Form 8-K

8-K — Seven Hills Realty Trust

Accession: 0001104659-26-113721

Filed: 2026-10-05

Period: 2026-10-05

CIK: 0001452477

SIC: 6798 (REAL ESTATE INVESTMENT TRUSTS)

Item: Regulation FD Disclosure

Item: Financial Statements and Exhibits

Documents

8-K — tm2627052d1_8k.htm (Primary)

EX-99.1 — EXHIBIT 99.1 (tm2627052d1_ex99-1.htm)

GRAPHIC (tm2627052d1_ex99-1img001.jpg)

GRAPHIC (tm2627052d1_ex99-1img002.jpg)

XML — IDEA: XBRL DOCUMENT (R1.htm)

8-K — FORM 8-K

8-K (Primary)

Filename: tm2627052d1_8k.htm · Sequence: 1

false

0001452477

2026-10-05

iso4217:USD

xbrli:shares

iso4217:USD

xbrli:shares

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of

the Securities Exchange Act of 1934

Date

of report (Date of earliest event reported): October 5, 2026

Seven Hills Realty Trust

(Exact name of registrant as specified in

its charter)

Maryland

001-34383

20-4649929

(State or other jurisdiction

(Commission File Number)

(IRS Employer

of incorporation)

Identification No.)

Two Newton Place

255 Washington Street, Suite 300

Newton, MA 02458

02458-1634

(Address of principal executive offices)

(Zip Code)

(617)

332-9530

(Registrant’s telephone number, including area code)

Check the appropriate box below if the Form 8-K filing is intended

to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b)

of the Act:

Titles

of Each Class

Trading

Symbol

Name

of exchange on which

registered

Common Shares of Beneficial Interest

SEVN

The Nasdaq Stock Market LLC

Indicate by check mark whether the registrant is an emerging

growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of

the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

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. ¨

Item 7.01.

Regulation FD Disclosure.

On October 5, 2026, Seven Hills Realty Trust issued a press release

providing a business update, a copy of which is furnished hereto as Exhibit 99.1.

Item 9.01.

Financial Statements and Exhibits.

(d)  Exhibits.

99.1 Press Release of Seven Hills Realty Trust. (Furnished herewith.)

104 Cover Page Interactive Data File. (Embedded within the Inline XBRL document.)

SIGNATURE

Pursuant

to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the

undersigned hereunto duly authorized.

SEVEN HILLS REALTY TRUST

By:

/s/ Matthew C. Brown

Name:

Matthew C. Brown

Title:

Chief Financial Officer and Treasurer

Date: October 5, 2026

EX-99.1 — EXHIBIT 99.1

EX-99.1

Filename: tm2627052d1_ex99-1.htm · Sequence: 2

Exhibit 99.1

FOR IMMEDIATE RELEASE

Seven Hills

Realty Trust Provides Business Update

Closed Two First

Mortgage Loans Totaling $98.0 Million

Received $68.0

Million of Proceeds from Loan Repayments, Reduced Office Exposure to 13%

Expects to Close

Three Loans in Diligence Totaling $121.7 Million During the Fourth Quarter

Newton, MA

(October 5, 2026): Seven Hills Realty Trust (Nasdaq: SEVN) today provided a business update, including announcing the closing

of two new first mortgage loan investments totaling $98.0 million secured by multifamily and mixed-use properties, the repayment of two

loans resulting in proceeds of $68.0 million, and the reduction in its office exposure to approximately 13% of its portfolio as of September

30, 2026 based on outstanding principal balances.

Tom Lorenzini, President

and Chief Investment Officer of SEVN, made the following statement:

“The closing of the

two new investments along with the recent loan repayments highlights the strength of our origination platform and active portfolio management

strategy. We believe these investments are secured by high-quality assets with experienced sponsors and are strong additions to our diversified

portfolio.

The repayment of our Dallas

office loan resulted in a modest discount to the outstanding balance, but we believe it represents a positive outcome for SEVN, in that

it further reduces our office exposure, while increasing our capacity to deploy capital into investments where we see potential for better

risk-adjusted returns.

We also expect additional

capital recycling activity in the near term, including the anticipated repayment of our Carlsbad, California office loan during the fourth

quarter.

These recent and expected

developments position us to advance our objectives of generating sustainable dividend coverage and delivering value for our shareholders.”

The new loan investments

include:

· A

$68.0 million floating rate first mortgage loan to refinance Populus Waterside, a Class A,

344-unit multifamily property located in Chattanooga, Tennessee. Completed in 2024, the property

is located in a submarket with convenient access to Interstate 75 and the Hamilton Place

retail corridor. The loan has a three-year initial term with two one-year extension options.

The transaction was brought to SEVN's manager, Tremont Realty Capital, by Cushman & Wakefield

on behalf of the sponsors, Novare Group and Batson-Cook Development Company.

· A

$30.0 million floating rate first mortgage loan to refinance a 246,000 square foot mixed-use

retail and self-storage property located in Charlotte, North Carolina. The property includes

approximately 202,000 square feet of retail space and 44,000 square feet of self-storage

space. The loan has a three-year initial term with two one-year extension options. The transaction

was brought to Tremont Realty Capital by JLL.

The loan repayments

include:

· A

loan secured by an office property in Dallas, Texas that was repaid at approximately 97%

of its $44.2 million outstanding balance, reflecting a $1.5 million discount, which was significantly

below the $6.3 million CECL reserve allocated to this loan as of June 30, 2026. Following

the repayment, SEVN's office exposure decreased from 19% as of June 30, 2026 to approximately

13% of its portfolio as of September 30, 2026 based on outstanding principal balances. The

loan’s net interest margin was approximately 80 basis points below the weighted average

net interest margin of new SEVN loans closed year to date. SEVN had limited financing on

this loan relative to its other investments. As a result, the repayment increases SEVN’s

lending capacity by approximately $46 million and enhances its ability to redeploy capital

into investments with higher earnings potential.

· A

$25.3 million loan secured by a self-storage property in Fayetteville, Georgia that was repaid

in full. The loan carried a net interest margin approximately 100 basis points below the

weighted average net interest margin of new SEVN loans closed year to date.

Since the beginning

of the third quarter, SEVN has closed $122.3 million of first mortgage loan investments, including the two loans announced today. SEVN

continues to advance its deployment strategy with three loans in diligence totaling $121.7 million that are expected to close during

the fourth quarter of 2026, subject to closing conditions.

SEVN will discuss

these transactions in further detail during its third quarter 2026 earnings conference call scheduled for Wednesday, October 28, 2026

at 11:00 a.m. Eastern Time.

About Seven Hills Realty Trust

Seven Hills Realty

Trust (Nasdaq: SEVN) is a real estate investment trust, or REIT, that originates and invests in first mortgage loans secured by middle

market transitional commercial real estate. SEVN is managed by Tremont Realty Capital, an affiliate of The RMR Group (Nasdaq: RMR), a

leading U.S. alternative asset management company with over $37 billion in assets under management and 40 years of institutional experience

in buying, selling, financing and operating commercial real estate. For more information about SEVN, please visit www.sevnreit.com.

WARNING CONCERNING

FORWARD-LOOKING STATEMENTS

This press release

contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of

1995 and other securities laws. These statements may include words such as “believe,” “expect,” “anticipate,”

“intend,” “plan,” “estimate,” “will,” “may” and negatives or derivatives

of these or similar expressions. These forward-looking statements include, among others, statements

about: SEVN’s expectation that it will close three loans currently in diligence totaling $121.7 million during the fourth quarter

of 2026 and the continued execution of its deployment strategy; the anticipated repayment of SEVN’s Carlsbad, California office

loan during the fourth quarter of 2026 and other expected capital recycling activity; SEVN’s lending capacity and its ability to

redeploy capital into investments with higher earnings potential or better risk-adjusted returns; SEVN’s office exposure; the quality

of SEVN’s investments and their contribution to SEVN’s portfolio, and the performance of the underlying properties and sponsors;

and SEVN’s objectives of generating sustainable dividend coverage and delivering value for its shareholders. Forward-looking

statements reflect SEVN’s current expectations, are based on judgments and assumptions, are inherently uncertain and are subject

to risks, uncertainties and other factors, which could cause SEVN’s actual results, performance or achievements to differ materially

from expected future results, performance or achievements expressed or implied in those forward-looking

statements. Some of the risks, uncertainties and other factors that may cause SEVN’s actual results, performance or achievements

to differ materially from those expressed or implied by forward-looking statements include, but are not limited to, the following: the

possibility that loans SEVN currently has in diligence may not close when expected, on the terms currently contemplated or at all, including

as a result of the outcome of diligence, the satisfaction of closing conditions, borrower or sponsor decisions or changes in market conditions;

the possibility that SEVN’s Carlsbad, California office loan may not be repaid when expected, in full or at all; SEVN’s ability

to deploy repayment proceeds and available capital into new investments on a timely basis and at attractive returns; the ability of SEVN’s

borrowers to perform under their loans and the performance of the properties securing those loans; conditions in the office, multifamily,

retail and self-storage markets; changes in interest rates, including the effect of lower benchmark rates on SEVN’s floating rate

loans; SEVN’s available liquidity, the availability and terms of financing under its secured financing facilities, and its access

to and cost of capital; competition for investments; changes in SEVN’s CECL reserves; SEVN’s ability to generate distributable

earnings sufficient to cover its distributions, which are determined by its Board of Trustees in its discretion; and various other matters.

These risks, uncertainties and other factors are not exhaustive and should be read in conjunction with other cautionary statements that

are included in SEVN’s periodic filings with the Securities and Exchange Commission, or SEC. The information contained in SEVN’s

filings with the SEC, including under the caption “Risk Factors” in its periodic reports, or incorporated therein, identifies

important factors that could cause SEVN’s actual results to differ materially from those stated in or implied by SEVN’s forward-looking

statements. SEVN’s filings with the SEC are available on the SEC’s website at www.sec.gov. You should not place undue

reliance upon forward-looking statements. Except as required by law, SEVN does not intend to update or change any forward-looking statements

as a result of new information, future events or otherwise.

Contact:

Matt Murphy, Manager, Investor Relations

(617) 796-8253

(End)

GRAPHIC

Filename: tm2627052d1_ex99-1img001.jpg · Sequence: 6

Binary file (7583 bytes)

Download tm2627052d1_ex99-1img001.jpg

GRAPHIC

Filename: tm2627052d1_ex99-1img002.jpg · Sequence: 7

Binary file (5013 bytes)

Download tm2627052d1_ex99-1img002.jpg

XML — IDEA: XBRL DOCUMENT

XML

Filename: R1.htm · Sequence: 9

v3.26.3

Cover

Oct. 05, 2026

Cover [Abstract]

Document Type

8-K

Amendment Flag

false

Document Period End Date

Oct. 05, 2026

Entity File Number

001-34383

Entity Registrant Name

Seven Hills Realty Trust

Entity Central Index Key

0001452477

Entity Tax Identification Number

20-4649929

Entity Incorporation, State or Country Code

Entity Address, Address Line One

Two Newton Place

Entity Address, Address Line Two

255 Washington Street

Entity Address, Address Line Three

Suite 300

Entity Address, City or Town

Newton

Entity Address, State or Province

Entity Address, Postal Zip Code

02458-1634

City Area Code

617

Local Phone Number

332-9530

Written Communications

false

Soliciting Material

false

Pre-commencement Tender Offer

false

Pre-commencement Issuer Tender Offer

false

Title of 12(b) Security

Common Shares of Beneficial Interest

Trading Symbol

SEVN

Security Exchange Name

NASDAQ

Entity Emerging Growth Company

false

- Definition

Boolean flag that is true when the XBRL content amends previously-filed or accepted submission.

+ References

No definition available.

+ Details

Name:

dei_AmendmentFlag

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Area code of city

+ References

No definition available.

+ Details

Name:

dei_CityAreaCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Cover page.

+ References

No definition available.

+ Details

Name:

dei_CoverAbstract

Namespace Prefix:

dei_

Data Type:

xbrli:stringItemType

Balance Type:

Period Type:

duration

- Definition

For the EDGAR submission types of Form 8-K: the date of the report, the date of the earliest event reported; for the EDGAR submission types of Form N-1A: the filing date; for all other submission types: the end of the reporting or transition period. The format of the date is YYYY-MM-DD.

+ References

No definition available.

+ Details

Name:

dei_DocumentPeriodEndDate

Namespace Prefix:

dei_

Data Type:

xbrli:dateItemType

Balance Type:

Period Type:

duration

- Definition

The type of document being provided (such as 10-K, 10-Q, 485BPOS, etc). The document type is limited to the same value as the supporting SEC submission type, or the word 'Other'.

+ References

No definition available.

+ Details

Name:

dei_DocumentType

Namespace Prefix:

dei_

Data Type:

dei:submissionTypeItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 1 such as Attn, Building Name, Street Name

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine1

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 2 such as Street or Suite number

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine2

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Address Line 3 such as an Office Park

+ References

No definition available.

+ Details

Name:

dei_EntityAddressAddressLine3

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the City or Town

+ References

No definition available.

+ Details

Name:

dei_EntityAddressCityOrTown

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Code for the postal or zip code

+ References

No definition available.

+ Details

Name:

dei_EntityAddressPostalZipCode

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Name of the state or province.

+ References

No definition available.

+ Details

Name:

dei_EntityAddressStateOrProvince

Namespace Prefix:

dei_

Data Type:

dei:stateOrProvinceItemType

Balance Type:

Period Type:

duration

- Definition

A unique 10-digit SEC-issued value to identify entities that have filed disclosures with the SEC. It is commonly abbreviated as CIK.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityCentralIndexKey

Namespace Prefix:

dei_

Data Type:

dei:centralIndexKeyItemType

Balance Type:

Period Type:

duration

- Definition

Indicate if registrant meets the emerging growth company criteria.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityEmergingGrowthCompany

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Commission file number. The field allows up to 17 characters. The prefix may contain 1-3 digits, the sequence number may contain 1-8 digits, the optional suffix may contain 1-4 characters, and the fields are separated with a hyphen.

+ References

No definition available.

+ Details

Name:

dei_EntityFileNumber

Namespace Prefix:

dei_

Data Type:

dei:fileNumberItemType

Balance Type:

Period Type:

duration

- Definition

Two-character EDGAR code representing the state or country of incorporation.

+ References

No definition available.

+ Details

Name:

dei_EntityIncorporationStateCountryCode

Namespace Prefix:

dei_

Data Type:

dei:edgarStateCountryItemType

Balance Type:

Period Type:

duration

- Definition

The exact name of the entity filing the report as specified in its charter, which is required by forms filed with the SEC.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityRegistrantName

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

The Tax Identification Number (TIN), also known as an Employer Identification Number (EIN), is a unique 9-digit value assigned by the IRS.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b-2

+ Details

Name:

dei_EntityTaxIdentificationNumber

Namespace Prefix:

dei_

Data Type:

dei:employerIdItemType

Balance Type:

Period Type:

duration

- Definition

Local phone number for entity.

+ References

No definition available.

+ Details

Name:

dei_LocalPhoneNumber

Namespace Prefix:

dei_

Data Type:

xbrli:normalizedStringItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 13e

-Subsection 4c

+ Details

Name:

dei_PreCommencementIssuerTenderOffer

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14d

-Subsection 2b

+ Details

Name:

dei_PreCommencementTenderOffer

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Title of a 12(b) registered security.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection b

+ Details

Name:

dei_Security12bTitle

Namespace Prefix:

dei_

Data Type:

dei:securityTitleItemType

Balance Type:

Period Type:

duration

- Definition

Name of the Exchange on which a security is registered.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 12

-Subsection d1-1

+ Details

Name:

dei_SecurityExchangeName

Namespace Prefix:

dei_

Data Type:

dei:edgarExchangeCodeItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as soliciting material pursuant to Rule 14a-12 under the Exchange Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Exchange Act

-Number 240

-Section 14a

-Subsection 12

+ Details

Name:

dei_SolicitingMaterial

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration

- Definition

Trading symbol of an instrument as listed on an exchange.

+ References

No definition available.

+ Details

Name:

dei_TradingSymbol

Namespace Prefix:

dei_

Data Type:

dei:tradingSymbolItemType

Balance Type:

Period Type:

duration

- Definition

Boolean flag that is true when the Form 8-K filing is intended to satisfy the filing obligation of the registrant as written communications pursuant to Rule 425 under the Securities Act.

+ References

Reference 1: http://www.xbrl.org/2003/role/presentationRef

-Publisher SEC

-Name Securities Act

-Number 230

-Section 425

+ Details

Name:

dei_WrittenCommunications

Namespace Prefix:

dei_

Data Type:

xbrli:booleanItemType

Balance Type:

Period Type:

duration