brt-20220314

Exhibit 99.1

BRT APARTMENTS REPORTS FOURTH QUARTER AND

YEAR END 2021 RESULTS

–Continues to Consolidate Portfolio Through Attractive Buy-Outs of JV Partners –

Great Neck, New York – March 14, 2022 – BRT APARTMENTS CORP. (NYSE:BRT), a real estate investment trust that owns, operates and, to a lesser extent, develops multi-family properties, today reported that for the three months ended December 31, 2021, it generated a net loss of $1.25 million, or $0.08 per diluted share, FFO1 of $6.3 million, or $0.35 per diluted share, and AFFO of $7.5 million, or $0.41 per diluted share, and that for the twelve months ended December 31, 2021, it generated net income of $29.1 million, or $1.62 per diluted share, FFO of $17.43 million, or $0.97 per diluted share, and AFFO of $23.81 million, or $1.33 per diluted share.

Jeffrey A. Gould, President and Chief Executive Officer of BRT stated, “Our portfolio continued to perform very well in the fourth quarter 2021, capping an excellent year for BRT. In 2021, we benefited from the ongoing population and job growth and the shortage of quality housing across many of our markets, and over our entire portfolio, increased same store occupancy by 160 basis points to 95.3% and grew average monthly rent and related revenues by 2.7%. Further, we grew and intend to continue to grow our wholly-owned portfolio through acquisitions of our venture partners’ interests – the number of units expanded by 37% and NOI increased by 18.2%. As we look ahead to 2022 and beyond, we are confident in our portfolio, our growth strategy, and the strength of our team, and we look forward to driving continued growth for our stockholders.”

Fourth Quarter Operating Results:

Net loss attributable to common stockholders for the quarter ended December 31, 2021 was $1.25 million, or $0.08 per diluted share, compared to net loss attributable to common stockholders of $3.30 million, or $0.19 per diluted share, for the corresponding 2020 quarter. As more fully described below, the change is due primarily to an $3.12 million improvement in equity in earnings from unconsolidated joint ventures.

FFO was $6.3 million, or $0.35 per diluted share, in the current quarter, compared to $4.96 million, or $0.29 per diluted share, in the corresponding 2020 quarter. AFFO was $7.5 million, or $0.41 per diluted share, in the fourth quarter of 2021, compared to AFFO of $5.64 million, or $0.33 per diluted share, in the corresponding 2020 quarter. The increase in FFO is due to higher operating margins at same store properties, the acquisition of partners’ interests in several joint ventures, a decline in interest expense, and an increase in insurance recoveries, offset by increased debt prepayment charge and the non-cash amortization of equity award expense. AFFO increased for the same reasons but was not effected by the debt prepayment charge, non-cash amortization of equity awards expense and insurance recoveries.

Diluted per share net income, FFO and AFFO for the quarter ended December 31, 2021 reflect the 1.1 million increase in the weighted average share count, due to stock issuances pursuant to the Company’s at-the-market offering and, to a lesser extent, issuances pursuant to the equity incentive program.

Rental and other revenues for the quarter ended December 31, 2021, grew 46.2% to $10.28 million from $7.03 million for the three months ended December 31, 2020. Rental revenues increased due primarily to the inclusion of revenues from three previously unconsolidated properties. These additional revenues are included in the Company’s consolidated results in the current quarter because the Company, in consolidating transactions, purchased from its former venture partners the remaining interests of such partners in such unconsolidated properties.

1 A description and reconciliation of non-GAAP financial measures (e.g., FFO, AFFO and NOI) to GAAP financial measures is presented later in this release.

Total expenses for the current three months increased 44.9% to $12.99 million from $8.97 million for the three months ended December 31, 2020, due primarily to the inclusion of real estate operating expense and depreciation from the previously unconsolidated properties as a result of the consolidating transactions.

Equity in earnings (loss) of unconsolidated joint ventures for the current quarter increased by $3.12 million to $1.83 million compared to a loss of $1.29 million in the corresponding quarter of 2020. The change is due primarily to the inclusion, in the 2020 quarter, of depreciation and real estate operating expenses from properties that were sold or, that due to the consolidating transactions, were, for the current quarter, included in the Company’s consolidated results. In addition, 2021 reflects an increase in gain on insurance recoveries. Rental and other revenues from unconsolidated properties for the current three months decreased $5.92 million, or 18.3%, to $26.41 million from $32.33 million for the quarter ended December 31, 2020, primarily due to the impact of dispositions and the consolidating transactions, offset by increased rental income at same store properties.2 Total expenses at unconsolidated multi-family properties decreased $9.67 million, or 28.2%, to $24.57 million for the three months ended December 31, 2021, from $34.23 million from the corresponding 2020 quarter, primarily due to dispositions and the consolidating transactions.

BRT’s pro rata share of revenues from unconsolidated joint ventures for the three months ended December 31, 2021 and 2020 were $17.24 million and $20.49 million, respectively, and its pro rata share of such expenses for such period were $16.10 million and $21.78 million, respectively. Included in total expenses for the three months ended December 31, 2021 and 2020 are $10.99 million and $15.03 million of real estate operating expenses, respectively, of which BRT’s pro rata share was $7.17 million and $9.54 million, respectively.

Net operating income, or NOI, at same store properties in our entire portfolio3 increased in the current quarter by 12.3% to $12.97 million and NOI in our entire portfolio increased in the current quarter by 5.9% to $15.83 million. The increase primarily reflects improved operating margins.

Results for the Year Ended December 31, 2021:

Net income attributable to common stockholders in 2021 was $29.11 million, or $1.62 per diluted share, compared to net loss of $19.86 million, or $1.16 per diluted share, in 2020. Contributing to the increase were $34.98 million, or $1.92 per diluted share, of equity in income from gain on sale of real estate by unconsolidated joint ventures, and $7.69 million, or $0.42 per diluted share, of gain on sale of real estate. In 2020, there was no gain on sale of real estate nor equity in income from gain on sale of real estate by unconsolidated joint ventures.

FFO was $17.43 million, or $0.97 per diluted share, in 2021, compared to $17.0 million, or $0.99 per diluted share, in 2020. AFFO was $23.81 million, or $1.33 per diluted share, in 2021, compared to $19.21 million, or $1.12 per diluted share, in 2020. FFO, on an absolute basis, increased due primarily to higher operating margins at same store properties, the acquisition of partners’ interests in several joint ventures, a decline in interest expense, increased insurance recovery and gain on insurance proceeds. The increase was offset by increased debt prepayment costs, dispositions of properties and interests in joint ventures, increased non-cash amortization of equity award expense and the inclusion, in 2020, of other income from a loan receivable. AFFO grew for the same reasons but was not effected by debt prepayment costs, non-cash amortization of equity award expense and insurance recoveries.

Diluted per share net income, FFO and AFFO for the year ended December 31, 2021 reflect the approximate 1.1 million increase in the weighted average share count due to stock issuances pursuant to BRT’s at-the-market equity sales program and to a lesser extent, issuances pursuant to the equity incentive program.

Rental revenues rose 16.7% to $32.04 million from $27.45 million in 2020. The increase is due primarily to the inclusion of revenues from previously unconsolidated properties and, to a lesser extent, higher rental revenues at same store properties, offset by a property disposition.

Total expenses increased 1.36% to $42.13 million from $41.56 million in 2020. The change is due primarily to the inclusion of operating expenses and depreciation from previously unconsolidated properties and increased non-cash amortization of equity awards offset by a decrease in impairment charges.

Equity in earnings from sales of unconsolidated ventures in 2021 was $34.98 million in 2021. There were no corresponding sales in 2020.

2 Although these are items of income and expense at unconsolidated joint venture properties, these are presented on a 100% basis-not on a pro rata basis.

Same store properties refer to properties owned for the entirety of the periods discussed.

3 Entire portfolio refers to 100% of BRT’s wholly-owned subsidiaries and its pro rata share of its unconsolidated subsidiaries.

Equity in loss of unconsolidated joint ventures in 2021 decreased to a loss of $4.21 million compared to a loss of $6.02 million in 2021. Rental and other revenues from unconsolidated properties for 2021 decreased $5.15 million, or 4.05%, to $121.9 million from $127.06 million for 2020, primarily due to the impact of dispositions offset by improved rental income at same store properties. Total expenses at unconsolidated multi-family properties decreased $13.79 million, or 10.1 %, to $123.11 million for 2021, from $136.90 million for 2020, primarily due to property dispositions and the consolidating transactions. The Company also incurred its $4.58 million share of $9.40 million of mortgage debt expense costs related to property sales for 2021.

BRT’s pro rata share of revenues from unconsolidated joint ventures for 2021 and 2020 were $78.52 million and $80.46 million, respectively, and its pro rata share of such expenses for such periods were $79.73 million and $87.12 million, respectively. Included in total expenses for the 2021 and 2020 are $56.51 million and $60.33 million of real estate operating expenses, respectively, of which BRT’s pro rata share was $36.45 million and $38.31 million, respectively.

NOI at same store properties in our entire portfolio increased in 2021 by 8.2% to $44.18 million, reflecting improved operating margins. NOI in our entire portfolio increased in 2021 by 4.7% to $59.91 million, primarily reflecting improved operating margins at same store properties.

At December 31, 2021, the Company: (i) wholly-owns ten multi-family properties located in seven states with an aggregate of 2,576 units and a net book value of $291.54 million; and (ii) has ownership interests, through unconsolidated entities, in 23 multi-family properties located in eight states with an aggregate of 6,697 units and a net equity investment of $112.34 million.

Transaction Activity:

During the fourth quarter 2021, the Company:

•purchased, for $1.60 million dollars, the remaining 10% interest in the venture that owns Crestmont at Thornblade, a 266-unit multi-family property in Greenville, SC;

•purchased, for $16.13 million, the remaining 20% interest in the venture that owns Crossings of Bellevue, a 300-unit multi-family property located in Nashville, TN; and

•completed the sale of its interests in two properties located in St. Louis, MO. for $3 million dollars.

Balance Sheet:

As previously reported, during the fourth quarter, the Company entered into an amendment to its credit facility, which, among other things, increased the amount it can borrow to up to $35 million, and up to a potential $60 million pursuant to an uncommitted accordion feature, for the acquisition of multi-family properties, including up to $15 million which may be used for operating expenses, and reduced the annual interest rate to 25 basis points over the prime rate with a floor of 3.50%. The facility matures in November 2024.

At December 31, 2021, the Company had $32.34 million of cash and cash equivalents, total assets of $459.54 million, total debt of $236.98 million and total BRT Apartments Corp. stockholders’ equity of $202.95 million. During 2021, the Company raised approximately $9.62 million of equity from its at-the-market equity sales program, selling 529,126 shares at a weighted average per share price of $18.47.

At February 28, 2022, BRT’s available liquidity was approximately $75.2 million, including $34.2 million of cash and cash equivalents and, subject to compliance with borrowing base and other requirements, up to $35.0 million available under its credit facility.

Subsequent Events:

Subsequent to December 31, 2021, the Company:

•through an unconsolidated joint venture in which the Company has a 65% equity interest, sold The Veranda a Shavano, a 288-unit multi-family property in San Antonio, Texas, for a sales price of $53.8 million. This property produced an 18.8% internal rate of return, or IRR, over the 5 ½ year it was owned. The Company estimates that the gain on the sale of this property will be approximately $23.7 million and that its share of the gain, which will be recognized in the first quarter of 2022, will be approximately $12.7 million;

•raised $2.2 million of equity from its at-the-market equity sales program selling 100,000 shares at a weighted average price per share of $22.06;

•used available cash to pay-off $14.5 million of 4.29% mortgage debt at Avalon Apartments, located in Pensacola Florida, that was scheduled to mature in 2022; and

•announced that the Company entered into separate agreements to acquire the remaining interests of venture partners at five multi-family properties, with an aggregate of 1,064 units. The aggregate purchase price for these interests is approximately $30.4 million, and the Company expects to assume aggregate non-recourse mortgage debt of approximately $ 97.7 million, with a weighted average remaining term to maturity of 7.1 years, and a weighted average interest rate of 4.17%. The Company anticipates using available cash to fund these purchases, and that these transactions will be completed over the next several months, subject to customary closing conditions, including with respect to four of the purchases, the approval of the holder of the applicable mortgage debt. No purchase is contingent upon the completion of any other purchase, and BRT can provide no assurance that any of these transactions will be completed or that such purchases will be accretive.

Dividend:

On March 9, 2022, the Board of Directors declared a common stock dividend of $0.23 per share which is payable on April 7, 2022 to stockholders of record on March 24, 2022.

Conference Call and Webcast Information:

The Company will host a conference call and webcast to review its financial results with investors and other interested parties at 8:30 a.m. ET on Tuesday, March 15, 2022. The call will be hosted by Jeffrey A. Gould, Chief Executive Officer. To participate in the conference call, callers from the United States and Canada should dial 1-877-407-9208, and international callers should dial 1-201-493-6784, ten minutes prior to the scheduled call time. The webcast may also be accessed live by visiting the Company’s investor relations website under the “webcast” tab at https://www.brtapartments.com/investor-relations.

A replay of the conference call will be available after 11:30 a.m. ET on Tuesday, March 15, 2022 through 11:59 p.m. ET on Tuesday, March 29, 2022. To access the replay, listeners may use 1-844-512-2921 (domestic) or 1-412-317-6671 (international). The passcode for the replay is 13727474.

Non-GAAP Financial Measures:

BRT discloses FFO, AFFO and NOI because it believes that such metrics are widely recognized and appropriate measure of the performance of a multi-family REIT.

BRT computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT's related guidance. FFO is defined in the White Paper as net income (loss) (computed in accordance with generally accepting accounting principles), excluding gains (or losses) from sales of property, plus depreciation and amortization, plus impairment write-downs of depreciable real estate and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis. In computing FFO, BRT does not add back to net income the amortization of costs in connection with its financing activities or depreciation of non-real estate assets.

BRT computes AFFO by adjusting FFO for loss on extinguishment of debt; straight-line rent accruals; restricted stock and restricted stock unit expense and deferred mortgage costs (including its share of its unconsolidated joint ventures); and gain on insurance recovery. Since the NAREIT White Paper only provides guidelines for computing FFO, the computation of AFFO may vary from one REIT to another.

BRT computes NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in loss of unconsolidated joint ventures, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, and (3) gain on insurance recoveries related to casualty loss. BRT defines “Same Store NOI” as NOI for all its properties that were owned for the entirety of the periods being presented. Because there is no industry standard definition of NOI and practice is divergent across the industry, the computation of NOI may from one REIT to another.

BRT believes that FFO, AFFO and NOI are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present such metrics when reporting their operating results. FFO and AFFO are intended to exclude GAAP

historical cost depreciation and amortization of real estate assets, which assures that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, BRT believes that FFO and AFFO provide a performance measure that when compared year-over-year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. BRT also considers FFO and AFFO to be useful in evaluating potential property acquisitions. BRT views Same Store NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods.

FFO, AFFO and NOI do not represent net income or cash flows from operations as defined by GAAP. FFO, AFFO and NOI should not be considered to be an alternative to net income as a reliable measure of our operating performance; nor should FFO, AFFO and NOI be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity.

Forward Looking Statement:

Certain statements contained in this press release, together with other statements and information publicly disseminated by BRT Apartments Corp. are forward looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities and Exchange Act of 1934, as amended. We intend such forward looking statements to be covered by the safe harbor provisions for forward looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for the purpose of complying with these safe harbor provisions. Forward looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words “may,” “will,” “could,” “believe,” “expect,” “intend,” “anticipate,” “estimate,” “project,” or similar expressions or variations thereof. Information regarding certain important factors that could cause actual outcomes or other events to differ materially from any such forward looking statements appear in the Company's Annual Report on Form 10-K for the year ended December 31, 2020 (and in particular the sections entitled “Cautionary Note Regarding Forward Looking Statements”, “Item 1A. Risk Factors” and “Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations” included therein) and the other reports filed with the Securities Exchange Commission thereafter. In addition, estimates of anticipated property purchases and sales may not be completed during the period indicated or at all, and estimates of gains from property sales are subject to adjustment, among other things, because actual closing costs may differ from the estimated costs. You should not rely on forward looking statements since they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements.

Additional Information:

BRT is a real estate investment trust that owns, operates and, to a lesser extent, develops multi-family properties. Interested parties are urged to review the Annual Report on Form 10-K to be filed shortly with the Securities and Exchange Commission for the year ended December 31, 2021 on the investor relations section of the Company’s website at: http://www.brtapartments.com/investor-relations for further details. For additional information on BRT’s operations, activities and properties, please visit its website at www.brtapartments.com.

Contact: Investor Relations

BRT APARTMENTS CORP.

60 Cutter Mill Road

Suite 303

Great Neck, New York 11021

Telephone (516) 466-3100

Telecopier (516) 466-3132

www.brtapartments.com

BRT APARTMENTS CORP. AND SUBSIDIARIES

CONDENSED BALANCE SHEETS

(Dollars in thousands)


	December 31, 2021		December 31, 2020
ASSETS
Real estate properties, net of accumulated depreciation	$	293,550	$	160,192
Investment in unconsolidated joint ventures	112,347		169,474
Cash and cash equivalents	32,339		19,885
Restricted cash	6,582		8,800
Other assets	10,341		7,390
Real estate property held for sale	4,379		—
Total Assets	$	459,538	$	365,741

LIABILITIES AND EQUITY
Mortgages payable, net of deferred costs	$	199,877	$	130,434
Junior subordinated notes, net of deferred costs	37,103		37,083
Accounts payable and accrued liabilities	19,607		20,536
Total Liabilities	256,587		188,053

Total BRT Apartments Corp. stockholders’ equity	202,956		177,772
Non-controlling interests	(5)		(84)
Total Equity	202,951		177,688
Total Liabilities and Equity	$	459,538	$	365,741

BRT APARTMENTS CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Dollars in thousands, except per share data)


	Three Months Ended December 31, (unaudited)				Twelve months Ended December 31,
	2021		2020		2021		2020
Revenues:
Rental and other revenue	$	10,279	$	7,029	$	32,041	$	27,451
Other income	4		20		16		651
Total revenues	10,283		7,049		32,057		28,102
Expenses:
Real estate operating expenses	4,515		3,026		14,202		12,377
Interest expense	1,953		1,700		6,757		7,100
General and administrative	3,239		2,647		12,621		11,701
Impairment charge	—		—		520		3,642
Depreciation	3,285		1,595		8,025		6,742
Total expenses	12,992		8,968		42,125		41,562
Total revenues less total expenses	(2,709)		(1,919)		(10,068)		(13,460)
Equity in loss (earnings) of unconsolidated joint ventures	1,825		(1,293)		(4,208)		(6,024)
Equity in earnings from sale of unconsolidated joint venture properties	—		—		34,982		—
Gain on sale of real estate	—		—		7,693		—

Gain on sale of partnership interest	388		—		2,632		—
Loss on extinguishment of debt	(673)		—		(1,575)		—
(Loss) income from continuing operations	(1,169)		(3,212)		29,456		(19,484)
Provision for taxes	51		56		206		248
(Loss) income from continuing operations, net of taxes	(1,220)		(3,268)		29,250		(19,732)
(Income) attributable to non-controlling interests	(34)		(33)		(136)		(130)
Net (loss) income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)

Per share amounts attributable to common stockholders:
Basic	$	(0.08)	$	(0.19)	$	1.63	$	(1.16)
Diluted	$	(0.08)	$	(0.19)	$	1.62	$	(1.16)

Funds from operations - Note 1	$	6,333	$	4,960	$	17,429	16,999
Funds from operations per common share - diluted - Note 2	$	0.35	$	0.29	$	0.97	$	0.99

Adjusted funds from operations - Note 1	$	7,542	$	5,639	$	23,811	$	19,213
Adjusted funds from operations per common share - diluted -Note 2	$	0.41	$	0.33	$	1.33	$	1.12

Weighted average number of common shares outstanding:
Basic	17,317,596		17,176,401		17,017,690		17,115,697
Diluted	17,317,596		17,176,401		17,084,642		17,115,697

BRT APARTMENTS CORP. AND SUBSIDIARIES

FUNDS FROM OPERATIONS

ADJUSTED FUNDS FROM OPERATIONS

(Unaudited)

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve months Ended December 31,
	2021		2020		2021		2020
Note 1:
Funds from operations is summarized in the following table:
GAAP Net (loss) income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)
Add: depreciation of properties	3,285		1,595		8,025		6,742
Add: our share of depreciation in unconsolidated joint venture properties	4,694		6,670		23,083		26,493
Add: impairment charge	—		—		520		3,642
Add: our share of impairment charge in unconsolidated joint venture properties	—		—		2,010		—
Deduct: our share of earnings in earnings from sale of unconsolidated joint venture properties	—		—		(34,982)		—
Deduct: gain on sales of real estate and partnership interests	(388)		—		(10,325)		—
Adjustment for non-controlling interests	(4)		(4)		(16)		(16)
NAREIT Funds from operations attributable to common stockholders	6,333		4,960		$	17,429	$	16,999
Adjust for: straight-line rent accruals	12		(10)		(18)		(40)
Add: loss on extinguishment of debt	673		—		1,575		—
Add: our share of loss on extinguishment of debt from unconsolidated joint venture properties	—		—		4,581		—
Add: amortization of restricted stock and RSU expense	991		461		2,941		1,821
Add: amortization of deferred mortgage and debt costs	80		80		295		320
Add: our share of deferred mortgage costs from unconsolidated joint venture properties	103		147		542		626
Less: our share of insurance recovery from unconsolidated joint ventures	—		—		(2,010)		—
Less: our share of gain on insurance proceeds from unconsolidated joint venture properties	(648)		—		(1,528)		(519)
Adjustment for non-controlling interests	(2)		1		4		6
Adjusted funds from operations attributable to common shareholders	$	7,542	$	5,639	$	23,811	$	19,213

BRT APARTMENTS CORP. AND SUBSIDIARIES

FUNDS FROM OPERATIONS

ADJUSTED FUNDS FROM OPERATIONS

(Unaudited)

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve months Ended December 31,
	2021		2020		2021		2020
Note 2:
Funds from operations per share is summarized in the following table:
Net income (loss) attributable to common stockholders	$	(0.08)	$	(0.19)	$	1.62	$	(1.16)
Add: depreciation of properties	0.19		0.09		0.45		0.39
Add: our share of depreciation from unconsolidated joint venture properties	0.26		0.39		1.29		1.55
Add: impairment charge	—		—		0.03		0.21
Add: impairment charge - our share of unconsolidated joint ventures	—		—		0.11		0
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(1.95)		—
Deduct: gain on sales of real estate and partnership interest	(0.02)		—		(0.58)		—
Adjustment for non-controlling interests	—		—		—		—
NAREIT Funds from operations per common share - diluted	0.35		0.29		$	0.97	$	0.99
Adjustments for straight line rent accruals	—		—		—		—
Add: loss on extinguishment of debt	0.04		—		0.09		—
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		0.26		—
Add: amortization of restricted stock and RSU expense	0.05		0.03		0.16		0.10
Add: amortization of deferred mortgage and debt costs	—		—		0.02		0.02
Add: our share of amortization of deferred mortgage and debt costs from unconsolidated ventures	0.01		0.01		0.03		0.04
Deduct: our share of insurance recovery from unconsolidated joint ventures	—		—		(0.11)		—
Deduct: our share of gain on insurance proceeds from unconsolidated joint ventures	(0.04)		—		(0.09)		(0.03)
Adjustments for non-controlling interests	—		—		—		—
Adjusted funds from operations per common share - diluted	$	0.41	$	0.33	$	1.33	$	1.12

Diluted shares outstanding for FFO and AFFO	17,317,596		17,176,401		17,936,465		17,115,697

BRT APARTMENTS CORP. AND SUBSIDIARIES

RECONCILIATION OF NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS TO NOI

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve Months Ended December 31,
	2020		2019		2021		2020
GAAP Net income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)
Less: Other Income	(4)		(20)		(16)		(651)
Add: Interest expense	1,953		1,700		6,757		7,100
General and administrative	3,239		2,647		12,621		11,701
Depreciation	3,285		1,595		8,025		6,742
Impairment charge	—		—		520		3,642
Provision for taxes	51		56		206		248
Less: Gain on sale of real estate	—		—		(7,693)		—
Gain on the sale of partnership interest	(388)		—		(2,632)		—
Add: Loss on extinguishment of debt	673		—		1,575		—
Equity in loss of unconsolidated joint venture properties	(1,825)		1,293		4,208		6,024
Less: Equity in earnings from sale of unconsolidated joint venture properties	—		—		(34,982)		—
Add: Net income attributable to non-controlling interests	34		33		136		130
Net Operating Income	$	5,764	$	4,003	$	17,839	$	15,074

Less: Non same store and non multi family
Revenues	(3,841)		(1,073)		(7,125)		(4,316)
Operating Expenses	1,799		601		3,393		2,333
Non Same store and non multi NOI	(2,042)		(472)		(3,732)		(1,983)
Same Store Net Operating Income	$	3,722	$	3,531	$	14,107	$	13,091

Exhibit 99.2


SUPPLEMENTAL FINANCIAL INFORMATION FOR THREE AND TWELVE MONTHS ENDED DECEMBER 31, 2021

March 14, 2022

60 Cutter Mill Rd., Great Neck, NY 11021

FORWARD LOOKING STATEMENTS

The information set forth herein contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provision for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and include this statement for purposes of complying with these safe harbor provisions. Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identifiable by use of the words "may", "will", "believe", "expect", "intend", "anticipate”, “estimate", "project", or similar expressions or variations thereof. Forward-looking statements involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond our control and which could materially affect actual results, performance or achievements. Investors are cautioned not to place undue reliance on any forward-looking statements and are urged to read the sections entitled “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2021 filed with the SEC therafter.

We undertake no obligation to update or revise the information herein, whether as a result of new information, future events or circumstances, or otherwise.

Units under rehabilitation for which we have received or accrued rental income from business interruption insurance, while not physically occupied, are treated as leased (i.e., occupied) at rental rates in effect at the time of the casualty.

We use pro rata (as defined under "Non-GAAP Financial Measures and Definitions") to help the reader gain a better understanding of our unconsolidated joint ventures. However, the use of pro rata information has certain limitations and is not representative of our operations and accounts as presented in accordance with GAAP. Accordingly, pro rata information should be used with caution and in conjunction with the GAAP data presented herein and in our reports filed with the SEC.


Table of Contents			Page Number
Financial Highlights			1
Operating Results			2
Operating Results of Unconsolidated Properties			3
Funds From Operations			4-5
Consolidated Balance Sheets			6
Balance Sheets of Unconsolidated Joint Venture Entities			7
Portfolio Data by State			8-9
Same Store Comparison - Consolidated			10-11
Same Store Comparison - Unconsolidated			12-13
Portfolio Data Combined			14
Multi-Family Acquisitions and Dispositions			15
Value-Add Information and Capital Expenditures			16
Debt Analysis			17
Non-GAAP Financial Measures, Definitions, and Reconciliations			18-22
Portfolio Table			23

BRT Apartments Corp. (NYSE: BRT)

Financial Highlights

_________________________________________________________________________________________________________


	As at December 31,
	2021			2020
Market capitalization (thousands)	$	438,321		$	261,075
Shares outstanding (thousands)	18,271			17,176
Closing share price	$	23.99		$	15.20
Quarterly dividend declared per share	$	0.23		$	0.22

	Quarter ended December 31,
	Combined						Consolidated						Unconsolidated
	2021			2020			2021			2020			2021			2020
Properties owned	33			39			10			8			23			31
Units	9,273			11,042			2,576			1,880			6,697			9,162
Quarter Average occupancy	96.4		%	94.5		%	97.3		%	95.6		%	96.1		%	94.3		%
Quarter Average monthly rental revenue per occupied unit	$	1,233		$	1,088		$	1,276		$	1,088		$	1,169		$	1,089

	Quarter ended December 31,						Twelve months ended December 31,
Per share data	2021 (Unaudited)			2020 (Unaudited)			2021 (Unaudited)			2020 (Unaudited)
(Loss) earnings per share basic	$	(0.08)		$	(0.19)		$	1.63		$	(1.16)
(Loss) earnings per share diluted	$	(0.08)		$	(0.19)		$	1.62		$	(1.16)
FFO per share of common stock (diluted) (1)	$	0.35		$	0.29		$	0.97		$	0.99
AFFO per share of common stock (diluted) (1)	$	0.41		$	0.33		$	1.33		$	1.12

	As at December 31,
	2021			2020
Debt to Enterprise Value (2)	61		%	75		%

See definition of stabilized properties under "Non-GAAP Financial Measures and Definitions."

(1) See the reconciliation of Funds From Operations, or FFO, and Adjusted Funds From Operations, or AFFO, to net income,

as calculated in accordance with GAAP, and the definitions of such terms under "Non-GAAP Financial Measures and Definitions."

(2) Enterprise Value is equal to debt plus market capitalization less cash and cash equivalents, including BRT's pro-rata share of cash and cash equivalents at the

unconsolidated Joint Ventures. Cash and cash equivalents excludes restricted cash. Debt is equal to 100% of the debt at the consolidated properties and BRT's

pro-rata share of debt at the unconsolidated joint ventures. See "Non-GAAP Financial Measures and Definitions" for an explanation of "pro-rata share."

BRT Apartments Corp. (NYSE: BRT)

Operating Results

(dollars in thousands except per share data)

_____________________________________________________________________________________________________________________


	Three Months Ended December 31, (Unaudited)				Twelve months Ended December 31,
	2021		2020		2021		2020
Revenues:
Rental revenue	$	10,279	$	7,029	$	32,041	$	27,451
Other income	4		20		16		651
Total revenues	10,283		7,049		32,057		28,102
Expenses:
Real estate operating expenses	4,515		3,026		14,202		12,377
Interest expense	1,953		1,700		6,757		7,100
General and administrative	3,239		2,647		12,621		11,701
Impairment charge	—		—		520		3,642
Depreciation and amortization	3,285		1,595		8,025		6,742
Total expenses	12,992		8,968		42,125		41,562
Total revenues less total expenses	(2,709)		(1,919)		(10,068)		(13,460)
Equity in loss of unconsolidated joint ventures	1,825		(1,293)		(4,208)		(6,024)
Equity in earnings from sale of unconsolidated joint venture properties	—		—		34,982		—
Gain on sale of real estate	—		—		7,693		—
Gain on sale of partnership interest	388		—		2,632		—
Loss on extinguishment of debt	(673)		—		(1,575)		—
(Loss) income from continuing operations	(1,169)		(3,212)		29,456		(19,484)
Income tax provision	51		56		206		248
Net (loss) income from continuing operations, net of taxes	(1,220)		(3,268)		29,250		(19,732)
Income attributable to non-controlling interests	(34)		(33)		(136)		(130)
Net (loss) income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)

Weighted average number of shares of common stock outstanding:
Basic	17,317,596		17,176,401		17,017,690		17,115,697
Diluted	17,317,596		17,176,401		17,084,642		17,115,697

Per share amounts attributable to common stockholders:
Basic	$	(0.08)	$	(0.19)	$	1.63	$	(1.16)
Diluted	$	(0.08)	$	(0.19)	$	1.62	$	(1.16)

BRT Apartments Corp. (NYSE: BRT)

Operating Results of Unconsolidated Properties

(dollars in thousands, except per share data)

_____________________________________________________________________________________________________________________


	Three Months Ended December 31, (Unaudited)				Twelve months Ended December 31,
	2021		2020		2021		2020
Revenues:
Rental and other revenue	$	26,411	$	32,332	$	121,906	$	127,058
Total revenues	26,411		32,332		121,906		127,058

Expenses:
Real estate operating expenses	10,994		15,028		56,507		60,326
Interest expense	6,402		8,732		30,964		34,918
Depreciation	7,172		10,473		35,636		41,657
Total expenses	24,568		34,233		123,107		136,901
Total revenues less total expenses	1,843		(1,901)		(1,201)		(9,843)
Other equity earnings	33		3		54		117
Impairment of assets	—		—		(2,813)		—
Insurance recoveries	—		—		2,813		—
Gain on insurance recoveries	933		—		2,179		765
Gain on sale of real estate properties	—		—		83,984		—
Loss on extinguishment of debt	—		—		(9,401)		—
Net income (loss) income from joint ventures	$	2,809	$	(1,898)	$	75,615	$	(8,961)

BRT equity in loss and equity in earnings from sale of unconsolidated joint venture properties	$	1,825	$	(1,293)	$	30,774	$	(6,024)

BRT Apartments Corp. (NYSE: BRT)

Funds from Operations

(dollars in thousands, except per share data)

____________________________________________________________________________________________________________________


	Three Months Ended December 31,				Twelve months Ended December 31,
	2021		2020		2021		2020
GAAP Net (loss) income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)
Add: depreciation of properties	3,285		1,595		8,025		6,742
Add: our share of depreciation in unconsolidated joint ventures	4,694		6,670		23,083		26,493
Add: impairment charge	—		—		520		3,642
Add: our share of impairment charge in unconsolidated joint venture properties	—		—		2,010		—
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(34,982)		—
Deduct: gain on sale of real estate and partnership interests	(388)		—		(10,325)		—
Adjust for non-controlling interests	(4)		(4)		(16)		(16)
Funds from operations	$	6,333	$	4,960	$	17,429	$	16,999

Adjustments for: straight-line rent accruals	12		(10)		(18)		(40)
Add: loss on extinguishment of debt	673		—		1,575		—
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		4,581		—
Add: amortization of restricted stock and RSU expense	991		461		2,941		1,821
Add: amortization of deferred mortgage and debt costs	80		80		295		320
Add: our share of deferred mortgage costs from unconsolidated joint venture properties	103		147		542		626
Less: our share of insurance recovery from unconsolidated joint ventures	—		—		(2,010)		—
Less: our share of gain on insurance proceeds from unconsolidated joint venture	(648)		—		(1,528)		(519)
Adjustments for non-controlling interests	(2)		1		4		6
Adjusted funds from operations	$	7,542	$	5,639	$	23,811	$	19,213

Funds from Operations

(dollars in thousands, except per share data)

____________________________________________________________________________________________________________________


	Three Months Ended December 31,				Twelve months Ended December 31,
	2021		2020		2021		2020
GAAP Net (loss) income attributable to common stockholders	$	(0.08)	$	(0.19)	$	1.62	$	(1.16)
Add: depreciation of properties	0.19		0.09		0.45		0.39
Add: our share of depreciation in unconsolidated joint ventures	0.26		0.39		1.29		1.55
Add: Impairment charge	—		—		0.03		0.21
Add: our share of impairment charge in unconsolidated joint ventures	—		—		0.11		—
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(1.95)		—
Deduct: gain on sales of real estate and partnership interest	(0.02)		—		(0.58)		—
Adjustment for non-controlling interests	—		—		—		—
Funds from operations per common share - diluted	0.35		0.29		0.97		0.99

Adjust for straight line rent accruals	—		—		—		—
Add: loss on extinguishment of debt	0.04		—		0.09		—
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		0.26		—
Add: amortization of restricted stock and RSU expense	0.05		0.03		0.16		0.10
Add: amortization of deferred mortgage and debt costs	—		—		0.02		0.02
Add: our share of deferred mortgage costs from unconsolidated joint venture properties	0.01		0.01		0.03		0.04
Less: our share of insurance recovery from unconsolidated joint ventures	—		—		(0.11)		—
Less: our share of gain on insurance proceeds from unconsolidated joint venture	(0.04)		—		(0.09)		(0.03)
Adjustments for non-controlling interests	—		—		—		—
Adjusted funds from operations per common share - diluted	$	0.41	$	0.33	$	1.33	$	1.12

Diluted shares outstanding for FFO and AFFO	17,317,596		17,176,401		17,936,465		17,115,697

BRT Apartments Corp. (NYSE: BRT)

Consolidated Balance Sheets

(amounts in thousands, except per share amounts)

_____________________________________________________________________________________________________________________


	December 31,
	2021		2020
ASSETS
Real estate properties, net of accumulated depreciation	$	293,550	$	160,192
Investment in unconsolidated joint ventures	112,347		169,474
Cash and cash equivalents	32,339		19,885
Restricted cash	6,582		8,800
Other assets	10,341		7,390
Real estate property held for sale	4,379		—
Total Assets	$	459,538	$	365,741

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net of deferred costs	$	199,877	$	130,434
Junior subordinated notes, net of deferred costs	37,103		37,083
Accounts payable and accrued liabilities	19,607		20,536
Total Liabilities	256,587		188,053


Commitments and contingencies
Equity:
BRT Apartments Corp. stockholders' equity:
Preferred shares $.01 par value 2,000 shares authorized, none issued	—		—
Common stock, $.01 par value, 300,000 shares authorized;
16,432 and 15,638 shares outstanding	173		164
Additional paid-in capital	258,161		245,605
Accumulated other comprehensive loss	—		(19)
Accumulated deficit	(55,378)		(67,978)
Total BRT Apartments Corp. stockholders’ equity	202,956		177,772
Non-controlling interests	(5)		(84)
Total Equity	202,951		177,688
Total Liabilities and Equity	$	459,538	$	365,741

BRT Apartments Corp. (NYSE: BRT)

Balance Sheet of Unconsolidated Joint Venture Entities

(amounts in thousands, except per share amounts)

_____________________________________________________________________________________________________________________

At December 31, 2021, the Company held interests in unconsolidated joint ventures that own 23 multi-family properties (the "Unconsolidated Properties"). The condensed balance sheet below present information regarding such properties (dollars in thousands):


	December 31, 2021
ASSETS
Real estate properties, net of accumulated depreciation	$	734,247
Cash and cash equivalents	13,741
Other assets	25,535
Total Assets	$	773,523

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net of deferred costs	584,479
Accounts payable and accrued liabilities	17,064
Total Liabilities	601,543
Commitments and contingencies
Equity:
Total unconsolidated joint venture equity	171,980
Total Liabilities and Equity	$	773,523



BRT interest in joint venture equity	$	112,347


Unconsolidated Mortgages Payable:
BRT's pro-rata share	$	379,759
Partner's pro rata share	204,720
Total	$	584,479

BRT Apartments Corp. (NYSE: BRT)

Portfolio Data by State

Quarter ended December 31, 2021

(dollars in thousands, except monthly rent amounts)

_____________________________________________________________________________________________________________________


Consolidated
	Units at period end	Revenues	Property Operating Expenses	NOI (1)	% of NOI Contribution		Weighted Average Occupancy		Weighted Average Rent per Occ. Unit
Texas	192	$704	$282	$422	7.3	%	97.7	%	$	1,088
Georgia	448	1,723	731	992	17.2	%	98.5	%	1,152
Florida	276	1,213	511	702	12.2	%	97.8	%	1,326
Ohio	264	838	362	476	8.3	%	97.2	%	972
Virginia	220	1,096	369	727	12.6	%	97.3	%	1,516
South Carolina	474	1,882	1,009	873	15.1	%	95.8	%	1,216
Tennessee	702	2,447	1,119	1,328	23.0	%	97.2	%	1,544
Sold properties and legacy assets	—	376	132	244	4.2	%	N/A		N/A
Totals	2,576	$10,279	$4,515	$5,764	100	%	97.3	%	$	1,276


Unconsolidated (Pro-Rata Share) (1)
	Units at period end	Revenues	Property Operating Expenses	NOI (1)	% of NOI Contribution		Weighted Average Occupancy		Weighted Average Rent per Occ. Unit
Texas	2,561	$5,906	$2,787	$3,119	31.0	%	95.5	%	$	1,212
South Carolina	917	1,718	668	1,050	10.4	%	96.2	%	1,272
Georgia	511	1,349	613	736	7.3	%	96.2	%	1,079
Florida	242	694	261	433	4.3	%	92.7	%	1,195
Alabama	940	2,500	1,037	1,463	14.5	%	96.7	%	1,006
Mississippi	776	2,000	590	1,410	14.0	%	98.2	%	1,086
North Carolina	576	1,611	656	955	9.5	%	96.8	%	1,140

Missouri	174	670	311	359	3.6	%	91.9	%	1,431
Joint venture buyouts	—	620	154	466	4.6	%	N/A		N/A
Sold properties	—	172	95	77	0.8	%	N/A		N/A
Totals	6,697	$17,240	$7,172	$10,068	100	%	96.1	%	$	1,169

_________________________________________________________________________________

(1) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Portfolio Data by State

Twelve months ended December 31, 2021

(dollars in thousands, except monthly rent amounts)

____________________________________________________________________________________________________________________


Consolidated
	Units at period end	Revenues	Property Operating Expenses	NOI (1)	% of NOI Contribution	Weighted Average Occupancy	Weighted Average Rent per Occ. Unit
Texas	192	$2,710	$1,355	$1,355	7.6%	95.3%	$983
Georgia	448	6,723	3,002	3,721	20.9%	98.1%	1,124
Florida	276	4,594	1,860	2,734	15.3%	98.1%	1,250
Ohio	264	3,232	1,394	1,838	10.3%	97.5%	947
Virginia	220	4,273	1,491	2,782	15.6%	97.9%	1,465
South Carolina	474	4,402	2,255	2,147	12.0%	95.1%	1,231
Tennessee	702	3,413	1,487	1,926	10.8%	97.1%	1,524
Sold properties and legacy assets	—	2,694	1,358	1,336	7.5%	N/A	N/A
Totals	2,576	$32,041	$14,202	$17,839	100.0%	97.1%	$1,186


Unconsolidated (Pro-Rata Share)(1)
	Units at period end	Revenues	Property Operating Expenses	NOI (1)	% of NOI Contribution	Average Occupancy	Average Rent per Occ. Unit
Texas	2,561	$22,320	$11,379	$10,941	26.0%	94.1%	$1,156
South Carolina	917	6,465	2,938	3,527	8.4%	93.8%	1,200
Georgia	511	5,250	2,384	2,866	6.8%	96.5%	1,124
Florida	242	2,686	1,283	1,403	3.3%	95.0%	1,116
Alabama	940	9,860	4,300	5,560	13.2%	96.3%	988
Mississippi	776	7,249	2,589	4,660	11.1%	98.2%	1,053
North Carolina	576	6,145	2,739	3,406	8.1%	95.4%	1,097
Missouri	174	2,716	1,181	1,535	3.6%	91.0%	1,398
Joint venture buyouts	—	8,177	3,863	4,314	10.3%	N/A	N/A
Sold properties	—	7,654	3,795	3,859	9.2%	N/A	N/A
Totals	6,697	$78,522	$36,451	$42,071	100%	94.3%	$1,132

_________________________________________________________________________________

(1) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Consolidated Same Store Comparisons (1)

Quarters ended December 31, 2021 and 2020

(dollars in thousands, except monthly rent amounts)

_____________________________________________________________________________________________________________________


		Revenues						Property Operating Expenses				NOI (2)
	Units	2021		2020		% Change		2021	2020	% Change		2021		2020	% Change
Georgia	448	$1,723		$1,606		7.3	%	$731	$644	13.5	%	$992		$962	3.1	%
Florida	276	1,213		1,070		13.4	%	511	448	14.1	%	702		622	12.9	%
Texas	192	704		657		7.2	%	282	267	5.6	%	422		390	8.2	%
Ohio	264	838		784		6.9	%	362	342	5.8	%	476		442	7.7	%
Virginia	220	1,096		1,029		6.5	%	369	342	7.9	%	727		687	5.8	%
South Carolina	208	864		810		6.7	%	461	382	20.7	%	403		428	(5.8)	%
Totals	1,608	$6,438		$5,956		8.1	%	$2,716	$2,425	12.0	%	$3,722		$3,531	5.4	%
													0
		Weighted Average Occupancy						Weighted Average Monthly Rent per Occupied Unit
		2021		2020		% Change		2021	2020	% Change
Georgia		98.5	%	95.8	%	2.8	%	$1,152	$1,105	4.3	%
Florida		97.8	%	97.9	%	(0.1)	%	1,326	1,174	12.9	%
Texas		97.7	%	95.3	%	2.5	%	1,088	1,026	6.0	%
Ohio		97.2	%	97.4	%	(0.2)	%	972	934	4.1	%
Virginia		97.3	%	98.6	%	(1.3)	%	1,516	1,416	7.1	%
South Carolina		94.1	%	93.6	%	0.5	%	1,277	1,194	7.0	%
Weighted Average		97.3	%	96.5	%	0.8	%	1,210	1,134	6.7	%

_______________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI under "Non-GAAP Financial Measures and

Definitions."

BRT Apartments Corp. (NYSE: BRT)

Consolidated Same Store Comparisons (1)

Twelve months ended December 31, 2021 and 2020

(dollars in thousands, except monthly rent amounts)

____________________________________________________________________________________________________________________


		Revenues						Property Operating Expenses				NOI (2)
	Units	2021		2020		% Change		2021	2020	% Change		2021	2020	% Change
Georgia	448	$6,723		$6,316		6.4	%	$3,002	$2,514	19.4	%	$3,721	$3,802	(2.1)	%
Florida	276	4,594		4,002		14.8	%	1,860	1,671	11.3	%	2,734	2,331	17.3	%
Texas	192	2,710		2,554		6.1	%	1,355	1,320	2.7	%	1,355	1,234	9.8	%
Ohio	264	3,232		3,039		6.4	%	1,394	1,348	3.4	%	1,838	1,691	8.7	%
Virginia	220	4,273		4,006		6.7	%	1,491	1,515	(1.6)	%	2,782	2,491	11.7	%
South Carolina	208	3,384		3,218		5.2	%	1,707	1,676	1.8	%	1,677	1,542	8.8	%
Totals	1,608	$24,916		$23,135		7.7	%	$10,809	$10,044	7.6	%	$14,107	$13,091	7.8	%

		Weighted Average Occupancy						Weighted Average Monthly Rent per Occupied Unit
		2021		2020		% Change		2021	2020	% Change
Georgia		98.1	%	96.0	%	2.2	%	$1,124	$1,089	3.2	%
Florida		98.1	%	95.3	%	2.9	%	1,250	1,124	11.2	%
Texas		97.1	%	93.4	%	4.0	%	1,042	1,035	0.7	%
Ohio		97.5	%	95.2	%	2.4	%	947	929	1.9	%
Virginia		97.9	%	96.2	%	1.8	%	1,465	1,411	3.8	%
South Carolina		95.1	%	93.2	%	2.0	%	1,231	1,182	4.1	%
Weighted Average		97.5	%	95.1	%	2.5	%	1,167	1,119	4.3	%

_______________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI

under "Non-GAAP Financial Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Unconsolidated Same Store Comparisons (1)

Quarters ended December 31, 2021 and 2020

BRT Pro-rata Share

(dollars in thousands, except monthly rent amounts)

________________________________________________________________________________________


		Revenues						Property Operating Expenses				NOI (2)
	Units	2021		2020		% Change		2021	2020	% Change		2021	2020	% Change
Texas	2,561	$5,906		$5,178		14.1	%	$2,786	$2,586	7.7	%	$3,120	$2,592	20.4	%
Georgia	511	1,349		1,287		4.8	%	613	668	(8.2)	%	736	619	18.9	%
Florida	242	694		656		5.8	%	261	286	(8.7)	%	433	370	17.0	%
South Carolina	917	1,715		1,534		11.8	%	666	720	(7.5)	%	1,049	814	28.9	%
Mississippi	776	1,607		1,477		8.8	%	474	496	(4.4)	%	1,133	981	15.5	%
Alabama	940	2,500		2,377		5.2	%	1,035	926	11.8	%	1,465	1,451	1.0	%
Missouri	174	670		688		(2.6)	%	309	270	14.4	%	361	418	(13.6)	%
North Carolina	576	1,611		1,443		11.6	%	662	670	(1.2)	%	949	773	22.8	%
Totals	6,697	$16,052		$14,640		9.6	%	$6,806	$6,622	2.8	%	$9,246	$8,018	15.3	%

		Weighted Average Occupancy						Weighted Average Monthly Rent per Occupied Unit
		2021		2020		% Change		2021	2020	% Change
Texas		95.5	%	91.2	%	4.7	%	$1,212	$1,093	10.9	%
Georgia		96.2	%	95.8	%	0.4	%	1,079	1,029	4.9	%
Florida		92.7	%	94.6	%	(2.0)	%	1,195	1,109	7.8	%
South Carolina		96.2	%	90.4	%	6.4	%	1,272	1,225	3.8	%
Mississippi		98.3	%	97.8	%	0.5	%	1,086	1,013	7.2	%
Alabama		96.7	%	97.8	%	(1.1)	%	1,006	932	7.9	%
Missouri		93.9	%	93.3	%	0.6	%	1,545	1,617	(4.5)	%
North Carolina		96.8	%	95.2	%	1.7	%	1,140	1,031	10.6	%
Weighted Average		96.1	%	93.7	%	2.6	%	1,168	1,081	8.0	%

________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Unconsolidated Same Store Comparisons (1)

Twelve months ended December 31, 2021 and 2020

BRT Pro-rata Share

(dollars in thousands, except monthly rent amounts)

_______________________________________________________________________________________


		Revenues						Property Operating Expenses				NOI (2)
	Units	2021		2020		% Change		2021	2020	% Change		2021	2020	% Change
Texas	2,561	$22,320		$20,748		7.6	%	$11,379	$10,925	4.2	%	$10,941	$9,823	11.4	%
Georgia	511	5,250		4,945		6.2	%	2,384	2,481	(3.9)	%	2,866	2,464	16.3	%
Florida	242	2,686		2,586		3.9	%	1,283	1,202	6.7	%	1,403	1,384	1.4	%
South Carolina	578	3,891		3,612		7.7	%	2,012	1,953	3.0	%	1,879	1,659	13.3	%
Mississippi	776	6,220		5,767		7.9	%	2,227	2,062	8.0	%	3,993	3,705	7.8	%
Alabama	940	9,860		9,241		6.7	%	4,300	3,960	8.6	%	5,560	5,281	5.3	%
Missouri	174	2,716		2,792		(2.7)	%	1,181	1,084	8.9	%	1,535	1,708	(10.1)	%
North Carolina	312	3,455		3,180		8.6	%	1,557	1,468	6.1	%	1,898	1,712	10.9	%
Totals	5,782	$56,398		$52,871		6.7	%	$26,323	$25,135	4.7	%	$30,075	$27,736	8.4	%

		Weighted Average Occupancy						Weighted Average Monthly Rent per Occupied Unit
		2021		2020		% Change		2021	2020	% Change
Texas		94.1	%	91.1	%	3.3	%	1,156	1,112	4.0	%
Georgia		95.8	%	93.5	%	2.5	%	1,048	1,018	2.9	%
Florida		94.2	%	94.8	%	(0.6)	%	1,131	1,090	3.8	%
South Carolina		93.7	%	92.0	%	1.8	%	1,148	1,127	1.9	%
Mississippi		98.2	%	96.9	%	1.3	%	1,053	994	5.9	%
Alabama		96.3	%	97.1	%	(0.8)	%	988	915	8.0	%
Missouri		93.6	%	95.9	%	(2.4)	%	1,583	1,604	(1.3)	%
North Carolina		95.5	%	94.6	%	1.0	%	1,199	1,103	8.7	%
Weighted Average		95.1	%	93.5	%	1.7	%	1,120	1,072	4.5	%

________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Portfolio Data Combined

(dollars in thousands, except monthly rent amounts)

________________________________________________________________________________________

Quarter Ended December 31,


Portfolio	2021			2020			Variance
	Revenues	Property Operating Expenses	NOI	Revenues	Property Operating Expenses	NOI	Revenues		Property Operating Expenses		NOI
Consolidated	$10,279	$4,515	$5,764	$7,029	$3,026	$4,003	46.2	%	49.2	%	44.0	%
Unconsolidated (1)	17,240	7,172	10,068	20,487	9,542	10,945	(15.8)	%	(24.8)	%	(8.0)	%
Combined	$27,519	$11,687	$15,832	$27,516	$12,568	$14,948	—	%	(7.0)	%	5.9	%


Same Store
	2021			2020			Variance
	Revenues	Property Operating Expenses	NOI	Revenues	Property Operating Expenses	NOI	Revenues		Property Operating Expenses		NOI
Consolidated	$6,438	$2,716	$3,722	$5,956	$2,425	$3,531	8.1	%	12.0	%	5.4	%
Unconsolidated (1)	16,052	6,806	9,246	14,640	6,622	8,018	9.6	%	2.8	%	15.3	%
Combined	$22,490	$9,522	$12,968	$20,596	$9,047	$11,549	9.2	%	5.3	%	12.3	%

_____________________________________________________________

Twelve Months ended December 31,


Portfolio	2021			2020			Variance
	Revenues	Property Operating Expenses	NOI	Revenues	Property Operating Expenses	NOI	Revenues		Property Operating Expenses		NOI
Consolidated	$32,041	$14,202	$17,839	$27,451	$12,377	$15,074	16.7	%	14.7	%	18.3	%
Unconsolidated (1)	78,522	36,451	42,071	80,458	38,309	42,149	(2.4)	%	(4.9)	%	(0.2)	%
Combined	$110,563	$50,653	$59,910	$107,909	$50,686	$57,223	2.5	%	(0.1)	%	4.7	%


Same Store
	2021			2020			Variance
	Revenues	Property Operating Expenses	NOI	Revenues	Property Operating Expenses	NOI	Revenues		Property Operating Expenses		NOI
Consolidated	$24,916	$10,809	$14,107	$23,135	$10,044	$13,091	7.7	%	7.6	%	7.8	%
Unconsolidated (1)	56,398	26,323	30,075	52,871	25,135	27,736	6.7	%	4.7	%	8.4	%
Combined	$81,314	$37,132	$44,182	$76,006	$35,179	$40,827	7.0	%	5.6	%	8.2	%

_____________________________

(1) Unconsolidated amounts represent BRT's pro-rata share. See definition of pro-rata under "Non-GAAP Financial Measures and Definitions."

BRT Apartments Corp. (NYSE: BRT)

Acquisitions and Dispositions

(dollars in thousands)

________________________________________________________________________________________


ACQUISITIONS
Acquisition of Joint Venture Interests
Property/Location	Purchase Date	Units	Purchase Price		Pre-Acquisition ownership % in the JV			Post-Acquisition Ownership %
Civic I/II, Southaven, MS	5/4/2021	776	$	6,031	60.0		%	74.7		%
Bells Bluff, West Nashville, TN	8/18/2021	402	27,860		58.1		%	100.0		%
Crestmont at Thornblade, Greenville, SC	10/1/2021	266	1,600		90.0		%	100.0		%
Crossings of Bellevue, Nashville, TN	12/1/2021	300	16,128		80.0		%	100.0		%
Totals		1,744	$	51,619

DISPOSITIONS
Disposition of Wholly-Owned Property
Property/Location	Sale Date	No. of Units	Sales Price		Gain on Sale
Kendall Manor, Houston, TX	5/26/2021	272	$	24,500	$	7,279
Cooperative apartment unit - New York, NY	8/20/2021	1	545		414
		273	$	25,045	$	7,693

Dispositions of Joint Venture Interests
Property/Location	Sale Date	No. of Units	Sales Price		Gain on Sale			Partnership Interest
Anatole, Daytona Beach, FL	4/20/2021	208	$	7,540	$	2,244		80.0		%
OPOP Tower and Lofts, St. Louis, MO	11/4/2021	181	3,000		388			80.0		%
Totals		389	$	10,540	$	2,632

Disposition of Property by Unconsolidated Joint Ventures
Property/Location	Sale Date	No. of Units	Sales Price		Gain on Sale			BRT's Share of Gain on Sale (1)			Loss on Extinguishment of Debt		BRT's Share of Loss on Extinguishment of Debt
Avenue Apts, Ocoee, FL	07/20/2021	522	$	107,661	$	39,668		$	19,518		$	9,100	$	4,474
Parc at 980, Lawrenceville, GA	07/28/2021	586	118,250		44,316			15,464			308		107
		1,108	$	225,911	$	83,984		$	34,982		$	9,408	$	4,581

BRT Apartments Corp. (NYSE: BRT)

Value-Add Program and Capital Expenditures

Quarter ended December 31, 2021

________________________________________________________________________________________

Value-Add Program

(Includes consolidated and unconsolidated amounts)

Units Rehabilitated (1)

Estimated Rehab Costs (2)

Estimated Rehab Costs Per unit

Estimated Average Monthly Rent Increase (3)

Estimated Annualized ROI (3)

Estimated units available to be renovated over next 24 months

$388,899

$5,983

$219

44%

700

(1) Refers to rehabilitated units with respect to which a new lease or renewal lease was entered into during the period.

(2) Reflects rehab costs incurred during the current and prior periods with respect to units completed, in which a new
lease or renewal lease was entered into during the current period.

(3) These results are not necessarily indicative of the results that would be generated if such improvements were made
       across our portfolio of properties or at any particular property. Rents at a property may increase for reasons wholly
       unrelated to property improvements, such as changes in demand for rental units in a particular market or
       sub-market. Even if units are available to be renovated, the Company may decide not to renovate such units.


Capital Expenditures
(Includes consolidated and unconsolidated amounts)
	Gross Capital Expenditures		Less: JV Partner Share		BRT Share of Capital Expenditures (4)
Estimated Recurring Capital Expenditures (1)	$	142,000	$	45,000	$	97,000
Estimated Non-Recurring Capital Expenditures (2)	6,508,000		1,887,000		4,621,000
Total Capital Expenditures	$	6,650,000	$	1,932,000	$	4,718,000

Replacements (operating expense) (3)	$	641,000	$	183,000	$	458,000

Estimated Recurring Capital Expenditures and Replacements per unit (9,273 units)	$	84	$	24	$	60











(1) Recurring capital expenditures represent our estimate of expenditures incurred at the property to maintain the property's existing operations - it excludes revenue enhancing projects.
(2) Non-recurring capital expenditures represent our estimate of significant improvements to the common areas, property exteriors, or interior units of the property, and revenue enhancing upgrades.
(3) Replacements are expensed as incurred at the property.
(4) Based on BRT's percentage equity interest.

BRT Apartments Corp. (NYSE: BRT)

Debt Analysis

As of December 31, 2021

(dollars in thousands)

____________________________________________________________________________________________________________________________________


Consolidated
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2022	$	31,355	$	1,963	$	29,392			16	%	4.04	%
2023	1,679		1,679		—				—	%	—	%
2024	2,095		2,095		—				—	%	—	%
2025	17,467		2,092		15,375				8	%	4.42	%
2026	1,904		1,904		—				—	%	—	%
Thereafter	146,357		9,217		137,140				75	%	3.64	%
Total	$	200,857	$	18,950	$	181,907			100	%

Unconsolidated (BRT pro rata share)
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2022	$	3,896	$	3,896	—				—	%	—	%
2023	29,354		4,769		$	24,585			7	%	4.12	%
2024	5,217		5,217		—				—	%	—	%
2025	6,209		6,209		—				—	%	—	%
2026	107,117		11,737		95,380				28	%	4.14	%
Thereafter	230,260		14,262		215,998				64	%	4.09	%
Total	$	382,053	$	46,090	$	335,963			100	%

Combined (2)
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2022	$	35,251	$	5,859	$	29,392			6	%	4.04	%
2023	31,033		6,448		24,585				5	%	4.12	%
2024	7,312		7,312		—				—		—	%
2025	23,676		8,301		15,375				3	%	4.42	%
2026	109,021		13,641		95,380				18	%	4.14	%
Thereafter	376,617		23,479		353,138				68	%	4.11	%
Total	$	582,910	$	65,040	$	517,870			100	%
Weighted Average Remaining Term to Maturity (2)					8.23
Weighted Average Interest Rate (2)					3.92		%
Debt Service Coverage Ratio for the quarter ended December 31, 2021					1.77			(3)

(1) Based on balloon payments at maturity. Includes consolidated and BRT pro rata share amounts.
(2) Includes consolidated and BRT pro rata share unconsolidated amounts.
(3) See definition under "Non-GAAP Financial Measures and Definitions." Includes consolidated and 100% of the unconsolidated amounts.


Junior Subordinated Notes
Principal Balance						$37,400
Interest Rate						3 month LIBOR + 2.00% (i.e, 2.13% at 12/31/2021)
Maturity						April 30, 2036

Credit Facility (as of March 14, 2022)
Maximum Amount Available						Up to $35,000
Amount Outstanding						$0
Interest Rate						Prime + 0.25% (floor of 3.50%)
Maturity						November 2024

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS

(dollars in thousands)

________________________________________________________________________________________

We compute NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in loss of unconsolidated joint ventures, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, and (3) gain on insurance recoveries related to casualty loss. We define "Same Store NOI" as NOI for all our consolidated properties that were owned for the entirety of the periods being presented, other than properties in lease up and developments. Other REIT’s may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REIT’s. We believe NOI provides an operating perspective not immediately apparent from GAAP operating income or net (loss) income. NOI is one of the measures we use to evaluate our performance because it (i) measures the core operations of property performance by excluding corporate level expenses and other items unrelated to property operating performance and (ii) captures trends in rental housing and property operating expenses. We view Same Store NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods. However, NOI should only be used as an alternative measure of our financial performance.

The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for the consolidated properties:


Consolidated	Three Months Ended December 31,				Twelve Months Ended December 31,
	2021		2020		2021		2020
GAAP Net (loss) income attributable to common stockholders	$	(1,254)	$	(3,301)	$	29,114	$	(19,862)
Less: Other Income	(4)		(20)		(16)		(651)
Add: Interest expense	1,953		1,700		6,757		7,100
General and administrative	3,239		2,647		12,621		11,701
Impairment charge	—		—		520		3,642
Depreciation and amortization	3,285		1,595		8,025		6,742
Provision for taxes	51		56		206		248
Less: Gain on sale of real estate	—		—		(7,693)		—
Gain on the sale of partnership interest	(388)		—		(2,632)		—
Add: Loss on extinguishment of debt	673		—		1,575		—
Equity in loss of unconsolidated joint venture properties	(1,825)		1,293		4,208		6,024
Less: Equity in earnings from sale of unconsolidated joint venture properties	—		—		(34,982)		—
Add: Net loss attributable to non-controlling interests	34		33		136		130
Net Operating Income	$	5,764	$	4,003	$	17,839	$	15,074

Less: Non-same store and non- multi -family Net Operating Income	(2,042)		(472)		(3,732)		(1,983)
Same store Net Operating Income	$	3,722	$	3,531	$	14,107	$	13,091

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS

(dollars in thousands)

________________________________________________________________________________________

The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for BRT's pro rata share of the unconsolidated properties:


Unconsolidated	Three Months Ended December 31,				Twelve Months Ended December 31,
	2021		2020		2021		2020
BRT equity in earnings (loss) from joint ventures	$	1,825	$	(1,293)	$	30,774	$	(6,024)
Add: Interest expense	4,229		5,571		20,196		22,317
Depreciation	4,694		6,670		23,083		26,492
Loss on extinguishment of debt	—		—		4,581		—
Impairment of assets	—		—		2,010		—
Less: Gain on sale of real estate	—		—		(34,982)		—
Other equity earnings	(32)		(3)		(53)		(117)
Insurance recoveries	—		—		(2,010)		—
Gain on sale of insurance recoveries	(648)		—		(1,528)		(519)

Net Operating Income	$	10,068	$	10,945	$	42,071	$	42,149

Less: Non-same store Net Operating Income	(822)		(2,932)		(11,996)		(14,411)
Same store Net Operating Income	$	9,246	$	8,013	$	30,075	$	27,738

Consolidated same store Net Operating Income	3,722		3,531		14,107		13,091
Unconsolidated same store Net Operating Income	9,246		8,013		30,075		27,738
Combined same store Net Operating Income	$	12,968	$	11,544	$	44,182	$	40,829

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS

(dollars in thousands)

_____________________________________________________________________________________________________________________

The condensed income statements for the unconsolidated properties below, present, for the periods indicated, a reconciliation of the information that appears in note 6 to the consolidated financial statements included in BRT's Annual Report on Form 10-K for the period ended December 31, 2021 to the BRT pro-rata information presented below


	Three Months Ended December 31, 2021
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	26,411	$	9,171	$	17,240
Total revenues	26,411		9,171		17,240
Expenses:
Real estate operating expenses	10,994		3,822		7,172
Interest expense	6,402		2,173		4,229
Depreciation	7,172		2,478		4,694
Total expenses	24,568		8,473		16,095

Total revenues less total expenses	1,843		698		1,145

Equity in earnings of joint ventures	33		1		32

Insurance recoveries	933		933		—
Gain on insurance recoveries	—		(648)		648


Net income	$	2,809	$	984	$	1,825	(1)


	Three Months Ended December 31, 2020
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	32,332	$	11,845	$	20,487
Total revenues	32,332		11,845		20,487
Expenses:
Real estate operating expenses	15,028		5,486		9,542
Interest expense	8,732		3,161		5,571
Depreciation	10,473		3,803		6,670
Total expenses	34,233		12,450		21,783

Total revenues less total expenses	(1,901)		(605)		(1,296)

Equity in earnings of joint ventures	3		—		3





Net loss	$	(1,898)	$	(605)	$	(1,293)	(1)

______________

(1) Reflects BRT's share as determined in accordance with GAAP - not its pro-rata share

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS

(dollars in thousands)

_____________________________________________________________________________________________________________________

The condensed income statements below present for the periods indicated a reconciliation of the information that appears in note 6 of BRT's Annual report on Form 10-K to the BRT pro rata information presented here in this supplemental.


	Twelve Months Ended December 31, 2021
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	121,906	$	43,384	$	78,522
Total revenues	121,906		43,384		78,522
Expenses:
Real estate operating expenses	56,507		20,056		36,451
Interest expense	30,964		10,768		20,196
Depreciation	35,636		12,553		23,083
Total expenses	123,107		43,377		79,730

Total revenues less total expenses	(1,201)		7		(1,208)

Equity in earnings of joint ventures	54		1		53
Impairment charges	(2,813)		(803)		(2,010)
Insurance recoveries	2,813		803		2,010
Gain on insurance recoveries	2,179		651		1,528
Gain on sale of real estate properties	83,984		49,002		34,982
Loss on extinguishment of debt	(9,401)		(4,820)		(4,581)
Net income	$	75,615	$	44,841	$	30,774


	Twelve Months Ended December 31, 2020
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	127,058	$	46,600	$	80,458
Total revenues	127,058		46,600		80,458
Expenses:
Real estate operating expenses	60,326		22,017		38,309
Interest expense	34,918		12,601		22,317
Depreciation	41,657		15,165		26,492
Total expenses	136,901		49,783		87,118

Total revenues less total expenses	(9,843)		(3,183)		(6,660)

Equity in earnings of joint ventures	117		—		117


Gain on insurance recoveries	765		246		519


Net loss	$	(8,961)	$	(2,937)	$	(6,024)

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES, DEFINITIONS, AND RECONCILIATIONS

(dollars in thousands)

________________________________________________________________________________________

Funds from Operations (FFO)

FFO is a non-GAAP financial performance measure defined by the National Association of Real Estate Investment Trusts and is widely recognized by investors and analysts as one measure of operating performance of a REIT. The FFO calculation excludes items such as real estate depreciation and amortization, gains and losses on the sale of real estate assets and impairment on depreciable assets. Historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, it is management’s view, and we believe the view of many industry investors and analysts, that the presentation of operating results for a REIT using the historical accounting for depreciation is insufficient. FFO excludes gains and losses from the sale of real estate, which we believe provides management and investors with a helpful additional measure of the performance of our real estate portfolio, as it allows for comparisons, year to year, that reflect the impact on operations from trends in items such as occupancy rates, rental rates, operating costs, general, administrative and other expenses, and interest expenses.

Adjusted Funds from Operations (AFFO)

AFFO excludes from FFO straight line rent adjustments, loss on extinguishment of debt, amortization of restricted stock and RSU expense, amortization of deferred mortgage costs and gain on insurance recovery. AFFO provides investors with supplemental performance information that is consistent with the performance models and analysis used by management and provides investors a view of the performance of our portfolio over time, including after the time we cease to acquire properties on a frequent and regular basis. We believe that AFFO enables investors to compare the performance of our portfolio with other REITs that have not recently engaged in acquisitions, as well as a comparison of our performance with that of other non-traded REITs, as AFFO, or an equivalent measure is routinely reported by non-traded REITs, and we believe often used by analysts and investors for comparison purposes.

Debt Service Coverage Ratio

Debt service coverage ratio is net operating income ("NOI") divided by total debt service and includes both consolidated and unconsolidated assets.

Total Debt Service

Total debt service is the cash required to cover the repayment of interest and principal on a debt for a particular period. Total debt service is used in the calculation of the debt service coverage ratio which is used to determine the borrower’s ability to make debt service payments.

Same Store

Same store properties refer to stabilized properties that we owned and operated for the entirety of periods being compared, except for properties that are under construction, in lease-up, or are undergoing development or redevelopment. We move properties previously excluded from our same store portfolio (because they were under construction, in lease up or are in development or redevelopment) into the same store designation once they have stabilized (as described below) and such status has been reflected fully in all applicable periods of comparison.

Stabilized Properties

Newly constructed, lease-up, development and redevelopment properties are deemed stabilized upon the earlier to occur of the first full calendar quarter beginning (a) 12 months after the property is fully completed and put in service and (b) attainment of at least 90% physical occupancy.

Pro-Rata Share

BRT's pro-rata share gives effect to its percentage equity interest in the unconsolidated joint ventures that own properties. Due to the operation of allocation/distribution provision of the joint venture agreements pursuant to which BRT participates in the ownership of these properties, BRT's share of the gain and loss on the sale of a property may be less than implied by BRT's percentage equity interest. Notwithstanding the foregoing, when referring to the number of units, average occupancy, and average rent per unit, the amount shown reflects 100% of the amount.

BRT Apartments Corp. (NYSE: BRT)

Portfolio Table

As of 3/14/2022

___________________________________________________________________________________________


Property	City	State	Year Built	Year Acquired	Property Age	Units	Q4 2021 Avg. Occupancy	Q4 2021 Avg. Rent per Occ. Unit		% Ownership
Consolidated Properties
Silvana Oaks	North Charleston	SC	2010	2012	12	208	94.1%	$	1,277	100	%
Avondale Station	Decatur	GA	1950	2012	72	212	97.6%	1,218		100	%
Newbridge Commons	Columbus	OH	1999	2013	23	264	97.2%	972		100	%
Avalon	Pensacola	FL	2008	2014	14	276	97.8%	1,326		100	%
Parkway Grande	San Marcos	TX	2014	2015	8	192	97.7%	1,088		100	%
Woodland Trails	LaGrange	GA	2010	2015	12	236	99.3%	1,094		100	%
Kilburn Crossing	Fredericksburg	VA	2005	2016	17	220	97.3%	1,516		100	%
Bell's Bluff	Nashville	TN	2018	2018	3	402	96.8%	1,626		100	%
Crossings of Bellevue	Nashville	TN	1985	2014	37	300	99.0%	1,222		100	%
Crestmont at Thornblade	Greenville	SC	1998	2018	24	266	97.1%	1,170		100	%
Weighted Avg./Total Consolidated					21	2,576


Properties owned by Unconsolidated Joint Ventures
Brixworth at Bridgestreet	Huntsville	AL	1985	2013	37	208	95.7%	899		80	%
Retreat at Cinco Ranch	Katy	TX	2008	2016	14	268	96.3%	1,329		75	%
Grove at River Place	Macon	GA	1988	2016	34	240	96.5%	801		80	%
Civic Center 1	Southaven	MS	2002	2016	20	392	98.2%	1,052		60	%
Chatham Court and Reflections	Dallas	TX	1986	2016	36	494	97.9%	1,006		50	%
Waters Edge at Harbison	Columbia	SC	1996	2016	26	204	95.6%	1,022		80	%
Pointe at Lenox Park	Atlanta	GA	1989	2016	33	271	95.9%	1,328		74	%
Civic Center 2	Southaven	MS	2005	2016	17	384	98.3%	1,120		60	%
Verandas at Alamo Ranch	San Antonio	TX	2015	2016	7	288	94.9%	1,179		71.9	%
Gateway Oaks	Forney	TX	2016	2016	6	313	97.6%	1,207		50	%
Vanguard Heights	Creve Coeur	MO	2016	2017	6	174	93.9%	1,545		78.4	%
Mercer Crossing	Dallas	TX	2014/2016	2017	8	509	95.3%	1,444		50	%
Jackson Square	Tallahassee	FL	1996	2017	26	242	92.7%	1,195		80	%
Magnolia Pointe	Madison	AL	1991	2017	31	204	95.1%	1,062		80	%
Woodland Apartments	Boerne	TX	2007	2017	15	120	86.9%	1,047		80	%
Canalside Lofts	Columbia	SC	2008/2013	2017	14	374	96.3%	1,263		32	%
Landings of Carrier Parkway	Grand Prairie	TX	2001	2018	21	281	94.2%	1,195		50	%
Canalside Sola	Columbia	SC	2018	2018	3	339	96.5%	1,431		46.2	%
The Vive at Kellswater	Kannapolis	NC	2011	2019	11	312	95.8%	1,243		65	%
Somerset at Trussville	Trussville	AL	2007	2019	15	328	98.0%	1,084		80	%
The Village at Lakeside	Auburn	AL	1988	2019	34	200	97.2%	932		80	%
Abbotts Run	Wilmington	NC	2001	2020	21	264	98.0%	1,022		80	%
Weighted Avg./Total Unconsolidated					19	6,409


Weighted Avg./Total Portfolio					20	8,985


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock	BRT	NYSE


Exhibit No.						Description
99.1						Press release dated March 14, 2022.
99.2						Supplemental Financial Information.
101						Cover Page Interactive Data File - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
104						Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document


						BRT APARTMENTS CORP.

March 14, 2022						By: /s/ George Zweier
						George Zweier, Vice President
						and Chief Financial Officer