Power REIT

08/12/2022 | Press release | Distributed by Public on 08/12/2022 15:18

Quarterly Report for Quarter Ending June 30, 2022 (Form 10-Q)

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 June 30, 2022

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 NYSEAmerican
7.75% Series A Cumulative Redeemable Perpetual Preferred Stock, Liquidation Preference $25 per Share PW.PRA NYSEAmerican

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.

3,389,661common shares, $0.001 par value, outstanding at August 12, 2022.

TABLE OF CONTENTS

Page No.
PART I - FINANCIAL INFORMATION
Item 1 - Financial Statements (Unaudited) 2
Consolidated Balance Sheets as of June 30, 2022 and December 31, 2021 2
Consolidated Statements of Operations for the three and six months ended June 30, 2022 and 2021 3
Consolidated Statements of Changes in Shareholders' Equity for the quarters ended June 30, 2022 and 2021 4
Consolidated Statements of Cash Flows for the six months ended June 30, 2022 and 2021 5
Notes to Unaudited Consolidated Financial Statements 6
Item 2 - Management's Discussion and Analysis of Financial Condition and Results of Operations 17
Item 3 - Quantitative and Qualitative Disclosures About Market Risk 23
Item 4 - Controls and Procedures 23
PART II - OTHER INFORMATION
Item 1 - Legal Proceedings 24
Item 1A - Risk Factors 25
Item 2 - Unregistered Sales of Equity Securities and Use of Proceeds 28
Item 3 - Defaults Upon Senior Securities 28
Item 4 - Mine Safety Disclosures 28
Item 5 - Other Information 28
Item 6 - Exhibits 28
SIGNATURE 29
1

POWER REIT AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

(Unaudited)

June 30, 2022 December 31, 2021
ASSETS
Land $ 10,781,752 $ 10,418,232
Greenhouse cultivation and processing facilities, net of accumulated depreciation 52,740,495 42,587,727
Greenhouse cultivation and processing facilities - construction in progress 20,161,921 $ 13,318,883
Net investment in direct financing lease - railroad 9,150,000 9,150,000
Total real estate assets 92,834,168 75,474,842
Cash and cash equivalents 1,191,708 3,171,301
Prepaid expenses and deposits 33,195 493,196
Intangible lease asset, net of accumulated amortization 3,552,210 3,760,556
Deferred debt issuance cost, net of amortization 123,105 274,003
Deferred rent receivable 1,364,129 2,094,292
Other assets - 50,000
TOTAL ASSETS $ 99,098,515 $ 85,318,190
LIABILITIES AND EQUITY
Accounts payable $ 509,813 $ 79,371
Accrued interest 126,121 76,600
Deferred rent liability 1,567,220 861,916
Tenant security deposits 2,230,206 2,612,206
Prepaid rent 133,422 37,161
Intangible lease liability, net of accumulated amortization 122,849 142,700
Current portion of long-term debt, net of unamortized discount 1,657,105 641,238
Long-term debt, net of unamortized discount 32,606,097 22,555,911
TOTAL LIABILITIES 38,952,833 27,007,103
Series A 7.75% Cumulative Redeemable Perpetual Preferred Stock Par Value $25.00(1,675,000shares authorized; 336,944issued and outstanding as of June 30, 2022 and December 31, 2021) 8,489,952 8,489,952
Equity:
Common Shares, $0.001par value (98,325,000shares authorized; 3,367,261shares issued and outstanding as of June 30, 2022 and 3,367,561shares issued and outstanding as of December 31, 2021) 3,367 3,367
Additional paid-in capital 45,905,274 45,687,074
Retained earnings (accumulated deficit) 5,747,089 4,130,694
Total Equity 51,655,730 49,821,135
TOTAL LIABILITIES AND EQUITY $ 99,098,515 $ 85,318,190

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

2

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited)

Three Months Ended June 30, Six Months Ended June 30,
2022 2021 2022 2021
REVENUE
Lease income from direct financing lease - railroad $ 228,750 $ 228,750 $ 457,500 $ 457,500
Rental income 1,698,889 2,035,098 3,117,624 3,627,029
Rental income - related parties 305,310 - 643,326 -
Other income 4 4,000 19 4,246
TOTAL REVENUE 2,232,953 2,267,848 4,218,469 4,088,775
EXPENSES
Amortization of intangible assets 104,174 59,286 208,346 118,571
General and administrative 335,829 231,980 627,112 395,508
Property taxes 6,333 6,302 12,622 12,609
Depreciation expense 388,520 146,515 677,057 342,566
Interest expense 453,169 284,070 750,524 571,698
TOTAL EXPENSES 1,288,025 728,153 2,275,661 1,440,952
NET INCOME 944,928 1,539,695 1,942,808 2,647,823
Preferred Stock Dividends (163,206 ) (163,202 ) (326,413 ) (326,412 )
NET INCOME ATTRIBUTABLE TO COMMON SHAREHOLDERS $ 781,722 $ 1,376,493 $ 1,616,395 $ 2,321,411
Income Per Common Share:
Basic $ 0.23 $ 0.42 $ 0.48 $ 0.77
Diluted 0.23 0.41 0.48 0.74
Weighted Average Number of Shares Outstanding:
Basic 3,367,261 3,312,001 3,367,396 3,033,751
Diluted 3,367,261 3,398,314 3,367,396 3,118,979
Cash dividend per Series A Preferred Share $ 0.48 $ 0.48 $ 0.97 $ 0.97

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

3

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CHANGES IN SHAREHOLDERS' EQUITY

For the Quarters Ended June 30, 2022 and 2021

(Unaudited)

Additional Retained Earnings Total
Common Shares Paid-in (Accumulated Shareholders'
Shares Amount Capital Deficit) Equity
Balance at December 31, 2021 3,367,561 $ 3,367 $ 45,687,074 $ 4,130,694 $ 49,821,135
Net Income - - - 997,880 997,880
Cash Dividends on Preferred Stock - - - (163,207 ) (163,207 )
Stock-Based Compensation (300 ) - 109,100 - 109,100
Balance at March 31, 2022 3,367,261 $ 3,367 $ 45,796,174 $ 4,965,367 $ 50,764,908
Net Income - - - 944,928 944,928
Cash Dividends on Preferred Stock - - - (163,206 ) (163,206 )
Stock-Based Compensation - - 109,100 - 109,100
Balance at June 30, 2022 3,367,261 $ 3,367 $ 45,905,274 $ 5,747,089 $ 51,655,730
Balance at December 31, 2020 1,916,139 $ 1,916 $ 12,077,054 $ (360,962 ) $ 11,718,008
Net Income - - - 1,108,128 1,108,128
Cash Dividends on Preferred Stock - - - (163,210 ) (163,210 )
Issuance of Common Shares for Cash 1,383,394 1,383 36,596,672 - 36,598,055
Stock-Based Compensation - - 66,158 - 66,158
Balance at March 31, 2021 3,299,533 $ 3,299 $ 48,739,884 $ 583,956 $ 49,327,139
Net Income - - - 1,539,695 1,539,695
Cash Dividends on Preferred Stock - - - (163,202 ) (163,202 )

Stock Issuance Costs

- - (96,259 ) - (96,259 )
Stock-Based Compensation 22,900 23 86,792 - 86,815
Balance at June 30, 2021 3,322,433 $ 3,322 $ 48,730,417 $ 1,960,449 $ 50,694,188

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

4

POWER REIT AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited)

Six Months Ended June 30,
2022 2021
Operating activities
Net income $ 1,942,808 $ 2,647,823
Adjustments to reconcile net income to net cash provided by operating activities:
Amortization of intangible lease asset 208,346 118,571
Amortization of debt costs 43,794 17,055
Amortization of below market lease (19,851 ) -
Stock-based compensation 218,200 152,973
Depreciation 677,057 342,566
Changes in operating assets and liabilities
Deferred rent receivable 730,163 (1,039,780 )
Deferred rent liability 705,304 318,987
Prepaid expenses and deposits 460,001 (108,628 )
Other assets 50,000 -
Accounts payable 430,442 9,576
Tenant security deposits (382,000 ) 691,000
Accrued interest 49,521 (4,216 )
Prepaid rent 96,261 10,580
Net cash provided by operating activities 5,210,046 3,156,507
Investing activities
Cash paid for land, greenhouse cultivation and processing facilities (11,193,345 ) (9,965,906 )
Cash paid for greenhouse cultivation and processing facilities - construction in progress (6,843,038 ) (4,876,365 )
Deal Deposit - (1,000,000 )
Net cash used in investing activities (18,036,383 ) (15,842,271 )
Financing Activities
Net proceeds from issuance of common stock for cash - 36,501,796
Payment of debt issuance costs (43,958 ) -
Proceeds from long-term debt 11,500,000 -
Principal payment on long-term debt (282,885 ) (262,004 )
Cash dividends paid on preferred stock (326,413 ) (326,412 )
Net cash provided by financing activities 10,846,744 35,913,380
Net increase (decrease) in cash and cash equivalents (1,979,593 ) 23,227,616
Cash and cash equivalents, beginning of period $ 3,171,301 $ 5,601,826
Cash and cash equivalents, end of period $ 1,191,708 $ 28,829,442
Supplemental disclosure of cash flow information:
Interest paid $

657,209

$ 550,428
Preferred stock issuance for purchase of greenhouse cultivation and processing facility $ - $ 4,997,803
Reclass of deferred debt issuance costs to liability upon loan draw $ 175,759 -

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

5

Notes to Unaudited Consolidated Financial Statements

1 - GENERAL INFORMATION

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 our audited consolidated financial statements and notes included in our latest Annual Report on Form 10-K filed with the SEC on March 31, 2022.

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. We are currently focused on making new acquisitions of real estate within the CEA sector related to food and cannabis cultivation.

Power REIT was formed as part of a reorganization and reverse triangular merger of P&WV that closed on December 2, 2011. P&WV survived the reorganization as a wholly-owned subsidiary of the Registrant.

The Trust is structured as a holding company and owns its assets through twenty-five 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 June 30, 2022, 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 601 acres of fee simple land leased to a number of utility scale solar power generating projects with an aggregate generating capacity of approximately 108 Megawatts ("MW") and approximately 263 acres of land with approximately 2,211,000 square feet of existing or under construction greenhouses.

On March 31, 2022, Power REIT acquired a 1,121,513square foot CEA greenhouse in O'Neill Nebraska which is the Trust's largest greenhouse to date and is the first acquisition with the focus on the cultivation of food crops.

During the six months ended June 30, 2022, the Trust paid quarterly dividends of approximately $326,000($0.484375per share per quarter) on Power REIT's 7.75% Series A Cumulative Redeemable Perpetual Preferred Stock.

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, 2020, the last tax return completed to date, the Trust has a net operating loss of $22.7million, which may reduce or eliminate this requirement.

2 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

Basis of Presentation

These unaudited consolidated financial statements have been prepared in accordance with accounting principles generally accepted in the United States ("GAAP").

6

Principles of Consolidation

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

Income per Common Share

Basic net income per common share is computed by dividing net income available to common stockholders by the weighted average number of common shares outstanding. Diluted net income per common share is computed similar to basic net income 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.

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

Three Months Ended Six Months Ended
June 30, June 30,
2022 2021 2022 2021
Numerator:
Net Income $ 944,928 $ 1,539,695 $ 1,942,808 $ 2,647,823
Preferred Stock Dividends (163,206 ) (163,202 ) (326,413 ) (326,412 )
Numerator for basic and diluted EPS - income available to common Shareholders $ 781,722 $ 1,376,493 $ 1,616,395 $ 2,321,411
Denominator:
Denominator for basic EPS - Weighted average shares 3,367,261 3,312,001 3,367,396 3,033,751
Dilutive effect of options - 86,313 - 85,228
Denominator for diluted EPS - Adjusted weighted average shares 3,367,261 3,398,314 3,367,396 3,118,979
Basic income per common share $ 0.23 $ 0.42 $ 0.48 $ 0.77
Diluted income per common share $ 0.23 $ 0.41 $ 0.48 $ 0.74

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 six months ended June 30, 2022, and 2021, all acquisitions were considered asset 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 our portfolio 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.
7
●

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 20years for greenhouses and 39years for auxiliary buildings, except for Candescent, which was determined the buildings have a useful life of 37years. The Trust recorded an increase in depreciation expense for the six months ended June 30, 2022 related to depreciation on properties that it acquired and the placement into service of tenant improvements at our properties. For each of the six months ended June 30, 2022, and 2021, approximately $677,000and $343,000depreciation expense was recorded, respectively.

Covid - 19 Impact

We are monitoring Covid-19 closely. Our operations have been affected by the COVID-19 outbreak due to manufacturing and supply chain disruptions for materials resulting in price increases and delays of such materials which is impacting construction timeframes. In addition, labor shortages are impacting construction timeframes. Covid-19 is also impacting the financial performance of many of our tenants especially related to our greenhouse portfolio which will impact their ability to pay rent. The ultimate severity of the outbreak and its impact on the economic environment is uncertain at this time.

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Revenue Recognition

The Railroad 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 six months ended June 30, 2022 and 2021, the Trust wrote off a net amount of approximately $302,000and $0, respectively, in straight-line rent receivable against rental income based on its current assessment of collecting all remaining contractual rent on five greenhouse property leases located in Colorado and Oklahoma. 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.

Intangibles

A portion of the acquisition price of the assets acquired by PW Tulare Solar, LLC ("PWTS") 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 $237,000, which will be amortized over a 24.6-year period. For each of the six months ended June 30, 2022 and 2021, approximately $4,800of the intangibles was amortized.

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 six months ended June 30, 2022 and 2021, approximately $113,700of the intangibles was amortized.

A portion of the acquisition price of the assets acquired by PW CA Canndescent, LLC ("PW Canndescent") have been allocated on The Trust's consolidated balance sheets between Land, Improvements and Intangibles' fair values at the date of acquisition. The amount of in-place lease intangible assets established was approximately $808,000, which is amortized over a 4.5-year period. For the six months ended June 30, 2022 and 2021, approximately $89,800and $0of amortization expense was recognized. A below-market lease intangible liability was recorded upon acquisition in the amount of approximately $179,000and is amortized over a 4.5-year period. Addition to revenue for the amortization of the liability in the amount of approximately $19,900and $0was recognized for the six months ended June 30, 2022, and 2021, respectively.

Intangible assets are evaluated whenever events or circumstances indicate the carrying value of these assets may not be recoverable. There were noimpairment charges recorded for the six months ended June 30, 2022, and 2021.

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The following table provides a summary of the Intangible Assets and Liabilities:

For the Six Months Ended June 30, 2022
Accumulated Accumulated
Cost Amortization / Addition to Revenue Amortization / Addition to Revenue Net Book Value
Through 12/31/21 1/1/22 - 6/30/22
Asset Intangibles - PWTS $ 237,471 $ 81,695 $ 4,827 $ 150,949
Asset Intangibles - PWRS $ 4,713,548 $ 1,754,151 $ 113,744 $ 2,845,653
Asset Intangibles - Canndescent $ 807,976 $ 162,593 $ 89,775 $ 555,608
Asset Intangibles Total $ 5,758,995 $ 1,998,439 $ 208,346 $ 3,552,210
Liability Intangible - Canndescent $ (178,651 ) $ (35,951 ) $ (19,851 ) $ (122,849 )

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

2022 (6 months remaining) $ 208,344
2023 416,690
2024 416,690
2025 343,874
2026 237,141
Thereafter 1,929,471
Total $ 3,552,210

The following table provides a summary of the current estimate of future addition to revenue for Intangible Liability for the subsequent years ending December 31:

2022 (6 months remaining) $ 19,849
2023 39,700
2024 39,700
2025 23,600
Total $ 122,849

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.

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○ 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 June 30, 2022 and December 31, 2021.

3 - ACQUISITIONS

2022 Acquisitions

On March 31, 2022, Power REIT, through a newly formed wholly owned subsidiary, PW MillPro NE LLC, ("PW MillPro"), acquired a 1,121,513square 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") for $9,350,000and closing costs of approximately $91,000located in O'Neill, Nebraska. As part of the transaction, the Trust agreed to fund improvements including the replacement of Energy Curtains for $534,430. There has been $0paid by Power REIT for construction in progress through June 30, 2022.

The following table summarizes the preliminary allocation of the purchase consideration for the PW MillPro properties based on the relative fair values of the assets acquired:

Greenhouse Housing Facility
Land $ 344,000 $ 19,520
Assets subject to depreciation:
Improvements (Greenhouses / Processing Facilities) 8,794,445 283,399
Total Assets Acquired $ 9,138,445 $ 302,919

4 - 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 5and 99years. Payments from the Trust's leases are recognized on a straight-line basis over the terms of the respective leases when deemed probable of collection. 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. Total revenue from its leases recognized for the six months ended June 30, 2022 and June 30, 2021 is approximately $4,218,000and $4,085,000, respectively.

During the six months ended June 30, 2022 and 2021, the Trust wrote off a net amount of approximately $302,000and $0, respectively, in straight-line rent receivable against rental income based on its current assessment of collecting all remaining contractual rent on five greenhouse property leases located in Colorado and Oklahoma. The rent payments for these tenants will be recorded as rental revenue on a cash basis.

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Due to the compression of the wholesale cannabis market in Colorado, the Trust has offered certain of its tenants' relief by amending original leases to several of our Colorado tenants whereby monthly cash payments are restructured over the course of the lease to lower rent payments during 2022 and increase rent payment in 2023 or 2024. These amendments do not affect the total amount of rent to be collected or the straight-line revenue calculation from these leases. As of June 30, 2022, the Trust has executed seven of these lease amendments.

On January 1, 2022, PW CO CanRE Grail LLC ("PW Grail"), a wholly owned subsidiary entered into a new triple-net lease (the "Sandlot Lease") on the same economic terms as the former lease, with a new tenant, The Sandlot, LLC ("SL Tenant"). The term of the Sandlot Lease is 20years and provides four options to extend for additional five-year periods and it was agreed upon to increase the construction budget by $71,000. Power REIT's total commitment to this project is approximately $2,432,000. On June 1, 2022, the lease was amended to restructure the timing of the rent payments but the total straight-line rent over the life of the lease is unchanged and an additional guarantor was added to the lease. Revenue recognition for the Sandlot Lease is currently being handled on a cash-basis and the Trust may commence straight-lining based on an ongoing assessment of the ability of the tenant to pay rent.

On January 1, 2022, the Walsenburg Lease was amended ("Walsenburg Lease Amendment") to provide funding in the amount of $625,000for the addition of processing space and equipment that will be housed on another Power REIT property pursuant to a sublease. The term of the Walsenburg Lease Amendment is ten years with no renewal options. Revenue recognition for this lease amendment is currently being handled on a cash-basis.

On March 1, 2022, the Sweet Dirt Lease was amended (the "Sweet Dirt Lease Second Amendment") to provide funding in the amount of $3,508,000to add additional items to the property improvement budget for the construction of a Cogeneration / Absorption Chiller project to the Sweet Dirt Property. The term of the Sweet Dirt Lease Second Amendment is coterminous with the original lease and is structured to provide an annual straight-line rent of approximately $654,000. A portion of the property improvement, amounting to $2,205,000, will be supplied by IntelliGen Power Systems LLC which is owned by HBP, an affiliate of David Lesser, Power REIT's Chairman and CEO. As of June 30, 2022, $1,102,500has been paid to IntelliGen Power Systems LLC for equipment supplied.

On March 31, 2022, Power REIT, through a newly formed wholly owned subsidiary, PW MillPro NE LLC, ("PW MillPro"), entered into a 10-year "triple-net" lease (the "MillPro Lease") with Millennium Produce of Nebraska LLC ("MillPro"), a subsidiary of Millennium Sustainable Ventures Corp., of which David Lesser is CEO and Chairman. The MillPro Lease is structured to provide an annual straight-line rent of approximately $1,099,387. After the initial 10-year term, the MillPro Lease provides four, five-year renewal options.

On May 1, 2022, PW CO CanRE MF LLC ("CanRE MF"), a wholly owned subsidiary of the Trust, entered into a new triple-net lease (the "EB Lease") with Elevate & Bloom, LLC ("EB Tenant") for one of the two subdivided lots owned in Ordway CO and previously occupied by PSP Management LLC ("PSP") which was evicted. The term of the EB Lease is 20 years and provides two options to extend for additional five-year periods. Power REIT's total commitment to this project is approximately $1,282,000with $750,283remaining to be funded. The EB Lease also has financial guarantees from affiliates of the EB Tenant. The EB Lease is structured to provide an annual straight-line rent of approximately $239,000.

On June 1, 2022, PW CO CanRE Apotheke LLC ("CanRE Apotheke") amended its lease with its tenant (the "Apotheke Tenant") to provide $364,650for additional improvements to the property leased to the Apotheke Tenant as well as to restructure the timing of lease payments. The additional revenue on an annualized straight-line basis is approximately $62,000. However, based on the history of payments, rent for this property is currently being treated on a cash basis and not on a straight-line basis. Revenue recognition for the CanRE Apotheke property is currently being handled on a cash-basis and the Trust may commence straight-lining based on an ongoing assessment of the ability of the tenant to pay rent.

Due to the uncertainty around timing for securing the necessary regulatory approvals for marijuana cultivation, the lease with Marengo Cannabis LLC was amended on June 27, 2022 to restructure monthly rent payments over the course of the lease such that cash rent payments will begin in January 2023. An adjustment to future rent was made such that the total amount of rent due under the lease will not change. Due to the uncertainty of the outcome of the litigation, the Trust is conservatively assessing that this lease will be considered on a cash basis and will not straight-line rental income until there is more certainty as to the ability to pay rent.

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Historically, the Trust's revenue has been concentrated to a relatively limited number of investments, industries and lessees. As the Trust grows, its portfolio may remain concentrated in a limited number of investments. During the six months ended June 30, 2022, Power REIT collected approximately 65% of its consolidated revenue from five properties. The tenants are NorthEast Kind Assets, LLC ("Sweet Dirt"), Fiore Management LLC ("Canndescent"), Norfolk Southern Railway, and Regulus Solar, LLC which represent 21%, 13%, 11% and 10% of consolidated revenue respectively. The fifth is an aggregate of properties owned in whole or in part and guaranteed by one party through three separate LLC's that represent 10% of consolidated revenue. The related party tenants in aggregate total 15%of consolidated income for the six months ended June 30, 2022. Comparatively, during the six months ended June 30, 2021, Power REIT collected approximately 48% of its consolidated revenue from four properties. The tenants were NorthEast Kind Assets, LLC ("Sweet Dirt"), Norfolk Southern Railway, Fiore Management LLC ("Canndescent") and Regulus Solar, LLC which represent 16%, 11%, 11% and 10% of consolidated revenue respectively.

The aggregate annual cash expected to be received by the Trust on all leases related to its portfolio as of June 30, 2022, is as follows for the subsequent years ending on December 31:

2022 (6 Months Remaining) $ 4,831,461
2023 $ 12,301,168
2024 $ 9,876,349
2025 $ 8,479,265
2026 $ 6,599,541
Thereafter $ 106,123,322
Total $ 148,211,106

5 - 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 has approximately 9years remaining. The Municipal Debt has 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 June 30, 2022 and December 31, 2021 is approximately $58,000and $64,000respectively.

In July 2013, PWSS borrowed $750,000from a regional bank (the "PWSS Term Loan"). The PWSS Term Loan carries a fixed interest rate of 5.0% for a term of 10years and amortizes based on a 20-year principal amortization schedule.The loan is secured by PWSS' real estate assets and a parent guarantee from the Trust. The balance of the PWSS Term Loan as of June 30, 2022 and December 31, 2021 is approximately $506,000(net of approximately $2,800of capitalized debt costs which are being amortized over the life of the financing) and $521,000(net of approximately $4,100of capitalized debt costs which are being amortized over the life of the financing), respectively.

On November 6, 2015, PWRS entered into a loan agreement (the "2015 PWRS 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, 2034and a 4.34% interest rate. As of June 30, 2022 and December 31, 2021, the balance of the PWRS Bonds was approximately $7,655,000(net of unamortized debt costs of approximately $269,000) and $7,803,000(net of unamortized debt costs of approximately $280,000), respectively.

On November 25, 2019, Power REIT, through a newly formed subsidiary, PW PWV Holdings LLC ("PW PWV"), entered into a loan agreement (the "PW PWV 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 June 30, 2022 and December 31, 2021 is $14,713,000(net of approximately $289,000of capitalized debt costs) and $14,809,000(net of approximately $293,000of capitalized debt costs).

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On December 21, 2021, Power REIT entered into a Debt Facility with initial availability of $20million. The facility is non-recourse to Power REIT and is structured without initial collateral but has springing liens to provide security against a significant number of Power REIT CEA portfolio properties in the event of default. The Debt Facility has a 12 month draw period and then converts to a term loan that is fully amortizing over five years.The interest rate on the Debt Facility is 5.52% and throughout the term of the loan, a debt service coverage ratio of equal to or greater than 2.00to 1.00must be maintained. Power REIT is in compliance with the debt service ratio as of June 30, 2022. Debt issuance expenses of approximately $275,000and $44,000have been capitalized during the year ended December 31, 2021 and during the six months ended June 30, 2022 respectively. Amortization of approximately $26,700has been recognized for the six months ended June 30, 2022 and approximately $176,000deferred debt issuance costs were re-classed as contra liability upon the loan draw. During the six months June 30, 2022, $11,500,000was drawn on the Debt Facility.

The approximate amount of principal payments remaining on Power REIT's long-term debt as of June 30, 2022 is as follows:

Total Debt
2022 (6 months remaining) 392,222
2023 3,222,705
2024 2,885,945
2025 3,048,674
2026 3,220,495
Thereafter 22,221,990
Long term debt $ 34,992,031

6 - 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.

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Summary of Stock Based Compensation Activity - Restricted Stock

The summary of stock-based compensation activity for the six months ended June 30, 2022, with respect to the Trust's restricted stock, was as follows:

Summary of Activity - Restricted Stock

Number of Weighted
Shares of Average
Restricted Grant Date
Stock Fair Value
Balance as of December 31, 2021 31,260 24.83
Restricted Stock Forfeited (300 ) 37.18
Restricted Stock Vested (11,050 ) 19.75
Balance as of June 30, 2022 19,910 27.46

During the six months ended June 30, 2022, 300shares of unvested restricted stock was forfeited upon one previous board member's resignation from the board.

Stock-based Compensation

During the six months ended June 30, 2022, the Trust recorded approximately $218,000of non-cash expense related to restricted stock granted compared to approximately $153,000for the six months ended June 30, 2021. As of June 30, 2022, there was approximately $547,000of total unrecognized share-based compensation expense, which expense will be recognized through the second quarter of 2024. 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 Dividends

During the six months ended June 30, 2022, the Trust paid a total of approximately $326,000of dividends to holders of Power REIT's Series A Preferred Stock.

7 - RELATED PARTY TRANSACTIONS

A wholly-owned subsidiary of Hudson Bay Partners, LP ("HBP"), an entity associated with our CEO and Chairman of the Trust, David Lesser, provides the Trust and its subsidiaries with office space at no cost. Effective September 2016, the Board of Trustees approved reimbursing an affiliate of HBP $1,000per month for administrative and accounting support based on a conclusion that it would pay more for such support from a third party. The amount paid has increased over time with the approval of the independent members of the Board of Trustees. Effective February 23, 2021, the monthly amount paid to the affiliate of HBP increased to $4,000. A total of only $8,000was paid pursuant to this arrangement during the six months ended June 30, 2022 compared to $36,000paid during the six months ended June 30, 2021. During the first quarter of 2022, the Trust eliminated this recurring related party transaction and implemented payroll through Power REIT.

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Power REIT has entered into a synergistic 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, established cannabis and food crop cultivation projects and currently is the tenant in the Trust's Oklahoma, Michigan and Nebraska properties and MILC is a lender to one of the Trust's Colorado properties. Power REIT has entered into lease transactions with the related tenants in which MILC has controlling interests. Total rental income recognized for the six months ended June 30, 2022 from the tenants that are affiliated with MILC in Colorado, Oklahoma, Michigan and Nebraska was $242,785, $125,695, $0and $274,846respectively.

Effective March 1, 2022, the Sweet Dirt Lease was amended (the "Sweet Dirt Lease Second Amendment") to provide funding in the amount of $3,508,000to 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, will be supplied by IntelliGen Power Systems LLC which is owned by HBP, an affiliate of David Lesser, Power REIT's Chairman and CEO. As of June 30, 2022, $1,102,500has been paid to IntelliGen Power Systems LLC for equipment supplied.

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 IntelliGen Power Systems, the lease transactions with subsidiaries of MILC, and the reimbursement to HBP described herein, the independent trustees approved such arrangements having determined such arrangement are fair and reasonable and in the interest of the Trust.

8 - LOSS CONTINGENCIES

On April 8, 2022, JKL2 Inc., Chelsey Joseph, Alan Kane and Jill Lamoureux (collectively the "JKL Parties") filed a complaint in District Court, Crowley County Colorado (Case Number: 2022CV30009) against PW CO CanRe JKL LLC, Power REIT and David H. Lesser (the "Power REIT parties") and Crowley County Builders, LLC and Dean Hiatt (the "CC Parties"). The complaint is seeking a judgement against the Power REIT Parties for (i) fraudulent inducement and (ii) breach of duty of good faith and fair dealing and (iii) civil conspiracy and (iv) unjust enrichment. On May 2, 2022, PW CO CanRe JKL LLC commenced an eviction process against JKL2 Inc. for failure to pay rent when due and has filed counter-claims seeking damages for unpaid rent including against the guarantors of the lease. The Trust does not believe it has material exposure to the claims brought by the JKL Parties beyond the costs associated with the litigation.

9 - SUBSEQUENT EVENTS

On August 1, 2022, the Registrant declared a quarterly dividend of $0.484375per share on Power REIT's 7.75% Series A Cumulative Redeemable Perpetual Preferred Stock payable on September 15, 2022to shareholders of record on August 15, 2022.

On July 15, 2022, 2,400shares were issued to Trustees as 2022 compensation which will vest over four quarters starting in the third quarter 2022 and 20,000shares were issued to our CEO which vests monthly over 36 months starting August 2022. On July 15, 2022, 205,000options were issued to the Trustees and Officers with a strike price of $13.44which have a ten-year term and vest monthly over 36 months starting in August 2022.
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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, and Section 21E of the Securities Exchange Act of 1934, as amended. 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, 2021 that we filed with the Securities and Exchange Commission on March 31, 2022 (the "2021 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 Real Estate Investment Trust (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 focused on making new acquisitions of real estate within the CEA sector related to food and cannabis production in the form of greenhouses.

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We are structured as a holding company and own our assets through twenty-five wholly owned, special purpose subsidiaries that have been formed in order to hold real estate assets, obtain financing and generate lease revenue. We were formed as part of a reorganization and reverse triangular merger of Pittsburgh & West Virginia Railroad ("P&WV") that closed on December 2, 2011. P&WV survived the reorganization as our wholly-owned subsidiary. Our investment strategy, which is focused on transportation, CEA and energy infrastructure-related real estate, builds upon P&WV's historical ownership of railroad real estate assets, which are currently triple-net leased to Norfolk Southern Railroad ("NSC"). We typically enter into long-term triple net leases where tenants are responsible for all ongoing costs related to the property, including insurance, taxes and maintenance.

Prior to 2019, our focus was on the acquisition of real estate assets related to transportation and renewable energy infrastructure. In 2019 we expanded the focus of our real estate acquisitions to include CEA properties in the United States. CEA is an innovative method of growing plants that involves creating optimized growing environments for a given crop indoors. We are currently focused on making new acquisitions of real estate within the CEA sector related to food and cannabis cultivation.

As of June 30, 2022, our portfolio consisted of approximately 112 miles of railroad infrastructure and related real estate leased to a railway company which is owned by our subsidiary, P&WV, approximately 601 acres of fee simple land leased to a number of solar power generating projects with an aggregate generating capacity of approximately 108 MW and approximately 263 acres of land with approximately 2,211,000 square feet of existing or under construction greenhouses. We are actively seeking to grow our portfolio of CEA for food and cannabis production.

Recent Developments

During the six months ended June 30, 2022, we added to our portfolio of CEA properties by acquiring a new greenhouse property in Nebraska which will grow tomatoes. In addition, we amended two existing cannabis leases to increase Power REIT's investment with a corresponding increase in rental income and entered into two new cannabis leases to replace tenants on vacated properties. Due to the compression of the wholesale cannabis market in Colorado, the Trust has offered tenants relief by amending original leases to several of our Colorado tenants whereby monthly cash payments are restructured over the course of the lease to lower rent payments during 2022 and increase rent payment in 2023 or 2024. These amendments do not affect the straight-line revenue calculation from these leases. As of June 30, 2022, the Trust has executed seven of these lease amendments.

As previously disclosed on 8K filing dated July 18, 2022, cannabis licensing for Power REIT's property located in Michigan has been delayed. The Michigan Cannabis Regulatory Authority application requires submitting a Certificate of Occupancy or alternative documentation where a Certificate of Occupancy does not exist, Since the property has Agricultural zoning, it is exempt from the Marengo Township building code and the requirement for a Certificate of Occupancy. Power REIT requested a simple two sentence letter from Marengo Township that the Michigan Cannabis Regulatory Authority had approved in order to meet this requirement but Marengo Township refused to provide the letter which ultimately led to Power REIT filing two litigations against Marengo Township. As previously disclosed, PW Marengo recently secured the requested statement from Marengo Township and the application for cannabis licensing has been submitted to the State of Michigan. Power REIT and Marengo Township have agreed to continue with the mediation process to resolve remaining issues. See "Legal Proceedings" for more information regarding the litigation.

Due to the uncertainty around timing for securing the necessary regulatory approvals for marijuana cultivation, the lease with Marengo Cannabis LLC was amended on June 27, 2022 to restructure monthly rent payments over the course of the lease such that rent payments are scheduled begin in January, 2023. The rent was restructured such that the total rent over the life of the lease does not change. Due to the uncertainty of the timing for receipt of cash rent, the Trust concluded in the first quarter of 2022 that income from this lease will be considered on a cash basis rather than on a straight-line basis until there is more certainty regarding the ability to pay rent from commencement of operations.

On January 1, 2022, PW CO CanRE Grail LLC ("PW Grail"), a wholly owned subsidiary entered into a new triple-net lease (the "Sandlot Lease") on the same economic terms as the former lease, with a new tenant, The Sandlot, LLC ("SL Tenant"). The term of the Sandlot Lease is 20 years and provides four options to extend for additional five-year periods and it was agreed upon to increase the construction budget by $71,000. Power REIT's total commitment to this project is approximately $2,432,000. On June 1, 2022, the lease was amended to restructure the timing of the rent payments but the total straight-line rent over the life of the lease is unchanged and an additional guarantor was added to the lease. Revenue recognition for the Sandlot Lease is currently being handled on a cash-basis and the Trust may commence straight-lining based on an ongoing assessment of the ability of the tenant to pay rent.

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On January 1, 2022, the Walsenburg Lease was amended ("Walsenburg Lease Amendment") to provide funding in the amount of $625,000 for the addition of processing space and equipment that will be housed on another Power REIT property pursuant to a sublease. The term of the Walsenburg Lease Amendment is ten years with no renewal options. Revenue recognition for this lease amendment is currently being handled on a cash-basis.

On 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. The term of the Sweet Dirt Lease Second Amendment is coterminous with the original lease and is structured to provide an annual straight-line rent of approximately $654,000. A portion of the property improvement, amounting to $2,205,000, will be supplied by IntelliGen Power Systems LLC which is owned by HBP, an affiliate of David Lesser, Power REIT's Chairman and CEO. As of June 30, 2022, $1,102,500 has been paid to IntelliGen Power Systems LLC for equipment supplied.

On March 31, 2022, Power REIT, through a newly formed wholly owned subsidiary, PW MillPro NE LLC, ("PW MillPro"), acquired a 1,121,513 square foot greenhouse cultivation facility (the "MillPro Facility") on an approximately 86-acre property and a separate 4.88-acre property with a 21-room employee housing building (the "Housing Facility") for $9,350,000 and closing costs of approximately $91,000 located in O'Neill, Nebraska. As part of the transaction, the Trust agreed to fund improvements including the replacement of Energy Curtains for $534,430. Simultaneous with the acquisition, PW MillPro entered into a 10-year "triple-net" lease (the "MillPro Lease") with Millennium Produce of Nebraska LLC ("MillPro"), a subsidiary of Millennium Sustainable Ventures Corp., of which David Lesser is CEO and Chairman. MillPro will operate the MillPro Facility cultivating tomatoes. The lease requires MillPro to pay all property related expenses including maintenance, insurance and taxes. The MillPro Lease is structured to provide an annual straight-line rent of approximately $1,099,387, representing an estimated yield on costs of 11%. After the initial 10-year term, the MillPro Lease provides four, five-year renewal options. The rent for the MillPro Lease is structured whereby after the initial 10-year term, the monthly rent increases by 10% at the first renewal option, and 5% at each successive renewal option (second, third, and fourth).

This acquisition is accounted for as asset acquisitions under ASC 805-50 Business Combinations - Related Issue. Power REIT has established a depreciable life for the property improvements of 20 years for greenhouse and 39 years for the housing facility.

On May 1, 2022, PW CO CanRE MF LLC ("CanRE MF"), a wholly owned subsidiary of the Trust, entered into a new triple-net lease (the "EB Lease") with Elevate & Bloom, LLC ("EB Tenant") for one of the two subdivided lots owned in Ordway CO and previously occupied by PSP Management LLC ("PSP") which was evicted. The term of the EB Lease is 20 years and provides two options to extend for additional five-year periods. Power REIT's total commitment to this project including land purchased is approximately $1,282,000 with $750,283 remaining to be funded. The EB Lease also has financial guarantees from affiliates of the EB Tenant. The EB Tenant intends to operate as a licensed cannabis cultivation and processing facility. The EB Lease is structured to provide an annual straight-line rent of approximately $239,000, representing an approximately 18.6% unleveraged FFO yield on invested capital.

On June 1, 2022, PW CO CanRE Apotheke LLC ("CanRE Apotheke") amended its lease with its tenant (the "Apotheke Tenant") to provide $364,650 for additional improvements to the property leased to the Apotheke Tenant as well as to restructure the timing of lease payments. The additional revenue on an annualized straight-line basis is approximately $62,000 which represents approximately 17% unleveraged FFO yield. However, based on the history of payments, rent for this property is currently being treated on a cash basis and not on a straight-line basis. Revenue recognition for the CanRE Apotheke property is currently being handled on a cash-basis and the Trust may commence straight-lining based on an ongoing assessment of the ability of the tenant to pay rent.

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The following table is a summary of the Trust's properties as of August 2022:

Property Type/Name Location Acres Size(1) Lease Start Term (yrs)(2) Rent ($) (3) Gross Book Value (4)
Railroad Property
P&WV - Norfolk Southern PA/WV/OH 112 miles Oct-64 99 $ 915,000 $ 9,150,000
Solar Farm Land
PWSS Salisbury, MA 54 5.7 Dec-11 22 89,494 1,005,538
PWTS Tulare County, CA 18 4.0 Mar-13 25 32,500 310,000
PWTS Tulare County, CA 18 4.0 Mar-13 25 37,500 310,000
PWTS Tulare County, CA 10 4.0 Mar-13 25 16,800 310,000
PWTS Tulare County, CA 10 4.0 Mar-13 25 29,900 310,000
PWTS Tulare County, CA 44 4.0 Mar-13 25 40,800 310,000
PWRS Kern County, CA 447 82.0 Apr-14 20 803,117 9,183,548
Solar Farm Land Total 601 107.7 $ 1,050,111 $ 11,739,086
Greenhouse - Cannabis
19977 10 Crowley County, CO 2.11 12,996 Jul-19 20 201,810 1,075,000
JAB Crowley County, CO 5.20 16,416 Jul-19 20 294,046 1,594,582
Grassland Crowley County, CO 5.54 26,940 Feb-20 20 354,461 1,908,400
Green Street Crowley County, CO 5.00 26,416 Feb-20 20 375,159 1,995,101
Sweet Dirt York County, ME 6.64 48,238 May-20 20 1,947,087 10,389,857
Fifth Ace Crowley County, CO 4.32 18,000 Sep-20 20 261,963 1,364,585
PSP - Tam 14 Crowley County, CO 2.09 24,360 Oct-20 20 - (5) 2,531,025
Green Mile Crowley County, CO 2.11 18,528 Dec-20 20 252,061 1,311,116
Apotheke Crowley County, CO 4.31 21,548 Jan-21 20 - (8) 2,178,543
Canndescent Riverside County, CA 0.85 37,000 Feb-21 5 1,113,018 7,685,000
Gas Station Crowley County, CO 2.20 24,512 Feb-21 20 399,748 2,118,717
Cloud Nine Crowley County, CO 4.00 38,440 Apr-21 20 - (7) 2,947,905
Walsenburg Huerfano County, CO 35.00 102,800 May-21 20 - (8) 4,502,001
Vinita Cannabis Craig County, OK 9.35 40,000 Jun-21 20 - (8) 2,650,000
JKL Crowley County, CO 10.00 24,880 Jun-21 20 - (9) 2,928,293
Marengo Cannabis Marengo Township, MI 61.14 556,146 Sep-21 20 - (8) 25,523,362
Green Leaf Lane Crowley County, CO 5.20 15,000 Nov-21 20 262,718 1,358,664
The Sandlot Crowley County, CO 4.41 27,988 Jan-22 20 - (8) 2,431,513
Elevate & Bloom - Tam 13 Crowley County, CO 2.37 9,384 May-22 20 238,581 (6) 1,281,559
Greenhouse - Produce
Millennium Produce of Nebraska Holt County, NE 90.88 1,121,153 Apr-22 10 1,099,387 9,884,430
Greenhouse Total 262.72 2,210,745 $ 6,800,039 $ 87,659,653
Grand Total $ 8,765,150 $ 108,548,739
1 Solar Farm Land size represents Megawatts and CEA property size represents greenhouse square feet.
2 Not including renewal options.
3 Rent represents annualized straight line net rent.
4 Gross Book Value represents total capital commitment which includes the initial purchase price (excluding closing costs) plus the budget of construction - the actual amount spent could differ from the total budget.
5 Tenant was evicted as of Nov 2021-evaluating potential replacement tenant.
6 Replacement tenant for half of PSP property- refer to Footnote 4.
7 Eviction order granted in January 2022 and tenant is appealing - see legal proceedings.
8 Based on the uncertainty of collectability of rent, a write-off was taken to eliminate the impact of straight-lining rent. Going forward, rent will either be treated on a cash basis or a straight-line basis as applicable.
9 Eviction proceedings is in process.
10 An assignment of Lease Agreement was signed to change the name of the tenant from JAB to 19977 LLC for the Tam 18 property.
Note: Size, Rent and Gross Book Value assume completion of approved construction
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Critical Accounting Policies

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 2021 10-K.

Cannabis Price Compression

The national regulated cannabis market has experienced significant price compression over the last few quarters mainly driven by increased cultivation capacity in certain markets beyond demand as well as the impact from more states legalizing cannabis which has impacted demand in other States. We are continually monitoring tenant viability, their ability to pay rent, and are committed to work with our tenants based on making a realistic assessment of their viability. As part of this process, we have entered into lease modifications with certain of our tenants to help them continue to work through the impact of the price compression which in some markets is currently below the cost of production which is not sustainable and should ultimately lead to a price recovery. The Trust's investment thesis is that greenhouse cultivation is the sustainable approach from both an environmental and economic perspective and that the price compression should ultimately help move cultivation towards greenhouses.

Results of Operations

Three Months Ended June 30, 2022 and 2021

Revenue during the three months ended June 30, 2022, and 2021 was $2,232,953 and $2,267,848, respectively. Revenue during the three months ended June 30, 2022, consisted of revenue from lease income from direct financing lease of $228,750, rental income of $2,004,199 and miscellaneous income of $4. The decrease in total revenue was primarily related to a $336,209 decrease in rental income from unrelated parties, offset by an increase of $305,310 in rental income from related parties, and a decrease in other income of $3,996. Expenses for the three months ended June 30, 2022 increased by $559,872 as compared to total expenses for the three months ended June 30, 2021 primarily due to an increase in general and administrative expenses of $103,849, an increase in amortization of intangible assets of $44,888, an increase in interest expense of $169,099 and an increase in depreciation expense of $242,005. Net income attributable to Common Shares during the three months ended June 30, 2022 and 2021 was $781,722 and $1,376,493, respectively. Net income attributable to common shares decreased by $594,771 primarily due to the decrease in rental income along with an increase in depreciation, interest and general and administrative expenses.

For the three months ended June 30, 2022 and 2021, we paid a cash dividend to our holders of Series A Preferred Stock of $163,206 and $163,202, respectively.

Six Months Ended June 30, 2022, and 2021

Revenue during the six months ended June 30, 2022, and 2021 was $4,218,469 and $4,088,775, respectively. Revenue during the six months ended June 30, 2022, consisted of rental income of $3,760,950, direct financing lease income of $457,500 and other income of $19. The increase in total revenue was primarily related to a $643,326 increase in rental income from transactions with related parties, offset by a $509,405 decrease in rental income from unrelated parties and a decrease in other income of $4,227. Expenses for the six months ended June 30, 2022 increased by $834,709 as compared to total expenses for the six months ended June 30, 2021 primarily due to an increase in general and administrative expenses of $231,604, an increase in depreciation expense of $334,491, an increase in interest expense of $178,826 and to a lesser extent, an increase in amortization of intangible assets of $89,775. Net income attributable to common shares during the six months ended June 30, 2022 and 2021 was $1,616,395 and $2,321,411, respectively. Net income attributable to common shares decreased by $705,016 primarily due to an increase in depreciation expense, general and administrative expenses, amortization of intangible assets, an increase in interest expense and the write off in rental income of $302,000 resulting from the adjustment of eliminating the straight-line rent for five tenants.

For the six months ended June 30, 2022, and 2021, we paid a cash dividend to our holders of Series A Preferred Stock of $326,413 and $326,412, respectively.

Liquidity and Capital Resources

Our cash and cash equivalents totalled $1,191,708 as of June 30, 2022, a decrease of $1,979,593 from December 31, 2021. During the six months ended June 30, 2022, the decrease of cash was primarily due to the increase in expenses and construction in progress payments.

With the cash available as of July 2022 coupled with the availability of the Debt Facility, we believe these resources will be sufficient to fund our operations and commitments. Our cash outlays, other than acquisitions, property improvements, dividend payments and interest expense, are for general and administrative ("G&A") expenses, which consist principally of legal and other professional fees, consultant fees, NYSE American listing fees, insurance, shareholder service company fees and auditing costs.

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To meet our working capital and longer-term capital needs, we rely on cash provided by our operating activities, proceeds received from the issuance of equity securities and proceeds from borrowings which may be secured by lien on assets. Power REIT is currently focused on non-dilutive capital sources, such as debt and the potential to issue additional preferred stock, in order to fund property improvements for our existing portfolio as well as additional acquisitions.

Based on our leases in place and rental income as of June 30, 2022, we anticipate generating $11,959,403 in cash rent over the next twelve months. At June 30, 2022, we owed debt in the principal amount of $34,992,031, of which $1,706,498 is due in the next twelve months. We anticipate that our cash from operations will be sufficient to support our operations; however additional acquisition of real estate may require us to seek to raise additional financing. There can be no assurance that financing will be available when needed on favorable terms.

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.

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A reconciliation of our Core FFO to net income for the six months ended June 30, 2022, and 2021 is included in the table below:

CORE FUNDS FROM OPERATIONS (FFO)

(Unaudited)

Three Months Ended June 30, Six Months Ended June 30,
2022 2021 2022 2021
Revenue $ 2,232,953 $ 2,267,848 $ 4,218,469 $ 4,088,775
Net Income $ 944,928 $ 1,539,695 $ 1,942,808 $ 2,647,823
Stock-Based Compensation 109,100 86,815 218,200 152,973
Interest Expense - Amortization of Debt Costs 21,818 8,528 43,794 17,055
Amortization of Intangible Lease Asset 104,174 59,286 208,346 118,571
Amortization of Intangible Lease Liability (9,926 ) - (19,851 ) -
Depreciation on Land Improvements 388,520 146,515 677,057 342,566
Core FFO Available to Preferred and Common Stock 1,558,614 1,840,839 3,070,354 3,278,988
Preferred Stock Dividends (163,206 ) (163,202 ) (326,413 ) (326,412 )
Core FFO Available to Common Shares $ 1,395,408 $ 1,677,637 $ 2,743,941 $ 2,952,576
Weighted Average Shares Outstanding (basic) 3,367,261 3,312,001 3,367,396 3,033,751
Core FFO per Common Share 0.41 0.51 0.81 0.97

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 believe that our disclosure controls and procedures as of June 30, 2022 were effective.

Changes in Internal Control over Financial Reporting:

During the fiscal quarter ended June 30, 2022, 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.

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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 August 11, 2021, our wholly owned subsidiary, PW CO CanRe MF LLC ("CanRe MF"), filed a breach of contract claim against PSP Management LLC ("PSP") which is our tenant at a property (the "MF Property") owned by CanRe MF in Ordway, CO pursuant to a lease (the "MF Lease") in the District Court, Crowley County, Colorado, Case #2021CV30015. CanRe MF also named a principal owner individually as guarantor of the MF Lease in the litigation. PSP did not complete the construction of the MF Property in a timely manner as required by the MF Lease. CanRE MF is seeking damages related to cost over-runs and failure to pay rent as well as costs of collection and interest. PSP has failed to pay rent due in the amount of $87,841 per month since July 2021. On November 1, 2021, PSP agreed to turn over possession of the property to CanRe MF. CanRe MF is seeking to mitigate its damages by completing the construction and finding a replacement tenant for the MF Property. A portion of the property was re-leased during the Second quarter of 2022 to a new tenant - Elevate and Bloom LLC. Also, during the Second quarter 2022, CanRe MF entered into settlement agreements with the guarantor that was a named party in the litigation. Unfortunately, to date, the guarantor has not performed on his obligations related to the settlement agreement.

On January 15, 2022, Power REIT's subsidiary, PW CanRe Cloud Nine LLC ("PW Cloud Nine"), filed for the eviction of its tenant Cloud Nine for failure to pay rent when due. On February 11, 2022 the court granted a Writ of Restitution for the eviction of Cloud Nine LLC. Cloud Nine LLC has appealed the eviction ruling. The appeal is still pending as of the date of this filing. The case is pending in Crowley County Colorado District Court (Case Number: 222cv30004). Cloud Nine has deposited $25,000 cash bond with the court and on April 29, 2022 PW Cloud Nine LLC filed a motion to increase the bond amount to reflect the full amount of unpaid rent and continuing rent obligations of $83,275.15 per month.

On April 1, 2022, Power REIT's wholly owned subsidiary of the Trust, PW CanRe Marengo LLC ("PW Marengo"), filed a Complaint, Petition for Writ of Mandamus and Jury Demand against the Township of Marengo, Michigan (the "Complaint"). The Complaint was filed in the United States District Court - Western District of Michigan - Southern Division and the Case Number is: 1:22-cv-00321. The Complaint is an action for equitable, declaratory and injunctive relief arising out of Township's false promises, constitutional violations by the Township's deprivation of Plaintiffs' civil rights through its refusal and failure to comply with its own ordinances and state law as well as a common dispute resolution mechanism. On April 7, 2022, the Trust filed a Motion for expedited trial and on April 21, 2022, the Township of Marengo, Michigan filed a reply brief related thereto. On June 6, 2022, the Township of Marengo, Michigan filed its answer to the Complaint. On July 5, 2022 the court held a status conference which required the parties to participate in a mediation to occur within 30 days. The parties have agreed to extend the deadline for mediation while working to finalize an agreed upon mediator. On August 1, 2022, PW Marengo filed a Stipulation dismiss the Complaint, but the parties have agreed to continue the court ordered mediation and extend the deadline for mediation while working to finalize an agreed upon mediator.

On June 30, 2022, PW Marengo, filed a Verified Complaint in Calhoun County Michigan, (the "Calhoun Complaint") and the Case Number is 22-1760-AW. The Complaint is an action to compel the Township to allow PW Marengo to appear before the Marengo Township Zoning Board of Appeals ("ZBA"). On June 10, 2022, PW Marengo filed an application to the ZBA to secure an affirmation that, because the greenhouse property is zoned as Agricultural, it is exempt from requirements of seeking building permits and a Certificate of Occupancy. To date, the Township has refused to schedule such a meeting and on June 24, 2022, two representatives of the Township indicated that they were rejecting the application to the ZBA because the property is zoned agricultural and exempt from requiring a Certificate of Occupancy and therefore there is no reason to hold the meeting. Unfortunately, when pressed, the representatives were unwilling to put this in writing which we believe would have been sufficient to resolve the requirements for the State of Michigan cannabis licensing. PW Marengo was seeking documentation that is necessary to secure cannabis licenses from the State of Michigan which has agreed to accept in the form of a simple two sentence statement from Marengo Township that because the property is zoned Agricultural it is exempt from requiring a Certificate of Occupancy. As previously disclosed in 8K filing dated July 18, 2022, PW Marengo recently secured the requested statement from Marengo Township and the application for cannabis licensing has been submitted to the State of Michigan. Power REIT and Marengo Township have agreed to continue with the mediation process to resolve remaining issues.
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On April 8, 2022, JKL2 Inc., Chelsey Joseph, Alan Kane and Jill Lamoureux (collectively the "JKL Parties") filed a complaint in District Court, Crowley County Colorado (Case Number: 2022CV30009) against PW CO CanRe JKL LLC, Power REIT and David H. Lesser (the "Power REIT parties") and Crowley County Builders, LLC and Dean Hiatt (the "CC Parties"). The complaint is seeking a judgement against the Power REIT Parties for (i) fraudulent inducement and (ii) breach of duty of good faith and fair dealing and (iii) civil conspiracy and (iv) unjust enrichment. On May 2, 2022, PW CO CanRe JKL LLC commenced an eviction process against JKL2 Inc. for failure to pay rent when due and has filed counter-claims seeking damages for unpaid rent including against the guarantors of the lease. The Trust does not believe it has material exposure to the claims brought by the JKL Parties beyond the costs associated with the litigation.

Item 1A. Risk Factors.

The Trust's results of operations and financial condition are subject to numerous risks and uncertainties as described in the 2021 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 2021 10-K. You should carefully consider the risks set forth in the 2021 10-K and the following risks, together with all the other information in this Quarterly Report on Form 10-Q, 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 2021 10-K.

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.

As of June 30, 2022, we owned twenty-six property investments, through our ownership of our twenty-five subsidiaries: Pittsburgh & West Virginia Railroad, PW PWV Holdings LLC, PW Salisbury Solar, LLC, PW Tulare Solar, LLC, PW Regulus Solar, LLC, PW CO CanRE JAB LLC, PW CanRE of Colorado Holdings LLC, PW CO CanRE Mav 5 LLC, PW CO CanRE Mav 14 LLC, PW CO CanRE Sherm 6 LLC, PW ME CanRE SD LLC, PW CO CanRE Tam 7 LLC, PW CO CanRE MF LLC, PW CO CanRE Tam 19 LLC, PW CO CanRE Grail LLC, PW CO CanRE Apotheke LLC, PW CA CanRE Canndescent LLC, PW CO CanRE Gas Station LLC, PW CO CanRE Cloud Nine LLC, PW CO CanRE Walsenburg LLC, PW CanRE OK Vinita LLC, PW CO CanRE JKL LLC, PW MI CanRE Marengo LLC, PW CanRE Holdings LLC, and PW MillPro NE LLC.

Historically, the Trust's revenue has been concentrated to a relatively limited number of investments, industries and lessees. As the Trust grows, its portfolio may remain concentrated in a limited number of investments. During the six months ended June 30, 2022, Power REIT collected approximately 65% of its consolidated revenue from five properties. The tenants are NorthEast Kind Assets, LLC ("Sweet Dirt"), Fiore Management LLC ("Canndescent"), Norfolk Southern Railway and Regulus Solar, LLC which represent 21%, 13%, 11% and 10% of consolidated revenue respectively. The fifth is an aggregate of properties owned in whole or in part and guaranteed by one party through three separate LLC's that represent 10% of consolidated revenue. The related party tenants in aggregate total 15% of consolidated income for the six months ended June 30, 2022.

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 intend to concentrate our investment activities in the CEA sector, which will subject 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.

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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.

PWRS, one of our subsidiaries, entered into the 2015 PWRS Loan Agreement (as defined below) that is secured by all of PWRS' interest in the land and intangibles. As of June 30, 2022, the balance of the 2015 PWRS Loan was approximately $7,655,000 (net of unamortized debt costs of approximately $269,000). PWSS, one of our subsidiaries, borrowed $750,000 from a regional bank which loan is secured by PWSS' real estate assets and is secured by a parent guarantee from the Trust. The balance of the PWSS term loan as of June 30, 2022 is approximately $506,000 (net of approximately $2,800 of capitalized debt costs which are being amortized over the life of the financing). PWV, one of our subsidiaries, entered into a Loan Agreement in the amount of $15,500,000 that is secured by our equity interest in our subsidiary PWV which is pledged as collateral. The balance of the loan as of June 30, 2022 is $14,713,000 (net of approximately $289,000 of capitalized debt costs). Power REIT entered into a Debt Facility with initial availability of $20 million. The facility is non-recourse to Power REIT and is structured without initial collateral but has springing liens to provide security against a significant number of Power REIT CEA portfolio properties in the event of default. As of June 30,2022, $11,500,000 was drawn on the Debt Facility. If we should fail to generate sufficient revenue to pay our outstanding secured debt obligations, the lenders could foreclose on the security pledged. In addition, Maryland law prohibits the payment of dividends if we are unable to pay our debts as they come due.

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 June 30, 2022, we had outstanding debt in the principal amount of $35.0 million and had issued approximately $8.5 million of our 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, as of June 30, 2022 four of Power REIT's properties are leased by tenants in which Millennium Sustainable Ventures Corp., formerly Millennium Investment & Acquisition Company (ticker:MILC) has 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 six months ended June 30, 2022 from the affiliated tenants in Colorado, Oklahoma, Michigan and Nebraska was $242,785, $125,695, $0 and $274,846 respectively. 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 MILC, Mr. Lesser and his affiliates and interests on the other hand, and such conflicts may be unfavorable to us.

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Competition for the acquisition of properties suitable for the cultivation or production of regulated cannabis and alternative financing sources for licensed operators may impede our ability to make acquisitions or increase the cost of these acquisitions, which could adversely affect our operating results and financial condition.

We compete for the acquisition of properties suitable for the cultivation of regulated cannabis with other entities engaged agricultural and real estate investment activities, including corporate agriculture companies, cultivators and producers of cannabis, private equity investors, and other real estate investors (including public and private REITs). These competitors may prevent us from acquiring desirable properties, may cause an increase in the price we must pay for properties, or may result in us having to lease our properties on less favorable terms than we expect. Our competitors may have greater financial and operational resources than we do and may be willing to pay more for certain assets or may be willing to accept more risk than we believe can be prudently managed. In particular, larger companies may enjoy significant competitive advantages that result from, among other things, a lower cost of capital and enhanced operating efficiencies. Our competitors may also adopt transaction structures similar to ours, which would decrease our competitive advantage in offering flexible transaction terms. In addition, due to a number of factors, including but not limited to potential greater clarity of the laws and regulations governing cannabis by state and federal governments, the number of entities and the amount of funds competing for suitable investment properties may increase, resulting in increased demand and increased prices paid for these properties. If we pay higher prices for properties or enter into leases for such properties on less favorable terms than we expect, our prospect for growth of profitability and ability to generate cash flow and make distributions to our stockholders may decrease.

Increased competition for properties as a result of greater clarity of the federal regulatory environment may also preclude us from acquiring those properties that would generate attractive returns to us.

By way of example, Congress introduced or re-introduced several proposed bills in the current legislative cycle focused on the regulated cannabis industry, including but not limited to, the Marijuana Opportunity Reinvestment and Expungement Act (the "MORE Act"), the Secure and Fair Enforcement (SAFE) Banking Act (the "SAFE Banking Act") and most recently in July 2021, a preliminary draft of the Cannabis Administration and Opportunity Act (the "CAO Act"). If it became law, the MORE Act, which was passed by the U.S. House of Representatives in the prior legislative cycle and re-introduced in May 2021, would, among other things, remove cannabis as a Schedule I controlled substance under the Controlled Substances Act of 1970 (the "CSA") and make available U.S. Small Business Administration funding for regulated cannabis operators. If it became law, the SAFE Banking Act would, among other things, provide protection from federal prosecution to banks and other financial institutions that provide financial services to state-licensed, compliant cannabis operators, which may include the provision of loans by financial institutions to such operators. In April 2021, the SAFE Banking Act was reintroduced again for the fourth time in the U.S. House of Representatives and passed; the bill is expected to be reintroduced in the U.S. Senate for consideration. In July 2021, a preliminary draft of the CAO Act was introduced, which would, among other things, remove cannabis as a Schedule I controlled substance under the CSA, provide deference to states to determine their own cannabis policies, transfer regulatory responsibility of cannabis to the U.S. Food and Drug Administration and certain other federal regulatory agencies, and establish a federal taxation framework for regulated cannabis sales.

If any of the proposed bills in Congress became law, there would be further increased competition for the acquisition of properties that can be leased to licensed cannabis operators, consolidation of cannabis cultivation facilities for more cost efficient, larger scale production and manufacturing may occur, and such operators would have greater access to alternative financing sources with lower costs of capital. These factors may reduce the number of operators that wish to enter into lease transactions with us or renew leases with us or may result in us having to enter into leases on less favorable terms with tenants, each of which may significantly adversely impact our profitability and ability to generate cash flow and make distributions to our stockholders.

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The market for cannabis in States that we operate may fluctuate dramatically which may have a material impact on the ability of our tenants to pay rent.

Cannabis is currently illegal at the Federal level and is regulated on a State-by-State basis. As more States provide legal frameworks for medical and/or adult-use cannabis, it is having an impact on the cannabis markets across the country. This nascent industry has experienced dramatic price swings in the past, but they have historically been relatively short lived. The Cannabis market in most states is currently experiencing significant price compression in most markets across the country which is impacting the financial performance and viability of many industry participants including, potentially, tenants of the Trust.

If Cannabis Price Compression continues we may need to further modify existing leases, which could result in lower revenue than anticipated from our existing leases or leases with replacement tenants as applicable.

To date we have modified seven of our leases in order to help tenants continue to work through the impact of the price compression which in some markets is currently below the cost of cannabis cultivation. The national regulated cannabis market has experienced significant price compression over the last few quarters mainly driven by increased cultivation capacity in certain markets beyond demand as well as the impact from more states legalizing cannabis which has impacted demand in other States. We are continually monitoring tenant viability, their ability to pay rent, and are committed to work with our tenants based on making a realistic assessment of their viability. If price compression continues we may need to further modify leases to reduce lease payments owed to us which could result in lower revenue to be derived from such leases. In addition, if our tenants are unable to make rental payments, we may need to lease properties to replacement tenants which may be on terms that are less favorable than our current leases in terms of revenue.

Laws, regulations and the policies with respect to the enforcement of such laws and regulations affecting the cannabis industry in the United States are constantly changing, and we cannot predict the impact that future regulations may have on us.

Medical and adult-use cannabis laws and regulations in the United States are complex, broad in scope, and subject to evolving interpretations. As a result, compliance with such laws and regulations could require us to incur substantial costs or alter certain aspects of our business. Violations of these laws, or allegations of such violations, could disrupt certain aspects of our business plan and may have a material adverse effect on certain aspects of our planned operations. Further, regulations may be enacted in the future that will be directly applicable to certain aspects of our cannabis-related activities. We cannot predict the nature of any future laws, regulations, interpretations or applications, especially in the United States, nor can we determine what effect additional governmental regulations or administrative policies and procedures, when and if promulgated, could have on our business.

Currently, there are 33 states plus the District of Columbia and certain U.S. territories that have laws and/or regulations that recognize, in one form or another, consumer use of cannabis in connection with medical treatment. Of those, 11 states plus the District of Columbia and certain U.S. territories have laws and/or regulations that permit the adult-use of cannabis. As cannabis is classified as a Schedule I substance under the CSA, U.S. federal laws and regulations prohibit a range of activities regarding cannabis. Unless and until Congress amends the CSA with respect to cannabis (the timing and scope of which is not assured and hard to predict), there is a risk that governmental authorities in the United States may enforce current U.S. federal law, and we may, through our business activities, be deemed to be operating in direct violation of U.S. federal law. Accordingly, active enforcement of the current U.S. federal regulatory position on cannabis could have a material adverse effect on us. The risk of strict enforcement of the CSA in light of Congressional activity, judicial holdings, and stated policy remains uncertain, and any regulations prohibiting the use of cannabis, or prohibiting cannabis-related activities, could have an adverse effect on our business, financial condition and results of operations.

In addition, we could be impacted by local laws as well. On April 1, 2022, Power REIT's wholly owned subsidiary of the Trust, PW CanRe Marengo LLC, filed a Complaint, Petition for Writ of Mandamus and Jury Demand against the Township of Marengo, Michigan seeking equitable, declaratory and injunctive relief from the Township's failure to provide necessary approvals for marijuana cultivation. If we are unable to obtain the necessary orders or approvals, we will not be able to generate the revenue we anticipated from the property located in Marengo, Michigan. If we should have the same difficulties obtaining approvals in other locations, our ability to generate revenue could be severely limited.

In addition, relevant state or local rules and regulations may be amended or repealed, or new rules and regulations may be enacted in the future to eliminate prohibiting the cultivation, processing and dispensing of cannabis. If our cannabis tenant, or any future cannabis tenants, are forced to cease operations, we would be required to replace such tenant with one that is not engaged in the cannabis industry, who may pay significantly lower rents. Any changes in state or local laws that reduce or eliminate the ability to cultivate and produce cannabis would likely result in a high vacancy rate for the kinds of properties that we seek to acquire, which would depress our lease rates and property values. In addition, we would realize an economic loss on any and all improvements made to properties that were to be used in connection with cannabis cultivation and processing.

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

None.

Item 3. Defaults Upon Senior Securities.

Not Applicable.

Item 4. Mine Safety Disclosures.

Not Applicable.

Item 5. Other Information.

None.

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 10.43

Lease Agreement with Millennium Produce of Nebraska LLC, incorporated by reference to Exhibit 10.1 to the Current Report for 8-K (File No. 001-36312) filed with the Securities and Exchange Commission on March 31, 2022.

Exhibit 10.44

Second Lease Amendment with NorthEast Kind Assets LLC, incorporated by reference to Exhibit 10.1 to the Current Report for 8-K (File No. 001-36312) filed with the Securities and Exchange Commission on March 21, 2022.
Exhibit 10.45* Second Lease Amendment related to Walsenburg Cannabis LLC filed herewith.
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)
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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 June 30, 2022 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: August 12, 2022
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