UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 10-Q

 

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

For the quarterly period ended September 30, 2024

 

OR

 

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

 

001-36312

(Commission file number)

 

POWER REIT

(Exact name of registrant as specified in its charter)

 

Maryland		45-3116572
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)
301 Winding Road, Old Bethpage, NY		11804
(Address of principal executive offices)		(Zip Code)

 

(212) 750-0371

(Registrant’s telephone number, including area code)

 

N/A

 

(Former name, former address and former fiscal year, if changed since last report)

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of each class		Trading Symbol(s)		Name of each exchange on which registered
Common Shares		PW		NYSE American, LLC
7.75% Series A Cumulative Redeemable Perpetual Preferred Stock, Liquidation Preference $25 per Share		PW.A		NYSE American, LLC

 

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 ☒

 

Indicate the number of shares outstanding of each of the issuer’s classes of common stock, as of the latest practicable date.

 

3,389,661 common shares, $0.001 par value, outstanding at October 28, 2024.

 

 

 

TABLE OF CONTENTS

 

			Page No.
PART I – FINANCIAL INFORMATION			3
Item 1 – Financial Statements (Unaudited)			3
	Consolidated Balance Sheets as of September 30, 2024 and December 31, 2023		3
	Consolidated Statements of Operations for the three and nine months ended September 30, 2024 and 2023		4
	Consolidated Statements of Changes in Shareholders’ Equity for the quarters ended September 30, 2024 and 2023		5
	Consolidated Statements of Cash Flows for the nine months ended September 30, 2024 and 2023		6
	Notes to Unaudited Consolidated Financial Statements		7
Item 2 – Management’s Discussion and Analysis of Financial Condition and Results of Operations			27
Item 3 – Quantitative and Qualitative Disclosures About Market Risk			33
Item 4 – Controls and Procedures			33
PART II – OTHER INFORMATION			34
	Item 1 – Legal Proceedings		34
	Item 1A – Risk Factors		35
	Item 2 – Unregistered Sales of Equity Securities and Use of Proceeds		38
	Item 3 – Defaults Upon Senior Securities		38
	Item 4 – Mine Safety Disclosures		38
	Item 5 – Other Information		38
	Item 6 – Exhibits		39
SIGNATURE			40

 

 

POWER REIT AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(Unaudited)

 

		September 30, 2024				December 31, 2023 (as corrected, see note 2A)
ASSETS
Land		$	4,470,000			$	4,470,000
Net investment in direct financing lease - railroad			9,150,000				9,150,000
Total real estate assets			13,620,000				13,620,000
Cash and cash equivalents			2,232,240				2,202,632
Restricted cash			163,402				1,902,252
Prepaid expenses and deposits			336,949				210,686
Intangible lease asset, net of accumulated amortization			2,333,805				2,504,421
Deferred rent receivable			331,854				438,994
Mortgage loan receivables			1,900,000				850,000
Assets held for sale			27,520,099				48,481,255
TOTAL ASSETS		$	48,438,349			$	70,210,240
LIABILITIES AND EQUITY
Accounts payable		$	16,252			$	3,647
Accrued expenses			105,814				490,711
Liabilities held for sale			1,508,210				3,219,337
Current portion of long-term debt, net of unamortized discount			16,992,706				15,043,632
Long-term debt, net of unamortized discount			20,042,142				20,682,869
TOTAL LIABILITIES			38,665,124				39,440,196
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock Par Value $25.00 (1,675,000 shares authorized; 336,944 issued and outstanding as of September 30, 2024 and December 31, 2023)			8,489,952				8,489,952
Common Shares, $0.001 par value (98,325,000 shares authorized; 3,389,661 shares issued and outstanding as of September 30, 2024 and December 31, 2023)			3,389				3,389
Additional paid-in capital			47,804,988				47,254,625
Accumulated deficit			(46,525,104	)			(24,977,922	)
Total Equity			9,773,225				30,770,044
TOTAL LIABILITIES AND EQUITY		$	48,438,349			$	70,210,240

 

The accompanying notes are an integral part of these unaudited consolidated financial statements.

 

 

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

 

		2024				2023				2024				2023
		Three Months Ended September 30,								Nine Months Ended September 30,
		2024				2023				2024				2023
REVENUE
Lease income from direct financing lease – railroad		$	228,750			$	228,750			$	686,250			$	686,250
Rental income			353,504				233,152				843,922				857,459
Rental income – related parties			785,000				-				785,000				-
Rental income			785,000				-				785,000				-
Other income			58,858				26,629				164,901				140,850
TOTAL REVENUE			1,426,112				488,531				2,480,073				1,684,559
EXPENSES
Amortization of intangible assets			56,872				56,872				170,616				170,616
General and administrative			338,008				439,046				1,151,135				1,330,834
Property expenses			398,044				405,886				1,161,789				1,441,382
Property taxes			95,457				141,495				245,409				335,664
Depreciation expense			145,587				565,742				817,194				1,775,160
Impairment expense			195,403				8,235,136				18,194,384				8,235,136
Interest expense			872,460				667,090				3,031,826				1,856,042
TOTAL EXPENSES			2,101,831				10,511,267				24,772,353				15,144,834
OTHER INCOME (EXPENSE)
Gain on sale of properties			-				-				394,394				1,040,452
Loan modification expense			-				-				-				(160,000	)
Forgiveness of accounts payable			350,704				-				350,704				26,602
TOTAL OTHER INCOME (EXPENSE)			350,704				-				745,098				907,054
NET LOSS			(325,015	)			(10,022,736	)			(21,547,182	)			(12,553,221	)
Preferred Stock Dividends			(163,207	)			(163,207	)			(489,621	)			(489,621	)
NET LOSS ATTRIBUTABLE TO COMMON SHAREHOLDERS		$	(488,222	)		$	(10,185,943	)		$	(22,036,803	)		$	(13,042,842	)
Loss Per Common Share:
Basic		$	(0.14	)		$	(3.01	)		$	(6.50	)		$	(3.85	)
Diluted			(0.14	)			(3.01	)			(6.50	)			(3.85	)
Weighted Average Number of Shares Outstanding:
Basic			3,389,661				3,389,661				3,389,661				3,389,661
Diluted			3,389,661				3,389,661				3,389,661				3,389,661
Cash dividend per Series A Preferred Share:		$	-			$	-			$	-			$	-
Accumulated undeclared dividend per Series A Preferred Share:			0.48				0.48				1.45				1.45

 

The accompanying notes are an integral part of these unaudited consolidated financial statements.

 

 

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN SHAREHOLDERS’ EQUITY

For the Three and Nine Months Ended September 30, 2024 and September 30, 2023

(Unaudited)

 

		Shares				Amount				Shares				Amount				Capital				Deficit				Equity
		Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock Par Value $25.00								Common Shares								Additional Paid-in				Accumulated				Total Shareholders’
		Shares				Amount				Shares				Amount				Capital				Deficit				Equity
Balance at December 31, 2023 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	47,254,625			$	(24,977,922	)		$	30,770,044
Net Loss			-				-				-				-				-				(2,076,998	)			(2,076,998	)
Stock-Based Compensation			-				-				-				-				216,475				-				216,475
Balance at March 31, 2024 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	47,471,100			$	(27,054,920	)		$	28,909,521
Net Loss			-				-				-				-				-				(19,145,169	)			(19,145,169	)
Stock-Based Compensation			-				-				-				-				190,676				-				190,676
Balance at June 30, 2024 (as restated, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	47,661,776			$	(46,200,089	)		$	9,955,028
Net Loss			-				-				-				-				-				(325,015	)			(325,015	)
Stock-Based Compensation			-				-				-				-				143,212				-				143,212
Balance at September 30, 2024			336,944			$	8,489,952				3,389,661			$	3,389			$	47,804,988			$	(46,525,104	)		$	9,773,225
Balance at December 31, 2022 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	46,369,311			$	(10,612,409	)		$	44,250,243
Net Loss			-				-				-				-				-				(339,046	)			(339,046	)
Stock-Based Compensation			-				-				-				-				227,009				-				227,009
Balance at March 31, 2023 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	46,596,320			$	(10,951,455	)		$	44,138,206
Net Loss			-				-				-				-				-				(2,191,439	)			(2,191,439	)
Stock-Based Compensation			-				-				-				-				225,357				-				225,357
Balance at June 30, 2023 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661			$	3,389			$	46,821,677			$	(13,142,894	)		$	42,172,124
Balance			336,944			$	8,489,952				3,389,661			$	3,389			$	46,821,677			$	(13,142,894	)		$	42,172,124
Net Loss			-				-				-				-				-			$	(10,022,736	)			(10,022,736	)
Stock-Based Compensation			-				-				-				-			$	216,474				-				216,474
Balance at September 30, 2023 (as corrected, see note 2.A)			336,944			$	8,489,952				3,389,661				3,389			$	47,038,151			$	(23,165,630	)		$	32,365,862
Balance			336,944			$	8,489,952				3,389,661				3,389			$	47,038,151			$	(23,165,630	)		$	32,365,862

 

The accompanying notes are an integral part of these unaudited consolidated financial statements.

 

 

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

 

		2024				2023
		Nine Months Ended September 30,
		2024				2023
Operating activities
Net loss		$	(21,547,182	)		$	(12,553,221	)
Adjustments to reconcile net loss to net cash used in operating activities:
Amortization of intangible lease asset			170,616				170,616
Amortization of debt costs			23,542				63,746
Loan modification expense			-				160,000
Stock-based compensation			550,363				668,840
Impairment expense			18,194,384				8,235,136
Depreciation			817,194				1,775,160
Gain on sale of properties			(394,394	)			(1,040,452	)
Changes in operating assets and liabilities
Accounts receivable			-				62,198
Deferred rent receivable			107,140				427,901
Prepaid expenses and deposits			(307,259	)			(43,257	)
Other assets			-				(1,373	)
Accounts payable			(479,322	)			(505,395	)
Tenant security deposits			(924,724	)			300,000
Accrued expenses			2,717,203				311,041
Prepaid rent			(33,000	)			(37,161	)
Net cash used in operating activities			(1,105,439	)			(2,006,221	)
Investing activities
Cash received for sale of properties			715,642				2,409,178
Cash received for mortgage loan receivables			200,000				-
Cash paid for purchase of equipment			-				(15,000	)
Net cash provided by investing activities			915,642				2,394,178
Financing Activities
Principal payment on long-term debt			(1,519,445	)			(630,139	)
Net cash used in financing activities			(1,519,445	)			(630,139	)
Net decrease in cash and cash equivalents and restricted cash			(1,709,242	)			(242,182	)
Cash and cash equivalents and restricted cash, beginning of period		$	4,104,884			$	3,847,871
Cash and cash equivalents and restricted cash, end of period		$	2,395,642			$	3,605,689
Supplemental disclosure of cash flow information:
Interest paid		$	751,462			$	1,737,442
Reclass of deferred debt issuance costs to liability upon reduction of total loan commitment			-				46,023
Financed equipment purchase			-				57,675
Mortgage loan receivables entered into in connection with sale of properties			1,250,000				-
Accrued interest transferred to loan			2,801,247				-

 

The accompanying notes are an integral part of these unaudited consolidated financial statements.

 

 

Notes to Unaudited Consolidated Financial Statements

 

1 – GENERAL INFORMATION

 

Power REIT (the “Registrant” or the “Trust”, and together with its consolidated subsidiaries, “we”, “us”, or “Power REIT”, unless the context requires otherwise) is a Maryland-domiciled, internally-managed real estate investment trust (a “REIT”) that owns a portfolio of real estate assets related to transportation, energy infrastructure and Controlled Environment Agriculture (“CEA”) in the United States.

 

The accompanying unaudited consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information, and with the rules and regulations of the Securities and Exchange Commission (“SEC”) regarding interim financial reporting. Accordingly, these interim financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. In the opinion of the Trust, as defined below, these unaudited consolidated financial statements include all adjustments necessary to present fairly the information set forth herein. All such adjustments are of a normal recurring nature. Results for interim periods are not necessarily indicative of results to be expected for a full year.

 

These unaudited consolidated financial statements should be read in conjunction with the Trust’s audited consolidated financial statements and notes included in its latest Annual Report on Form 10-K for the fiscal year ended December 31, 2023 filed with the SEC on March 29, 2024.

 

The Trust is structured as a holding company and owns its assets through twenty-four direct and indirect wholly-owned, special purpose subsidiaries that have been formed in order to hold real estate assets, obtain financing and generate lease revenue. As of September 30, 2024 the Trust’s assets consisted of approximately 112 miles of railroad infrastructure and related real estate which is owned by its subsidiary Pittsburgh & West Virginia Railroad (“P&WV”), approximately 447 acres of fee simple land leased to a utility scale solar power generating project with a generating capacity of approximately 82 Megawatts (“MW”) and approximately 249 acres of land with approximately 2,112,000 square feet of existing or under construction Controlled Environment Agriculture (“CEA”) properties in the form of greenhouses.

 

During the nine months ended September 30, 2024, the Trust did not declare quarterly dividends of approximately $490,000 ($0.484375 per share per quarter) on Power REIT’s 7.75% Series A Cumulative Redeemable Perpetual Preferred Stock.

 

On January 8, 2024, two wholly owned subsidiaries of Power REIT, PW CO CanRE Sherman 6 LLC and PW CO CanRE MF LLC, sold two cannabis related greenhouse cultivation properties located in Ordway, Colorado to an affiliate of a tenant of one of the properties. The properties are described in prior filings as Sherman 6 (the tenant of which is affiliated with the tenant/purchaser) and Tamarack 14 which was vacant. The purchaser was an unaffiliated third party and the price was established based on an arm’s length negotiation. The sale price was $1,325,000. As part of the transaction, a subsidiary of the Trust provided seller financing in the amount of $1,250,000 with an initial 10% interest rate that increases over time to 15% until maturity. The seller financing has a three-year maturity with a fixed amortization schedule of $75,000 for the first month, $40,000 for the second and third months, $45,000 for the fourth month and $15,000 per month thereafter until maturity. The note is secured by a first mortgage on the properties and certain corporate and personal guarantees.

 

On January 30, 2024, a wholly owned subsidiary of Power REIT, PW Salisbury Solar LLC, sold its interest in a ground lease related to a utility scale solar farm located in Salisbury, Massachusetts. for gross proceeds of $1.2 million. The purchaser was an unaffiliated third party and the price was established based on an arm’s length negotiation. As part of the transaction, the existing municipal financing (“Municipal Debt”) and the regional bank loan (“PWSS Term Loan”) were paid off.

 

The Trust has elected to be treated for tax purposes as a REIT, which means that it is exempt from U.S. federal income tax if a sufficient portion of its annual income is distributed to its shareholders, and if certain other requirements are met. In order for the Trust to maintain its REIT qualification, at least 90% of its ordinary taxable annual income must be distributed to shareholders. As of December 31, 2023, the last tax return completed to date, the Trust has a net operating loss of $30.8 million, which may reduce or eliminate this requirement.

 

 

2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

 

Cash

 

The Trust considers all highly liquid investments with original maturity of three months or less to be cash equivalents. Power REIT places its cash and cash equivalents with high-credit quality financial institutions; however, amounts are not insured or guaranteed by the FDIC. Amounts included in restricted cash represents funds held by the Trust related to debt service payment reserve required by the lender for the loan secured by the greenhouse properties and the balance of the controlled cash account to pay for collateralized property related expenses. See Note 6 for further discussion of the debt service payment reserve requirement. The following table provides a reconciliation of the Trust’s cash and cash equivalents and restricted cash that sums to the total of those amounts at the end of the periods presented on the Trust’s accompanying Consolidated Statements of Cash Flow:

 SCHEDULE OF CONSOLIDATED STATEMENTS OF CASH FLOW

		September 30, 2024				December 31, 2023
Cash and cash equivalents		$	2,232,240			$	2,202,632
Restricted cash			163,402				1,902,252
Cash and cash equivalents and restricted cash		$	2,395,642			$	4,104,884

 

Share Based Compensation Accounting Policy

 

The Trust records all equity-based incentive grants to Officers and non-employee members of the Trust’s Board of Directors in general and administrative expenses in the Trust’s Consolidated Statement of Operations based on their fair value determined on the date of grant. Stock-based compensation expense is recognized on a straight-line basis over the vesting term of the outstanding equity awards.

 

Basis of Presentation

 

These unaudited consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States (“GAAP”). Certain immaterial prior year amounts have been reclassified for consistency with the current period presentation.

 

Principles of Consolidation

 

The accompanying consolidated financial statements include Power REIT and its wholly-owned subsidiaries. All intercompany balances have been eliminated in consolidation.

 

Loss per Common Share

 

Basic net loss per common share is computed by dividing net loss available to common stockholders by the weighted average number of common shares outstanding. Diluted net loss per common share is computed similar to basic net loss per common share except that the denominator is increased to include the number of additional common shares that would have been outstanding if the potential common shares had been issued and if the additional common shares were dilutive. The dilutive effect of the Trust’s options is computed using the treasury stock method. As of September 30, 2024 and September 30, 2023, the total number of common stock equivalents was 192,778 and 197,500 and composed of stock options.

 

 

The following table sets forth the computation of basic and diluted loss per Share:

 SCHEDULE OF COMPUTATION OF BASIC AND DILUTED INCOME PER COMMON SHARE

		2024				2023				2024				2023
		Three Months Ended								Nine Months Ended
		September 30,								September 30,
		2024				2023				2024				2023
Numerator:
Net loss		$	(325,015	)		$	(10,022,736	)		$	(21,547,182	)		$	(12,553,221	)
Preferred Stock Dividends			(163,207	)			(163,207	)			(489,621	)			(489,621	)
Numerator for basic and diluted EPS - loss available to common shareholders		$	(488,222	)		$	(10,185,943	)		$	(22,036,803	)		$	(13,042,842	)
Denominator:
Denominator for basic and diluted EPS - Weighted average shares			3,389,661				3,389,661				3,389,661				3,389,661
Basic and diluted loss per common share		$	(0.14	)		$	(3.01	)		$	(6.50	)		$	(3.85	)

 

Real Estate Assets and Depreciation of Investment in Real Estate

 

The Trust expects that most of its transactions will be accounted for as asset acquisitions. In an asset acquisition, the Trust is required to capitalize closing costs and allocates the purchase price on a relative fair value basis. For the nine months ended September 30, 2024 and 2023, there were no acquisitions. In making estimates of relative fair values for purposes of allocating purchase price, the Trust utilizes a number of sources, including independent appraisals that may be obtained in connection with the acquisition or financing of the respective property, its own analysis of recently acquired and existing comparable properties in the Trust’s portfolio, broker opinions of value, and other market data. The Trust also considers information obtained about each property as a result of its pre-acquisition due diligence, marketing and leasing activities in estimating the relative fair value of the tangible acquired. The Trust allocates the purchase price of acquired real estate to various components as follows:

 

	●	Land – Based on actual purchase if acquired as raw land. When property is acquired with improvements, the land price is established based on market comparables and market research to establish a value with the balance allocated to improvements for the land.
	●	Improvements – When a property is acquired with improvements, the land price is established based on market comparables and market research to establish a value with the balance allocated to improvements for the land. The Trust also evaluates the improvements in terms of replacement cost and condition to confirm that the valuation assigned to improvements is reasonable. Depreciation is calculated on a straight-line method over the useful life of the improvements.
	●	Lease Intangibles – The Trust recognizes lease intangibles when there’s an existing lease assumed with the property acquisitions. In determining the fair value of in-place leases (the avoided cost associated with existing in-place leases) management considers current market conditions and costs to execute similar leases in arriving at an estimate of the carrying costs during the expected lease-up period from vacant to existing occupancy. In estimating carrying costs, management includes reimbursable (based on market lease terms) real estate taxes, insurance, other operating expenses, as well as estimates of lost market rental revenue during the expected lease-up periods. The values assigned to in-place leases are amortized over the remaining term of the lease.

 

 

		The fair value of above-or-below market leases is estimated based on the present value (using an interest rate which reflected the risks associated with the leases acquired) of the difference between contractual amounts to be received pursuant to the leases and management’s estimate of market lease rates measured over a period equal to the estimated remaining term of the lease. An above market lease is classified as an intangible asset and a below market lease is classified as an intangible liability. The capitalized above-market or below-market lease intangibles are amortized as a reduction of, or an addition to, rental income over the estimated remaining term of the respective leases.
		Intangible assets related to leasing costs consist of leasing commissions and legal fees. Leasing commissions are estimated by multiplying the remaining contract rent associated with each lease by a market leasing commission. Legal fees represent legal costs associated with writing, reviewing, and sometimes negotiating various lease terms. Leasing costs are amortized over the remaining useful life of the respective leases.
	●	Construction in Progress (CIP) - The Trust classifies greenhouses or buildings under development and/or expansion as construction-in-progress until construction has been completed and certificates of occupancy permits have been obtained upon which the asset is then classified as an Improvement. The value of CIP is based on actual costs incurred.

 

Depreciation

 

Depreciation is computed using the straight-line method over the estimated useful lives of 20 years for greenhouses and 39 years for auxiliary buildings, except for PW CA Canndescent, LLC which was determined the buildings have a useful life of 37 years. For the three months ended September 30, 2024 and 2023, approximately $146,000 and $566,000 of depreciation expense was recorded, respectively. For the nine months ended September 30, 2024 and 2023, approximately $817,000 and $1,775,000 depreciation expense was recorded, respectively.

 

Assets Held for Sale

 

Assets held for sale are measured at the lower of their carrying amount or estimated fair value less cost to sell. As of September 30, 2024 and December 31, 2023, the Trust has several properties that are considered assets held for sale. See Note 7 for discussion of the Trust’s assets held for sale.

 

Impairment of Long-Lived Assets

 

Real estate investments and related intangible assets are reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount of the property might not be recoverable, which is referred to as a “triggering event.” A property to be held and used is considered impaired only if management’s estimate of the aggregate future cash flows, less estimated capital expenditures, to be generated by the property, undiscounted and without interest charges, are less than the carrying value of the property. This estimate takes into consideration factors such as expected future operating income, trends and prospects, as well as the effects of demand, competition and other factors.

 

If there is a triggering event in relation to a property to be held and used, the Trust will estimate the aggregate future cash flows, less estimated capital expenditures, to be generated by the property, undiscounted and without interest charges. In addition, this estimate may consider a probability weighted cash flow estimation approach when alternative courses of action to recover the carrying amount of a long-lived asset are under consideration or when a range of possible values is estimated.

 

The determination of undiscounted cash flows requires significant estimates by management, including the expected course of action at the balance sheet date that would lead to such cash flows. Subsequent changes in estimated undiscounted cash flows arising from changes in the anticipated action to be taken with respect to the property could impact the determination of whether an impairment exists and whether the effects could materially affect the Trust’s net income. To the extent estimated undiscounted cash flows are less than the carrying value of the property, the loss will be measured as the excess of the carrying amount of the property over the estimated fair value of the property.

 

 

While the Trust believes its estimates of future cash flows are reasonable, different assumptions regarding a number of factors, including market rents, listing prices, economic conditions, and occupancies, could significantly affect these estimates. When impairment exists, the long-lived asset is adjusted to an estimate of fair value. In estimating fair value, if appraisal reports are available, the Trust uses the sales comparable, income or cost approach methodology where applicable within appraisal reports; when appraisal reports are not available, the Trust uses opinions of value from brokers involved with listing properties for sale and other market value information available to it. The Trust will record an impairment charge if it believes that there is other than a temporary decline in market value below the carrying value of the investment. During the first quarter 2024, an impairment charge was expensed in the amount of approximately $550,000; during the second quarter, 2024, an impairment charge was expensed in the amount of approximately $17,449,000 and during the third quarter 2024, an impairment charge was expensed in the amount of approximately $195,000. Therefore, the total impairment charge expense for the nine months ended September 30, 2024 is approximately $18,194,000 for assets all considered held for sale as of September 30, 2024. There was no impairment charge during the first and second quarter 2023. During the third quarter 2023, an impairment charge was recognized in the amount of approximately $8,235,000, totaling approximately $8,235,000 of impairment expense for the nine months ended September 30, 2023 for assets considered held for sale and held for use.

 

Any decline in the estimated fair values of the Trust’s assets could result in impairment charges in the future. It is possible that such impairments, if required, could be material.

 

Revenue Recognition

 

The Railroad Lease (“P&WV Lease”) is treated as a direct financing lease. As such, income to P&WV under the Railroad Lease is recognized when received.

 

Lease revenue from solar land and CEA properties are accounted for as operating leases. Any such leases with rent escalation provisions are recorded on a straight-line basis when the amount of escalation in lease payments is known at the time Power REIT enters into the lease agreement, or known at the time Power REIT assumes an existing lease agreement as part of an acquisition (e.g., an annual fixed percentage escalation) over the initial lease term, subject to a collectability assessment, with the difference between the contractual rent receipts and the straight-line amounts recorded as “deferred rent receivable” or “deferred rent liability”. Collectability is assessed at quarter-end for each tenant receivable using various criteria including past collection issues, the current economic and business environment affecting the tenant and guarantees. If collectability of the contractual rent stream is not deemed probable, revenue will only be recognized upon receipt of cash from the tenant. During the three and nine months ended September 30, 2024, the Trust did not write off any straight-line rent receivable against rental income. During the three months ended September 30, 2023, the Trust did not write off any straight-line receivable against rental income but during the nine months ended September 30, 2023, the Trust wrote off a net amount of approximately $315,000 in straight-line rent receivable against rental income. This was based on its assessment of collecting all remaining contractual rent on greenhouse property leases. These tenants’ rent payments will be recorded as rental revenue on a cash basis. Expenses for which tenants are contractually obligated to pay, such as maintenance, property taxes and insurance expenses are not reflected in the Trust’s consolidated financial statements unless paid by the Trust.

 

Lease revenue from land that is subject to an operating lease without rent escalation provisions is recorded on a straight-line basis.

 

 

The following table provides the breakdown of rental income recognition (not including the direct finance lease) During the quarter ended September 30, 2024, the Trust recognized $924,724 of rental income for non-refundable security deposits related to defaulted leases as allowed per the terms of the lease and based on the determination that these defaults will be not be cured:

 SCHEDULE OF BREAKDOWN OF RENTAL INCOME RECOGNITION

		2024				2023				2024				2023
		Three Months Ended								Nine Months Ended
		September 30,								September 30,
		2024				2023				2024				2023
Straight-Line Rent		$	200,780			$	223,152			$	602,338			$	706,617
Cash Basis Rent			13,000				10,000				101,860				150,842
Security Deposit Recognized as Rental Income			924,724				-				924,724				-
Rental income		$	1,138,504			$	233,152			$	1,628,922			$	857,459

 

Deferred rent receivable as of September 30, 2024 and December 31, 2023 is approximately $332,000 and $452,000, respectively.

 

Prepaid rent liability as of September 30, 2024 and December 31, 2023 is approximately $0 and $33,000, respectively.

 

Intangibles

 

A portion of the acquisition price of the assets acquired by PW Regulus Solar, LLC (“PWRS”) have been allocated on The Trust’s consolidated balance sheets between Land and Intangibles’ fair values at the date of acquisition. The total amount of in-place lease intangible assets established was approximately $4,714,000, which is amortized over a 20.7-year period. For each of the nine months ended September 30, 2024 and 2023, approximately $171,000 of the intangibles was amortized. For each of the three months ended September 30, 2024 and 2023, approximately $57,000 of the intangibles was amortized.

 

Intangible assets are evaluated whenever events or circumstances indicate the carrying value of these assets may not be recoverable. There were no impairment charges recorded for the three and nine months ended September 30, 2024 and 2023.

 

The following table provides a summary of the Intangible Assets:

 SCHEDULE OF INTANGIBLE ASSETS

		For the Nine Months Ended September 30, 2024
		Cost				Accumulated Amortization				Accumulated Amortization				Net Book Value
						Through 12/31/23				2024
Asset Intangibles - PWRS		$	4,713,548			$	2,209,127			$	170,616			$	2,333,805

 

The following table provides a summary of the current estimate of future amortization of Intangible Assets for the subsequent years ending December 31:

 SCHEDULE OF FUTURE AMORTIZATION OF INTANGIBLE ASSETS

2024 (three months remaining)		$	56,872
2025		$	227,488
2026		$	227,488
2027		$	227,488
2028		$	227,488
Thereafter		$	1,366,981
Total		$	2,333,805

 

 

Net Investment in Direct Financing Lease – Railroad

 

P&WV’s net investment in its leased railroad property, recognizing the lessee’s perpetual renewal options, was estimated to have a current value of $9,150,000, assuming an implicit interest rate of 10%.

 

Fair Value

 

Fair value represents the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. The Trust measures its financial assets and liabilities in three levels, based on the markets in which the assets and liabilities are traded and the reliability of the assumptions used to determine fair value.

 

	○	Level 1 – valuations for assets and liabilities traded in active exchange markets, or interest in open-end mutual funds that allow a company to sell its ownership interest back at net asset value on a daily basis. Valuations are obtained from readily available pricing sources for market transactions involving identical assets, liabilities or funds.
	○	Level 2 – valuations for assets and liabilities traded in less active dealer, or broker markets, such as quoted prices for similar assets or liabilities or quoted prices in markets that are not active. Level 2 includes U.S. Treasury, U.S. government and agency debt securities, and certain corporate obligations. Valuations are usually obtained from third party pricing services for identical or comparable assets or liabilities.
	○	Level 3 – valuations for assets and liabilities that are derived from other valuation methodologies, such as option pricing models, discounted cash flow models and similar techniques, and not based on market exchange, dealer, or broker traded transactions. Level 3 valuations incorporate certain assumptions and projections in determining the fair value assigned to such assets or liabilities.

 

In determining fair value, the Trust utilizes valuation techniques that maximize the use of observable inputs and minimize the use of unobservable inputs to the extent possible as well as considering counterparty credit risk.

 

The carrying amounts of Power REIT’s financial instruments, including cash and cash equivalents, prepaid expenses, and accounts payable approximate fair value because of their relatively short-term maturities. The carrying value of long-term debt approximates fair value since the related rates of interest approximate current market rates. There are no financial assets and liabilities carried at fair value on a recurring basis as of September 30, 2024 and December 31, 2023.

 

Mortgage Loan Receivables

 

On October 30, 2023, PW ME CanRE SD LLC (“PW SD”) provided seller financing in connection with the sale of the two Maine properties in the form of an $850,000 note with an 8.5% interest rate that will accrue until maturity on October 30, 2025. The note is secured by a second mortgage on the property and certain corporate and personal guarantees. PW SD assessed the collectivity and deemed no allowance is needed as of September 30, 2024. The Note is owned by a subsidiary which has guaranteed the Greenhouse Loan which is in default and non-recourse to the Trust.

 

 

On January 6, 2024, PW CO CanRE MF LLC (“PW MF”) provided seller financing in conjunction with selling the Sherman 6 and Tamarack 14 properties in the amount of $1,250,000 with an initial 10% interest rate that increases over time to 15% until maturity. The seller financing has a three-year maturity with a fixed amortization schedule of $75,000 for the first month, $40,000 for the second and third months, $45,000 for the fourth month and $15,000 per month thereafter until maturity. The note is secured by a first mortgage on the properties and certain corporate and personal guarantees. PW MF assessed the collectivity and deemed no allowance is needed as of September 30, 2024. The note is security for the Greenhouse Loan which is in default and non-recourse to the Trust.

 

Other Income

 

Other income included in Total Revenue for the three months ended September 30, 2024 and 2023 is approximately $59,000 which is mainly interest income of approximately $55,800 and $27,000 which is interest income, respectively. Other income included in Total Revenue for the nine months ended September 30, 2024 and 2023 is approximately $165,000 which is interest income, and approximately $141,000 which mainly consists of approximately $73,000 settlement of property tax payable with sale of one property and $59,000 interest income, respectively.

 

Forgiveness of Accounts Payable

 

Forgiveness of accounts payable for the three months ended September 30, 2024 and 2023 is approximately $351,000 and $0. Forgiveness of accounts payable for the nine months ended September 30, 2024 and 2023 is approximately $351,000 and $27,000. These amounts in 2024 are related to discounts obtained as part of written settlement agreements associated with litigations that were filed against subsidiaries of the Trust.

 

General and Administrative Expenses

 

General and Administrative Expense for the three months ended September 30, 2024 and 2023 is approximately $338,000 and $439,000, respectively, which mainly includes a non-cash stock compensation expense of approximately $143,000 for 2024 and approximately $216,000 for 2023. General and Administrative Expense for the nine months ended September 30, 2024 and 2023 is approximately $1,151,000 and $1,331,000, respectively, which mainly includes a non-cash stock compensation expense of approximately $550,000  for 2024 and 669,000 for 2023.

 

Interest Expense

 

Interest expense for the three months ended September 30, 2024 was approximately $172,000, $81,000 and $619,000 related to the PW PWV Loan (defined below), the 2015 PWRS Loan (defined below) and the Greenhouse Loan, respectively, compared to approximately $175,000, $86,000 and $399,000, respectively, for the three months ended September 30, 2023. Interest expense for the nine months ended September 30, 2024 was approximately $518,000, $249,000 and $2,248,000 related to the PW PWV Loan, the 2015 PWRS Loan and the Greenhouse Loan, respectively, compared to approximately $526,000, $264,000 and $1,044,000, related to the PW PWV Loan (defined below), the 2015 PWRS Loan (defined below) and the Greenhouse Loan respectively, for the nine months ended September 30, 2023. The Greenhouse Loan is currently in default and is non-recourse to the Trust.

 

Recent Accounting Pronouncements

 

In November 2023, the FASB issued ASU 2023-07, “Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures,” which is intended to improve reportable segment disclosure requirements, primarily through enhanced disclosures about significant segment expenses. The purpose of the amendment is to enable investors to better understand an entity’s overall performance and assess potential future cash flows. The guidance is effective for fiscal years beginning after December 15, 2023, and interim periods within fiscal years beginning after December 15, 2024, with early adoption permitted. The guidance is to be applied retrospectively to all prior periods presented in the financial statements. The Trust is continuing to evaluate the impact of adopting this new guidance but does not expect it to have a material impact on the Trust’s financial statements.

 

 

2.A – Restatement of Previously Filed Financial Statements

 

Restatement of Previously Filed Financial Statements

 

As previously disclosed on Form 8-K filed on September 3, 2024, the Trust received a letter from the NYSE American regarding a lack of compliance with listing requirements (the “Deficiency Letter”). Specifically, since the Trust had incurred losses in two out of the last three years, it is required to have total equity of greater than $2 million. As part of evaluating a plan to comply with the NYSE American listing requirements, the Trust embarked on analysis of the accounting treatment for its Preferred Shares which historically were classified as Mezzanine Equity. Based on its review, the Trust determined that the Preferred Shares should be treated as Equity. The Trust retained a qualified third-party consultant to assist with its analysis of the accounting treatment for the Preferred Shares. Ultimately, the Trust concluded that it had incorrectly classified the Preferred Shares on its balance sheet and that they should be treated as Equity (not mezzanine equity) and the financial statements should be re-stated accordingly.

 

While the Trust believes that the restatement may be material from a quantitative perspective, it does not believe that the restatement is material from a qualitative standpoint other than for the second quarter of 2024 as a result of the non-compliance with the NYSE listing requirements. Accordingly, the Trust believes it is appropriate to file an amended 10-Q for the quarter ended June 30, 2024 on Form 10-Q/A which was filed with the SEC on September 24, 2024 (the 10-Q/A). Management concluded that for the rest of the prior periods, the error was immaterial and corrected within the 10-Q/A.

 

The only changes to the financial Statements contained in the original Form 10-Q and the 10-Q/A for the quarter ended June 30, 2024 are:

 

	-	Reclassification of the Preferred Shares on the Consolidated Balance Sheet to Equity
	-	Elimination of the accrual of undeclared dividends for the Preferred Shares consistent with treatment of the Preferred Shares as Equity (previously accrued as an increase to the carrying value of the Preferred Shares on the Balance Sheet)
	-	An Updated Consolidated Statement of Changes in Shareholders Equity to include the Preferred Shares
	-	Removal of dividends from the supplemental disclosure contained in the Consolidated Statement of Cash Flows

 

The following table presents the effect of the revision on the Condensed Consolidated Balance Sheet as of December 31, 2023.

 

Schedule of Restatement of Financial Statements

		December 31, 2023				Adjustment				December 31, 2023
			As reported								As corrected
Condensed Balance Sheets
TOTAL ASSETS		$	70,210,240							$	70,210,240
LIABILITIES AND EQUITY
TOTAL LIABILITIES			39,440,196							$	39,440,196
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			9,305,988				(9,305,988	)		$	-
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			47,254,625								47,254,625
Accumulated deficit			(25,793,958	)			816,036				(24,977,922	)
Total Equity			21,464,056								30,770,044
TOTAL LIABILITIES AND EQUITY		$	70,210,240							$	70,210,240

 

 

The following tables present the effect of the revision on the Trust’s previously reported Condensed Changes in Shareholder’s Equity as of December 31, 2022, March 31, 2023, June 30, 2023, September 30, 2023 and March 31, 2024. The following tables also present the effect of the restatement on the Trust’s previously reported Condensed Changes in Shareholder’s Equity as of June 30, 2024.

 

		December 31, 2022				Adjustment				December 31, 2022
		As reported								As corrected
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			46,369,311								46,369,311
Accumulated deficit			(10,775,616	)			163,207				(10,612,409	)
Total Equity			35,597,084								44,250,243

 

		March 31, 2023				Adjustment				March 31, 2023
		As reported								As corrected
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			46,596,320								46,596,320
Accumulated deficit			(11,277,869	)			326,414				(10,951,455	)
Total Equity			35,321,840								44,138,206

 

		June 30, 2023				Adjustment				June 30, 2023
		As reported								As corrected
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			46,821,677								46,821,677
Accumulated deficit			(13,632,515	)			489,621				(13,142,894	)
Total Equity			33,192,551								42,172,124

 

		September 30, 2023				Adjustment				September 30, 2023
		As reported								As corrected
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			47,038,151								47,038,151
Accumulated deficit			(23,818,458	)			652,828				(23,165,630	)
Total Equity			23,223,082								32,365,862

 

		March 31, 2024				Adjustment				March 31, 2024
		As reported								As corrected
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			47,471,100								47,471,100
Accumulated deficit			(28,034,163	)			979,243				(27,054,920	)
Total Equity			19,440,326								28,909,521

 

Condensed Balance Sheets
		June 30, 2024				Adjustment				June 30, 2024
		As reported								As restated
Equity:
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock			-				8,489,952				8,489,952
Common Shares			3,389								3,389
Additional paid-in capital			47,661,776								47,661,776
Accumulated deficit			(47,342,539	)			1,142,450				(46,200,089	)
Total Equity			322,626								9,955,028

 

 

The restatement contained in the 10-Q/A increased the Trust’s Total Equity on its consolidated Balance Sheet to approximately $10 million which is above the threshold required for NYSE American compliance as of June 30, 2024. On September 26, 2024, the Trust filed a Form 8-K with the SEC and issued a Press Release indicating that it received a notice from the NYSE American LLC rescinding the Deficiency Letter based on having total equity in excess of the applicable $2 million requirement. As of September 30, 2024, the Trusts Total Equity is approximately $9.77 million which is above the applicable requirement. There can be no assurance that the Trust will continue to comply with the NYSE American listing requirements in the future.

 

3 – GOING CONCERN

 

The Trust’s objectives when managing its capital are to seek to ensure that there are adequate capital resources to safeguard the Trust’s ability to continue operating and maintain adequate levels of funding to support its ongoing operations and development such that it can continue to provide returns to shareholders. The Trust’s management evaluates whether there are conditions or events, considered in aggregate, that raise substantial doubt about its ability to continue as a going concern within one year after the date that the financial statements are issued.

 

The Trust’s cash and cash equivalents and restricted cash totaled $2,395,642 as of September 30, 2024, a decrease of $1,709,242 from December 31, 2023. During the nine months ended September 30, 2024, the decrease in cash was primarily due to the property carrying costs for the properties that are security for the Greenhouse Loan and paydown of the Greenhouse Loan.

 

The Trust’s current loan liabilities totaled approximately $17.0 million as of September 30, 2024. The current loan liabilities include approximately $16.3 million for the Greenhouse Loan which is in default and is non-recourse to the Trust.

 

Of the total amount of cash, approximately $2.2 million is non-restricted cash available for general corporate purposes and approximately $163,000 is restricted cash related to the Greenhouse Loan.

 

For the nine months ended September 30, 2024, the Trust determined that there was substantial doubt as to its ability to continue as a going concern as a result of current liabilities that far exceed current assets, net losses incurred, reduced revenue and increased property expenses related to the greenhouse portfolio.

 

In early 2024, the Trust sold three properties which is expected to help with liquidity. The net proceeds from the sale of the Salisbury, MA property was approximately $662,000 of unrestricted cash and the approximately $456,000 loan was retired at closing and is eliminated from current liabilities. The sale of two greenhouse properties in Colorado produced approximately $53,000 of restricted cash and should generate cash flow from the seller financing provided that should provide cash to help service the Greenhouse Loan.

 

The Greenhouse Loan is in default and the subject of litigation (see Note 6 – LONG-TERM DEBT). Power REIT continues to try to work with the lender to establish a path forward. However, the Greenhouse Loan is non-recourse to Power REIT which means that in the event it cannot resolve issues with the lender and they foreclose on the properties, Power REIT should be able to continue as a going concern albeit with a smaller portfolio of assets given that non-restricted cash should provide greater than twelve months of liquidity for capital needs unrelated to the greenhouse properties which are security for the Greenhouse Loan. In addition, it is possible that the Greenhouse Loan will lead to distressed sales including possibly through foreclosures, which would have a negative impact on the Trust’s prospects. A forbearance agreement with the lender for the Greenhouse Loan was effective on May 10, 2024, which provides additional time to retire the loan. The expiration date of the original forbearance agreement was September 30, 2024. On September 30, 2024, PW CanRE Holdings (defined below) entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025.  PW CanRE Holdings is in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance again if the loan is not retired in a timely fashion. There can be no assurance that the efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

 

As of the filing date, The Trust’s current liabilities far exceed current assets. If the Trust’s plan to focus on selling properties, entering into new leases, improving cash collections from existing tenants and raising capital in the form of debt or equity is effectively implemented, the Trust’s plan could potentially provide enough liquidity. However, the Trust cannot predict, with certainty, the outcome of its actions to generate liquidity.

 

Power REIT’s cash outlays at the parent company level consist principally of professional fees, consultant fees, NYSE American listing fees, legal, insurance, shareholder service company fees, auditing costs, and general and administrative expenses. The Trust’s cash outlays related to its various property-owning subsidiaries consist principally of principal and interest expense on debts property maintenance, property taxes, insurance, legal as well as other property related expenses that are not covered by tenants. To the extent the Trust needs to raise additional capital to meet its obligations, there can be no assurance that financing on favorable terms will be available when needed. If Power REIT is unable to sell certain assets when anticipated at prices anticipated, we may not have sufficient cash to fund operations and commitments.

 

4 – ACQUISITION AND DISPOSITION

 

2024 Disposition

 

On January 8, 2024, two wholly owned subsidiaries of Power REIT, PW CO CanRE Sherman 6 LLC and PW CO CanRE MF LLC, sold two cannabis related greenhouse cultivation properties located in Ordway, Colorado to an affiliate of a tenant of one of the properties. The properties are described in prior filings as Sherman 6 (the tenant of which is affiliated with the tenant/purchaser) and Tamarack 14 which was vacant. The purchaser is an unaffiliated third party and the price was established based on an arm’s length negotiation. The sale price was $1,325,000. As part of the transaction, a subsidiary of the Trust provided seller financing in the amount of $1,250,000 with an initial 10% interest rate that increases over time to 15% until maturity. The seller financing has a three-year maturity with a fixed amortization schedule of $75,000 for the first month, $40,000 for the second and third months, $45,000 for the fourth month and $15,000 per month thereafter until maturity. The note is secured by a first mortgage on the properties and certain corporate and personal guarantees. The gain on sale recognized was approximately $213,000.

 

SCHEDULE OF FAIR VALUE OF ASSETS DISPOSITION

Sherman 6 Property:

 

Land			150,000
Improvements			1,844,320
Acquired lease intangible assets
Total real estate investment			1,994,320
Less accumulated depreciation			(253,922	)
Less accumulated impairment charge			(1,020,398	)
Less acquired lease intangible amortization
Net book value of property upon sale			720,000

 

Tamarack 14 Property:

 

Land			75,000
Improvements			2,187,700
Total real estate investment			2,262,700
Less accumulated depreciation			(27,163	)
Less accumulated impairment charge			(1,843,673	)
Net book value of property upon sale			391,864

 

On January 30, 2024, a wholly owned subsidiary of Power REIT, PW Salisbury Solar LLC, sold its interest in a ground lease related to a utility scale solar farm located in Salisbury, Massachusetts. for gross proceeds of $1.2 million. The purchaser is an unaffiliated third party and the price was established based on an arm’s length negotiation. As part of the transaction, the Municipal Debt and the PWSS Term Loan were paid off. The gain on sale recognized was approximately $181,000 and the net book value of land upon sale was approximately $1,006,000.

 

 

2023 Disposition

 

On January 6, 2023, a wholly owned subsidiary of Power REIT, sold its interest in five ground leases related to utility scale solar farms located in Tulare County, California for gross proceeds of $2,500,000. The purchaser is an unaffiliated third party and the price was established based on an arm’s length negotiation. The properties were acquired by Power REIT in 2013 for $1,550,000 and Power REIT recognized a gain on sale of approximately $1,040,000.

SCHEDULE OF FAIR VALUE OF ASSETS DISPOSITION

 

Land			1,312,529
Acquired lease intangible assets			237,471
Total real estate investments			1,550,000
Less acquired lease intangible amortization			(91,349	)
Net book value of property upon sale			1,458,651

 

5 – DIRECT FINANCING LEASES AND OPERATING LEASES

 

Information as Lessor Under ASC Topic 842

 

To generate positive cash flow, as a lessor, the Trust leases its facilities to tenants in exchange for payments. The Trust’s leases for its railroad, solar farms and greenhouse cultivation facilities have lease terms ranging between 5 and 99 years. Payments from the Trust’s leases are recognized on a straight-line basis over the terms of the respective leases or on a cash basis for tenants with collectability issues. During the three and nine months ended September 30, 2024, the Trust did not write off any straight-line rent receivable against rental income. During the three months ended September 30, 2023, the Trust did not write off any straight-line rent receivable against rental income but during the nine months ended September 30, 2023, the Trust wrote off a net amount of approximately $315,000, in straight-line rent receivable against rental income based on its current assessment of collecting all remaining contractual rent on the greenhouse property leases. Total revenue from its leases recognized for the three months ended September 30, 2024 and 2023 is approximately $1,367,000 (which includes recognition of approximately $925,000 of rental income for non-refundable security deposits related to defaulted leases) and $462,000, respectively. Total revenue from its leases recognized for the nine months ended September 30, 2024 and 2023 is approximately $2,315,000 (which includes recognition of approximately $925,000 of rental income for non-refundable security deposits related to defaulted leases as allowed per the terms of the lease and based on the determination that these defaults will be not be cured) and $1,544,000, respectively.

 

Due to significant price compression in the wholesale cannabis market, many of the Trust’s cannabis related tenants are currently experiencing severe financial distress. Unfortunately, starting in 2022, collections from the CEA portfolio has diminished to a nominal amount. The Trust is exploring strategic alternatives with respect to the CEA portfolio and has listed some of the assets for sale and may list additional assets.

 

Historically, the Trust’s revenue has been concentrated to a relatively limited number of investments, industries and lessees. During the nine months ended September 30, 2024, Power REIT collected approximately 92% of its consolidated revenue from two properties. The tenants were Norfolk Southern Railway and Regulus Solar, LLC which represent 49% and 43% of consolidated revenue, respectively. The concentration percentages do not include the income from the recognition of security deposits related to defaulted leases. Comparatively, during the nine months ended September 30, 2023, Power REIT collected approximately 83% of its consolidated revenue from two properties. The tenants were Norfolk Southern Railway and Regulus Solar, LLC, which represent 44%, and 39% of consolidated revenue respectively.

 

 

The following is a schedule by years of minimum future rentals on non-cancelable operating leases as of September 30, 2024 for assets held for use and assets held for sale where revenue recognition is considered on a straight-line basis:

 

SCHEDULE OF MINIMUM FUTURE RENTALS ON NON-CANCELABLE OPERATION LEASES

		Assets Held for Use				Assets Held for Sale
2024 (three months left)		$	94,464				-
2025			811,802				-
2026			820,004				-
2027			828,155				-
2028			836,388				-
Thereafter			5,155,262				-
Total		$	8,546,075			$	-

 

6 – LONG-TERM DEBT

 

On December 31, 2012, as part of the Salisbury land acquisition, PW Salisbury Solar, LLC (“PWSS”) assumed existing municipal financing (“Municipal Debt”). The Municipal Debt had approximately 9 years remaining. The Municipal Debt had a simple interest rate of 5.0% that is paid annually, due on February 1 of each year. The balance of the Municipal Debt as of September 30, 2024 and December 31, 2023 is approximately $0 and $51,000, respectively. On January 30, 2024, the PWSS property was sold and the loan was paid off.

 

In July 2013, PWSS borrowed $750,000 from a regional bank (the “PWSS Term Loan”). The PWSS Term Loan had a fixed interest rate of 5.0% for a term of 10 years and amortizes based on a 20-year principal amortization schedule. The loan was secured by PWSS’ real estate assets and a parent guarantee from the Trust. The balance of the PWSS Term Loan as of September 30, 2024 and December 31, 2023 is approximately $0 and $456,000 (net of approximately $0 of capitalized debt costs), respectively. On January 30, 2024 the PWSS property was sold and the loan was paid off.

 

On November 6, 2015, PWRS entered into a loan agreement with a certain lender for $10,150,000 (the “2015 PWRS Loan”). The 2015 PWRS Loan is secured by land and intangibles owned by PWRS. PWRS issued a note to the benefit of the lender dated November 6, 2015 with a maturity date of October 14, 2034 and a 4.34% interest rate. As of September 30, 2024 and December 31, 2023, the balance of the 2015 PWRS Loan was approximately $6,506,000 (net of unamortized debt costs of approximately $219,000) and $6,957,000 (net of unamortized debt costs of approximately $235,000), respectively.

 

On November 25, 2019, Power REIT, through a subsidiary, PW PWV Holdings LLC (“PW PWV”), entered into a loan agreement with a certain lender for $15,500,000 (the “PW PWV Loan”). The PW PWV Loan is secured by pledge of PW PWV’s equity interest in P&WV, its interest in the Railroad Lease and a security interest in a deposit account (the “Deposit Account”) pursuant to a Deposit Account Control Agreement dated November 25, 2019 into which the P&WV rental proceeds is deposited. Pursuant to the Deposit Account Control Agreement, P&WV has instructed its bank to transfer all monies deposited in the Deposit Account to the escrow agent as a dividend/distribution payment pursuant to the terms of the PW PWV Loan Agreement. The PW PWV Loan is evidenced by a note issued by PW PWV to the benefit of the lender for $15,500,000, with a fixed interest rate of 4.62% and fully amortizes over the life of the financing which matures in 2054 (35 years). The balance of the loan as of September 30, 2024 and December 31, 2023 is $14,253,000 (net of approximately $269,000 of capitalized debt costs) and $14,412,000 (net of approximately $276,000 of capitalized debt costs).

 

 

On December 21, 2021, a wholly-owned subsidiary of Power REIT (“PW CanRE Holdings”) entered into a debt facility with initial availability of $20 million (the “Greenhouse Loan”). The facility is non-recourse to Power REIT and has perfected liens against all of Power REIT CEA portfolio properties except for the property located in Vinita, OK. The Greenhouse Loan had a 12 month draw period and then converts to a term loan that is fully amortizing over five years. The interest rate on the Greenhouse Loan was 5.52% with an additional default interest rate of 5.0% and throughout the term of the loan, a debt service coverage ratio of equal to or greater than 2.00 to 1.00 must be maintained. On October 28, 2022, the terms of the Greenhouse Loan were amended such that the amortization period was extended from 5 years to 10 years for the calculation of debt service coverage ratio and a 6-month debt service payment reserve requirement of $1 million was established. On March 13, 2023 an additional modification of the terms of the Greenhouse Loan was implemented which is summarized as follows:

 

-	The total commitment was reduced from $20 million to $16 million.
-	The interest rate was changed to the greater of: (i) 1% above the Prime rate and (ii) 8.75%.
-	Monthly payments on the Greenhouse Loan will be interest only until maturity.
-	A portion of the proceeds from the sale of assets within the Borrowing Base for the Greenhouse Loan will be required to pay the outstanding loan amount.
-	The maturity date of the Greenhouse Loan was changed to December 21, 2025.
-	The Debt Service Coverage ratio will be 1.50 to 1.00 and the test will be performed on an annual basis and is eliminated until the calendar year 2024.
-	The definition of assets included in the Borrowing Base for the Greenhouse Loan no longer eliminates assets where tenants are in default for failure to make timely rent payments.
-	An agreed upon minimum liquidity amount shall be maintained in the amount of $1 million.
-	A $160,000 fee will be charged by the bank for the modification.

 

Debt issuance expenses of $0 have been capitalized during the three and nine months ended September 30, 2024 and 2023, respectively. Amortization of approximately $0 and $38,800 has been recognized for the nine months ended September 30, 2024 and 2023, respectively and $0 and approximately $46,000 deferred debt issuance costs were re-classed as contra liability upon the loan commitment reduction for the nine months ended September 30, 2024 and 2023. Amortization of approximately $0 and $13,000 has been recognized for the three months ended September 30, 2024 and 2023, respectively. The balance of the loan as of September 30, 2024 and December 31, 2023 is approximately $16,276,000 (net of approximately $0 of debt costs) and $14,358,000 (net of approximately $0 of debt costs). During the nine months ended September 30, 2024 and 2023, the Trust recognized $0 and $160,000, respectively of loan modification expense. During the three months ended September 30, 2024 and 2023, the Trust did not recognize any loan modification expense in connection with the modification. During the nine months ended September 30, 2024 and 2023, the Trust recognized approximately $739,000 and $0, respectively, of late charges, forbearance fees, legal fees, foreclosure fees and appraisal fees which is included in interest expense in Consolidated Statements of Operations. During the three months ended September 30, 2024 and 2023, the Trust recognized approximately $116,000 and $0, respectively, of late charges, forbearance fees, legal fees, foreclosure fees and appraisal fees which is included in interest expense in Consolidated Statements of Operations. During the nine and three months ended September 30, 2024, approximately $2,801,000 of accrued loan expenses related to the Greenhouse Loan was reclassified from accrued expenses to current portion of long-term debt.

 

As of September 30, 2024, PW CanRe Holdings, LLC has an outstanding balance on the Greenhouse Loan of $16,276,000. The lender has declared a default of the loan which allows for the acceleration of the Greenhouse Loan which is being treated as a current debt obligation. On March 13, 2024, East West Bank (“EWB”) initiated a complaint in the Superior Court of California, County of Los Angeles (Case 24STCV06180) against PW CanRE Holdings, LLC, PW CanRE of Colorado Holdings LLC, PW ME CanRE SD LLC, PW CO CanRE Walsenburg LLC, PW Co CanRE JKL LLC, PW CO CanRE JAB LLC, PW CO CanRE Tam 19 LLC, PW CO CanRE Mav 14 LLC, PW CO CanRE Gas Station LLC, PW CO CanRE Grail LLC, PW CO CanRE Tam 7 LLC, PW CO CanRE Cloud Nine LLC, PW CO CanRE Apotheke LLC, PW CO CanRE Mav 5 LLC, PW CO CanRE MF LLC, PW MillPro NE LLC, PW CA CanRE Canndescent LLC and PW MI CanRE Marengo LLC. The litigation relates to a loan secured by various properties held by PW CanRE Holdings, LLC through its ownership of the various subsidiaries that are also named in the complaint. The complaint is seeking (i) Judicial Foreclosure (ii) Specific Performance (iii) Appointment of Receiver; (iv) Injunctive Relief; (v) Breach of Contract (Security Agreement); (vi) Breach of Contract (Guaranty); (vii) Money Due; and (viii) Account Stated. There can be no assurance that PW CanRe, LLC Holdings will be able to satisfy the requirements of the lender which could result in the foreclosure of collateral. Although the Greenhouse Loan is non-recourse to Power REIT, foreclosure of properties would result in a decrease in assets and potential income to Power REIT. A forbearance agreement with the lender for the Greenhouse Loan was effective on May 10, 2024, which provides additional time to retire the loan. The expiration date of the original forbearance agreement was September 30, 2024. On September 30, 2024, the Trust entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025. We are in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance again if the loan is not retired in a timely fashion.  There can be no assurance that the efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

 

The amount of principal payments remaining on Power REIT’s long-term debt as of September 30, 2024 including the modified repayment schedule for the Greenhouse Loan is as follows:

 

SCHEDULE OF LONG TERM DEBT

		Total Debt
2024 (Three months remaining)		$	16,351,974
2025			749,218
2026			791,212
2027			835,036
2028			880,909
Thereafter			17,913,996
Long term debt		$	37,522,345

 

7 – IMPAIRMENT AND ASSET HELD FOR SALE

 

During the first, second and third quarter of 2024, the Trust concluded that an impairment of value of certain assets within its greenhouse portfolio was appropriate based on challenging market conditions including updated listing broker and market feedback evaluated during the first, second and third quarter of 2024. During the third quarter of 2024, subsidiaries of the Trust listed additional properties for sale. Based on this, during the three months ended September 30, 2024, the Trust recorded a non-cash impairment charge of approximately $195,000 related to the brokerage listing fees that would be incurred upon a sale.  The Trust incurred a non-cash impairment charge of approximately $8.2 million during the three months ended September 30, 2023. During the nine months ended September 30, 2024 and 2023, the Trust recorded a non-cash impairment charge of approximately $18.2 million and $8.2 million, respectively.

 

The bulk of the greenhouse portfolio is security for the Greenhouse Loan which is in default which may negatively impact the values received from marketing these assets for sale. Any further decline in the estimated fair values of the Trust’s assets could result in impairment charges in the future. It is possible that such impairments, if required, could be material.

 

A summary of the Trust’s impairment expense is below:

 

SUMMARY OF TRUSTS IMPAIRMENT EXPENSES

		2024				2023				2024				2023
		Three Months Ended								Nine Months Ended
		September 30,								September 30,
		2024				2023				2024				2023
Assets Held for Sale		$	195,403			$	4,031,282			$	14,733,387			$	4,031,282
Long-Lived Assets			-				4,203,854				3,460,997				4,203,854
Impairment Expenses		$	195,403			$	8,235,136			$	18,194,384			$	8,235,136

 

 

The Trust has aggregated and classified the assets and liabilities of properties to be sold as held for sale in its Consolidated Balance Sheets as of September 30, 2024 since all criteria under ASC 360-10-45-9 were met. The prior period comparative balance sheet as of December 31, 2023 is recast to achieve comparability. The balance sheet as of December 31, 2023 also included the Salisbury and Sherman 6 properties which were sold during the first quarter of 2024 and therefore removed from the September 30, 2024 column. The assets and liabilities of assets held for sale were as follows:

 

SCHEDULE OF ASSETS AND LIABILITIES OF ASSETS HELD FOR SALE

		September 30, 2024				December 31, 2023
ASSETS
Land			2,676,269				3,949,827
Greenhouse cultivation and processing facilities, net of accumulated depreciation			24,591,372				44,434,266
Prepaid Expense			181,734				14,021
Deferred rent receivable			-				13,169
Other assets			70,724				69,972
TOTAL ASSETS - Held for sale			27,520,099				48,481,255
LIABILITIES
Accounts payable			355,868				847,795
Tenant security deposits			67,492				992,216
Prepaid rent			-				33,000
Accrued expenses			1,027,175				781,528
Other liabilities			57,675				57,675
Current portion of long-term debt, net of unamortized discount			-				462,411
Long-term debt, net of unamortized discount			-				44,712
TOTAL LIABILITIES - Held for sale			1,508,210				3,219,337

 

Other Liabilities

 

Other liabilities as of September 30, 2024 and December 31, 2023 is approximately $58,000, which includes the finance loan agreement for the tractor used at the Nebraska greenhouse for both years. The loan is payable annually over five years with a 1.9% interest rate and matures on August 21, 2028.

 

Other Assets

 

Other assets as of September 30, 2024 and December 31, 2023 is approximately $71,000 and approximately $70,000, respectively, which mainly represents a tractor purchased by PW MillPro NE on August 21, 2023 for use at the Nebraska greenhouse (net of depreciation).

 

8 – EQUITY AND LONG-TERM COMPENSATION

 

Summary of Stock Based Compensation Activity

 

Power REIT’s 2020 Equity Incentive Plan, which superseded the 2012 Equity Incentive Plan, was adopted by the Board on May 27, 2020 and approved by shareholders on June 24, 2020. It provides for the grant of the following awards: (i) Incentive Stock Options; (ii) Nonstatutory Stock Options; (iii) SARs; (iv) Restricted Stock Awards; (v) RSU Awards; (vi) Performance Awards; and (vii) Other Awards. The Plan’s purpose is to secure and retain the services of Employees, Directors and Consultants, to provide incentives for such persons to exert maximum efforts for the success of the Trust and to provide a means by which such persons may be given an opportunity to benefit from increases in value of the common Stock through the granting of awards. As of September 30, 2024, the aggregate number of shares of Common Stock that may be issued pursuant to outstanding awards is currently 1,925,002 which is subject to adjustment per the Plan.

 

Summary of Stock Based Compensation Activity – Options

 

On July 15, 2022, the Trust granted non-qualified stock options (“options”) to acquire 205,000 shares of common stock at a price of $13.44 to its independent trustees, officers and an employee. The term of each option is 10 years. The options vest over three years as follows: in a series of thirty-six (36) equal monthly installments measured from the Vesting Commencement Date on the same date of the month as the Vesting Commencement Date which is August 1, 2022.

 

 

The Trust accounts for share-based payments using the fair value method. The Trust recognizes all share-based payments in its financial statements based on their grant date fair values and market closing price, calculated using the Black-Scholes option valuation model.

 

The following assumptions were made to estimate fair value:

SCHEDULE OF STOCK BASED COMPENSATION VALUATION ASSUMPTION OF ACTIVITY OPTIONS

 

Expected Volatility			63	%
Expected Dividend Yield			0	%
Expected Term (in years)			5.8
Risk Free Rate			3.05	%
Estimate of Forfeiture Rate			0	%

 

The Trust uses historical data to estimate dividend yield and volatility and the “simplified method” as described in the SEC Staff Accounting Bulletin #110 to determine the expected term of the option grants. The risk-free interest rate for the expected term of the options is based on the U.S. treasury yield curve on the grant date. The Trust does not have historical data of forfeiture and used a 0% forfeiture rate in calculating unrecognized share-based compensation expense and will account for forfeitures as they occur. On January 31, 2023, 6,250 options and on April 30, 2023, 1,250 options were forfeited by an employee who is no longer employed by the Trust. On February 29, 2024, 4,722 options were forfeited due to the death of a Trustee.

 

The summary of stock-based compensation activity for the nine months ended September 30, 2024, with respect to the Trust’s stock options, is as follows:

 

SCHEDULE OF SHARE BASED COMPENSATION STOCK OPTION ACTIVITY

Summary of Activity - Options
						Weighted
						Average				Aggregate
		Number of Options				Exercise Price				Intrinsic Value
Balance as of December 31, 2023			197,500			$	13.44				-
Options Forfeited			(4,722	)			13.44
Balance as of September 30, 2024			192,778				13.44				-
Options exercisable as of September 30, 2024			140,694			$	13.44				-

 

The weighted average remaining term of the options is 7.6 years.

 

 

Summary of Stock Based Compensation Activity – Restricted Stock

 

The summary of stock-based compensation activity for the nine months ended September 30, 2024, with respect to the Trust’s restricted stock, was as follows:

 

SCHEDULE OF SHARE BASED COMPENSATION RESTRICTED STOCK UNITS AWARD ACTIVITY

Summary of Activity - Restricted Stock
		Number of				Weighted
		Shares of				Average
		Restricted				Grant Date
		Stock				Fair Value
Balance as of December 31, 2023			13,415				18.50
Plan Awards			-				-
Restricted Stock Forfeited			-				-
Restricted Stock Vested			(7,861	)			22.08
Balance as of September 30, 2024			5,554				13.44

 

Stock-based Compensation

 

During the nine months ended September 30, 2024, the Trust recorded approximately $174,000 of non-cash expense related to restricted stock and approximately $377,000 of non-cash expense related to options granted compared to approximately $276,000 of non-cash expense related to restricted stock and approximately $393,000 of non-cash expense related to options granted for the nine months ended September 30, 2023. During the three months ended September 30, 2024, the Trust recorded approximately $22,000 of non-cash expense related to restricted stock and approximately $121,000 of non-cash expense related to options granted compared to approximately $86,000 of non-cash expense related to restricted stock and approximately $131,000 of non-cash expense related to options granted for the three months ended September 30, 2023. As of September 30, 2024, there was approximately $52,000 of total unrecognized share-based compensation expense for restricted stock and approximately $403,000 of total unrecognized share-based expense for options, which expense will be recognized through the third quarter of 2025. The Trust does not currently have a policy regarding the repurchase of shares on the open market related to equity awards and does not currently intend to acquire shares on the open market.

 

Preferred Stock

 

The Trust filed a June 30, 2024 Form 10-Q/A to amend the classification of the Preferred Stock from mezzanine equity to equity on its Consolidated Balance Sheet. As part of this reclassification, the Trust also eliminated the accrual of dividends consistent with treatment of the Preferred Stock as Equity. The Consolidated Statement of Changes in Shareholders’ Equity also now includes the Preferred Stock consistent with its treatment as Equity. During the three and nine months ended September 30, 2024, the Trust did not declare a total of approximately $163,000 and $490,000, respectively of dividends to holders of Power REIT’s Series A Preferred Stock. As of September 30, 2024, the total amount of undeclared dividends related to the Series A Preferred Stock is approximately $1.3 million.

 

9 – RELATED PARTY TRANSACTIONS

 

Power REIT has a relationship with Millennium Sustainable Ventures Corp., formerly Millennium Investment and Acquisition Company Inc. (“MILC’). David H. Lesser, Power REIT’s Chairman and CEO, is also Chairman and CEO of MILC. MILC, through subsidiaries or affiliates, established cannabis and food crop cultivation projects and entered into leases related to the Trust’s Oklahoma, Michigan and Nebraska properties and MILC is a lender to the tenant of one of the Trust’s Colorado properties. As of September 30, 2024, these properties are currently not operational and the Trust is evaluating alternatives related thereto. Total rental income recognized for the three and nine months ended September 30, 2024 and 2023 is $0 from the tenants that are affiliated with MILC in Colorado, Oklahoma and Nebraska. Total rental income recognized for the three and nine months ended September 30, 2024 was $785,000 and $785,000, respectively, from the tenant affiliated with MILC in Michigan based on the recognition of a security deposit as income during the third quarter of 2024. Total rental income recognized for the three and nine months ended September 30, 2023 is $0 from the tenants that are affiliated with MILC in Michigan. Power REIT retained former employees of MILC to maintain and upkeep the property in Nebraska. The MILC employees were initially paid through a payroll service used by a subsidiary of MILC and a subsidiary of Power REIT reimbursed MILC for the actual expenses related hereto. For the nine and three months ended September 30, 2023, total payments to MILC for payroll is $124,035 and $39,242. This arrangement ended in January 2024.

 

 

Effective March 1, 2022, the Sweet Dirt Lease was amended (the “Sweet Dirt Lease Second Amendment”) to provide funding in the amount of $3,508,000 to add additional items to the property improvement budget for the construction of a Cogeneration / Absorption Chiller project to the Sweet Dirt Property. A portion of the property improvement budget, amounting to $2,205,000, was to be supplied by IntelliGen Power Systems LLC (“IntelliGen”) which is owned by Hudson Bay Partners (“HBP”), an affiliate of David Lesser, Power REIT’s Chairman and CEO. As of September 30, 2024 and December 31, 2023, $1,102,500 and $1,102,500 has been paid to IntelliGen Power Systems LLC for equipment supplied. On January 23, 2023, the Sweet Dirt lease was amended to reduce the amount of improvements to be funded by PW SD to eliminate the remaining funding to IntelliGen with a corresponding reduction in lease payments to maintain the same overall yield.

 

Under the Trust’s Declaration of Trust, the Trust may enter into transactions in which trustees, officers or employees have a financial interest, provided however, that in the case of a material financial interest, the transaction is disclosed to the Board of Trustees or the transaction shall be fair and reasonable. After consideration of the terms and conditions of the transaction with HBP, IntelliGen and the lease transactions with subsidiaries and affiliates of MILC, the independent trustees approved such arrangements having determined such arrangement are fair and reasonable and in the interest of the Trust.

 

10 – LEGAL PROCEEDINGS

 

On November 17, 2023, Anchor Hydro (“Anchor”) initiated a complaint, as amended, in the Michigan Circuit Court for the County of Calhoun (Case No. 2023-3145-CB) against Power REIT, PW MI CanRE Marengo LLC (collectively the “PW Defendants”) for Breach of Contract, Unjust Enrichment and Account Stated in the amount of approximately $600,000. The litigation relates to purported work by Anchor at the greenhouse property owned by PW MI CanRE Marengo LLC in Michigan. On July 9, 2024, Anchor and the PW Defendants entered into a settlement agreement (the “Anchor Settlement”) whereby Anchor will complete certain work at the greenhouse property in Michigan and the PW Defendants will pay Anchor $265,000 ($150,000 up front and $11,500 per month for ten months commencing on September 1, 2024) as well as the return of certain uninstalled equipment provided by Anchor. In connection with the Anchor Settlement, the Trust recognized $351,000 as income related to forgiveness of accounts payable during the quarter ended September 30, 2024.

 

On September 11, 2024, PW CO CanRE Cloud Nine LLC received a Final Order and Entry of Judgement in favor of PW CO CanRE Cloud Nine LLC in the amount of approximately $10.9 million. The Trust is evaluating the potential to collect against the defendants in this litigation for this Judgement, but will treat any recovery on a cash basis for accounting purposes.

 

 

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations.

 

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

 

This Quarterly Report on Form 10-Q (this “Report”) includes forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Forward-looking statements are those that predict or describe future events or trends and that do not relate solely to historical matters. You can generally identify forward-looking statements as statements containing the words “believe,” “expect,” “will,” “anticipate,” “intend,” “estimate,” “project,” “plan,” “assume” or other similar expressions, or negatives of those expressions, although not all forward-looking statements contain these identifying words. All statements contained in this Report regarding our future strategy, future operations, projected financial position, estimated future revenues, projected costs, future prospects, the future of our industries and results that might be obtained by pursuing management’s current or future plans and objectives are forward-looking statements.

 

You should not place undue reliance on any forward-looking statements because the matters they describe are subject to known and unknown risks, uncertainties and other unpredictable factors, many of which are beyond our control, including those identified below, under Part II, Item 1A. “Risk Factors” and elsewhere in this Report, and those identified under Part I, Item 1A of the Annual Report on Form 10-K for the year ended December 31, 2023 that we filed with the Securities and Exchange Commission on March 29, 2024 (the “2023 10-K”). Our forward-looking statements are based on the information currently available to us and speak only as of the date of the filing of this Report. New risks and uncertainties arise from time to time, and it is impossible for us to predict these matters or how they may affect us. Over time, our actual results, performance, financial condition or achievements may differ from the anticipated results, performance, financial condition or achievements that are expressed or implied by our forward-looking statements, and such differences may be significant and materially adverse to our security holders. Our forward-looking statements contained herein speak only as of the date hereof, and we make no commitment to update or publicly release any revisions to forward-looking statements in order to reflect new information or subsequent events, circumstances or changes in expectations.

 

MANAGEMENT’S DISCUSSION AND ANALYSIS

 

We are a Maryland-domiciled, internally-managed real estate investment trust (a “REIT”) that owns a portfolio of real estate assets related to transportation, energy infrastructure and Controlled Environment Agriculture (“CEA”) in the United States.

 

We are structured as a holding company and own our assets through twenty-four direct and indirect wholly-owned, special purpose subsidiaries that have been formed in order to hold real estate assets, obtain financing and generate lease revenue. As of September 30, 2024, the Trust’s assets consisted of approximately 112 miles of railroad infrastructure and related real estate which is owned by its subsidiary Pittsburgh & West Virginia Railroad (“P&WV”), approximately 447 acres of fee simple land leased to a number of utility scale solar power generating projects with an aggregate generating capacity of approximately 82 Megawatts (“MW”) and approximately 249 acres of land with approximately 2,112,000 square feet of existing or under construction CEA properties in the form of greenhouses.

 

During the nine months ended September 30, 2024, the Trust did not declare quarterly dividends of approximately $490,000 ($0.484375 per share per quarter) on Power REIT’s 7.75% Series A Cumulative Redeemable Perpetual Preferred Stock.

 

Our primary objective is to maximize the long-term value of the Trust for our shareholders. To that end, our business goals are to obtain the best possible rental income at our properties in order to maximize our cash flows, net operating income, funds from operations, funds available for distribution to shareholders and other operating measures and results, and ultimately to maximize the values of our properties.

 

To achieve this primary goal, we have developed a business strategy focused on increasing the values of our properties, and ultimately of the Trust, which includes:

 

●

Raising capital by monetizing the embedded value in our portfolio to improve our liquidity position and, as appropriate reducing debt levels to strengthen our balance sheet;

 

●

Selling off non-core properties and underperforming assets;

 

●

Seeking to re-lease properties that are vacant or have non-performing tenants

 

●

Raising the overall level of quality of our portfolio and of individual properties in our portfolio;

 

●

Improving the operating results of our properties; and

 

●

Taking steps to position the Company for future growth opportunities.

 

 

Recent Developments

 

On January 8, 2024, two wholly owned subsidiaries of Power REIT, PW CO CanRE Sherman 6 LLC and PW CO CanRE MF LLC, sold two cannabis related greenhouse cultivation properties located in Ordway, Colorado to an affiliate of a tenant of one of the properties. The properties are described in prior filings as Sherman 6 (the tenant of which is affiliated with the tenant/purchaser) and Tamarack 14 which was vacant. The purchaser is an unaffiliated third party and the price was established based on an arm’s length negotiation. The sale price was $1,325,000. As part of the transaction, a subsidiary of the Trust provided seller financing in the amount of $1,250,000 with an initial 10% interest rate that increases over time to 15% until maturity. The seller financing has a three-year maturity with a fixed amortization schedule of $75,000 for the first month, $40,000 for the second and third months, $45,000 for the fourth month and $15,000 per month thereafter until maturity. The note is secured by a first mortgage on the properties and certain corporate and personal guarantees.

 

On January 30, 2024, a wholly owned subsidiary of Power REIT, PW Salisbury Solar LLC, sold its interest in a ground lease related to utility scale solar farms located in Salisbury, Massachusetts for gross proceeds of $1.2 million. The purchaser is an unaffiliated third party and the price was established based on an arm’s length negotiation. As part of the transaction, the Municipal Debt and the PWSS Term Loan were paid off.

 

Our wholly owned subsidiary, PW MillPro NE LLC, (“PW MillPro”), owns a 1,121,513 square foot greenhouse cultivation facility (the “MillPro Facility”) on an approximately 86-acre property and a separate approximately 4.88-acre property with a 21-room employee housing building (the “Housing Facility”) located in O’Neill, Nebraska (collectively the “Property”). Unfortunately, the market for tomatoes compressed and the original tenant was unable to meet its financial obligations and vacated the property. In February of 2024, PW MillPro entered into a 20-year triple-net lease with a tenant with an initial rent of $1 million per year after a 6-month deferred rent period along with a Letter of Intent to purchase the property for $9.2 million with a deadline of December 31, 2024. There can be no assurance that the tenant will fulfill its lease obligations or purchase the property and the tenant is currently in default on the lease.

 

Effective October 1, 2024, the PW CanRE Holdings entered into an extension of the forbearance agreement with the lender for the Greenhouse Loan. The forbearance agreement terminates on January 31, 2025.

 

On November 17, 2023, Anchor Hydro (“Anchor”) initiated a complaint, as amended, in the Michigan Circuit Court for the County of Calhoun (Case No. 2023-3145-CB) against Power REIT, PW MI CanRE Marengo LLC (collectively the “PW Defendants”) for Breach of Contract, Unjust Enrichment and Account Stated in the amount of approximately $600,000. The litigation relates to purported work by Anchor at the greenhouse property owned by PW MI CanRE Marengo LLC in Michigan. On July 9, 2024, Anchor and the PW Defendants entered into a settlement agreement whereby Anchor will complete certain work at the greenhouse property in Michigan and the PW Defendants will pay Anchor $265,000 ($150,000 up front and $11,500 per month for ten months commencing on September 1, 2024) as well as the return of certain uninstalled equipment provided by Anchor. In connection with the Anchor Settlement, the Trust recognized $351,000 as income related to forgiveness of accounts payable during the quarter ended September 30, 2024.

 

On September 11, 2024, PW CO CanRE Cloud Nine LLC received a Final Order and Entry of Judgement in favor of PW CO CanRE Cloud Nine LLC in the amount of approximately $10.9 million. The Trust is evaluating the potential to collect against the defendants in this litigation for this Judgement, but will treat any recovery on a cash basis for accounting purposes.

 

Improving Our Balance Sheet by Reducing Debt and Leverage; Maintaining Liquidity

 

Leverage

 

We continue to seek ways to reduce our debt and debt leverage by improving our operating performance and through a variety of other means available to us. These means might include leasing vacant properties, selling properties, raising capital or through other actions.

 

Capital Recycling

 

In the later part of 2022, we commenced property reviews to establish a plan for the portfolio and, where appropriate, have been disposing of and seeking to dispose of properties that we do not believe meet financial and strategic criteria given economic, market and other circumstances. Disposing of these properties can enable us to redeploy or recycle our capital to other uses, such as to repay debt, to reinvest in other real estate assets and development and redevelopment projects, and for other corporate purposes. Along these lines, in 2023 and 2024 we completed sales of assets for total gross proceeds of approximately $9.81 million which included $2.1 million of seller financing provided to the buyers. We also have several properties that we are marketing for sale and/or lease which have been classified as “Assets Held for Sale.”

 

Improving Our Portfolio

 

We are currently seeking to refine our property holdings by selling properties and/or re-leasing them in an effort to improve the overall performance going forward.

 

 

Taking Steps to Position the Company for Future Growth Opportunities

 

We are taking steps designed to position the Trust to create shareholder value. In connection therewith, we have implemented processes designed to ensure strong internal discipline in the use, harvesting and recycling of our capital, and these processes will be applied in connection with seeking to reposition properties.

 

We may continue to seek to acquire, in an opportunistic, selective and disciplined manner, properties that have operating metrics that are better than or equal to our existing portfolio averages, and that we believe have strong potential for increased cash flows and appreciation in value. Taking advantage of any acquisition opportunities would likely involve some use of debt or equity capital. We will pursue transactions that we expect can meet the financial and strategic criteria we apply, given economic, market and other circumstances. In addition, we are exploring the potential to use our existing corporate structure for strategic transactions including potentially merging assets or companies with the Trust.

 

The following table is a summary of the Trust’s properties as of September 30, 2024:

 

Property Type/Name		Acres				Size1				Gross Book Value3
Railroad Property
P&WV - Norfolk Southern							112 miles			$	9,150,000
Solar Farm Land
California
PWRS			447				82				9,183,548
Solar Total			447				82			$	9,183,548
Greenhouse - Cannabis
Ordway, Colorado
Maverick 1 2,4,6,7			5.20				16,416				1,594,582
Tamarack 182,4,6,7			2.11				12,996				1,075,000
Maverick 142,4,6,7			5.54				26,940				1,908,400
Tamarack 72,4,6,7			4.32				18,000				1,364,585
Tamarack 7 (MIP)2,5,6,7											636,351
Tamarack 192,4,6,7			2.11				18,528				1,311,116
Tamarack 8 - Apotheke 2,5,6,7			4.31				21,548				2,061,542
Tamarack 132,4,6,7			2.37				9,384				1,031,712
Tamarack 32,4,6,7			2.20				24,512				2,080,414
Tamarack 27 and 282,4,6,7			4.00				38,440				1,872,340
Sherman 21 and 22 2,4,6,7			10.00				24,880				1,782,136
Maverick 5 - Jacksons Farms 2,5,6,7			5.20				15,000				1,358,634
Tamarack 4 and 52,4,6,7			4.41				27,988				2,239,870
Walsenburg, Colorado 2,4,6,7			35.00				102,800				4,219,170
Desert Hot Springs, California2,5,6,7			0.85				37,000				7,685,000
Vinita, Oklahoma4,6,7			9.35				40,000				2,593,313
Marengo Township, Michigan2,4,6,7			61.14				556,146				24,171,151
Greenhouse - Food Crop
O’Neill, Nebraska2,4,5,7			90.88				1,121,153				9,350,000
Greenhouse Total			248.99				2,111,731			$	68,335,316
Total Portfolio (Real Estate Owned)										$	86,668,864
Mortgage Loan										$	850,000
Mortgage Loan8											1,050,000
Impairment											36,003,494
Depreciation and Amortization											7,443,924
Net Book Value Net of Impairment, Depreciation and Amortization										$	45,121,446

 

	1 Solar Farm Land size represents Megawatts and CEA property size represents greenhouse square feet
	2 Security for the Greenhouse Loan
	3 Gross Book Value for our Greenhouse Portfolio represents purchase price (excluding capitalized acquisition costs) plus improvements costs
	4Property is vacant
	5Tenant is not current on rent/in default
	6An impairment has been taken against this asset
	7Asset held for sale
	8Loan secured by a first mortgage (Ordway Properties) sold on January 8, 2024 and is security for the Greenhouse Loan

 

 

Critical Accounting Estimates

 

The consolidated financial statements are prepared in conformity with U.S. GAAP, which requires the use of estimates, judgments and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities at the date of the consolidated financial statements, and the reported amounts of revenues and expenses in the periods presented. We believe that the accounting estimates employed are appropriate and resulting balances are reasonable; however, due to inherent uncertainties in making estimates, actual results may differ from the original estimates, requiring adjustments to these balances in future periods. The critical accounting estimates that affect the consolidated financial statements and the judgments and assumptions used are consistent with those described under Part II, Item 7 of the 2023 10-K.

 

Results of Operations

 

Three Months Ended September 30, 2024 and 2023

 

Revenue during the three months ended September 30, 2024 and 2023 was $1,426,112 and $488,531, respectively. Revenue during the three months ended September 30, 2024, consisted of revenue from lease income from direct financing lease (railroad) of $228,750, total rental income of $1,138,504 consisting of $200,780 from Regulus (solar farm), $13,000 from Colorado cannabis tenants and $924,724 of security deposit recognized as rental income due to leases in default and other income of $58,858 consisting mostly of interest income. The $937,581 increase in total revenue was primarily related to the Trust recognizing security deposits as rental income. Expenses for the three months ended September 30, 2024 compared to 2023 decreased by $8,409,436 primarily due to a decrease in non-cash impairment expense of $8,039,733 of property values offset by an increase in interest expense of $205,370 due to the default interest rate and late charges, forbearance fees, legal fees, foreclosure fees and appraisal fees caused by the default of the Greenhouse Loan, as well as a decrease in depreciation expense of $420,155 as many of the properties are considered held for sale and not depreciated, a decrease in property expense of $46,038, a decrease in general and administrative expense of $101,038, and a decrease in property taxes of $7,842. Other income/expense recognizes an increase forgiveness of accounts payable by $350,704. Net loss attributable to common shares during the three months ended September 30, 2024 and 2023 was $488,222 and $10,185,943, respectively. Net loss attributable to common shares decreased by $9,697,721.

 

Nine Months Ended September 30, 2024 and 2023

 

Revenue during the nine months ended September 30, 2024 and 2023 was $2,480,073 and $1,684,559, respectively. Revenue during the nine months ended September 30, 2024, consisted of revenue from lease income from direct financing lease (railroad) of $686,250, total rental income of $1,628,922 consisting of $602,338 from Regulus (solar farm), $101,860 from Colorado and California cannabis tenants and $924,724 of security deposit recognized as rental income due to leases in default, and other income of $164,901 consisting mostly of of interest income. The $795,514 increase in total revenue was primarily related to the Trust recognizing security deposits as rental income. Expense for the nine months ended September 30, 2024 compared to 2023 increased by $9,627,519  primarily due to an increase in non-cash impairment expense of $9,959,248 of property values and an increase in interest expense of $1,175,784 due to the default interest and late charges, forbearance fees, legal fees, foreclosure fees and appraisal fees related to the Greenhouse loan, offset by a decrease in depreciation expense of $957,966 as many of the properties are considered held for sale and not depreciated, a decrease in property expense of $279,593, a decrease of $90,255 in property tax and a decrease in general and administrative expenses of $179,699. Other income/expense recognizes a decrease in gain on sale by $646,058 due to a smaller gain of on the disposal of two properties in January, 2024, loan modification expense decreases by $160,000 and forgiveness of accounts payable increases by $324,102. Net loss attributable to common shares during the nine months ended September 30, 2024 and 2023 was $22,036,803 and $13,042,842, respectively. Net loss attributable to common shares increased by $8,993,961.

 

Liquidity and Capital Resources

 

Our cash and cash equivalents and restricted cash totaled $2,395,642 as of September 30, 2024, a decrease of $1,709,242 from December 31, 2023. During the nine months ended September 30, 2024, the decrease in cash was primarily due to the monthly expenses related to the vacant greenhouse properties and paydown of the Greenhouse Loan.

 

 

Our current loan liabilities totaled approximately $17.0 million as of September 30, 2024. The current loan liabilities include approximately $16.3 million of a bank loan secured by the majority of the greenhouse portfolio (the “Greenhouse Loan”) and which is in default and is non-recourse to the Trust. We are not current on payment of property taxes for the greenhouse portfolio which are included on the Balance Sheet as accrued expenses and liabilities held for sale for approximately $996,000. If the property tax remains delinquent, the greenhouse portfolio will be subject to foreclosure actions starting in 2025.

 

Of the total amount of cash, approximately $2.2 million is non-restricted cash available for general corporate purposes and $163,000 is restricted cash related to the Greenhouse Loan.

 

For the nine months ended September 30, 2024, the Trust determined that there was substantial doubt as to its ability to continue as a going concern as a result of current liabilities that far exceed current assets, net losses incurred, reduced revenue and increased property expenses related to the greenhouse portfolio.

 

In early 2024, the Trust sold three properties which should help with liquidity. The net proceeds from the sale of the Salisbury, MA property was approximately $662,000 of unrestricted cash and the approximately $456,000 loan was retired at closing and is eliminated from current liabilities. The other sale produced approximately $53,000 of restricted cash and should generate cash flow from the seller financing provided that should help with liquidity to service the Greenhouse Loan.

 

The Greenhouse Loan is in default and in March 2024, the lender filed a litigation seeking among other things, foreclosure and appointment of a receiver. Since the Greenhouse Loan is non-recourse to Power REIT which means that in the event it cannot resolve issues with the lender and they foreclose on the properties, Power REIT should be able to continue as a going concern albeit with a smaller portfolio of assets given that non-restricted cash should provide greater than twelve months of liquidity for capital needs unrelated to the greenhouse properties which are security for the Greenhouse Loan. If we cannot resolve matters with the lender, it may lead to distressed sales which would have a negative impact on our prospects. A forbearance agreement with the lender for the Greenhouse Loan was effective on May 10, 2024, which provides additional time to retire the loan. The expiration date of the original forbearance agreement was September 30, 2024. On September 30, 2024, the PW CanRE Holdings entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025. We are in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance again if the loan is not retired in a timely fashion. There can be no assurance that the efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

As of the filing date, The Trust’s current liabilities far exceed current assets. If the Trust’s plan to focus on selling properties, entering into new leases, improving cash collections from existing tenants and raising capital in the form of debt or equity is effectively implemented, the Trust’s plan could potentially provide enough liquidity. However, the Trust cannot predict, with certainty, the outcome of its actions to generate liquidity.

 

Our cash outlays at Power REIT (parent company) consist principally of professional fees, consultant fees, NYSE American listing fees, legal, insurance, shareholder service company fees, auditing costs and general and administrative expenses. Our cash outlays related to our various property-owning subsidiaries consist principally of principal and interest expense on debts, property maintenance, property taxes, insurance, legal as well as other property related expenses that are not covered by tenants. To the extent we need to raise additional capital to meet our obligations, there can be no assurance that financing on favorable terms will be available when needed. If we are unable to sell certain assets when anticipated at prices anticipated, we may not have sufficient cash to fund operations and commitments.

 

 

FUNDS FROM OPERATIONS – NON-GAAP FINANCIAL MEASURES

 

We assess and measure our overall operating results based upon an industry performance measure referred to as Core Funds From Operations (“Core FFO”) which management believes is a useful indicator of our operating performance. Core FFO is a non-GAAP financial measure. Core FFO should not be construed as a substitute for net income (loss) (as determined in accordance with GAAP) for the purpose of analyzing our operating performance or financial position, as Core FFO is not defined by GAAP. The following is a definition of this measure, an explanation as to why we present it and, at the end of this section, a reconciliation of Core FFO to the most directly comparable GAAP financial measure. Management believes that alternative measures of performance, such as net income computed under GAAP, or Funds From Operations computed in accordance with the definition used by the National Association of Real Estate Investment Trusts (“NAREIT”), include certain financial items that are not indicative of the results provided by our asset portfolio and inappropriately affect the comparability of the Trust’s period-over-period performance. These items include non-recurring expenses, such as one-time upfront acquisition expenses that are not capitalized under ASC-805 and certain non-cash expenses, including stock-based compensation expense, amortization and certain up front financing costs. Therefore, management uses Core FFO and defines it as net income excluding such items. We believe that Core FFO is a useful supplemental measure for the investing community to employ, including when comparing us to other REITs that disclose similarly Core FFO figures, and when analyzing changes in our performance over time. Readers are cautioned that other REITs may use different adjustments to their GAAP financial measures than we use, and that as a result, our Core FFO may not be comparable to the FFO measures used by other REITs or to other non-GAAP or GAAP financial measures used by REITs or other companies.

 

A reconciliation of our Core FFO to net income for the three and nine months ended September 30, 2024, and 2023 is included in the table below:

 

CORE FUNDS FROM OPERATIONS (FFO)
(Unaudited)
		Three Months ended September 30,								Nine Months ending September 30,
		2024				2023				2024				2023
Revenue		$	1,426,112			$	488,531			$	2,480,073			$	1,684,559
Net Loss		$	(325,015	)		$	(10,022,736	)		$	(21,547,182	)		$	(12,553,221	)
Stock-Based Compensation			143,212				216,474				550,363				668,840
Interest Expense - Amortization of Debt Costs			7,846				20,795				23,542				63,746
Amortization of Intangible Lease Asset			56,872				56,872				170,616				170,616
Depreciation on Land Improvements			145,587				565,742				817,194				1,775,160
Impairment Expense			195,403				8,235,136				18,194,384				8,235,136
Gain on sale of property			-				-				(394,394	)			(1,040,452	)
Core FFO Available to Preferred and Common Stock			223,905				(927,717	)			(2,185,477	)			(2,680,175	)
Preferred Stock Dividends			(163,207	)			(163,207	)			(489,621	)			(489,621	)
Core FFO Available to Common Shares		$	60,698			$	(1,090,924	)		$	(2,675,098	)		$	(3,169,796	)
Weighted Average Shares Outstanding (basic)			3,389,661				3,389,661				3,389,661				3,389,661
Core FFO per Common Share			0.02				(0.32	)			(0.79	)			(0.94	)

 

 

Item 3. Quantitative and Qualitative Disclosures About Market Risk

 

As a smaller reporting company as defined by Rule 12b-2 of the Exchange Act, we are not required to provide the information required by this Item.

 

Item 4. Controls and Procedures

 

Evaluation of Disclosure Controls and Procedures

 

Management is responsible for establishing and maintaining adequate disclosure controls and procedures (as defined Rules 13a-15(e) and 15d-15(e) under the Exchange Act) (to provide reasonable assurance regarding the reliability of our financial reporting and preparation of financial statements for external purposes in accordance with U.S. generally accepted accounting principles. Our disclosure controls and procedures are also designed to ensure that such information is accumulated and communicated to management to allow timely decisions regarding required disclosure. A control system, no matter how well designed and operated, can provide only reasonable assurance of achieving the desired control objectives. Because of the inherent limitations in all control systems, internal controls over financial reporting may not prevent or detect misstatements. The design and operation of a control system must also reflect that there are resource constraints and management is necessarily required to apply its judgment in evaluating the cost-benefit relationship of possible controls.

 

Our management assessed the effectiveness of the design and operation of our disclosure controls and procedures. Based on our evaluation, we identified a Material Weakness in our procedures and internal controls over financial reporting and that we had ineffective Disclosure Control and Procedures as described in the Form 10-Q/A for the quarter ended June 30, 2024.

 

Changes in Internal Control over Financial Reporting:

 

During the fiscal quarter ended September 30, 2024, there were no changes in our internal control over financial reporting (as defined in Rules 13a-15(f) and 15d-15(f) of the Exchange Act) that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

 

PART II. OTHER INFORMATION

 

Item 1. Legal Proceedings

 

We are, from time to time, the subject of claims and suits arising out of matters related to our business. In general, litigation claims can be expensive, and time consuming to bring or defend against and could result in settlements or damages that could significantly affect financial results. It is not possible to predict the final resolution of the current litigation to which we are party to, and the impact of certain of these matters on our business, results of operations, and financial condition could be material. Regardless of the outcome, litigation has adversely impacted our business because of defense costs, diversion of management resources and other factors.

 

On November 17, 2023, Anchor Hydro (“Anchor”) initiated a complaint, as amended, in the Michigan Circuit Court for the County of Calhoun (Case No. 2023-3145-CB) against Power REIT, PW MI CanRE Marengo LLC (collectively the “PW Defendants”) for Breach of Contract, Unjust Enrichment and Account Stated in the amount of approximately $600,000. The litigation relates to purported work by Anchor at the greenhouse property owned by PW MI CanRE Marengo LLC in Michigan. On July 9, 2024, Anchor and the PW Defendants entered into a settlement agreement (the “Anchor Settlement”) whereby Anchor will complete certain work at the greenhouse property in Michigan and the PW Defendants will pay Anchor $265,000 ($150,000 up front and $11,500 per month for ten months commencing on September 1, 2024) as well as the return of certain uninstalled equipment provided by Anchor. In connection with the Anchor Settlement, the Trust recognized $351,000 as income related to forgiveness of accounts payable during the quarter ended September 30, 2024.

 

On March 13, 2024, East West Bank (“EWB”) initiated a complaint in the Superior Court of California, County of Los Angeles (Case 24STCV06180) against PW CanRE Holdings, LLC, PW CanRE of Colorado Holdings LLC, PW ME CanRE SD LLC, PW CO CanRE Walsenburg LLC, PW Co CanRE JKL LLC, PW CO CanRE JAB LLC, PW CO CanRE Tam 19 LLC, PW CO CanRE Mav 14 LLC, PW CO CanRE Gas Station LLC, PW CO CanRE Grail LLC, PW CO CanRE Tam 7 LLC, PW CO CanRE Cloud Nine LLC, PW CO CanRE Apotheke LLC, PW CO CanRE Mav 5 LLC, PW CO CanRE MF LLC, PW MillPro NE LLC, PW CA CanRE Canndescent LLC and PW MI CanRE Marengo LLC. The litigation relates to a loan secured by various properties held by PW CanRE Holdings, LLC through its ownership of the various subsidiaries that are also named in the complaint. The complaint is seeking (i) Judicial Foreclosure (ii) Specific Performance (iii) Appointment of Receiver; (iv) Injunctive Relief; (v) Breach of Contract (Security Agreement); (vi) Breach of Contract (Guaranty); (vii) Money Due; and (viii) Account Stated. A forbearance agreement with the lender for the Greenhouse Loan was effective on May 10, 2024, which provides additional time to retire the loan. The expiration date of the original forbearance agreement was September 30, 2024. On September 30, 2024, we entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025. We are in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance.  There can be no assurance that our efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

On September 11, 2024, PW CO CanRE Cloud Nine LLC received a Final Order and Entry of Judgement in favor of PW CO CanRE Cloud Nine LLC in the amount of approximately $10.9 million. The Trust is evaluating the potential to collect against the defendants in this litigation for this Judgement, but will treat any recovery on a cash basis for accounting purposes.  

 

 

Item 1A. Risk Factors.

 

The Trust’s results of operations and financial condition are subject to numerous risks and uncertainties as described in the 2023 10-K, which risk factors are incorporated herein by reference. The following information updates, and should be read in conjunction with, the information disclosed in Part I, Item 1A, “Risk Factors,” contained in the 2023 10-K. You should carefully consider the risks set forth in the 2023 10-K and the following risks, together with all the other information in this Report, including our consolidated financial statements and notes thereto. If any of the risks actually materialize, our operating results, financial condition and liquidity could be materially adversely affected. Except as disclosed below, there have been no material changes from the risk factors disclosed in the 2023 10-K.

 

We have identified material weaknesses in our internal controls, and we cannot provide assurances that these material weaknesses will be effectively remediated or that additional weaknesses will not occur in the future.

 

Our management is responsible for establishing and maintaining adequate internal control over our financial reporting, as defined in Rule 13a- 15(f) under the Exchange Act. We identified a material weakness in our controls relating to accounting for complex transactions. Specifically, Preferred Shares were historically classified as mezzanine equity instead of being classified as equity.

 

While we have hired outside consultants to aid in our accounting for complex transactions and plan to take remedial action to address the material weakness in our internal controls, we cannot provide any assurance that such remedial measures, or any other remedial measures we take, will be effective. In addition, a material weakness will not be considered remediated until the applicable controls operate for a sufficient period of time and management has concluded, through testing, that these controls are designed and operate effectively. Although management believes that the material weakness in our internal controls will be remediated, there can be no assurance that the deficiencies will be remediated in the near future or that the internal control over financial reporting, as modified, will enable us to identify or avoid material weaknesses in our internal controls in the future.

 

As a result of our failure to maintain an effective system of internal control over financial reporting, we may not be able to accurately report our financial results or prevent fraud. As a result, security holders could lose confidence in our financial and other public reporting, which would harm our business and the trading price of our common stock.

 

Effective internal control over financial reporting is necessary for us to provide reliable financial reports and, together with adequate disclosure controls and procedures, is designed to prevent fraud. Our failure to maintain an effective system of internal controls, and any failure by us to implement required new or improved internal controls or difficulties encountered in their implementation, could cause us to fail to meet our reporting obligations. In addition, any testing by us, as and when required, conducted in connection with Section 404 of the Sarbanes-Oxley Act, or Section 404, or any subsequent testing by our independent registered public accounting firm, as and when required, may reveal deficiencies in our internal control over financial reporting that are deemed to be material weaknesses or that may require prospective or retroactive changes to our financial statements or identify other areas for further attention or improvement. As a growing company, implementing and maintaining effective controls may require more resources, and we may encounter internal control integration difficulties. Our failure to maintain effective internal controls over financial reporting, may result in us not being able to accurately report our financial results, detect or prevent fraud, or file our periodic reports in a timely manner, which may, among other adverse consequences, cause investors to lose confidence in our reported financial information and lead to a decline in the trading price of our common stock.

 

 

The investment portfolio is, and in the future may continue to be, concentrated in its exposure to a relatively few numbers of investments, industries and lessees.

 

Historically, the Trust’s revenue has been concentrated to a relatively limited number of investments, industries and lessees. During the nine months ended September 30, 2024, Power REIT collected approximately 92% of its consolidated revenue from two properties. The tenants were Norfolk Southern Railway and Regulus Solar, LLC which represent 49% and 43% of consolidated revenue, respectively. The concentration percentages do not include the income from the recognition of security deposits related to defaulted leases. As we see additional properties, our revenue may be concentrated in a smaller number of investments.

 

We are exposed to risks inherent in this sort of investment concentration. Financial difficulty or poor business performance on the part of any single lessee or a default on any single lease will expose us to a greater risk of loss than would be the case if we were more diversified and holding numerous investments, and the underperformance or non-performance of any of its assets may severely adversely affect our financial condition and results from operations. Our lessees could seek the protection of bankruptcy, insolvency or similar laws, which could result in the rejection and termination of our lease agreements and could cause a reduction in our cash flows. Furthermore, we may continue to concentrate our investment activities in the CEA and cannabis sectors, which subjects us to more risks than if we were diversified across many sectors. At times, the performance of the infrastructure sector may lag the performance of other sectors or the broader market as a whole.

 

If our acquisitions or our overall business performance fail to meet expectations, the amount of cash available to us to pay dividends may decrease and we could default on our loans, which are secured by collateral in our properties and assets.

 

We may not be able to achieve operating results that will allow us to pay dividends at a specific level or to increase the amount of these dividends from time to time. Also, restrictions and provisions in any credit facilities we enter into or any debt securities we issue may limit our ability to pay dividends. We cannot assure you that you will receive dividends at a particular time, or at a particular level, or at all.

 

Unfortunately, our tenants related to the greenhouse portfolio have failed to perform on their lease obligations which has created a significant liquidity issue related to this portfolio of assets. Power REIT entered into a Greenhouse Loan with initial availability of $20 million that is non-recourse to Power REIT and has liens against the Power REIT greenhouse portfolio of properties. The balance of the loan as of September 30, 2024, is approximately $16,267,000 and is in default. In March 2024, the lender filed a litigation seeking among other things, foreclosure and appointment of a receiver. Unfortunately, this may lead to distressed sales which would have a negative impact on our prospects. If we should fail to generate sufficient revenue to pay our outstanding secured debt obligations, the lenders may foreclose on the security pledged decreasing our ability to generate revenue and our ability to pay dividends. In addition, Maryland law prohibits the payment of dividends if we are unable to pay our debts as they come due. A forbearance agreement with the lender for the Greenhouse Loan was effective on May 10, 2024, which provides additional time to retire the loan. The original expiration date of the forbearance agreement was September 30, 2024. On September 30, 2024, the we entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025. The Trust is in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance again if the loan is not retired in a timely fashion. There can be no assurance that the efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

PW Regulus Solar, LLC (“PWRS”), one of our subsidiaries, entered into the 2015 PWRS Loan Agreement (as defined below) that is non-recourse to Power REIT and secured by all of PWRS’ interest in the land and intangibles. As of September 30, 2024, the balance of the 2015 PWRS Loan was approximately $6,506,000 (net of unamortized debt costs of approximately $219,000).

 

Pittsburgh & West Virginia Railroad (“PWV”), one of our subsidiaries, entered into a Loan Agreement in the amount of $15,500,000 that is non-recourse to Power REIT and secured by our equity interest in our subsidiary PWV which is pledged as collateral. The balance of the loan as of September 30, 2024 is $14,253,000 (net of approximately $269,000 of capitalized debt costs).

 

 

We have substantial debt and preferred shares outstanding with substantial liquidation preference, which could adversely affect our overall financial health and our operating flexibility.

 

We may need to raise additional capital or sell additional properties to fund our operations in order to continue as a going concern.

 

As of September 30, 2024, we had an accumulated deficit of $46.5 million and a net loss attributable to common shareholders of $22 million. As of December 31, 2023, we had an accumulated deficit of $25.0 million and a net loss attributable to common shareholders of $15 million. As of September 30, 2024, the Trust had approximately $2.4 million of cash and approximately $17.0 million of current loan liabilities. The current loan liabilities include approximately $16.3 million of a bank loan secured by the majority of the greenhouse portfolio (the “Greenhouse Loan”) and which is non-recourse to the Trust.

 

Of the total amount of cash, approximately $2.2 million is non-restricted cash available for general corporate purposes and $163,000 is restricted cash related to the Greenhouse Loan.

 

For the nine months ended September 30, 2024 and the year ended December 31, 2023, the Trust determined that there was substantial doubt as to its ability to continue as a going concern as a result of net losses incurred, reduced revenue and increased property maintenance expenses related to the greenhouse portfolio.

 

While the current liabilities far exceed the current assets, if the Trust’s plan to focus on selling properties, entering into new leases, improving cash collections from existing tenants and the raising capital in the form of debt or equity is effectively implemented, the Trust’s plan could potentially provide enough liquidity to fund its operations. However, the Trust cannot predict, with certainty, the outcome of its actions to generate liquidity, including its ability to sell properties, and the failure to do so could negatively impact its future operations.

 

In early 2024, the Trust sold three properties which should help with liquidity. The net proceeds from the sale of the Salisbury, MA property was approximately $662,000 of unrestricted cash and the approximately $456,000 loan was retired at closing and is eliminated from current liabilities. The other sale produced approximately $53,000 of restricted cash and will generate cash flow from seller financing provided that should help with liquidity to service the Greenhouse Loan.

 

The Greenhouse Loan is in default and we continue to work with the bank to establish a path forward. However, the Greenhouse Loan is non-recourse to Power REIT which means that in the event it cannot resolve issues with the bank and they foreclose on the properties, Power REIT should be able to continue as a going concern albeit with a significantly smaller portfolio of assets. In March 2024, the lender filed a litigation seeking among other things, foreclosure and appointment of a receiver (See Note 6 – LONG-TERM DEBT). A forbearance agreement with the lender for the Greenhouse Loan was entered into effective May 10, 2024, which provides additional time to retire the loan. The expiration date of the original forbearance agreement was September 30, 2024. On September 30, 2024, we entered into an amendment to the forbearance agreement which moves the expiration of the forbearance agreement to January 31, 2025. We are in discussions with the lender to continue a process of orderly sales of assets to try and maximize value but there can be no assurance the bank will extend the forbearance again if the loan is not retired in a timely fashion.  There can be no assurance that our efforts to sell, re-lease or recapitalize the assets which are security for the Greenhouse Loan will ultimately retire the loan per the requirements of the forbearance agreement.

 

The issuance of securities with claims that are senior to those of our common shares, including our Series A Preferred Stock, may limit or prevent us from paying dividends on its common shares. There is no limitation on our ability to issue securities senior to the Trust’s common shares or incur indebtedness.

 

Our common shares are equity interests that rank junior to our indebtedness and other non-equity claims with respect to assets available to satisfy claims against us, and junior to our preferred securities that by their terms rank senior to our common shares in our capital structure, including our Series A Preferred Stock. As of September 30, 2024, we had outstanding debt in the principal amount of $37.0 million and $8.5 million (par value) of Series A Preferred Stock. This debt and these preferred securities rank senior to the Trust’s common shares in our capital structure. We expect that in due course we may incur more debt, and issue additional preferred securities as we pursue our business strategy.

 

 

In the case of indebtedness, specified amounts of principal and interest are customarily payable on specified due dates. In the case of preferred securities, such as our Series A Preferred Stock, holders are provided with a senior claim to distributions, according to the specific terms of the securities. In contrast, however, in the case of common shares, dividends are payable only when, as and if declared by the Trust’s board of trustees and depend on, among other things, the Trust’s results of operations, financial condition, debt service requirements, obligations to pay distributions to holders of preferred securities, such as the Series A Preferred Stock, other cash needs and any other factors that the board of trustees may deem relevant or that they are required to consider as a matter of law. The incurrence by the Trust of additional debt, and the issuance by the Trust of additional preferred securities, may limit or eliminate the amounts available to the Trust to pay dividends on our Series A Preferred Stock and common shares.

 

From time to time, our management team may own interests in our lessees or other counterparties, and may thereby have interests that conflict or appear to conflict with the Trust’s interests.

 

On occasion, our management may have financial interests that conflict, or appear to conflict with the Trust’s interests. For example, four of Power REIT’s properties were leased by tenants in which Millennium Sustainable Ventures Corp., formerly Millennium Investment & Acquisition Company (ticker: MILC) had controlling interests. David H. Lesser, Power REIT’s Chairman and CEO, is also Chairman and CEO of MILC. MILC established cannabis cultivation projects in Colorado (through a loan), Oklahoma, and Michigan which are related to our May 21, 2021, June 11, 2021, and September 3, 2021 acquisitions and a food crop cultivation project in Nebraska related to our March 31, 2022 acquisition. Total rental income recognized for the nine months ended September 30, 2024 from the affiliated tenants in Colorado, Oklahoma and Nebraska was $0. Total rental income recognized for the three and nine months ended September 30, 2024 was $785,000 and $785,000, respectively, from the tenant affiliated with MILC in Michigan based on the recognition of a security deposit as income during the third quarter of 2024. Total rental income recognized for the three and nine months ended September 30, 2023 is $0 from the tenants that are affiliated with MILC in Michigan. The above leases are currently in default and the Trust is evaluating the best path forward related thereto. Also, a portion of the property improvement budget contained in a lease amendment with NorthEast Kind Assets, LLC for the property located in Maine, amounting to $2,205,000, was to be supplied by IntelliGen Power Systems LLC which is owned by HBP, an affiliate of David Lesser, Power REIT’s Chairman and CEO. On January 23, 2023, the lease was amended to restructure the timing of rent payments and eliminate the funding of remaining capital improvements for the cogeneration project, which includes eliminating payments that were expected to be paid to IntelliGen, a related party. As of September 30, 2024, $1,102,500 had been paid to IntelliGen for equipment supplied.

 

Although our Declaration of Trust permits this type of business relationship and a majority of our disinterested trustees must approve, and in those instances did approve, Power REIT’s involvement in such transactions, in any such circumstance, there may be conflicts of interest between Power REIT on one hand, and subsidiaries of MILC, IntelliGen, Mr. Lesser and his affiliates and interests on the other hand, and such conflicts may be unfavorable to us.

 

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds.

 

(a) Unregistered Sales of Equity Securities

 

We did not sell any equity securities during the quarter ended September 30, 2024 in transactions that were not registered under the Securities Act other than as previously disclosed in our filings with the SEC.

 

(b) Use of Proceeds

 

Not applicable.

 

(c) Issuer Purchases of Equity Securities

 

Not applicable.

 

Item 3. Defaults Upon Senior Securities.

 

Not Applicable.

 

Item 4. Mine Safety Disclosures.

 

Not Applicable.

 

Item 5. Other Information.

 

During the nine months ended September 30, 2024, no director or officer of the Company adopted or terminated a “Rule 10b5-1 trading arrangement” or “non Rule 10b5-1 trading arrangement,” as each term is defined in Item 408(a) of Regulation S-K.

 

 

Item 6. Exhibits.

 

Exhibit Number		Exhibit Title
3.1		Declaration of Trust of Power REIT dated August 25, 2011, as amended and restated November 28, 2011 and as supplemented effective February 12, 2014, incorporated herein by reference to Exhibit 3.1 to the Annual Report on Form 10-K (File No. 000-54560) filed with the Securities and Exchange Commission as of April 1, 2014.
3.2		Bylaws of Power REIT dated October 20, 2011 incorporated herein by reference to Exhibit 3.2 to the Registration Statement on Form S-4 (File No. 333-177802) filed with the Securities and Exchange Commission as of November 8, 2011.
3.3		Articles Supplementary 7.75% Series A cumulative Redeemable Preferred Stock Liquidation Preference $25.00 Per Share, incorporated herein by reference to Exhibit 3.3 to the Registrant’s Form 8-A (File Number 001-36312) filed with the Securities and Exchange Commission as of February 11, 2014.
Exhibit 31.1		Section 302 Certification for David H. Lesser
Exhibit 32.1		Section 906 Certification for David H. Lesser
101.INS		Inline XBRL Instance Document
101.SCH		Inline XBRL Taxonomy Extension Schema Document
101.CAL		Inline XBRL Taxonomy Extension Calculation Linkbase Document
101.DEF		Inline XBRL Taxonomy Extension Definition Linkbase Document
101.LAB		Inline XBRL Taxonomy Extension Label Linkbase Document
101.PRE		Inline XBRL Taxonomy Extension Presentation Linkbase Document
104		Cover Page Interactive Data File (embedded within the Inline XBRL document)

 

*Filed herewith

 

 

SIGNATURE

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this Report on Form 10-Q for the quarter ended September 30, 2024 to be signed on its behalf by the undersigned thereunto duly authorized.

 

POWER REIT
/s/ David H. Lesser
David H. Lesser
Chairman, CEO, CFO, Secretary and Treasurer
Date: October 31, 2024