--Advances Portfolio Repositioning Through SHOP Acquisitions and Legacy Asset Sales--

--Expands Senior Housing Leadership Platform to Support Next Phase of Growth--

BETHESDA, Md.--(BUSINESS WIRE)--August 05, 2026-- 

Chiron Real Estate Inc. (NYSE: XRN) (the "Company" or "Chiron"), today announced financial results for the three months ended June 30, 2026 and other data.

Mark Decker, Jr., Chief Executive Officer and President stated, "When we outlined our priorities earlier this year, we committed to active capital allocation, portfolio repositioning, and building the capabilities necessary to support our next phase of growth. During the second quarter, we made meaningful progress on each objective. We completed our inaugural SHOP acquisitions, monetized legacy assets at attractive valuations, strengthened our leadership team, and continued to redeploy capital into investments that we believe offer superior long-term return potential. While there is still work ahead, we believe the actions we've taken over the last several months have positioned Chiron as a stronger, more capable, and more relevant healthcare real estate company."

In conjunction with this release, the Company has posted an updated Investor Presentation to the Investor Relations section of its website. The presentation includes additional information regarding the Company's investment and disposition activity, portfolio composition, and strategic priorities.

NOTE: All share and per share data have been adjusted for all periods presented to reflect the Company's one-for-five reverse stock split that was effective September 19, 2025.

Quarterly Financial Highlights

   --  Reported quarterly net income attributable to common stockholders of 
      $63.3 million, or $4.78 per diluted share, as compared to net loss of 
      $0.8 million, or $0.06 per diluted share, in the comparable prior year 
      period. 
 
   --  Reported quarterly funds from operations attributable to common 
      stockholders and noncontrolling interest ("FFO") of $0.88 per share and 
      unit, as compared to $0.98 per share and unit in the comparable prior 
      year period. 
 
   --  Reported core funds from operations attributable to common stockholders 
      and noncontrolling interest ("Core FFO") of $1.04 per share and unit, as 
      compared to $1.14 per share and unit in the comparable prior year 
      period. 
 
   --  Second quarter same-property cash net operating income ("Same-Property 
      Cash NOI") growth on the Company's Outpatient Medical portfolio was +0.8% 
      on a year-over-year basis. Results were adversely impacted by a one-time, 
      non-recurring revenue recovery recognized during the comparable 
      prior-year period associated with a single asset; excluding this asset, 
      Same-Property Cash NOI growth would have been +1.7%, consistent with 
      Management's expectations. 

Portfolio Update

Outpatient Medical Portfolio

At quarter end, the Company's Outpatient Medical portfolio was comprised of:

   --  4.6 million leasable square feet, 
 
   --  $100 million of annualized Cash NOI, 
 
   --  Weighted average lease term ("WALT") of 4.4 years, 
 
   --  Weighted average annual base rent escalations of 2.1%, and 
 
   --  95% leased occupancy rate. 

Seniors Housing Operating Portfolio ("SHOP")

At quarter end, the Company's SHOP portfolio was comprised of two communities totaling 292 homes. Additional operating details on the Company's communities are as follows:

   --  The Landing: As of June 30, 2026, The Landing was 93% occupied -- an 
      increase of 3% relative to April 30, 2026. Occupancy as of July 31, 2026 
      was 96%. 
 
   --  The Riviera: Following its opening in March 2026, as of June 30, 2026, 
      The Riviera was 23% occupied -- an increase of 8% relative to April 30, 
      2026. Occupancy as of July 31, 2026 was 26%, reflecting continued leasing 
      progress during the community's initial lease-up period. 

It is expected that The Landing and Riviera will deliver a yield on cost of greater than 7% upon stabilization in the second half of 2028.

Other Recent Events

Leadership Update

During the quarter, the Company continued to strengthen its leadership platform with the additions of Matthew Whitlock as Chief Investment Officer; Bobby Zeiller as Chief Development Officer and Head of Seniors Housing; Aaron Roseth as Chief Operating Officer; and Tami Cummings as Senior Vice President, Seniors Housing. Together, these additions add over 100 years of senior housing expertise to our team, enhancing Chiron's ability to source investments, support operators, optimize performance, and execute on its strategic growth initiatives.

Second Quarter Investments and Dispositions

   --  The Landing & Riviera: In June 2026, the Company completed the 
      acquisition of two newly-constructed luxury seniors housing communities 
      located within the affluent Potomac Yard submarket of Alexandria, 
      Virginia for an aggregate purchase price of $249 million. These 
      acquisitions represent the Company's inaugural SHOP investments. Both 
      communities will be managed as seniors housing operating properties and 
      are expected to deliver a double-digit unlevered IRR. Please refer to the 
      Company's May 6th, 2026 press release for further information on these 
      communities. 
 
   --  IRF Portfolio Sale: In June 2026, the Company completed the sale of 
      seven Inpatient Rehabilitation Facilities ("IRFs") to a newly-formed 
      joint venture at an aggregate value of $217 million, representing a 7.3% 
      exit cash capitalization rate. Chiron retained a 15% equity interest and 
      is the manager of the JV, continuing to oversee asset management in 
      exchange for a management fee. 
 
   --  Hudson Active Adult Joint Venture: In May 2026, the Company paid $6.7 
      million to acquire a 49% equity interest in a 128-home Active Adult 
      development in Hudson, Wisconsin (a suburb of Minneapolis, Minnesota), 
      with completion expected in the fourth quarter of 2027. In connection 
      with its establishment, the joint venture entered into a construction 
      loan with a principal balance of $26.0 million. The Company expects to 
      realize a mid-teen levered IRR on its investment. 
 
   --  Fort Myers Mezzanine Loan: In April 2026, the Company completed the 
      initial funding of a $3.0 million mezzanine loan, the proceeds of which 
      are being used to develop a medical facility in Fort Myers, Florida. The 
      facility is fully pre-leased on a long-term, built-to-suit basis to an 
      investment-grade regional health system. The loan bears interest at 12% 
      per annum during its initial 24-month term and carried a balance of $2.9 
      million as of June 30, 2026. 
 
   --  Heitman OM Joint Venture: In June 2026, the Company paid $0.7 million 
      to acquire a 12.5% equity interest in a 32,000 square foot outpatient 
      medical facility located in Coon Rapids, Minnesota. The Company expects 
      to realize a high-teens levered IRR on its investment, inclusive of a 
      $0.1 million acquisition fee paid to Chiron at closing. 

Subsequent Investment and Disposition Activity

   --  Daleville Mezzanine Loan: In July 2026, the Company completed the 
      initial funding of a $2.2 million mezzanine loan, the proceeds of which 
      will be used to develop a medical facility in Daleville, Virginia. The 
      property is fully pre-leased on a long-term, built-to-suit basis to an 
      investment-grade regional health system. The loan bears interest at 12% 
      per annum during its initial 24-month term. 

Pending Investment and Disposition Activity

   --  The Pinnacle: In May 2026, the Company signed a purchase agreement 
      (subject to customary closing conditions) for a newly constructed luxury 
      senior housing community located in North Bethesda, Maryland for a 
      purchase price of approximately $176 million. This luxury community, 
      located adjacent to Pike & Rose, a premier mixed-use development, offers 
      residents a full continuum of care across a mix of independent living, 
      assisted living, and memory care housing. It is anticipated that this 
      acquisition will close in the fourth quarter. This community will be 
      managed as a SHOP and is expected to deliver a double-digit unlevered 
      IRR. 
 
   --  Reston Land: In July 2026, the Company signed a purchase agreement 
      (subject to customary closing conditions) to acquire a 22-acre parcel of 
      land in Reston, Virginia for a purchase price of approximately $15 
      million. The parcel is zoned for a senior housing community of no greater 
      than 131 units. It is anticipated that this acquisition will close in the 
      third quarter. 
 
   --  Beaumont Surgical Hospital: In July 2026, the Company signed a sale 
      agreement (subject to customary closing conditions) to dispose of the 
      Beaumont Surgical Hospital for a price of approximately $49 million, 
      representing a sale cap rate of approximately 5.9%. It is anticipated 
      that this disposition will close in the fourth quarter. 

Capital Markets

During the quarter, the Company issued $100 million of its 6.00% Series C Convertible Perpetual Preferred stock (the "Series C Preferred Stock") to an investor group led by Maewyn Capital Partners. The Series C Preferred Stock has an annual dividend yield of 6.00% that increases after the fourth anniversary of the issuance of the shares if the shares are still outstanding at that time. The Series C Preferred Stock is convertible into shares of the Company's common stock at a conversion price of $43.00 per share. In connection with the issuances of the Series C Preferred Stock, the Board of Directors of the Company appointed Mr. Charles Fitzgerald to the Board of Directors on May 20, 2026.

White Rock Bankruptcy