Average occupancy increased by 10 basis points, average effective monthly rents increased by 90 basis points, and bad debt improved by 20 basis points compared to the prior year.
Core FFO per share was $0.28 in Q2 2025, up from $0.27 in Q1 2025.
Noncontrollable expenses declined by 3%, including an 18% reduction in property insurance premiums.
Renewal rate increases of 3.9% and 58% retention supported 70 basis points of blended rent growth in the quarter.
Same-store NOI grew 2% in the quarter, driven by a 1% increase in same-store revenue and a 60 basis point decrease in operating expenses.
Same-store operating expenses decreased 60 basis points over the prior year quarter, fully offsetting softer revenue growth.
Second quarter same-store NOI and core FFO per share results were in line with expectations, with same-store revenues increasing 1% over the prior year.
Three wholly-owned communities were classified as held for sale during the quarter, and a $10.4 million gain from a JV property sale will be recorded in Q3 but excluded from core FFO.
Administrative expenses were $86 million, up 5% from prior year, representing 7.1% of premium.
Book value per share as of June 30 is $66.07 (GAAP) and $90.26 excluding AOCI, up 10% from a year ago.
Excess investment income was $35 million, down $8 million from a year ago; net investment income was $282 million, down 1%.
Health insurance premium revenue grew 8% to $378 million; health underwriting margin was down 2% to $98 million due to higher obligations at United American.
Invested assets totaled $21.5 billion, with $18.9 billion in fixed maturities, mostly investment grade rated A-.
Life Insurance premium revenue increased 3% to $840 million; life underwriting margin was $340 million, up 6%.
Net income for the second quarter was $253 million or $3.05 per share compared to $258 million or $2.83 per share a year ago.
Net operating income was $271 million or $3.27 per share, a 10% increase over $2.97 per share from a year ago.
Return on equity through June 30 is 18.8% on a GAAP basis and 14.4% excluding accumulated other comprehensive income (AOCI).
The fixed maturity portfolio has a net unrealized loss of approximately $1.6 billion due to higher market rates but is not a concern due to intent to hold to maturity.
Book value per common share was $11.20, slightly up from $11.19 in the previous quarter.
Debt-to-equity ratio increased modestly to 2.6x from 2.2x to support loan growth.
Liquidity at quarter end was $236.4 million, including $165.9 million cash and $66.1 million undrawn credit capacity.
Loan portfolio grew by 15% in Q2 2025, with a 100% performing loan book and no 5-rated loans, only 2 rated 4.
Repurchased 1.7 million common shares for $12.5 million, generating $0.08 per share of book value accretion.
Sold 2 REO properties at a combined GAAP gain of $7 million, reducing REO exposure to about 5% of total assets.
TRTX reported GAAP net income of $16.9 million or $0.21 per common share and distributable earnings of $0.24 per common share, covering the quarterly dividend of $0.24 per share.
Weighted average credit spread on new loans was 2.86%.