Results of Operations and Financial Condition. On July 29, 2026, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended June 30, 2026. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2) sha…

Results of Operations and Financial Condition. On April 29, 2026, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended March 31, 2026. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2) s…

Entry into a Material Definitive Agreement. On April 15, 2026 (the “Closing Date”), a consolidated subsidiary of Franklin BSP Realty Trust, Inc. (the “Company”), BSPRT 2026-FL13 Issuer, LLC (the “Issuer”), closed an approximately $880.4 million commercial real estate mortgage securitization transaction, and sold approximately $778.1 million of the securitization’s notes in a private placement. The notes were issued pursuant to an indenture (the “Indenture”), dated as of the Closing Date, by a…

Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant. The Notes have not been registered under the Securities Act of 1933, as amended (the “Securities Act”), or any state securities laws, and unless so registered, may not be offered or sold in the United States except pursuant to an exemption from, or in a transaction not subject to, the registration requirements of the Securities Act and applicable state securities laws. The net pr…

Results of Operations and Financial Condition. On February 11, 2026, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter and year ended December 31, 2025. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 9…

Chief Executive Officer — Michael Comparato: Michael Comparato was promoted to CEO, and Brian Buffone was appointed as President.

Material Modification to Rights of Security Holders. The information set forth below under

Results of Operations and Financial Condition. On October 29, 2025, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended September 30, 2025. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 9…

Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant. The Notes have not been registered under the Securities Act of 1933, as amended (the “Securities Act”), or any state securities laws, and unless so registered, may not be offered or sold in the United States except pursuant to an exemption from, or in a transaction not subject to, the registration requirements of the Securities Act and applicable state securities laws. The net pr…

Entry into a Material Definitive Agreement. On October 15, 2025 (the “Closing Date”), a consolidated subsidiary of Franklin BSP Realty Trust, Inc. (the “Company”), BSPRT 2025-FL12 Issuer, LLC (the “Issuer”), closed an approximately $1.076 billion commercial real estate mortgage securitization transaction, and sold approximately $947 million of the securitization’s notes in a private placement. The notes were issued pursuant to an indenture (the “Indenture”), dated as of the Closing Date, by a…

Results of Operations and Financial Condition. On July 30, 2025, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended June 30, 2025. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2) sha…

Unregistered Sales of Equity Securities. As described above, pursuant to the terms of the Agreement, on the Closing Date, Purchaser OP issued to the Existing Equityholders (or their designees) an aggregate of 8,385,951 Class A Units of Purchaser OP. The offer and sale of such Class A Units was made in reliance on the exemption from registration provided under Section 4(a)(2) of the Securities Act of 1933. Pursuant to the terms of the operating agreement of Purchaser OP, after 12 months from i…

Completion of Acquisition or Disposition of Assets. On July 1, 2025 (the “Closing Date”), FBRT OP LLC (“Purchaser OP”), a consolidated subsidiary of Franklin BSP Realty Trust, Inc. (the “Company”), and FBRT Sub REIT TRS LLC, also a consolidated subsidiary of the Company (together with Purchaser OP, “Purchaser”), completed the previously announced purchase of all of the issued and outstanding membership interests and units (the “Purchased Interests”) of NewPoint Holdings JV LLC (“NewPoint”) he…

Results of Operations and Financial Condition. On April 28, 2025, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended March 31, 2025. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2) s…

Entry into a Material Definitive Agreement. On March 9, 2025, Franklin BSP Realty Trust, Inc. (the “Company”), FBRT OP LLC, a wholly owned subsidiary of the Company (“Purchaser OP”), FBRT Sub REIT TRS LLC, a wholly owned subsidiary of the Company (“Purchaser TRS” and together with Purchaser OP, “Purchaser”), NewPoint Holdings JV LLC (the “NewPoint”), each of the holders of issued and outstanding membership interests of NewPoint (the “Existing Equityholders”), and Meridian Bravo Investment Com…

Regulation FD Disclosure. On March 10, 2025, the Company issued a press release announcing the acquisition of NewPoint. The full text of the press release is attached hereto as Exhibit 99.1 and is incorporated herein by reference. Also on March 10, 2025, the Company posted an investor presentation to its investor relations website related to the acquisition of NewPoint. The presentations is attached hereto as Exhibit 99.2 and is incorporated herein by reference. The information contained in

Unregistered Sales of Equity Securities. As described above, pursuant to the terms of the Agreement, at Closing, Purchaser OP will issue to the Existing Equityholders an aggregate of 8,385,951 Class A Units of Purchaser OP. The offer and sale of such Class A Units will be made in reliance on the exemption from registration provided under Section 4(a)(2) of the Securities Act of 1933. Pursuant to the terms of the operating agreement of Purchaser OP, after 12 months from issuance, holders of th…

Results of Operations and Financial Condition. On February 13, 2025, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter and year ended December 31, 2024. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 9…

Material Modification to Rights of Security Holders. The information set forth below under

Other Events. At-the-Market-Offering Sales Agreement Amendment On November 8, 2024, Franklin BSP Realty Trust, Inc. (the “Company”), Benefit Street Partners Realty Operating Partnership, L.P., a Delaware limited partnership (the “Operating Partnership”), and Benefit Street Partners L.L.C. entered into an amendment (“Amendment No. 1”) to the Sales Agreement dated April 14, 2023 (as amended by Amendment No. 1, the “Sales Agreement”) with Barclays Capital Inc., B. Riley Securities, Inc., Citizen…

Results of Operations and Financial Condition. On November 4, 2024, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended September 30, 2024. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 9…

Entry into a Material Definitive Agreement. On September 26, 2024 (the “Closing Date”), a consolidated subsidiary of Franklin BSP Realty Trust, Inc. (the “Company”), BSPRT 2024-FL11 Issuer, LLC (the “Issuer”), closed an approximately $1.024 billion commercial real estate mortgage securitization transaction, and sold approximately $886 million of the securitization’s notes in a private placement. The notes were issued pursuant to an indenture (the “Indenture”), dated as of the Closing Date, by…

Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant. The Notes have not been registered under the Securities Act of 1933, as amended (the “Securities Act”), or any state securities laws, and unless so registered, may not be offered or sold in the United States except pursuant to an exemption from, or in a transaction not subject to, the registration requirements of the Securities Act and applicable state securities laws. The net pr…

Results of Operations and Financial Condition. On July 31, 2024, Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended June 30, 2024. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2) sha…

Results of Operations and Financial Condition. On April 29, 2024 , Franklin BSP Realty Trust, Inc. (the “Company”) issued a press release and supplemental slide presentation reporting the Company’s financial results for the quarter ended March 31, 2024. Copies of the press release and supplemental slide presentation are attached hereto as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference. The information in this Item 2.02 (including Exhibits 99.1 and 99.2)…