Presidio Property Trust, Inc. (SQFT): Marketing Mix Analysis [Dec-2025 Updated]

You're trying to make sense of a real estate investment trust that's clearly making some sharp pivots, and honestly, mapping out Presidio Property Trust's (SQFT) current game plan requires looking past the noise. As a seasoned analyst, I see a company balancing a core business in model homes-about 35% of their assets-with a more challenging commercial office footprint, all while trying to re-engage the market after a May 2025 reverse stock split and a recent common stock price around $3.96 as of December 4, 2025. To cut through the complexity and see exactly how they are positioning their assets, pricing their capital, and talking to investors-especially after hiring new outreach help in December 2025-we need to break down their strategy using the classic four P's framework. Dive in below for the precise breakdown of their Product, Place, Promotion, and Price strategy as of late 2025.

Presidio Property Trust, Inc. (SQFT) - Marketing Mix: Product

The product element for Presidio Property Trust, Inc. (SQFT) centers on its real estate assets, managed as an internally managed, diversified real estate investment trust (REIT). Presidio Property Trust was founded with a contrarian approach, seeking hidden value in properties often overlooked by larger institutional investors.

The core offering is a diversified REIT portfolio encompassing various property types. As of the first quarter of 2025, the company was actively managing this portfolio through dispositions, such as the sale of two commercial properties, Union Town Center and Research Parkway, on February 7, 2025, for approximately $17.0 million, which resulted in a net gain of approximately $4.2 million.

The core product focus, as outlined in the strategy, involves model homes triple-net leased to homebuilders, which represents about 35% of net real estate assets. This model home segment provides secure cashflow because the homebuilder, who is also the tenant, pays all operating expenses. The company sold six model homes during the first quarter of 2025 for approximately $2.8 million, recognizing a gain of approximately $0.2 million on those sales. Concurrently, Presidio Property Trust executed contrarian acquisitions by purchasing 12 new model homes for $4.3 million during the same period.

As of March 31, 2025, the company held 84 model homes, contributing to net real estate assets valued at $117.4 million. The portfolio is strategically managed to focus on areas others might dismiss, avoiding overheated markets.

The commercial holdings component includes office, industrial, and retail spaces. The revenue contribution by business source for the second quarter of 2025 illustrates the current weighting of these property types:

The operational performance of the commercial segments in the first quarter of 2025 showed the following Segment Net Operating Income (NOI):

• Office/Industrial Segment NOI: $1.30M
• Model Homes Adjusted NOI (including gains): $1.08M
• Retail NOI: $0.16M

The product offering is a mix of these asset classes, with the model home portfolio being a substantial, high-return component, even if its revenue share in Q2 2025 was 23.29%. The overall portfolio composition historically included medical office and self-storage properties as well.

Presidio Property Trust, Inc. (SQFT) - Marketing Mix: Place

You're looking at the physical footprint of Presidio Property Trust, Inc. (SQFT) to understand where their assets are positioned to serve their tenants. This distribution strategy is key, especially given the dual focus on triple-net leased model homes and traditional commercial space. It's about making sure the right asset is in the right geography for the right tenant type.

The distribution of the Model Home Properties segment shows a clear concentration in high-growth residential areas. These properties are triple-net leased to homebuilders, so their placement follows where new construction is most active. As of the Q3 2025 update, model homes represented 35% of Presidio Property Trust, Inc.'s net real estate assets and accounted for 21% of its rental income. As of September 30, 2025, the company wholly owned 64 out of 84 model homes in its portfolio.

The geographic spread for these residential-adjacent assets includes:

• Arizona
• Texas
• Florida
• Illinois
• Wisconsin

For the Commercial Properties segment-which includes office, industrial, and retail assets-the distribution is weighted toward specific regional markets where Presidio Property Trust, Inc. sees unique value, often in non-mainstream secondary or tertiary markets. The primary location for these commercial holdings is Colorado, but the portfolio extends to other states as well.

Here's a breakdown of where the commercial and other properties are situated:

A significant event in the commercial property distribution strategy occurred in the third quarter of 2025. Presidio Property Trust, Inc. refinanced its One Park Center office building, which is located in suburban Denver, Colorado. This refinancing, finalized on September 4, 2025, secured a new loan agreement for $6.1 million. This new debt instrument carries a five-year term with an interest rate set at 6.83% and importantly, includes interest-only payments for the initial six months, plus it has no prepayment penalty.

The operational hub that manages this geographically dispersed portfolio is centralized. The Centralized corporate operations for Presidio Property Trust, Inc. are based out of San Diego, California. The specific address for the corporate headquarters is 4995 Murphy Canyon Road; Suite 300; San Diego; California; 92123-4366, United States.

Further detail on commercial leasing activity up to the third quarter of 2025 shows the utilization of this space:

• Reported approximately 115,000 square feet of commercial leasing activity.
• 91% of leases scheduled to expire in 2025 were successfully extended by November.

The physical placement of assets dictates the accessibility for their homebuilder and commercial tenants. Finance: draft 13-week cash view by Friday.

Presidio Property Trust, Inc. (SQFT) - Marketing Mix: Promotion

You're looking at how Presidio Property Trust, Inc. communicates its value proposition to the market, which is critical given the current real estate environment. Honestly, for a REIT, promotion is less about flashy ads and more about disciplined, transparent communication with the capital markets and tenants.

Investor Outreach and Market Visibility

Presidio Property Trust, Inc. has recently taken concrete steps to manage its investor narrative. Specifically, on December 1, 2025, Presidio Property Trust, Inc. announced it engaged Acorn Management Partners LLC for investor relations and communications services. The stated goal of this partnership is to enhance visibility, strengthen market perception, and expand access to high-quality investors, aiming to reinforce the long-term shareholder base. This move targets what Acorn calls the 'Neglect Effect' for micro-, small-, and mid-cap public companies, including REITs. Presidio Property Trust, Inc. trades on NASDAQ under three symbols: SQFT for common stock, SQFTP for preferred stock, and SQFTW for warrants.

The company's promotional efforts directed at investors are heavily formalized, relying on mandatory disclosures and timely updates:

• Formal communications are channeled through mandatory SEC filings, such as the 10-Q for quarterly results.
• Press releases are issued to announce key events, including earnings reports.
• The company also uses press releases to provide operational updates, such as the update on Model Home and Commercial Real Estate Activity in Q3 2025 on October 6, 2025.

Framing the Market Narrative

President and CEO Jack Heilbron actively frames the company's performance and outlook in official communications. For instance, when reporting Q1 2025 results on May 14, 2025, Mr. Heilbron noted the focus on strategic execution despite the environment, stating, 'In spite of a challenging macroeconomic climate and economic uncertainty, our team has remained more focused than ever on strategic execution and creating a strong financial balance sheet to create value across our portfolio'. This framing attempts to pivot the market focus from sector-wide headwinds toward Presidio Property Trust, Inc.'s internal control and execution, which included a 100% retention rate for expiring leases in Q1 2025.

You can see the recent financial context that underpins these promotional messages:

Tenant-Facing Promotion: Payment Flexibility

A unique promotional element aimed directly at commercial tenants is the flexibility in rent payment methods. Presidio Property Trust, Inc. actively promotes its acceptance of digital currencies for rent and common area maintenance charges. This positions the company as a forward-thinking landlord, which CEO Jack Heilbron noted in 2021 as an attractive feature for tenants, especially in expansion markets.

The specific digital assets accepted via the BitPay platform include:

• Bitcoin (BTC)
• Ethereum (ETH)
• Dogecoin (DOGE)
• Litecoin (LTC)

This is a direct, tangible benefit offered to a segment of the tenant base, differentiating Presidio Property Trust, Inc. from more traditional REITs.

Presidio Property Trust, Inc. (SQFT) - Marketing Mix: Price

You're looking at how Presidio Property Trust, Inc. structures the cost of its real estate assets and capital. Effective pricing here means aligning the perceived value of its model home leases, office, industrial, and retail space with the cost of capital and market expectations. It's about the dollar amount customers pay to access the assets, which is heavily influenced by financing costs and equity performance.

The revenue generated from these pricing structures in the third quarter of 2025 reflects the impact of recent asset sales. Total revenues for the three months ended September 30, 2025, were approximately $4.2 million, a decline from the approximately $4.7 million reported for the same period in 2024. This revenue figure is set against the backdrop of the company's debt structure, where the weighted average interest rate on outstanding debt stood at 6.17% as of September 30, 2025.

Access to capital markets also dictates pricing flexibility. Presidio Property Trust, Inc. executed a registered direct offering in July 2025, which brought in gross proceeds of approximately $2.05 million at a per-share price of $12.00. This capital event occurred after a significant corporate action impacting the common stock valuation.

• Common stock price was trading around $3.96 as of December 4, 2025.
• This price followed a 1-for-10 reverse stock split implemented in May 2025.
• The July 2025 offering price of $12.00 per share was set relative to the post-split structure.

For preferred investors, the pricing mechanism involves a fixed coupon payment. Presidio Property Trust, Inc. pays cash dividends on its 9.375% Series D Cumulative Redeemable Perpetual Preferred Stock (SQFTP). The Board authorized a monthly dividend of $0.19531 per share for the months covering July, August, and September 2025, maintaining a consistent yield for that tranche of capital.