. In January 2025, the FASB issued ASU 2025-01, Income Statement-Reporting Comprehensive Income - Expense Disaggregation Disclosures, which clarified the effective date of ASU 2024-03. The ASU is effective for annual reporting periods beginning after December 15, 2026, and interim reporting periods with annual reporting periods beginning after December 15, 2027. Early adoption is permitted. Entities may elect to apply the amendments either prospectively or retrospectively. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.
In May 2025, the FASB issued ASU 2025-03 Business Combinations (Topic 805) and Consolidation (810): Determining the Accounting Acquired in the Acquisition of a Variable Interest Entity, which revises guidance in ASC 805 on identifying the accounting acquired in a business combination in which the legal acquiree is a variable interest entity (VIE). The ASU is intended to improve comparability between business combinations that involve VIEs and those that do not. Under ASU 2025-03, a reporting entity involved in a business combination effected primarily by the exchange of equity interests must consider the factors in ASC 805-10-55-12 through 55-15 to determine which entity is the accounting acquirer regardless of whether the legal acquiree is a VIE. More specifically, when considering those factors, the reporting entity can determine that a transaction in which the legal acquiree is a VIE represents a reverse acquisition (in which the legal acquirer is identified as the acquiree for accounting purposes). As a result, comparability is increased with business combinations in which the legal acquiree is a VOE. ASU 2025-03 is effective for fiscal years beginning after December 15, 2026, including interim periods within those fiscal years. Early adoption is permitted. The amendments in ASU 2025-03 must be applied prospectively to any business combination that occurs after the adoption date. The Company is currently assessing the impact of adopting the standard on the Company’s financial statement disclosures.

v3.25.2
Summary of Significant Accounting Policies and Estimates (Tables)
6 Months Ended
Jun. 30, 2025
Accounting Policies [Abstract]  
Schedule of Assets Measured at Fair Value on a Recurring Basis
The following table details the Company’s assets measured at fair value on a recurring basis:
June 30, 2025December 31, 2024
Level 2Level 3TotalLevel 2Level 3Total
Assets:
Investments in unconsolidated real estate affiliates$— $2,986,233 $2,986,233 $— $1,742,086 $1,742,086 
Investments in real estate debt484,960 277,568 762,528 505,537 113,939 619,476 
Interest rate hedging derivatives (1)
618 — 618 13,546 — 13,546 
Foreign currency hedging derivatives (1)
6,625 — 6,625 3,661 — 3,661 
Total$492,203 $3,263,801 $3,756,004 $522,744 $1,856,025 $2,378,769 
Liabilities:
Interest rate hedging derivatives (2)
$9,563 $— $9,563 $1,922 $— $1,922 
Foreign currency hedging derivatives (2)
12,243 — 12,243 2,630 — 2,630 
DST financing obligation (2)
— 158,024 158,024 — 52,123 52,123 
Total $21,806 $158,024 $179,830 $4,552 $52,123 $56,675 
(1) Included within Other assets within the Condensed Consolidated Balance Sheets.
(2) Included within Other liabilities within the Condensed Consolidated Balance Sheets.
Schedule of Assets and Liabilities Measured at Fair Value on a Recurring Basis Using Level 3 Inputs
The following table details the Company’s assets and liabilities measured at fair value on a recurring basis using Level 3 inputs:
Investments in real estate debtInvestments in unconsolidated real estate affiliatesTotal AssetsDST Financing Obligation
Balance as of December 31, 2024$113,939 $1,742,086 $1,856,025 $52,123 
Purchases190,427 1,387,700 1,578,127 — 
Sales(28,777)(190,398)(219,175)— 
Distributions received— (138,708)(138,708)— 
DST Program proceeds— — — 106,272 
Included in net income
Realized gain on sale of DST Interests— — — (709)
Unrealized loss on fair value of DST financing obligation — — — 338 
Gain on fair value of investments in real estate debt1,979 — 1,979 — 
Income from unconsolidated real estate affiliates measured at fair value— 185,553 185,553 — 
Balance as of June 30, 2025$277,568 $2,986,233 $3,263,801 $158,024 

v3.25.2
Acquisitions and Dispositions (Tables)
6 Months Ended
Jun. 30, 2025
Business Combination, Asset Acquisition, Transaction between Entities under Common Control, and Joint Venture Formation [Abstract]  
Schedule of Real Estate Investments
The following tables set forth the acquisition values, number of properties, and total rentable square feet of gross leasable area (“GLA”) of the Company for the six months ended June 30, 2025 and 2024. For acquisitions not denominated in USD, the amounts have been presented in USD at the prevailing foreign exchange rate on the acquisition date:
Six Months Ended June 30, 2025
Property TypeAcquisition ValueNumber of PropertiesSquare Feet
(in thousands)
Retail$114,438 19196
Six Months Ended June 30, 2024
Property TypeAcquisition ValueNumber of Properties
Square Feet
(in thousands)(1)
Industrial$54,761 225,657 
Retail10,023 1954 
Total$64,784 236,611 
(1) The square footage for the retail property and a portion of industrial properties relates to build-to-suit assets.


The following table details the purchase price allocation for the properties acquired during the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Buildings$27,939 $13,461 
Land and land improvements8,594 13,178 
Construction in process— 29,017 
Financing receivables74,133 40,257 
In-place lease intangibles1,614 4,080 
Other lease intangibles2,158 5,142 
Below-market lease intangible liabilities— (94)
Total Purchase Price $114,438 $105,041 

v3.25.2
Investments in Real Estate, net (Tables)
6 Months Ended
Jun. 30, 2025
Real Estate [Abstract]  
Schedule of Investments in Real Estate
Investments in real estate, net consisted of the following:
June 30, 2025December 31, 2024
Buildings$2,521,411 $2,441,729 
Land and land improvements624,162 603,069 
Furniture, fixtures and equipment1,374 — 
Construction in process41,399 110,728 
Total
3,188,346 3,155,526 
Accumulated depreciation(208,278)(159,217)
Investments in real estate, net
$2,980,068 $2,996,309 

v3.25.2
Investments in Unconsolidated Real Estate Affiliates (Tables)
6 Months Ended
Jun. 30, 2025
Equity Method Investments and Joint Ventures [Abstract]  
Schedule of Investments in Unconsolidated Real Estate Affiliates
The following table provides summarized income statement information of STORE for the three and six months ended June 30, 2025 and 2024 (amounts in thousands):
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total revenue$308,668 $272,464 $612,552 $542,323 
Net income $29,072 $166,364 $81,746 $345,107 
The following tables detail the Company’s investments in unconsolidated real estate affiliates:
Ownership PercentageCarrying Amount of Investment
Investment
June 30, 2025 (1)
December 31, 2024June 30, 2025December 31, 2024
STORE Capital LLC
18.9 %16.4 %$2,027,622 $1,704,458 
Blue Owl NL Opportunity Credit REIT E LLC ("Fleet Farm JV") (2)
49.1 %49.1 %5,370 5,701 
Blue Owl NL Opportunity Credit Holdings REIT LLC ("Tenneco JV") (3)
50.9 %50.9 %31,478 28,808 
CoreWeave JVs (4)
12.9 %14.3 %18,031 8,820 
LV Petroleum JV
50.9 %— %127,933 — 
Oracle JVs (5)
45.5 %— %781,169 — 
Total$2,991,603 $1,747,787 
ORENT's Share of Unconsolidated Entities' Income (Loss)
Three Months EndedSix Months Ended
InvestmentJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
STORE Capital LLC
$51,631 $36,205 $141,002 $68,242 
Fleet Farm JV (2)
(25)33 (95)174 
Tenneco JV (3)
3,320 3,856 3,647 4,978 
CoreWeave JVs (4)
(414)— (1,160)— 
LV Petroleum JV
8,008 — 28,513 — 
Oracle JVs (5)
13,557 — 13,557 — 
$76,077 $40,094 $185,464 $73,394 
(1)    Ownership percentages reflect weighted average ownership as of June 30, 2025.
(2)     On August 12, 2022, the Company formed Fleet Farm JV, a joint venture in which the Company holds a 49.1% interest and accounts for using the equity method of accounting. As of June 30, 2025, the joint venture wholly owns two assets that are 100% leased to a single tenant under a triple-net lease.
(3)    On June 5, 2023, the Company formed Tenneco JV, a joint venture in which the Company holds a 50.9% interest and accounts for using the FVO under ASC 825. As of June 30, 2025, the joint venture wholly owns six assets that are 100% leased to a single tenant under triple-net leases.
(4)    Includes CoreWeave CTP-02 JV and CoreWeave CTP-03 JV, of which the Company owns 14.3% and 10.8%, respectively, as of June 30, 2025.
(5)    Includes Oracle 1-2 JV, Oracle 3-4 JV and Oracle 5-8 JV, of which the Company owns 44.3%, 8.2%, and 52.5%, respectively, as of June 30, 2025.

v3.25.2
Investments in Real Estate Debt (Tables)
6 Months Ended
Jun. 30, 2025
Investments, Debt and Equity Securities [Abstract]  
Schedule of Investment in Real Estate Debt
The following tables detail the Company’s investments in real estate debt held at fair value:
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS (3)
SOFR + 4%
2/28/2034$484,775 $485,671 $484,960 
Commercial real estate loans
10 %10/14/2029277,484 275,589 277,568 
Total investments in real estate debt (4)
%$762,259 $761,260 $762,528 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Includes investments pledged as collateral under a secured financing agreement. See Note 9 - Debt for additional information.
(4)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date (2)
Face
Amount
Cost BasisFair Value
CMBS
SOFR + 4%
4/29/2036$503,280 $503,379 $505,537 
Commercial real estate loans
12 %4/5/2028114,089 113,939 113,939 
Total investments in real estate debt (3)
%$617,369 $617,318 $619,476 

(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.
(3)Total investments in real estate debt per the tables above exclude our investments in HRRs and loans receivable, described below.
The following table details the credit rating of the Company’s investments in real estate debt held at fair value:
June 30, 2025December 31, 2024
Credit RatingCost BasisFair ValuePercentage Based
on Fair Value
Cost BasisFair ValuePercentage Based
on Fair Value
Aaa$20,001 $20,032 3%$25,695 $25,675 4%
Aa3— — — %6,072 6,091 %
AA-4,992 4,976 %21,437 21,441 %
A-56,197 56,201 7%91,631 91,848 15 %
A3— — — %8,189 8,262 %
Baa3— — — %3,007 3,037 — %
BBB7,008 7,030 1%12,017 12,032 %
BBB-54,519 54,432 7%84,391 84,886 14%
Ba231,638 31,704 4%31,646 31,674 5%
BB+6,496 6,514 1%6,629 6,656 1%
BB19,482 19,367 3%17,348 17,548 3%
Ba310,012 10,040 1%40,057 40,357 7%
BB-155,202 153,709 20%115,158 115,528 19%
B169,991 70,787 9%— — %
B-50,133 50,168 7%40,102 40,502 7%
Unrated275,589 277,568 36%113,939 113,939 18%
Total$761,260 $762,528 100%$617,318 $619,476 100%
The following table provides the activity for the real estate-related securities for the six months ended June 30, 2025:
Amortized Cost BasisGain/(Loss)Fair Value
Real estate-related securities as of December 31, 2024
$503,379 $2,158 $505,537 
Face value of real estate-related securities acquired213,813 — 213,813 
Sale of real estate-related securities(232,504)— (232,504)
Realized gain on sale of real estate-related securities556 — 556 
Interest income associated with real estate-related securities
427 — 427 
Unrealized loss on real estate securities
— (2,869)(2,869)
Real estate-related securities as of June 30, 2025
$485,671 $(711)$484,960 
Schedule of Investments which are Classified as Held-to-Maturity and Presented at Amortized Cost
The following tables detail the Company’s HRR investments which are classified as held-to-maturity and presented at amortized cost. The carrying value of the HRR investments as of June 30, 2025 is net of an allowance for credit losses of $1,665. The Company did not record an allowance for credit losses related to its HRR investments as of December 31, 2024. The Company has the intent and ability to hold its HRR investments until maturity.
June 30, 2025
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+6%
10/8/2029$156,600 $156,247 $154,582 
December 31, 2024
Type of Security/Loan
Weighted Average
Coupon(1)
Weighted Average Maturity Date(2)
Face
Amount
Cost Basis
Carrying Value
HRRs
SOFR+7%
12/15/2029$48,800 $48,941 $48,941 
(1)The term SOFR refers to the relevant floating benchmark rate, one-month SOFR.
(2)The weighted average maturity date is based on the fully extended maturity date of the instrument.

v3.25.2
DST Program (Tables)
6 Months Ended
Jun. 30, 2025
Equity [Abstract]  
Schedule of DST Program Activity and Financing Obligation
The following tables provide details on the Company’s DST Program activity:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net proceeds from DST Interests sold (1)
$67,133 $8,462 $106,272 $12,940 
Master lease payments (2)
$3,215 $1,119 $4,518 $2,270 
Distributions from the Company’s DST Interests
$1,283 $911 $1,808 $1,995 
(1)     Net proceeds from DST Interests sold for the three and six months ended June 30, 2025 are net of total upfront fees at closing of $1,631 and $2,409, of which the Company earned $1,117 and $1,911, respectively. Net proceeds from DST Interests sold for the three and six months ended June 30, 2024 are net of total upfront fees earned at closing of $45 and $135, of which the Company earned $45 and $129, respectively. The upfront fees earned at closing by the Company are included within Other (expense) income, net on the Condensed Consolidated Statements of Operations.
(2)    We account for payments made to the DSTs under the master lease as a reduction of our financial obligations prior to remeasuring the fair value.

June 30, 2025December 31, 2024
DST financing obligation (1)
$158,024 $52,123 
(1)    The DST financing obligation is included within Other liabilities on the Condensed Consolidated Balance Sheets.

v3.25.2
Intangibles (Tables)
6 Months Ended
Jun. 30, 2025
Goodwill and Intangible Assets Disclosure [Abstract]  
Schedule of Identified Intangible Lease Assets
The gross carrying amount and accumulated amortization of the Company’s identified intangible lease assets consisted of the following:
June 30, 2025December 31, 2024
Weighted Average Life (Years)Intangible lease assets, grossAccumulated AmortizationIntangible lease assets, netIntangible lease assets, grossAccumulated AmortizationIntangible lease assets, net
Intangible lease assets
In-place lease intangibles14.6$109,933 $(20,077)$89,856 $107,642 $(15,978)$91,664 
Other lease intangibles (1)
14.886,348 (9,439)76,909 82,696 (6,259)76,437 
Total intangible lease assets14.7$196,281 $(29,516)$166,765 $190,338 $(22,237)$168,101 
(1)    Includes total tenant lease inducement balance of $61,586 and $60,676 as of June 30, 2025 and December 31, 2024.
Schedule of Estimated Future Amortization
The estimated future amortization on the Company’s intangible assets for each of the next five years and thereafter as of June 30, 2025 is as follows:
In-Place Tenant Lease Intangible AssetsOther Lease Intangibles
2025 (remaining)$4,053 $3,109 
20268,107 6,217 
20278,107 6,217 
20288,107 6,217 
20298,106 6,216 
20308,107 6,217 
Thereafter45,269 42,716 
Total $89,856 $76,909 

v3.25.2
Debt (Tables)
6 Months Ended
Jun. 30, 2025
Debt Disclosure [Abstract]  
Schedule of Mortgage Notes and Credit Facilities
The following table details the mortgage notes and credit facilities of the Company:
Principal Balance Outstanding
Indebtedness
Weighted Average
Interest Rate(1)(2)
Weighted Average
Maturity Date
Maximum Facility SizeJune 30, 2025December 31, 2024
Mortgage notes & credit facilities:
Unsecured term loan credit facility
S + 1.35%
6/12/2030$1,250,000 $1,250,000 $1,165,500 
Unsecured revolving credit facility
S + 1.40%
6/12/2029$2,485,000 — 246,950 
Fixed rate mortgages
4.99%8/25/2029N/A106,291 99,098 
Variable rate mortgages
S + 1.88%
3/27/2028N/A107,309 129,824 
Deferred financing costs, net(45,354)(13,624)
Total Mortgage notes & credit facilities, net:
$1,418,246 $1,627,748 
Unsecured senior notes
Unsecured senior notes
6.35%2/2/2030N/A$130,000 $130,000 
Deferred financing costs, net
(3,478)(3,655)
Unsecured senior notes, net:
$126,522 $126,345 
Secured financings of investments in real estate debt
Secured financings of investments in real estate debt
S + 1.61%
8/20/2025N/A$115,276 $— 
__________________
(1)The term “S” refers to the relevant floating benchmark rates, which include daily secured overnight financing rate (“SOFR”), 30-day SOFR, one-month euro interbank offered rate (“EURIBOR”), daily Canadian overnight repo rate average (“CORRA”), and one-month SONIA as applicable to each loan. As of June 30, 2025, we have outstanding interest rate swaps that mitigate our exposure to potential future interest rate increases under our floating rate debt. See further discussion of outstanding interest rate swaps below.
(2)The Company’s mortgage and notes payable contain yield or spread maintenance provisions.
Schedule of Derivative Instruments
The following table details the Company’s interest rate swaps as of June 30, 2025:

Notional BalanceFixed Rate
Mortgage notes & credit facilities:
Unsecured term loan credit facility
$700,0003.65%
$250,0003.42%
$145,5004.23%
$100,0003.67%
$54,5003.40%
Unsecured revolving credit facility
$100,0003.25%
$45,5003.40%
Variable rate mortgages
$48,9233.74%
The following table details the Company’s outstanding derivatives:
Notional Amount
Financial InstrumentsNumber of InstrumentsWeighted Average Maturity DateJune 30, 2025December 31, 2024
Derivatives designated as hedging instruments
Interest rate swaps83/3/2028$1,507,923 $1,425,130 
Derivatives not designated as hedging instruments
Foreign currency forward contracts (1)
81/1/2030435,219 131,037 
Foreign currency option contracts (1)
211/30/2028104,370 104,370 
Total $2,047,512 $1,660,537 
__________________
(1)The notional amount reflects the balance we expect to settle at the maturity date based on the contractual strike price at trade execution.
Schedule of Future Principal Payments
The following table details the future principal payments due under the Company’s outstanding third-party borrowings as of June 30, 2025:
YearAmount
2025 (remaining)$115,276 
202649,559 
2027— 
202829,000 
2029144,791 
20301,347,250 
Thereafter23,000 
Total$1,708,876 

v3.25.2
Derivative Financial Instruments (Tables)
6 Months Ended
Jun. 30, 2025
Derivative Instruments and Hedging Activities Disclosure [Abstract]  
Schedule of Derivative Instruments
The following table details the Company’s interest rate swaps as of June 30, 2025:

Notional BalanceFixed Rate
Mortgage notes & credit facilities:
Unsecured term loan credit facility
$700,0003.65%
$250,0003.42%
$145,5004.23%
$100,0003.67%
$54,5003.40%
Unsecured revolving credit facility
$100,0003.25%
$45,5003.40%
Variable rate mortgages
$48,9233.74%
The following table details the Company’s outstanding derivatives:
Notional Amount
Financial InstrumentsNumber of InstrumentsWeighted Average Maturity DateJune 30, 2025December 31, 2024
Derivatives designated as hedging instruments
Interest rate swaps83/3/2028$1,507,923 $1,425,130 
Derivatives not designated as hedging instruments
Foreign currency forward contracts (1)
81/1/2030435,219 131,037 
Foreign currency option contracts (1)
211/30/2028104,370 104,370 
Total $2,047,512 $1,660,537 
__________________
(1)The notional amount reflects the balance we expect to settle at the maturity date based on the contractual strike price at trade execution.
Schedule of Derivative Instruments in Statement of Financial Position, Fair Value
The fair value of our derivative financial instruments and their classification on our Condensed Consolidated Balance Sheets as of June 30, 2025 and December 31, 2024 are detailed below.
Asset DerivativesLiability Derivatives
Fair ValueFair Value
Balance Sheet
Location
June 30, 2025December 31, 2024Balance Sheet
Location
June 30, 2025December 31, 2024
Derivatives Designated as Hedging Instruments
Interest rate swapsOther Assets$618 $13,546 Other Liabilities$9,563 $1,922 
Total Derivatives Designated as Hedging Instruments$618 $13,546 $9,563 $1,922 
Derivatives Not Designated as Hedging Instruments
Foreign currency forward contractsOther Assets$160 $808 Other Liabilities$12,243 $2,630 
Foreign currency option contractsOther Assets6,465 2,853 Other Liabilities— — 
Total Derivatives Not Designated as Hedging Instruments$6,625 $3,661 $12,243 $2,630 
Schedule of Derivative Instruments
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the three months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(238)$— Interest Income$43 $— 
Interest rate swaps - Borrowings
(4,148)8,272 Interest Expense2,391 5,223 
Interest rate caps— 2,429 Interest Expense— 2,248 
Total Derivatives Designated as Hedging Instruments$(4,386)$10,701 $2,434 $7,471 
The following table details the effect of the Company’s derivative financial instruments on the Condensed Consolidated Statements of Operations during the six months ended June 30, 2025 and 2024:
Amount of
Unrealized Gain
(Loss) Recognized
in OCI
Location of Gain
(Loss) Recognized in
Income on Derivatives
Amount of Gain
Reclassified from
Accumulated OCI into Income
Derivatives Designated as Hedging InstrumentsJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Interest rate swaps - Investments
$(1,025)$— Interest Income$58 $— 
Interest rate swaps - Borrowings
(15,259)33,981 Interest Expense4,702 10,365 
Interest rate caps— 5,656 Interest Expense— 4,630 
Total Derivatives Designated as Hedging Instruments$(16,284)$39,637 $4,760 $14,995 
The following table details the effect of the Company’s derivative financial instruments not designated as hedging instruments on the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2025 and 2024:
Three Months EndedSix Months Ended
Derivatives Not Designated as Hedging InstrumentsIncome Statement LocationJune 30, 2025June 30, 2024June 30, 2025June 30, 2024
Foreign currency forward contractsOther Income (Expense)$(8,435)$963 $(10,260)$2,897 
Foreign currency option contractsOther Income (Expense)3,175 (375)3,612 (1,708)
Total Derivatives Not Designated as Hedging Instruments$(5,260)$588 $(6,648)$1,189 

v3.25.2
Related Party Transactions (Tables)
6 Months Ended
Jun. 30, 2025
Related Party Transactions [Abstract]  
Schedule of Due to Affiliates Transactions
The following table details the components of due to affiliates:
June 30, 2025December 31, 2024
Accrued ongoing servicing fees$134,625 $101,890 
Accrued management fee12,673 9,710 
Performance participation allocation18,331 15,719 
Advanced organization and offering costs8,591 9,677 
Other advanced expenses (1)
3,635 3,095 
Total$177,855 $140,091 
________________
(1)Includes salaries and other invoices paid by the Adviser on behalf of and subsequently reimbursed by the Company.

v3.25.2
Leases (Tables)
6 Months Ended
Jun. 30, 2025
Leases [Abstract]  
Schedule of Operating Lease, Lease Income
The following table details the components of operating lease income from leases in which the Company is the lessor.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Base rent (1)
$46,001 $39,108 $91,164 $79,773 
Straight-line rental revenue, net (2)
5,280 4,006 10,405 9,118 
Variable lease payments (3)
5,854 5,541 11,223 10,657 
Amortization of above/below market lease intangibles89 62 178 123 
Total Rental revenue$57,224 $48,717 $112,970 $99,671 
__________________
(1)Consists of fixed lease payments.
(2)Represents lease income related to the excess (deficit) of straight-line rental revenue over fixed lease payments.
(3)Consists of reimbursement of common area maintenance (“CAM”) and real estate taxes, as well as amortization of tenant inducements.
Schedule of Lessor, Operating Lease, Payment to be Received, Maturity
The following table presents the undiscounted future minimum rents the Company expects to receive for its net lease properties classified as operating leases as of June 30, 2025.
Year
Future Minimum Rents (1)
2025 (remaining)$93,248 
2026189,004 
2027191,820 
2028194,788 
2029196,231 
2030199,224 
Thereafter1,753,215 
Total$2,817,530 
(1)     Excludes future minimum rents related to leases with build-to-suit arrangements and other leases where the rent commencement date is based on future events and therefore not fixed at June 30, 2025.
Schedule of Future Minimum Payments of Sales-Type Lease Receivables As of June 30, 2025, the future minimum
payments of sales-type lease receivables were as follows:
Year
Future Minimum Payments
2025 (remaining)$14,605 
202629,820 
202730,623 
202831,448 
202932,295 
203033,165 
Thereafter1,211,619 
Total lease payment receivable1,383,575 
Less deferred interest income1,047,105 
Less allowance for credit losses18,422 
Total Investments in leases - Financing receivables$318,048 
Schedule of Allowance for Credit Losses on Our Real Estate Portfolio
The following table reflects the roll-forward of the allowance for credit losses on our real estate portfolio for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$22,934 $16,638 
Current period change in credit allowance2,687 742 
Reduction in allowance resulting from dispositions(7,199)— 
Balance, end of period$18,422 $17,380 
Schedule of Sales-Type Lease, Net Investment in Lease, Credit Quality Indicator
The following tables detail the amortized cost basis of our Investments in leases - Financing receivable by the credit quality indicator as of June 30, 2025 and December 31, 2024:
June 30, 2025
B2
Caa2
Total
Investments in leases - Financing receivable
$114,410 $222,060 $336,470 
December 31, 2024
B2Caa2Total
Investments in leases - Financing receivable
$342,849 $215,358 $558,207 
Schedule of Undiscounted Future Minimum Rent Payment Obligation of the Wholly-Owned Subsidiary The following table presents the undiscounted future minimum rent payment obligation of the wholly owned subsidiary:
YearFuture Minimum Payments
2025 (remaining)$8,204 
202616,408 
202716,408 
202816,566 
202916,814 
203017,871 
Thereafter280,746 
Total $373,017 

v3.25.2
Equity and Non-Controlling Interest (Tables)
6 Months Ended
Jun. 30, 2025
Equity [Abstract]  
Schedule of Stock by Class
The following table details the movement in the Company’s outstanding shares of common shares:

Three Months Ended June 30, 2025
Class SClass NClass DClass ITotal
March 31, 2025212,038,904 24,524,850 3,974,835 250,368,354 490,906,943 
Common shares issued30,889,872 9,997,313 569,138 35,687,916 77,144,239 
Distribution reinvestment2,056,780 215,206 58,174 2,133,686 4,463,846 
Common shares repurchased(1,880,837)— — (9,490,692)(11,371,529)
Common shares converted(1)
(177,787)— — 176,681 (1,106)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the three months ended June 30, 2025, 177,787 Class S Shares with a value of $1,808 were converted into 176,681 Class I shares based on the respective period’s NAV per share.

Six Months Ended June 30, 2025
Class S
Class N
Class D
Class I
Total
December 31, 2024186,966,766 15,155,627 1,751,905 219,267,018 423,141,316 
Common shares issued57,263,539 19,233,410 2,751,066 67,811,709 147,059,724 
Distribution reinvestment3,872,107 348,332 99,176 4,019,764 8,339,379 
Common shares repurchased(4,416,206)— — (12,977,149)(17,393,355)
Common shares converted(1)
(759,274)— — 754,603 (4,671)
June 30, 2025242,926,932 34,737,369 4,602,147 278,875,945 561,142,393 
__________________
(1)During the six months ended June 30, 2025, 759,274 Class S Shares with a value of $7,703 were converted into 754,603 Class I shares based on the respective period’s NAV per share.
Schedule of Aggregate Distributions Declared for Each Applicable Class of Common Shares
The following table details the aggregate distributions declared for each applicable class of common shares for the three months ended June 30, 2025 and 2024:
Three Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.1750 $0.1750 $0.1750 $0.1750 $0.1751 $0.0584 $0.1751 $0.1751 
Shareholder servicing fee per common share(0.0216)(0.0127)(0.0064)(0.0215)(0.0043)(0.0064)
Net distributions declared per common share$0.1534 $0.1623 $0.1686 $0.1750 $0.1536 $0.0541 $0.1687 $0.1751 
The following table details the aggregate distributions declared for each applicable class of common shares for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Class SClass NClass DClass IClass SClass NClass DClass I
Aggregate gross distributions declared per common share$0.3500 $0.3500 $0.3500 $0.3500 $0.3500 $0.0584 $0.3500 $0.3500 
Shareholder servicing fee per common share(0.0430)(0.0254)(0.0128)— (0.0428)(0.0043)(0.0125)— 
Net distributions declared per common share $0.3070 $0.3246 $0.3372 $0.3500 $0.3072 $0.0541 $0.3375 $0.3500 
Schedule of Redeemable Noncontrolling Interest
The following table details the redeemable non-controlling interest activity related to the Special Limited Partners for the six months ended June 30, 2025 and 2024:
Six Months Ended
June 30, 2025June 30, 2024
Balance, beginning of period$39,952 $17,976 
Settlement of prior performance participation allocation28,284 5,371 
Repurchases(1,163)(208)
Net income allocation1,568 188 
Other comprehensive income allocation182 83 
Distributions(1,906)(672)
Fair value allocation462 437 
Reallocation between additional paid-in capital and non-controlling interests due to changes in NLT OP ownership460 512 
Balance, end of period$67,839 $23,687 

v3.25.2
Earnings Per Share (Tables)
6 Months Ended
Jun. 30, 2025
Earnings Per Share [Abstract]  
Schedule of Earnings Per Share, Basic and Diluted
All classes of common shares are allocated net income (loss) at the same rate per share and receive the same gross distribution per share.
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Net income $61,554 $14,370 $170,449 $30,184 
Net income attributable to non-controlling interests(3,206)(1,234)(9,733)(2,917)
Net income attributable to ORENT shareholders $58,348 $13,136 $160,716 $27,267 
Net income attributable to dilutive OP units3,206 1,234 9,733 2,917 
Net income attributable to ORENT shareholders - dilutive$61,554 $14,370 $170,449 $30,184 
Weighted average number of common shares outstanding - basic545,932,592 292,992,195 510,324,741 265,106,090 
Effect of dilutive unvested grants of restricted Class I shares39,255 38,683 39,255 38,683 
Effect of dilutive OP units31,713,173 28,916,411 31,333,954 28,807,652 
Weighted average shares of common shares outstanding - dilutive577,685,020 321,947,289 541,697,950 293,952,425 
Net income per common share - basic$0.11 $0.04 $0.31 $0.10 
Net income per common share - diluted$0.11 $0.04 $0.31 $0.10 

v3.25.2
Segment Reporting (Tables)
6 Months Ended
Jun. 30, 2025
Segment Reporting [Abstract]  
Schedule of Segment Reporting Information, by Segment The following table details our segment financial results for the three and six months ended June 30, 2025 and 2024:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Total segment revenues$66,097 $63,754 $132,150 $129,242 
Segment expenses
Fund level expenses (1)
4,451 5,770 10,360 10,768 
Management fees18,622 10,323 34,838 18,804 
Performance participation allocation18,331 8,333 30,896 15,162 
Interest expense (2)
21,259 28,496 40,528 62,429 
Other segment income, net (3)
(57,922)(4,646)(155,002)(9,517)
Income tax (benefit) expense
(198)1,108 81 1,412 
Consolidated segment net income
$61,554 $14,370 $170,449 $30,184 
(1)    Fund level expenses are equal to total general and administrative expenses adjusted to exclude the CECL allowance.
(2)    Interest expense excludes non-cash items such as amortization expense related to our deferred financing fees.
(3)     Other segment income, net includes rental property operating expenses, CECL allowance, depreciation and amortization, income from unconsolidated real estate affiliates, loss on dispositions, interest income, and other (income) expense, net.

v3.25.2
Income Taxes (Tables)
6 Months Ended
Jun. 30, 2025
Income Tax Disclosure [Abstract]  
Schedule of Components of Income Tax (Benefit) Expense
The components of income tax (benefit) expense for three and six months ended June 30, 2025 and 2024 were as follows:
Three Months EndedSix Months Ended
June 30, 2025June 30, 2024June 30, 2025June 30, 2024
Current Expense
U.S. Federal$62 $74 $62 $112 
U.S. State11 32 11 73 
Foreign310 906 726 906 
Total current expense$383 $1,012 $799 $1,091 
Deferred Tax (Benefit) Expense
U.S. Federal$(530)$62 $(689)$219 
U.S. State(139)34 (195)102 
Foreign88 — 166 — 
Total deferred tax (benefit) expense$(581)$96 $(718)$321 
Total income tax (benefit) expense, net$(198)$1,108 $81 $1,412 

v3.25.2
Organization and Nature of the Business (Details)
$ / shares in Units, $ in Thousands
6 Months Ended
Jun. 30, 2025
investment
class
jointVenture
property
tenant
segment
$ / shares
Dec. 31, 2024
$ / shares
Jun. 30, 2024
property
Aug. 31, 2023
USD ($)
Sep. 01, 2022
$ / shares
Class of Stock [Line Items]          
Number of operating segments | segment 1        
Number of reportable segments | segment 1        
Number of properties 215   23    
Number of investments in real estate leases | investment 15        
Number of investments in loans receivable related to properties | investment 17        
Number of interest in joint ventures | jointVenture 9        
Number of classes of shares | class 4        
Private Placement          
Class of Stock [Line Items]          
Initial offering price (in USD per share)         $ 10.00
STORE Capital LLC          
Class of Stock [Line Items]          
Number of properties | property 3,404        
Number of tenants | tenant 661        
Class S Shares          
Class of Stock [Line Items]          
Par value (in USD per share) $ 0.01        
Class N Shares          
Class of Stock [Line Items]          
Par value (in USD per share) 0.01 $ 0.01      
Class D Shares          
Class of Stock [Line Items]          
Par value (in USD per share) 0.01        
Class I Shares          
Class of Stock [Line Items]          
Par value (in USD per share) $ 0.01        
Interests | DST Program          
Class of Stock [Line Items]          
Shares authorized to sell | $       $ 3,000,000  
NLT OP          
Class of Stock [Line Items]          
Ownership interest 94.60%        

v3.25.2
Summary Of Significant Accounting Policies And Estimates - Additional Information (Details)
$ in Thousands
Jun. 30, 2025
USD ($)
Dec. 31, 2024
USD ($)
New Accounting Pronouncements or Change in Accounting Principle [Line Items]    
Debt instrument, fair value in excess of carrying amount $ 401  
Debt instrument, fair value below carrying amount   $ 910
Provision for current expected credit losses 18,422 22,934
Allowance for credit losses related to its investment in real estate designated as held-to-maturity $ 1,665 $ 0
Level 3 | Valuation, Income Approach | Weighted Average Capitalization Rate    
New Accounting Pronouncements or Change in Accounting Principle [Line Items]    
Weighted average input rate 0.070  
Level 3 | Valuation, Income Approach | Weighted Average Interest Rate    
New Accounting Pronouncements or Change in Accounting Principle [Line Items]    
Weighted average input rate 0.055  

v3.25.2
Summary of Significant Accounting Policies and Estimates - Schedule of Assets Measured at Fair Value on A Recurring Basis (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Assets:    
Investments in real estate debt $ 935,291 $ 696,052
Fair Value, Recurring    
Assets:    
Investments in unconsolidated real estate affiliates 2,986,233 1,742,086
Investments in real estate debt 762,528 619,476
Total 3,756,004 2,378,769
Liabilities:    
DST financing obligation 158,024 52,123
Total 179,830 56,675
Fair Value, Recurring | Interest Rate Hedging Derivatives    
Assets:    
Asset derivatives 618 13,546
Liabilities:    
Liability derivatives 9,563 1,922
Fair Value, Recurring | Foreign Currency Hedging Derivatives    
Assets:    
Asset derivatives 6,625 3,661
Liabilities:    
Liability derivatives 12,243 2,630
Fair Value, Recurring | Level 2    
Assets:    
Investments in unconsolidated real estate affiliates 0 0
Investments in real estate debt 484,960 505,537
Total 492,203 522,744
Liabilities:    
DST financing obligation 0 0
Total 21,806 4,552
Fair Value, Recurring | Level 2 | Interest Rate Hedging Derivatives    
Assets:    
Asset derivatives 618 13,546
Liabilities:    
Liability derivatives 9,563 1,922
Fair Value, Recurring | Level 2 | Foreign Currency Hedging Derivatives    
Assets:    
Asset derivatives 6,625 3,661
Liabilities:    
Liability derivatives 12,243 2,630
Fair Value, Recurring | Level 3    
Assets:    
Investments in unconsolidated real estate affiliates 2,986,233 1,742,086
Investments in real estate debt 277,568 113,939
Total 3,263,801 1,856,025
Liabilities:    
DST financing obligation 158,024 52,123
Total 158,024 52,123
Fair Value, Recurring | Level 3 | Interest Rate Hedging Derivatives    
Assets:    
Asset derivatives 0 0
Liabilities:    
Liability derivatives 0 0
Fair Value, Recurring | Level 3 | Foreign Currency Hedging Derivatives    
Assets:    
Asset derivatives 0 0
Liabilities:    
Liability derivatives $ 0 $ 0

v3.25.2
Summary Of Significant Accounting Policies And Estimates - Schedule of Assets And Liabilities Measured At Fair Value On A Recurring Basis Using Level 3 Inputs (Details) - USD ($)
$ in Thousands
6 Months Ended 12 Months Ended
Jun. 30, 2025
Dec. 31, 2024
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Beginning balance $ 1,856,025  
Purchases 1,578,127  
Sales (219,175)  
Distributions received (138,708)  
DST Program proceeds 0  
Realized gain on sale of DST Interests 0  
Unrealized loss on fair value of DST financing obligation 0  
Gain on fair value of investments in real estate debt 1,979  
Income from unconsolidated real estate affiliates measured at fair value 185,553  
Ending balance 3,263,801 $ 1,856,025
Fair Value, Liabilities Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
DST Program proceeds 158,024 52,123
DST Financing Obligation    
Fair Value, Liabilities Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Beginning balance 52,123  
Purchases 0  
Sales 0  
Distributions received 0  
DST Program proceeds 106,272  
Realized gain on sale of DST Interests (709)  
Unrealized loss on fair value of DST financing obligation 338  
Gain on fair value of investments in real estate debt 0  
Income from unconsolidated real estate affiliates measured at fair value 0  
Ending balance 158,024 52,123
Investments in real estate debt    
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Beginning balance 113,939  
Purchases 190,427  
Sales (28,777)  
Distributions received 0  
DST Program proceeds 0  
Realized gain on sale of DST Interests 0  
Unrealized loss on fair value of DST financing obligation 0  
Gain on fair value of investments in real estate debt 1,979  
Income from unconsolidated real estate affiliates measured at fair value 0  
Ending balance 277,568 113,939
Investments in unconsolidated real estate affiliates    
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Beginning balance 1,742,086  
Purchases 1,387,700  
Sales (190,398)  
Distributions received (138,708)  
DST Program proceeds 0  
Realized gain on sale of DST Interests 0  
Unrealized loss on fair value of DST financing obligation 0  
Gain on fair value of investments in real estate debt 0  
Income from unconsolidated real estate affiliates measured at fair value 185,553  
Ending balance $ 2,986,233 $ 1,742,086

v3.25.2
Acquisitions and Dispositions - Schedule of Real Estate Properties (Details)
ft² in Thousands, $ in Thousands
6 Months Ended
Jun. 30, 2025
USD ($)
investment
property
ft²
Jun. 30, 2024
USD ($)
property
ft²
Real Estate [Line Items]    
Acquisition Value | $   $ 64,784
Number of Properties 215 23
Square Feet (in thousands) | ft²   6,611
Industrial    
Real Estate [Line Items]    
Acquisition Value | $   $ 54,761
Number of Properties | property   22
Square Feet (in thousands) | ft²   5,657
Retail    
Real Estate [Line Items]    
Acquisition Value | $ $ 114,438 $ 10,023
Number of Properties | property 19 1
Square Feet (in thousands) | ft² 196 954

v3.25.2
Acquisitions and Dispositions - Schedule of Purchase Price Allocation (Details) - Properties Acquired During the Period - USD ($)
$ in Thousands
6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Real Estate [Line Items]    
Buildings $ 27,939 $ 13,461
Land and land improvements 8,594 13,178
Construction in process 0 29,017
Financing receivables 74,133 40,257
In-place lease intangibles 1,614 4,080
Other lease intangibles 2,158 5,142
Below-market lease intangible liabilities 0 (94)
Total Purchase Price $ 114,438 $ 105,041

v3.25.2
Acquisitions and Dispositions - Narrative (Details)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
USD ($)
investment
property
Jun. 30, 2024
USD ($)
property
parcel
Jun. 30, 2025
USD ($)
investment
property
Jun. 30, 2024
USD ($)
property
parcel
Real Estate [Line Items]        
Number of properties 215 23 215 23
Gain on dispositions of real estate $ 0 $ 714 $ (2,180) $ 714
Retail Site And Parcel        
Real Estate [Line Items]        
Proceeds from sale of real estate       5,260
Gain on dispositions of real estate       $ 714
Retail        
Real Estate [Line Items]        
Number of properties | property 19 1 19 1
Number of real estate properties disposed | property   1   1
Parcel        
Real Estate [Line Items]        
Number of real estate parcels disposed | parcel   1   1
LVP Portfolio Master REIT LLC        
Real Estate [Line Items]        
Ownership interest 50.90%   50.90%  
Disposal Group, Disposed of by Sale, Not Discontinued Operations | LV Petroleum Properties        
Real Estate [Line Items]        
Number of real estate properties disposed | property 15   15  
Mortgage loan, net value     $ 279,679  
Proceeds from sale of real estate     137,322  
Loss on dispositions of real estate     $ 2,180  

v3.25.2
Investments in Real Estate, net - Schedule of Investments In Real Estate (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Real Estate [Abstract]    
Buildings $ 2,521,411 $ 2,441,729
Land and land improvements 624,162 603,069
Furniture, fixtures and equipment 1,374 0
Construction in process 41,399 110,728
Total 3,188,346 3,155,526
Accumulated depreciation (208,278) (159,217)
Investments in real estate, net $ 2,980,068 $ 2,996,309

v3.25.2
Investments in Real Estate, net - Narrative (Details)
ft² in Thousands
Jun. 30, 2025
USD ($)
ft²
Dec. 31, 2024
USD ($)
Jun. 30, 2024
USD ($)
ft²
Real Estate [Line Items]      
Investments in real estate debt $ 935,291,000 $ 696,052,000  
Construction in progress placed in service     $ 0
Rentable square feet of gross leasable area (in square feet) | ft² 19,292   15,373
Occupancy rate 99.00%   99.00%
Land      
Real Estate [Line Items]      
Placed in service $ 2,857,000    
Building      
Real Estate [Line Items]      
Placed in service 9,867,000    
Land Improvements      
Real Estate [Line Items]      
Placed in service 3,400,000    
Equipment Share      
Real Estate [Line Items]      
Placed in service 16,124,000    
Construction in progress, gross 13,344,000    
Investments in real estate debt $ 2,780,000    

v3.25.2
Investments in Unconsolidated Real Estate Affiliates - Narrative (Details)
$ in Thousands
1 Months Ended 3 Months Ended 6 Months Ended
May 23, 2025
USD ($)
May 16, 2025
USD ($)
dataCenterBuilding
Apr. 09, 2025
USD ($)
dataCenterBuilding
Aug. 27, 2024
USD ($)
Feb. 06, 2024
USD ($)
Jun. 30, 2025
USD ($)
Jun. 30, 2025
USD ($)
Jun. 30, 2025
USD ($)
Jun. 30, 2025
USD ($)
property
Jun. 30, 2024
USD ($)
Feb. 24, 2025
USD ($)
Dec. 31, 2024
USD ($)
Feb. 03, 2023
USD ($)
Schedule of Equity Method Investments [Line Items]                          
Investments in unconsolidated real estate affiliates           $ 2,991,603 $ 2,991,603 $ 2,991,603 $ 2,991,603     $ 1,747,787  
Additional investment                 1,245,281 $ 559,325      
Distribution of earnings from unconsolidated real estate affiliates                 81,779 46,240      
Return of capital distributions                 57,165 0      
Sale of investment in unconsolidated real estate affiliates                 190,398 $ 0      
FIPA loan                          
Schedule of Equity Method Investments [Line Items]                          
Interest rate         9.00%                
FIPA loan | Notes Payable, Other Payables                          
Schedule of Equity Method Investments [Line Items]                          
Principal amount         $ 287,844                
Debt instrument, term         18 months                
BOREC Longhorn Member LLC | Oracle 1.2 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage in investment     92.30%                    
Blue Owl B3 and B4 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Distributions   $ 1,285                      
Blue Owl B5 B6 B7 B8 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Distributions   $ 1,155                      
BOREC Spider Member LLC                          
Schedule of Equity Method Investments [Line Items]                          
Distributions                 16,814        
BOREC Spider Member LLC | CoreWeave CTP-02 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage in investment       95.00%                  
BOREC Spider Member III LLC | CoreWeave CTP-03 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage in investment 95.00%                        
OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Distributions                 $ 105,390        
Oracle 1.2 JV                          
Schedule of Equity Method Investments [Line Items]                          
Number of data center building under development | dataCenterBuilding     2                    
Ownership interest           44.30% 44.30% 44.30% 44.30%        
Oracle 1.2 JV | BOREC Longhorn Member LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment     $ 308,212                    
Oracle 3-4 JV And Oracle 5-8 JV                          
Schedule of Equity Method Investments [Line Items]                          
Number of data center building under development | dataCenterBuilding   6                      
Oracle 3-4 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           8.20% 8.20% 8.20% 8.20%        
Oracle 3-4 JV | Blue Owl B3 and B4 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment   $ 31,534       $ 28,734              
Distribution of earnings from unconsolidated real estate affiliates   $ 117                      
Oracle 3-4 JV | Blue Owl B3 and B4 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest   9.10%                      
Weighted average interest rate in investment           90.70% 90.70% 90.70% 90.70%        
Oracle 5-8 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest                       52.50%  
Oracle 5-8 JV | Blue Owl B5 B6 B7 B8 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment   $ 361,586       $ 231,462              
Distribution of earnings from unconsolidated real estate affiliates   $ 1,068                      
Oracle 5-8 JV | Blue Owl B5 B6 B7 B8 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest   92.50%                      
Weighted average interest rate in investment           90.40% 90.40% 90.40% 90.40%        
BOREC Longhorn Member LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment     $ 1,466                    
Ownership interest     48.00%                    
Distribution of earnings from unconsolidated real estate affiliates             $ 3,797            
Blue Owl B3 and B4 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           9.10% 9.10% 9.10% 9.10%        
Blue Owl B5 B6 B7 B8 Aggregator LLC                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           58.10% 58.10% 58.10% 58.10%        
Sale of investment in unconsolidated real estate affiliates   $ 190,398                      
LVP Portfolio Master REIT LLC                          
Schedule of Equity Method Investments [Line Items]                          
Investments in unconsolidated real estate affiliates           $ 142,357 $ 142,357 $ 142,357 $ 142,357        
Ownership interest           50.90% 50.90% 50.90% 50.90%        
Distribution of earnings from unconsolidated real estate affiliates                 $ 60,248        
Number of real estate properties contributed | property                 15        
Proceeds from equity method investments acquired               $ 137,322          
Total distribution, including return of capital                 $ 118,365        
Return of capital distributions                 $ 57,165        
CoreWeave CTP-02 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           14.30% 14.30% 14.30% 14.30%        
CoreWeave CTP-02 JV | BOREC Spider Member LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment       $ 11,812                  
CoreWeave CTP-02 JV | BOREC Spider Member LLC | Affiliated Entity                          
Schedule of Equity Method Investments [Line Items]                          
Investment owned, cost       $ 726,895                  
Contributions over course, period       23 months                  
CoreWeave CTP-03 JV                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest                       10.80%  
CoreWeave CTP-03 JV | BOREC Spider Member III LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment $ 4,538                        
CoreWeave CTP-03 JV | BOREC Spider Member III LLC                          
Schedule of Equity Method Investments [Line Items]                          
Estimated total development cost $ 746,114                        
Development cost funded through pro rata capital contributions, period 26 months                        
BOREC Spider Member III LLC                          
Schedule of Equity Method Investments [Line Items]                          
Additional investment                 $ 2,267        
Ownership interest           11.30% 11.30% 11.30% 11.30%        
BOREC Spider Member LLC                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           15.00% 15.00% 15.00% 15.00%        
Distribution of earnings from unconsolidated real estate affiliates                 $ 2,522        
Capital call           $ 6,088 $ 6,088 $ 6,088 $ 6,088        
STORE                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           30.20% 30.20% 30.20% 30.20%        
Investments           $ 2,027,622 $ 2,027,622 $ 2,027,622 $ 2,027,622        
STORE | OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage, forecasted amount                         25.00%
Investments                         $ 1,063,000
OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           18.90% 18.90% 18.90% 18.90%        
Distribution of earnings from unconsolidated real estate affiliates                 $ 69,980        
OS Aggregator | OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Ownership interest           62.60% 62.60% 62.60% 62.60%        
Investments           $ 2,970,455 $ 2,970,455 $ 2,970,455 $ 2,970,455        
STORE Capital LLC                          
Schedule of Equity Method Investments [Line Items]                          
Investments in unconsolidated real estate affiliates           $ 2,027,622 $ 2,027,622 $ 2,027,622 $ 2,027,622     $ 1,704,458  
Ownership interest           18.90% 18.90% 18.90% 18.90%     16.40%  
STORE Capital LLC | OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage, forecasted amount         25.00%                
STORE Capital, LLC ("STORE")                          
Schedule of Equity Method Investments [Line Items]                          
Ownership percentage, forecasted amount                     18.90%    
Remaining funding capacity           $ 263,088 $ 263,088 $ 263,088 $ 263,088        
STORE Capital, LLC ("STORE") | OS Aggregator                          
Schedule of Equity Method Investments [Line Items]                          
Acquire an additional indirect interest                     26.00%    
Total ownership percentage                     51.00%    
Additional capital funding                     $ 252,145    
STORE Capital, LLC ("STORE") | OS Aggregator | DIP Obligation                          
Schedule of Equity Method Investments [Line Items]                          
Acquire an additional indirect interest                     2.50%    
Debt instrument, stated amount                     $ 474,150    

v3.25.2
Investments in Unconsolidated Real Estate Affiliates - Schedule of Investments in Unconsolidated Real Estate Affiliates (Details)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
USD ($)
property
Jun. 30, 2024
USD ($)
Jun. 30, 2025
USD ($)
property
Jun. 30, 2024
USD ($)
Dec. 31, 2024
USD ($)
Jun. 05, 2023
Aug. 12, 2022
Schedule of Equity Method Investments [Line Items]              
Net income $ 58,348 $ 13,136 $ 160,716 $ 27,267      
Carrying Amount of Investment 2,991,603   2,991,603   $ 1,747,787    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ 76,077 40,094 $ 185,464 73,394      
STORE Capital LLC              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 18.90%   18.90%   16.40%    
Carrying Amount of Investment $ 2,027,622   $ 2,027,622   $ 1,704,458    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ 51,631 36,205 $ 141,002 68,242      
Blue Owl NL Opportunity Credit REIT E LLC ("Fleet Farm JV")              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 49.10%   49.10%   49.10%    
Carrying Amount of Investment $ 5,370   $ 5,370   $ 5,701    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ (25) 33 $ (95) 174      
Blue Owl NL Opportunity Credit Holdings REIT LLC ("Tenneco JV")              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 50.90%   50.90%   50.90%    
Carrying Amount of Investment $ 31,478   $ 31,478   $ 28,808    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ 3,320 3,856 $ 3,647 4,978      
CoreWeave JVs              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 12.90%   12.90%   14.30%    
Carrying Amount of Investment $ 18,031   $ 18,031   $ 8,820    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ (414) 0 $ (1,160) 0      
LV Petroleum JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 50.90%   50.90%   0.00%    
Carrying Amount of Investment $ 127,933   $ 127,933   $ 0    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ 8,008 0 $ 28,513 0      
Oracle JVs              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 45.50%   45.50%   0.00%    
Carrying Amount of Investment $ 781,169   $ 781,169   $ 0    
ORENT's Share of Unconsolidated Entities' Income (Loss) $ 13,557 0 $ 13,557 0      
Oracle 1.2 JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 44.30%   44.30%        
Oracle 3-4 JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 8.20%   8.20%        
Oracle 5-8 JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage         52.50%    
Oak Street NL Opportunity Credit REIT E LLC,              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage             49.10%
Number of properties wholly owned | property 2   2        
Percentage leased 100.00%   100.00%        
Blue Owl NL Opportunity Credit Holdings REIT LLC              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage           50.90%  
Number of properties wholly owned | property 6   6        
Percentage leased 100.00%   100.00%        
CoreWeave CTP-02 JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage 14.30%   14.30%        
CoreWeave CTP-03 JV              
Schedule of Equity Method Investments [Line Items]              
Ownership Percentage         10.80%    
STORE Capital LLC              
Schedule of Equity Method Investments [Line Items]              
Total revenue $ 308,668 272,464 $ 612,552 542,323      
Net income $ 29,072 $ 166,364 $ 81,746 $ 345,107      

v3.25.2
Investments in Real Estate Debt - Narrative (Details)
$ in Thousands
6 Months Ended 12 Months Ended
Jun. 30, 2025
USD ($)
property
investment
Dec. 31, 2024
USD ($)
investment
Debt Instrument [Line Items]    
Investments in real estate debt $ 935,291 $ 696,052
Debt securities, held-to-maturity, carrying value $ 154,582 $ 48,941
Number of properties in service | property 3  
Number of properties contributed | property 2  
Contribution of property, value $ 6,623  
Number of investments in loans receivable related to build to suit arrangements | investment 17 22
CMBS    
Debt Instrument [Line Items]    
Investments in real estate debt $ 484,960 $ 505,537
CMBS | Build To Suit Properties    
Debt Instrument [Line Items]    
Investments in real estate debt 18,181 27,635
Purchase price   $ 28,827
Commercial real estate loans    
Debt Instrument [Line Items]    
Investments in real estate debt 277,568  
Investments In Loans Receivable    
Debt Instrument [Line Items]    
Investments in real estate debt $ 18,181  

v3.25.2
Investments in Real Estate Debt - Schedule of Investments in Real Estate Debt (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Debt Instrument [Line Items]    
Fair Value $ 935,291 $ 696,052
CMBS    
Debt Instrument [Line Items]    
Cost Basis 485,671 503,379
Fair Value 484,960 $ 505,537
Commercial real estate loans    
Debt Instrument [Line Items]    
Fair Value $ 277,568  
Fair Value, Recurring    
Debt Instrument [Line Items]    
Weighted average coupon 9.00% 9.00%
Face Amount $ 762,259 $ 617,369
Cost Basis 761,260 617,318
Fair Value $ 762,528 $ 619,476
Percentage Based on Fair Value 100.00% 100.00%
Fair Value, Recurring | BBB    
Debt Instrument [Line Items]    
Cost Basis $ 7,008 $ 12,017
Fair Value $ 7,030 $ 12,032
Percentage Based on Fair Value 1.00% 2.00%
Fair Value, Recurring | BBB-    
Debt Instrument [Line Items]    
Cost Basis $ 54,519 $ 84,391
Fair Value $ 54,432 $ 84,886
Percentage Based on Fair Value 7.00% 14.00%
Fair Value, Recurring | BB+    
Debt Instrument [Line Items]    
Cost Basis $ 6,496 $ 6,629
Fair Value $ 6,514 $ 6,656
Percentage Based on Fair Value 1.00% 1.00%
Fair Value, Recurring | BB    
Debt Instrument [Line Items]    
Cost Basis $ 19,482 $ 17,348
Fair Value $ 19,367 $ 17,548
Percentage Based on Fair Value 3.00% 3.00%
Fair Value, Recurring | BB-    
Debt Instrument [Line Items]    
Cost Basis $ 155,202 $ 115,158
Fair Value $ 153,709 $ 115,528
Percentage Based on Fair Value 20.00% 19.00%
Fair Value, Recurring | B-    
Debt Instrument [Line Items]    
Cost Basis $ 50,133 $ 40,102
Fair Value $ 50,168 $ 40,502
Percentage Based on Fair Value 7.00% 7.00%
Fair Value, Recurring | Unrated    
Debt Instrument [Line Items]    
Cost Basis $ 275,589 $ 113,939
Fair Value $ 277,568 $ 113,939
Percentage Based on Fair Value 36.00% 18.00%
Fair Value, Recurring | Aaa    
Debt Instrument [Line Items]    
Cost Basis $ 20,001 $ 25,695
Fair Value $ 20,032 $ 25,675
Percentage Based on Fair Value 3.00% 4.00%
Fair Value, Recurring | Aa3    
Debt Instrument [Line Items]    
Cost Basis $ 0 $ 6,072
Fair Value $ 0 $ 6,091
Percentage Based on Fair Value 0.00% 1.00%
Fair Value, Recurring | AA-    
Debt Instrument [Line Items]    
Cost Basis $ 4,992 $ 21,437
Fair Value $ 4,976 $ 21,441
Percentage Based on Fair Value 1.00% 3.00%
Fair Value, Recurring | A-    
Debt Instrument [Line Items]    
Cost Basis $ 56,197 $ 91,631
Fair Value $ 56,201 $ 91,848
Percentage Based on Fair Value 7.00% 15.00%
Fair Value, Recurring | A3    
Debt Instrument [Line Items]    
Cost Basis $ 0 $ 8,189
Fair Value $ 0 $ 8,262
Percentage Based on Fair Value 0.00% 1.00%
Fair Value, Recurring | Baa3    
Debt Instrument [Line Items]    
Cost Basis $ 0 $ 3,007
Fair Value $ 0 $ 3,037
Percentage Based on Fair Value 0.00% 0.00%
Fair Value, Recurring | Ba2    
Debt Instrument [Line Items]    
Cost Basis $ 31,638 $ 31,646
Fair Value $ 31,704 $ 31,674
Percentage Based on Fair Value 4.00% 5.00%
Fair Value, Recurring | Ba3    
Debt Instrument [Line Items]    
Cost Basis $ 10,012 $ 40,057
Fair Value $ 10,040 $ 40,357
Percentage Based on Fair Value 1.00% 7.00%
Fair Value, Recurring | B1    
Debt Instrument [Line Items]    
Cost Basis $ 69,991 $ 0
Fair Value $ 70,787 $ 0
Percentage Based on Fair Value 9.00% 0.00%
Fair Value, Recurring | CMBS    
Debt Instrument [Line Items]    
Weighted average coupon 4.00% 4.00%
Face Amount $ 484,775 $ 503,280
Cost Basis 485,671 503,379
Fair Value $ 484,960 $ 505,537
Fair Value, Recurring | Commercial real estate loans    
Debt Instrument [Line Items]    
Weighted average coupon 10.00% 12.00%
Face Amount $ 277,484 $ 114,089
Cost Basis 275,589 113,939
Fair Value $ 277,568 $ 113,939

v3.25.2
Investments in Real Estate Debt - Schedule of Real Estate-Related Securities (Details)
$ in Thousands
6 Months Ended
Jun. 30, 2025
USD ($)
Fair Value  
Real estate-related securities as of December 31, 2024 $ 696,052
Real estate-related securities as of June 30, 2025 935,291
CMBS  
Amortized Cost Basis  
Real estate-related securities as of December 31, 2024 503,379
Face value of real estate-related securities acquired 213,813
Sale of real estate-related securities (232,504)
Realized gain on sale of real estate-related securities 556
Interest income associated with real estate-related securities 427
Unrealized loss on real estate securities 0
Real estate-related securities as of June 30, 2025 485,671
Gain/(Loss)  
Real estate-related securities as of December 31, 2024 2,158
Face value of real estate-related securities acquired 0
Sale of real estate-related securities 0
Realized gain on sale of real estate-related securities 0
Interest income associated with real estate-related securities 0
Unrealized loss on real estate securities (2,869)
Real estate-related securities as of June 30, 2025 (711)
Fair Value  
Real estate-related securities as of December 31, 2024 505,537
Face value of real estate-related securities acquired 213,813
Sale of real estate-related securities (232,504)
Realized gain on sale of real estate-related securities 556
Interest income associated with real estate-related securities 427
Unrealized loss on real estate securities (2,869)
Real estate-related securities as of June 30, 2025 $ 484,960

v3.25.2
Investments in Real Estate Debt - Schedule of Investments which are Classified as Held-to-Maturity and Presented at Amortized Cost (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Investments, Debt and Equity Securities [Abstract]    
Allowance for credit losses related to its investment in real estate designated as held-to-maturity $ 1,665 $ 0
Weighted average coupon 6.00% 7.00%
Face Amount $ 156,600 $ 48,800
Cost Basis 156,247 48,941
Carrying Value $ 154,582 $ 48,941

v3.25.2
DST Program - Narrative (Details)
$ in Thousands
6 Months Ended 22 Months Ended
Jun. 30, 2025
USD ($)
asset
Jun. 30, 2025
USD ($)
Aug. 31, 2023
USD ($)
Class of Stock [Line Items]      
Number of second offering assets sold | asset 1    
Principal balance outstanding, gross $ 1,708,876 $ 1,708,876  
Assets sold, second offering amount $ 60,900    
Number of third offering assets sold | asset 13    
Assets sold, third offering amount $ 95,540    
Proceeds from DST program   160,910  
Mortgage One | Mortgage notes and credit facilities      
Class of Stock [Line Items]      
Principal balance outstanding, gross $ 57,750 $ 57,750  
DST Program | FMV Buyback Option      
Class of Stock [Line Items]      
Option period     1 year
Option period commencement     2 years
DST Program | Interests      
Class of Stock [Line Items]      
Shares authorized to sell     $ 3,000,000

v3.25.2
DST Program - Schedule of DST Program Activity and Financing Obligation (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended 12 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Dec. 31, 2024
Equity [Abstract]          
Net proceeds from DST Interests sold $ 67,133 $ 8,462 $ 106,272 $ 12,940  
Master lease payments 3,215 1,119 4,518 2,270  
Distributions from the Company’s DST Interests 1,283 911 1,808 1,995  
Total upfront fees at closing 1,631 45 2,409 135  
Upfront fees earned $ 1,117 $ 45 1,911 $ 129  
DST financing obligation     $ 158,024   $ 52,123

v3.25.2
Intangibles - Schedule of Identified Intangible Lease Assets (Details) - USD ($)
$ in Thousands
6 Months Ended 12 Months Ended
Jun. 30, 2025
Dec. 31, 2024
Finite-Lived Intangible Assets [Line Items]    
Weighted Average Life (Years) 14 years 8 months 12 days  
Intangible lease assets, gross $ 196,281 $ 190,338
Accumulated Amortization (29,516) (22,237)
Intangible lease assets, net $ 166,765 168,101
In-place lease intangibles    
Finite-Lived Intangible Assets [Line Items]    
Weighted Average Life (Years) 14 years 7 months 6 days  
Intangible lease assets, gross $ 109,933 107,642
Accumulated Amortization (20,077) (15,978)
Intangible lease assets, net $ 89,856 91,664
Other Lease Intangibles    
Finite-Lived Intangible Assets [Line Items]    
Weighted Average Life (Years) 14 years 9 months 18 days  
Intangible lease assets, gross $ 86,348 82,696
Accumulated Amortization (9,439) (6,259)
Intangible lease assets, net 76,909 76,437
Total tenant lease inducement balance $ 61,586 $ 60,676

v3.25.2
Intangibles - Narrative (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Dec. 31, 2024
Finite-Lived Intangible Assets [Line Items]          
Amortization of intangible assets $ 3,561 $ 2,571 $ 7,072 $ 5,127  
Off-Market Favorable Lease          
Finite-Lived Intangible Assets [Line Items]          
Gross carrying amount 5,931   5,931   $ 5,931
Accumulated amortization 697   697   $ 519
Other Depreciation And Amortization          
Finite-Lived Intangible Assets [Line Items]          
Amortization of intangible assets 2,797 2,203 5,557 4,350  
Operating Lease, Lease Income          
Finite-Lived Intangible Assets [Line Items]          
Amortization of intangible assets $ 764 $ 368 $ 1,515 $ 777  

v3.25.2
Intangibles - Schedule of Estimated Future Amortization (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Finite-Lived Intangible Assets [Line Items]    
Intangible lease assets, net $ 166,765 $ 168,101
In-Place Tenant Lease Intangible Assets    
Finite-Lived Intangible Assets [Line Items]    
2025 (remaining) 4,053  
2026 8,107  
2027 8,107  
2028 8,107  
2029 8,106  
2030 8,107  
Thereafter 45,269  
Intangible lease assets, net 89,856 91,664
Other Lease Intangibles    
Finite-Lived Intangible Assets [Line Items]    
2025 (remaining) 3,109  
2026 6,217  
2027 6,217  
2028 6,217  
2029 6,216  
2030 6,217  
Thereafter 42,716  
Intangible lease assets, net $ 76,909 $ 76,437

v3.25.2
Debt - Schedule of Mortgage Notes, Credit Facilities and Related Party Note Payable (Details) - USD ($)
$ in Thousands
6 Months Ended
Jun. 30, 2025
Dec. 31, 2024
Debt Instrument [Line Items]    
Principal balance outstanding, gross $ 1,708,876  
Unsecured senior notes, net: 126,522 $ 126,345
Secured Debt    
Debt Instrument [Line Items]    
Secured financings of investments in real estate debt   0
Mortgage notes and credit facilities    
Debt Instrument [Line Items]    
Deferred financing costs, net (45,354) (13,624)
Principal Balance Outstanding $ 1,418,246 1,627,748
Unsecured senior notes    
Debt Instrument [Line Items]    
Basis spread on variable rate 6.35%  
Principal balance outstanding, gross $ 130,000 130,000
Deferred financing costs, net $ (3,478) (3,655)
Unsecured term loan credit facility | Mortgage notes and credit facilities    
Debt Instrument [Line Items]    
Basis spread on variable rate 1.35%  
Maximum Facility Size $ 1,250,000  
Principal balance outstanding, gross $ 1,250,000 1,165,500
Unsecured revolving credit facility | Mortgage notes and credit facilities    
Debt Instrument [Line Items]    
Basis spread on variable rate 1.40%  
Maximum Facility Size $ 2,485,000  
Principal balance outstanding, gross $ 0 246,950
Mortgages | Mortgage notes and credit facilities    
Debt Instrument [Line Items]    
Basis spread on variable rate 1.88%  
Principal balance outstanding, gross $ 107,309 129,824
Mortgages | Fixed rate mortgages    
Debt Instrument [Line Items]    
Fixed interest rate 4.99%  
Principal balance outstanding, gross $ 106,291 $ 99,098
Master Repurchase Agreement | Secured Debt    
Debt Instrument [Line Items]    
Basis spread on variable rate 1.61%  
Secured financings of investments in real estate debt $ 115,276  

v3.25.2
Debt - Narrative (Details) - USD ($)
$ in Thousands
6 Months Ended
Aug. 28, 2024
Jun. 30, 2025
Jun. 12, 2025
Jun. 11, 2025
Dec. 31, 2024
Debt Instrument [Line Items]          
Debt issued   $ 1,708,876      
Secured Debt          
Debt Instrument [Line Items]          
Secured financings of investments in real estate debt         $ 0
Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Mortgage notes and credit facilities, net   $ 1,418,246     1,627,748
Revolving Credit Facility | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.10%      
Unsecured term loan credit facility | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Maximum borrowing capacity   $ 1,250,000      
Debt issued   $ 1,250,000     1,165,500
Basis spread on variable rate   1.35%      
Unsecured term loan credit facility | Unsecured Debt | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Maximum borrowing capacity     $ 1,250,000 $ 1,165,500  
Unsecured term loan credit facility | Unsecured Debt | Mortgage notes and credit facilities | Derivatives not designated as hedging instruments          
Debt Instrument [Line Items]          
Weighted average interest rate   5.68%      
Unsecured term loan credit facility | Unsecured Debt | Mortgage notes and credit facilities | Derivatives designated as hedging instruments          
Debt Instrument [Line Items]          
Weighted average interest rate   5.02%      
Unsecured term loan credit facility | Unsecured Debt | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.10%      
Unsecured term loan credit facility | Unsecured Debt | Mortgage notes and credit facilities | Fed Funds Effective Rate Overnight Index Swap Rate          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.50%      
Unsecured term loan credit facility | Unsecured Debt | Minimum | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.25%      
Unsecured term loan credit facility | Unsecured Debt | Minimum | Mortgage notes and credit facilities | Base Rate          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.00%      
Unsecured term loan credit facility | Unsecured Debt | Maximum | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.85%      
Unsecured revolving credit facility | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Maximum borrowing capacity   $ 2,485,000      
Debt issued   $ 0     $ 246,950
Basis spread on variable rate   1.40%      
Unsecured revolving credit facility | Revolving Credit Facility | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Maximum borrowing capacity     2,485,000 724,500  
Line of credit facility, accordion feature, increase limit     $ 5,000 $ 3,200  
Unsecured revolving credit facility | Revolving Credit Facility | Mortgage notes and credit facilities | Interest rate swaps          
Debt Instrument [Line Items]          
Earned an additional income   $ 277      
Unsecured revolving credit facility | Revolving Credit Facility | Mortgage notes and credit facilities | Derivatives not designated as hedging instruments          
Debt Instrument [Line Items]          
Weighted average interest rate   5.75%      
Unsecured revolving credit facility | Revolving Credit Facility | Mortgage notes and credit facilities | Derivatives designated as hedging instruments          
Debt Instrument [Line Items]          
Weighted average interest rate   4.75%      
Unsecured revolving credit facility | Revolving Credit Facility | Mortgage notes and credit facilities | Fed Funds Effective Rate Overnight Index Swap Rate          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.50%      
Unsecured revolving credit facility | Revolving Credit Facility | Minimum | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.30%      
Unsecured revolving credit facility | Revolving Credit Facility | Minimum | Mortgage notes and credit facilities | Base Rate          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.00%      
Unsecured revolving credit facility | Revolving Credit Facility | Minimum | Mortgage notes and credit facilities | CORRA          
Debt Instrument [Line Items]          
Basis spread on variable rate   0.30%      
Unsecured revolving credit facility | Revolving Credit Facility | Maximum | Mortgage notes and credit facilities | Secured Overnight Financing Rate (SOFR)          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.90%      
Mortgage One | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Debt issued   $ 57,750      
Mortgages Two | Mortgage notes and credit facilities          
Debt Instrument [Line Items]          
Mortgage notes and credit facilities, net   $ 84,500      
6.24% Senior Notes, Series A, due August 28, 2028          
Debt Instrument [Line Items]          
Debt issued $ 29,000        
Basis spread on variable rate 6.24%        
6.32% Senior Notes, Series B, due August 28, 2029          
Debt Instrument [Line Items]          
Debt issued $ 38,500        
Basis spread on variable rate 6.32%        
6.40% Senior Notes, Series C, due August 28, 2030          
Debt Instrument [Line Items]          
Debt issued $ 39,500        
Basis spread on variable rate 6.40%        
6.43% Senior Notes, Series D, due August 28, 2031          
Debt Instrument [Line Items]          
Debt issued $ 23,000        
Basis spread on variable rate 6.43%        
Master Repurchase Agreement | Secured Debt          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.61%      
Debt instrument, collateral amount   $ 199,885      
Secured financings of investments in real estate debt   $ 115,276      
Master Repurchase Agreement | Secured Overnight Financing Rate (SOFR) | Secured Debt          
Debt Instrument [Line Items]          
Basis spread on variable rate   1.61%      
Master Repurchase Agreement | Minimum | Secured Debt          
Debt Instrument [Line Items]          
Debt instrument, term   1 month      
Option to extend, period   1 month      
Master Repurchase Agreement | Maximum | Secured Debt          
Debt Instrument [Line Items]          
Debt instrument, term   3 months      
Option to extend, period   3 months      

v3.25.2
Debt - Schedule of Future Principal Payments (Details)
$ in Thousands
Jun. 30, 2025
USD ($)
Debt Disclosure [Abstract]  
2025 (remaining) $ 115,276
2026 49,559
2027 0
2028 29,000
2029 144,791
2030 1,347,250
Thereafter 23,000
Total $ 1,708,876

v3.25.2
Debt - Schedule of Company’s Interest Rate Swaps (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Debt Instrument [Line Items]    
Notional Amount $ 2,047,512 $ 1,660,537
Mortgage notes and credit facilities | Unsecured term loan credit facility | Interest Rate Swap 1    
Debt Instrument [Line Items]    
Notional Amount $ 700,000  
Fixed Rate 3.65%  
Mortgage notes and credit facilities | Unsecured term loan credit facility | Interest Rate Swap 2    
Debt Instrument [Line Items]    
Notional Amount $ 250,000  
Fixed Rate 3.42%  
Mortgage notes and credit facilities | Unsecured term loan credit facility | Interest Rate Swap 3    
Debt Instrument [Line Items]    
Notional Amount $ 145,500  
Fixed Rate 4.23%  
Mortgage notes and credit facilities | Unsecured term loan credit facility | Interest Rate Swap 4    
Debt Instrument [Line Items]    
Notional Amount $ 100,000  
Fixed Rate 3.67%  
Mortgage notes and credit facilities | Unsecured term loan credit facility | Interest Rate Swap 5    
Debt Instrument [Line Items]    
Notional Amount $ 54,500  
Fixed Rate 3.40%  
Mortgage notes and credit facilities | Unsecured revolving credit facility | Interest Rate Swap 6    
Debt Instrument [Line Items]    
Notional Amount $ 100,000  
Fixed Rate 3.25%  
Mortgage notes and credit facilities | Unsecured revolving credit facility | Interest Rate Swap 7    
Debt Instrument [Line Items]    
Notional Amount $ 45,500  
Fixed Rate 3.40%  
Mortgage notes and credit facilities | Variable rate mortgages | Interest Rate Swap 8    
Debt Instrument [Line Items]    
Notional Amount $ 48,923  
Fixed Rate 3.74%  

v3.25.2
Derivative Financial Instruments - Schedule of Derivative Instruments (Details)
$ in Thousands
Jun. 30, 2025
USD ($)
instrument
Dec. 31, 2024
USD ($)
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Notional Amount $ 2,047,512 $ 1,660,537
Interest rate swaps | Derivatives designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Number of Instruments | instrument 8  
Notional Amount $ 1,507,923 1,425,130
Foreign currency forward contracts | Derivatives not designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Number of Instruments | instrument 8  
Notional Amount $ 435,219 131,037
Foreign currency option contracts | Derivatives not designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Number of Instruments | instrument 2  
Notional Amount $ 104,370 $ 104,370

v3.25.2
Derivative Financial Instruments - Schedule Of Derivative Instruments In Statement Of Financial Position, Fair Value (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Derivatives designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Asset Derivatives $ 618 $ 13,546
Liability Derivatives 9,563 1,922
Derivatives not designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Asset Derivatives 6,625 3,661
Liability Derivatives 12,243 2,630
Interest rate swaps | Derivatives designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Asset Derivatives $ 618 $ 13,546
Derivative Asset, Statement of Financial Position [Extensible Enumeration] Other assets Other assets
Liability Derivatives $ 9,563 $ 1,922
Foreign currency forward contracts | Derivatives not designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Asset Derivatives 160 808
Liability Derivatives 12,243 2,630
Foreign currency option contracts | Derivatives not designated as hedging instruments    
Derivative Instruments and Hedging Activities Disclosures [Line Items]    
Asset Derivatives 6,465 2,853
Liability Derivatives $ 0 $ 0

v3.25.2
Derivative Financial Instruments - Schedule Of Derivative Instruments On The Consolidated Statement Of Operations (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Amount of Unrealized Gain (Loss) Recognized in OCI $ (4,386) $ 10,701 $ (16,284) $ 39,637
Amount of Gain Reclassified from Accumulated OCI into Income 2,434 7,471 4,760 14,995
Total Derivatives Not Designated as Hedging Instruments     (6,648) 1,189
Derivatives not designated as hedging instruments        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Total Derivatives Not Designated as Hedging Instruments (5,260) 588 (6,648) 1,189
Foreign currency forward contracts | Derivatives not designated as hedging instruments        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Total Derivatives Not Designated as Hedging Instruments (8,435) 963 (10,260) 2,897
Foreign currency option contracts | Derivatives not designated as hedging instruments        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Total Derivatives Not Designated as Hedging Instruments 3,175 (375) 3,612 (1,708)
Interest Expense | Interest rate swaps - Investments        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Amount of Unrealized Gain (Loss) Recognized in OCI (238) 0 (1,025) 0
Amount of Gain Reclassified from Accumulated OCI into Income 43 0 58 0
Interest Expense | Interest rate swaps - Borrowings        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Amount of Unrealized Gain (Loss) Recognized in OCI (4,148) 8,272 (15,259) 33,981
Amount of Gain Reclassified from Accumulated OCI into Income 2,391 5,223 4,702 10,365
Interest Expense | Interest rate caps        
Derivative Instruments and Hedging Activities Disclosures [Line Items]        
Amount of Unrealized Gain (Loss) Recognized in OCI 0 2,429 0 5,656
Amount of Gain Reclassified from Accumulated OCI into Income $ 0 $ 2,248 $ 0 $ 4,630

v3.25.2
Related Party Transactions - Schedule Of Due To Affiliates Transactions (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Related Party Transaction [Line Items]    
Total $ 177,855 $ 140,091
Affiliated Entity    
Related Party Transaction [Line Items]    
Accrued ongoing servicing fees 134,625 101,890
Accrued management fee 12,673 9,710
Performance participation allocation 18,331 15,719
Advanced organization and offering costs 8,591 9,677
Other advanced expenses 3,635 3,095
Total $ 177,855 $ 140,091

v3.25.2
Related Party Transactions - Narrative (Details)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
USD ($)
class
shares
Jun. 30, 2024
USD ($)
shares
Jun. 30, 2025
USD ($)
class
shares
Jun. 30, 2024
USD ($)
shares
Dec. 31, 2024
USD ($)
shares
Sep. 01, 2023
Related Party Transaction [Line Items]            
Number of classes issued | class 3   3      
Management fee | $ $ 18,622 $ 10,323 $ 34,838 $ 18,804    
Performance participation allocation | $ 18,331 8,333 30,896 15,162    
Equity owned | $ $ 5,552,425   $ 5,552,425   $ 4,197,498  
Class S Common Shares            
Related Party Transaction [Line Items]            
Shares issued (in shares) 242,926,932   242,926,932   186,966,766  
Shares owned (in shares) 242,926,932   242,926,932   186,966,766  
Class N Common Shares            
Related Party Transaction [Line Items]            
Shares issued (in shares) 34,737,369   34,737,369   15,155,627  
Shares owned (in shares) 34,737,369   34,737,369   15,155,627  
Class D Common Shares            
Related Party Transaction [Line Items]            
Shares issued (in shares) 4,602,147   4,602,147   1,751,905  
Shares owned (in shares) 4,602,147   4,602,147   1,751,905  
Common Class I Units            
Related Party Transaction [Line Items]            
Common stock, redeemed (in shares)     134,418      
Common stock redeemed (in shares)     6,718      
Class I Common Shares            
Related Party Transaction [Line Items]            
Shares issued (in shares) 278,875,945   278,875,945   219,267,018  
Shares owned (in shares) 278,875,945   278,875,945   219,267,018  
Affiliated Entity            
Related Party Transaction [Line Items]            
Management fee | $ $ 18,622 10,323 $ 34,838 18,804    
Accrued management fee | $ 12,673   12,673   $ 9,710  
Performance participation allocation | $ $ 18,331 $ 8,333 $ 30,896 $ 15,162    
Reimbursement window           60 months
Affiliated Entity | Special Limited Partner            
Related Party Transaction [Line Items]            
Incentive fee 12.50%   12.50%      
Affiliated Entity | Other Unit Holders            
Related Party Transaction [Line Items]            
Incentive fee 5.00%   5.00%      
Affiliated Entity | Management Fee            
Related Party Transaction [Line Items]            
Ongoing servicing fee     1.25%      
Affiliated Entity | 2022 Management Fees            
Related Party Transaction [Line Items]            
Shares issued (in shares) 3,124,371 1,624,473 3,124,371 1,624,473    
Affiliated Entity | DST Program-Management Fee            
Related Party Transaction [Line Items]            
Ongoing servicing fee     1.25%      
Affiliated Entity | Class S Common Shares | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.85%      
Affiliated Entity | Class N Common Shares | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.50%      
Affiliated Entity | Class D Common Shares | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.25%      
Affiliated Entity | Common Class S-1 | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.85%      
Affiliated Entity | Common Class N-1 | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.50%      
Affiliated Entity | Common Class D-1 | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.25%      
Affiliated Entity | Interests | Ongoing Servicing Fees            
Related Party Transaction [Line Items]            
Ongoing servicing fee     0.25%      
Affiliated Entity | Common Class I Units            
Related Party Transaction [Line Items]            
Common stock, redeemed (in shares)     113,979 20,439    
Shares owned (in shares) 6,468,614   6,468,614   3,809,153  
Common shares repurchased (in shares)     4,511,171 0    
Common share repurchases | $     $ 46,000      
Common stock redeemed (in shares)     2,777,242      
Common stock redeemed | $     $ 28,402      
Affiliated Entity | Common Class I Units | Special Limited Partner            
Related Party Transaction [Line Items]            
Shares issued (in shares) 2,773,439 528,732 2,773,439 528,732    
Affiliated Entity | Class I Common Shares            
Related Party Transaction [Line Items]            
Shares issued (in shares)   695,189   695,189    
Shares owned (in shares) 9,095,239   9,095,239   13,109,016  
Equity owned | $ $ 93,188   $ 93,188   $ 133,696  

v3.25.2
Leases - Schedule of Operating Lease, Lease Income (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Leases [Abstract]        
Base rent $ 46,001 $ 39,108 $ 91,164 $ 79,773
Straight-line rental revenue, net 5,280 4,006 10,405 9,118
Variable lease payments 5,854 5,541 11,223 10,657
Amortization of above/below market lease intangibles 89 62 178 123
Total Rental revenue $ 57,224 $ 48,717 $ 112,970 $ 99,671

v3.25.2
Leases - Schedule of Lessor, Operating Lease, Payment To Be Received, Maturity (Details)
$ in Thousands
Jun. 30, 2025
USD ($)
Leases [Abstract]  
2025 (remaining) $ 93,248
2026 189,004
2027 191,820
2028 194,788
2029 196,231
2030 199,224
Thereafter 1,753,215
Total $ 2,817,530

v3.25.2
Leases - Narrative (Details)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
USD ($)
Jun. 30, 2024
USD ($)
Jun. 30, 2025
USD ($)
asset
Jun. 30, 2024
USD ($)
Leases [Abstract]        
Income from investment in leases $ 8,873 $ 15,037 $ 19,180 $ 29,571
Cash received     $ 11,396 $ 21,313
Number of assets contributed | asset     16  

v3.25.2
Leases - Schedule of Lessor, Operating Lease, Payment To Be Received, Maturity Of Sales-Type Lease (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Jun. 30, 2024
Dec. 31, 2023
Leases [Abstract]        
2025 (remaining) $ 14,605      
2026 29,820      
2027 30,623      
2028 31,448      
2029 32,295      
2030 33,165      
Thereafter 1,211,619      
Total lease payment receivable 1,383,575      
Less deferred interest income 1,047,105      
Less allowance for credit losses 18,422 $ 22,934 $ 17,380 $ 16,638
Total Investments in leases - Financing receivables $ 318,048 $ 535,273    

v3.25.2
Leases - Schedule of Allowance For Credit Losses On Our Real Estate Portfolio (Details) - USD ($)
$ in Thousands
6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Sales-type Lease, Net Investment in Lease, Allowance for Credit Loss [Roll Forward]    
Balance, beginning of period $ 22,934 $ 16,638
Current period change in credit allowance 2,687 742
Reduction in allowance resulting from dispositions (7,199) 0
Balance, end of period $ 18,422 $ 17,380

v3.25.2
Leases - Schedule of Amortized Cost Basis Of Our Investments By The Credit Quality Indicator (Details) - USD ($)
$ in Thousands
Jun. 30, 2025
Dec. 31, 2024
Sales-type Lease, Net Investment in Lease, Credit Quality Indicator [Line Items]    
Investments in leases - Financing receivable $ 336,470 $ 558,207
B2    
Sales-type Lease, Net Investment in Lease, Credit Quality Indicator [Line Items]    
Investments in leases - Financing receivable 114,410 342,849
Caa2    
Sales-type Lease, Net Investment in Lease, Credit Quality Indicator [Line Items]    
Investments in leases - Financing receivable $ 222,060 $ 215,358

v3.25.2
Leases - Schedule of Undiscounted Future Minimum Rent Payment Obligation of the Wholly-Owned Subsidiary (Details)
$ in Thousands
Jun. 30, 2025
USD ($)
Leases [Abstract]  
2025 (remaining) $ 8,204
2026 16,408
2027 16,408
2028 16,566
2029 16,814
2030 17,871
Thereafter 280,746
Total $ 373,017

v3.25.2
Equity and Non-Controlling Interest - Narrative (Details)
$ / shares in Units, $ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
USD ($)
class
$ / shares
shares
Jun. 30, 2024
USD ($)
shares
Jun. 30, 2025
USD ($)
class
$ / shares
shares
Jun. 30, 2024
USD ($)
shares
Dec. 31, 2024
$ / shares
shares
Class of Stock [Line Items]          
Number of classes of shares | class 4   4    
Stock repurchase program, early repurchase, period (at least) 1 year   1 year    
Purchase price to net asset value 98.00%   98.00%    
Purchases limit to net asset value, quarterly 5.00%   5.00%    
Converted common shares | $ $ 0   $ 0 $ 0  
Fair value allocation | $ 498 $ 312 $ 462 437  
Restricted Stock          
Class of Stock [Line Items]          
Vesting period     13 years 6 months    
Compensation expense | $ $ 106 $ 94 $ 235 $ 207  
Common Stock          
Class of Stock [Line Items]          
Common shares repurchased (in shares) 11,371,529 2,372,508 17,393,355 4,044,367  
Common share repurchases | $ $ 116,228 $ 24,086 $ 177,359 $ 40,974  
Converted common shares (in shares) (1,106)   (4,671)    
Operating Partnership Units          
Class of Stock [Line Items]          
Common shares repurchased (in shares) 0   0    
Class S Common Shares          
Class of Stock [Line Items]          
Par value (in USD per share) | $ / shares $ 0.01   $ 0.01   $ 0.01
Class S Common Shares | Common Stock          
Class of Stock [Line Items]          
Common shares repurchased (in shares) 1,880,837   4,416,206    
Common share repurchases | $ $ 19 12 $ 44 20  
Converted common shares (in shares) (177,787)   (759,274)    
Converted common shares | $ $ (2)   $ (8)    
Class N Common Shares          
Class of Stock [Line Items]          
Par value (in USD per share) | $ / shares $ 0.01   $ 0.01   0.01
Class N Common Shares | Common Stock          
Class of Stock [Line Items]          
Common shares repurchased (in shares) 0   0    
Converted common shares (in shares) 0   0    
Class D Common Shares          
Class of Stock [Line Items]          
Par value (in USD per share) | $ / shares $ 0.01   $ 0.01   0.01
Class D Common Shares | Common Stock          
Class of Stock [Line Items]          
Common shares repurchased (in shares) 0   0    
Converted common shares (in shares) 0   0    
Converted common shares | $       $ (47)  
Class I Common Shares          
Class of Stock [Line Items]          
Par value (in USD per share) | $ / shares $ 0.01   $ 0.01   $ 0.01
Class I Common Shares | Restricted Stock          
Class of Stock [Line Items]          
Awarded (in shares)     39,255 38,683  
Class I Common Shares | Common Stock          
Class of Stock [Line Items]          
Redeemable common stock shares issued (in shares) 11,542,484   11,542,484   8,418,113
Redeemable common stock shares outstanding (in shares) 4,177,066   4,177,066   5,563,867
Allocation adjustment | $ $ 146 9 $ 19 $ 24  
Common shares repurchased (in shares) 9,490,692   12,977,149    
Common share repurchases | $ $ 100 $ 12 $ 135 20  
Converted common shares (in shares) 176,681   754,603    
Converted common shares | $ $ 2   $ 8 $ 46  
Class I Common Shares | Operating Partnership Units          
Class of Stock [Line Items]          
Converted common shares (in shares) 523,138 105,744 584,422 429,046  
Converted common shares | $ $ 5,336 $ 1,075 $ 5,961 $ 4,416  
Common Class I Units          
Class of Stock [Line Items]          
Common stock redeemed (in shares)     6,718    
Common Class I Units | Operating Partnership Units          
Class of Stock [Line Items]          
Common shares repurchased (in shares)   37,933   50,593  
Common share repurchases | $   $ 385   $ 516  

v3.25.2
Equity and Non-Controlling Interest - Schedule of Stock by Class (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Class S Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares)     186,966,766  
Ending balance (in shares) 242,926,932   242,926,932  
Class N Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares)     15,155,627  
Ending balance (in shares) 34,737,369   34,737,369  
Class D Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares)     1,751,905  
Ending balance (in shares) 4,602,147   4,602,147  
Class I Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares)     219,267,018  
Ending balance (in shares) 278,875,945   278,875,945  
Common Stock        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares) 490,906,943   423,141,316  
Common shares issued (in shares) 77,144,239   147,059,724  
Distribution reinvestment (in shares) 4,463,846   8,339,379  
Common shares repurchased (in shares) (11,371,529) (2,372,508) (17,393,355) (4,044,367)
Converted common shares (in shares) (1,106)   (4,671)  
Ending balance (in shares) 561,142,393   561,142,393  
Common Stock | Class S Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares) 212,038,904   186,966,766  
Common shares issued (in shares) 30,889,872   57,263,539  
Distribution reinvestment (in shares) 2,056,780   3,872,107  
Common shares repurchased (in shares) (1,880,837)   (4,416,206)  
Converted common shares (in shares) (177,787)   (759,274)  
Ending balance (in shares) 242,926,932   242,926,932  
Converted common shares $ 1,808   $ 7,703  
Common Stock | Class N Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares) 24,524,850   15,155,627  
Common shares issued (in shares) 9,997,313   19,233,410  
Distribution reinvestment (in shares) 215,206   348,332  
Common shares repurchased (in shares) 0   0  
Converted common shares (in shares) 0   0  
Ending balance (in shares) 34,737,369   34,737,369  
Common Stock | Class D Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares) 3,974,835   1,751,905  
Common shares issued (in shares) 569,138   2,751,066  
Distribution reinvestment (in shares) 58,174   99,176  
Common shares repurchased (in shares) 0   0  
Converted common shares (in shares) 0   0  
Ending balance (in shares) 4,602,147   4,602,147  
Common Stock | Class I Common Shares        
Increase (Decrease) in Stockholders' Equity [Roll Forward]        
Beginning balance (in shares) 250,368,354   219,267,018  
Common shares issued (in shares) 35,687,916   67,811,709  
Distribution reinvestment (in shares) 2,133,686   4,019,764  
Common shares repurchased (in shares) (9,490,692)   (12,977,149)  
Converted common shares (in shares) 176,681   754,603  
Ending balance (in shares) 278,875,945   278,875,945  

v3.25.2
Equity and Non-Controlling Interest - Schedule of Aggregate Distributions Declared For Each Applicable Class Of Common Shares (Details) - $ / shares
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Class of Stock [Line Items]        
Net distributions declared per common share (in USD per share) $ 0.1750 $ 0.1751 $ 0.3500 $ 0.3500
Class S Common Shares        
Class of Stock [Line Items]        
Aggregate gross distributions declared per common share (in USD per share) 0.1750 0.1751 0.3500 0.3500
Shareholder servicing fee per common share (in USD per share) (0.0216) (0.0215) (0.0430) (0.0428)
Net distributions declared per common share (in USD per share) 0.1534 0.1536 0.3070 0.3072
Class N Common Shares        
Class of Stock [Line Items]        
Aggregate gross distributions declared per common share (in USD per share) 0.1750 0.0584 0.3500 0.0584
Shareholder servicing fee per common share (in USD per share) (0.0127) (0.0043) (0.0254) (0.0043)
Net distributions declared per common share (in USD per share) 0.1623 0.0541 0.3246 0.0541
Class D Common Shares        
Class of Stock [Line Items]        
Aggregate gross distributions declared per common share (in USD per share) 0.1750 0.1751 0.3500 0.3500
Shareholder servicing fee per common share (in USD per share) (0.0064) (0.0064) (0.0128) (0.0125)
Net distributions declared per common share (in USD per share) 0.1686 0.1687 0.3372 0.3375
Class I Common Shares        
Class of Stock [Line Items]        
Aggregate gross distributions declared per common share (in USD per share) 0.1750 0.1751 0.3500 0.3500
Shareholder servicing fee per common share (in USD per share) 0 0 0 0
Net distributions declared per common share (in USD per share) $ 0.1750 $ 0.1751 $ 0.3500 $ 0.3500

v3.25.2
Equity and Non-Controlling Interest - Schedule of Redeemable Noncontrolling Interest (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Redeemable Noncontrolling Interest, Equity, Fair Value [Roll Forward]        
Balance, beginning of period     $ 39,952 $ 17,976
Settlement of prior performance participation allocation     28,284 5,371
Repurchases     (1,163) (208)
Net income allocation     1,568 188
Other comprehensive income allocation $ 75 $ (13) 182 83
Distributions     (1,906) (672)
Fair value allocation 498 312 462 437
Reallocation between additional paid-in capital and non-controlling interests due to changes in NLT OP ownership     460 512
Balance, end of period $ 67,839 $ 23,687 $ 67,839 $ 23,687

v3.25.2
Commitment and Contingencies (Details)
$ in Thousands
6 Months Ended 12 Months Ended
Jun. 30, 2025
USD ($)
investment
Dec. 31, 2024
investment
Jun. 30, 2024
USD ($)
Gain Contingencies [Line Items]      
Number of investments related to build to suit assets | investment   23  
Number of investments related to build to suit assets, placed in service | investment 4    
Number of investments related to build to suit assets, contributed, under construction | investment 2    
Number of build to suit assets under construction | investment 17 22  
Asset under Construction      
Gain Contingencies [Line Items]      
Contractual obligation     $ 70,728
Estimated contractual obligation $ 35,104    
Asset under Construction | Oracle 5-8 JV      
Gain Contingencies [Line Items]      
Contractual obligation 173,449    
Asset under Construction | Minimum      
Gain Contingencies [Line Items]      
Contractual obligation 56,936    
Asset under Construction | Maximum      
Gain Contingencies [Line Items]      
Contractual obligation $ 9,467    

v3.25.2
Earnings Per Share - Schedule Of Earnings Per Share, Basic And Diluted (Details) - USD ($)
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Earnings Per Share [Abstract]        
Net income $ 61,554,000 $ 14,370,000 $ 170,449,000 $ 30,184,000
Net income attributable to non-controlling interests (3,206,000) (1,234,000) (9,733,000) (2,917,000)
Net income attributable to ORENT shareholders 58,348,000 13,136,000 160,716,000 27,267,000
Net income attributable to dilutive OP units 3,206,000 1,234,000 9,733,000 2,917,000
Net income attributable to ORENT shareholders - dilutive $ 61,554,000 $ 14,370,000 $ 170,449,000 $ 30,184,000
Weighted average number of common shares outstanding - basic (in shares) 545,932,592 292,992,195 510,324,741 265,106,090
Effect of dilutive unvested grants of restricted Class I shares (in shares) 39,255 38,683 39,255 38,683
Effect of dilutive OP units (in shares) 31,713,173 28,916,411 31,333,954 28,807,652
Weighted average shares of common shares outstanding - dilutive (in shares) 577,685,020 321,947,289 541,697,950 293,952,425
Net income per common share– basic (in USD per share) $ 0.11 $ 0.04 $ 0.31 $ 0.10
Net income per common share – diluted (in USD per share) $ 0.11 $ 0.04 $ 0.31 $ 0.10

v3.25.2
Earnings Per Share - Narrative (Details) - shares
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]        
Effect of dilutive unvested grants of restricted Class I shares (in shares) 39,255 38,683 39,255 38,683
Effect of dilutive OP units (in shares) 31,713,173 28,916,411 31,333,954 28,807,652
Class I Common Shares | Common Stock        
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]        
Effect of dilutive unvested grants of restricted Class I shares (in shares) 39,255 38,683 39,255 38,683
Effect of dilutive OP units (in shares) 31,713,173 28,916,411 31,333,954 28,807,652

v3.25.2
Segment Reporting - Narrative (Details)
6 Months Ended
Jun. 30, 2025
segment
Segment Reporting [Abstract]  
Number of operating segments 1
Number of reportable segments 1

v3.25.2
Segment Reporting - Schedule of Segment (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Segment Reporting Information [Line Items]        
Total segment revenues $ 66,097 $ 63,754 $ 132,150 $ 129,242
Segment expenses        
Management fees 18,622 10,323 34,838 18,804
Performance participation allocation 18,331 8,333 30,896 15,162
Income tax (benefit) expense (198) 1,108 81 1,412
Net income 61,554 14,370 170,449 30,184
Reportable Segment        
Segment Reporting Information [Line Items]        
Total segment revenues 66,097 63,754 132,150 129,242
Segment expenses        
Fund level expenses 4,451 5,770 10,360 10,768
Management fees 18,622 10,323 34,838 18,804
Performance participation allocation 18,331 8,333 30,896 15,162
Interest expense 21,259 28,496 40,528 62,429
Other segment income, net (57,922) (4,646) (155,002) (9,517)
Income tax (benefit) expense (198) 1,108 81 1,412
Net income $ 61,554 $ 14,370 $ 170,449 $ 30,184

v3.25.2
Income Taxes - Narrative (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Dec. 31, 2024
Income Tax Examination [Line Items]          
Income tax (benefit) expense $ (198) $ 1,108 $ 81 $ 1,412  
Deferred tax assets 914   914   $ 29
Foreign deferred tax assets 304   304   170
Foreign deferred tax liability 1,861   1,861   1,346
Deferred tax assets, organizational expenses         383
Deferred tax liabilities, real property         354
Income taxes paid (received)     765 $ 1,228  
Domestic Tax Jurisdiction          
Income Tax Examination [Line Items]          
Income taxes paid (received)     28    
State and Local Jurisdiction          
Income Tax Examination [Line Items]          
Income taxes paid (received)     141    
Foreign          
Income Tax Examination [Line Items]          
Income taxes paid (received)     596    
Foreign | His Majesty's Revenue and Customs (HMRC)          
Income Tax Examination [Line Items]          
Income taxes paid (received)     605    
Foreign | Canada Revenue Agency          
Income Tax Examination [Line Items]          
Income taxes paid (received)     (9)    
Other Liabilities          
Income Tax Examination [Line Items]          
Deferred tax liabilities, net $ 1,557   $ 1,557   $ 1,176

v3.25.2
Income Taxes - Schedule of Components of Income Tax Expense (Details) - USD ($)
$ in Thousands
3 Months Ended 6 Months Ended
Jun. 30, 2025
Jun. 30, 2024
Jun. 30, 2025
Jun. 30, 2024
Current Expense        
U.S. Federal $ 62 $ 74 $ 62 $ 112
U.S. State 11 32 11 73
Foreign 310 906 726 906
Total current expense 383 1,012 799 1,091
Deferred Tax (Benefit) Expense        
U.S. Federal (530) 62 (689) 219
U.S. State (139) 34 (195) 102
Foreign 88 0 166 0
Total deferred tax (benefit) expense (581) 96 (718) 321
Total income tax (benefit) expense, net $ (198) $ 1,108 $ 81 $ 1,412

v3.25.2
Subsequent Events (Details) - USD ($)
$ in Thousands
1 Months Ended 3 Months Ended 6 Months Ended
Aug. 07, 2025
Jun. 30, 2025
Jun. 30, 2025
Jun. 30, 2024
Subsequent Event [Line Items]        
Proceeds from issuance of common shares     $ 1,490,400 $ 1,138,233
Subsequent Event        
Subsequent Event [Line Items]        
Proceeds from issuance of common shares $ 470,672      
Common Stock        
Subsequent Event [Line Items]        
Common shares issued (in shares)   77,144,239 147,059,724  
Common Stock | Subsequent Event        
Subsequent Event [Line Items]        
Common shares issued (in shares) 46,083,030      
Common Stock | Class S Common Shares        
Subsequent Event [Line Items]        
Common shares issued (in shares)   30,889,872 57,263,539  
Common Stock | Class S Common Shares | Subsequent Event        
Subsequent Event [Line Items]        
Common shares issued (in shares) 20,724,150      
Common Stock | Class N Common Shares        
Subsequent Event [Line Items]        
Common shares issued (in shares)   9,997,313 19,233,410  
Common Stock | Class N Common Shares | Subsequent Event        
Subsequent Event [Line Items]        
Common shares issued (in shares) 4,244,482      
Common Stock | Class D Common Shares        
Subsequent Event [Line Items]        
Common shares issued (in shares)   569,138 2,751,066  
Common Stock | Class D Common Shares | Subsequent Event        
Subsequent Event [Line Items]        
Common shares issued (in shares) 1,242,791      
Common Stock | Class I Common Shares        
Subsequent Event [Line Items]        
Common shares issued (in shares)   35,687,916 67,811,709  
Common Stock | Class I Common Shares | Subsequent Event        
Subsequent Event [Line Items]        
Common shares issued (in shares) 19,871,608      

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