FRP HOLDINGS, INC.FRPH
FRP HOLDINGS, INC. Segments Disclosure
Business Segments.
Our Chief Executive Officer, as the CODM, organizes our company, manages resource allocations and measures performance among our four reportable segments: Industrial and Commercial, Mining Royalty Lands, Development, and Multifamily, as described below.
The Industrial and Commercial Segment owns, leases and manages in-service commercial properties. Currently this includes ten warehouses in three business parks, an office building partially occupied by the Company, and two ground leases all wholly owned by the Company. This segment will also include joint ventures of commercial properties when they are stabilized.
Our Mining Royalty Lands Segment owns several properties totaling approximately 16,640 acres currently under lease for mining rents or royalties (this does not include the 4,280 acres owned in our Brooksville joint venture with Vulcan Materials). Other than one location in Virginia, all of these properties are located in Florida and Georgia.
Through our Development Segment, we own and are continuously assessing the highest and best use of several parcels of land that are in various stages of development. Our overall strategy in this segment is to convert all of our non-income producing lands into income production through (i) an orderly process of constructing new buildings for us to own and operate or (ii) a sale to, or joint venture with, third parties. Additionally, our Development segment will form joint ventures on new developments of land not previously owned by the Company. Three of our joint ventures in the segment, Lakeland Logistics Park Venture, LLC ("Lakeland"), Davie Logistics Park Venture, LLC ("Davie"), and Camp Lake Venture IA ("Camp Lake", LLC were consolidated until we purchased the noncontrolling interest of Lakeland and Davie as part of the Altman Logistics acquisition on October 21, 2025. In conjunction with this acquisition, the Company assumed contracts with its real estate joint ventures to provide management services during development, construction, lease up, and stabilization. The Company recognizes Joint venture management fee revenues, net of intercompany amounts, over time using the percentage completion method based upon costs incurred to date relative to total estimated costs. The joint venture agreements provide for promote distributions in excess of the Company's percentage ownership based upon total return of the investments over certain financial hurdles (waterfalls). Promote revenues are recognized when earned under the waterfall provisions.
The Multifamily Segment includes joint ventures which own, lease and manage buildings that have met our initial lease-up criteria. Two of our joint ventures in the segment, Riverfront Investment Partners I, LLC (“Dock 79”) and Riverfront Investment Partners II, LLC (“The Maren”) are consolidated.
Our CODM uses revenues, operating profit before general and administrative expense, depreciation and amortization, and identifiable assets to allocate operating and capital resources and assesses performance of each segment by comparing actual results to historical, budgeted, and forecasted financial information. We do not believe that an allocation of general and administrative expense to each segment is relevant to our CODM's assessments due to the market excluding those costs in property valuation and the materiality of expenditures related to future opportunities.
Operating results and certain other financial data for the Company’s business segments are as follows (in thousands):
| Years Ended December 31, | |||||||||||||||||
| 2025 | 2024 | 2023 | |||||||||||||||
| Revenues: | |||||||||||||||||
| Industrial and Commercial | $ | 5,150 | 5,621 | 5,354 | |||||||||||||
| Mining royalty lands | 14,380 | 12,852 | 12,527 | ||||||||||||||
| Development | 1,464 | 1,205 | 1,801 | ||||||||||||||
| Multifamily | 21,852 | 22,096 | 21,824 | ||||||||||||||
| $ | 42,846 | 41,774 | 41,506 | ||||||||||||||
| Operating profit (loss): | |||||||||||||||||
| Before general and administrative expenses: | |||||||||||||||||
| Industrial and Commercial | $ | 1,738 | 3,110 | 3,080 | |||||||||||||
| Mining royalty lands | 13,253 | 11,853 | 11,534 | ||||||||||||||
| Development | (1,969) | 192 | 517 | ||||||||||||||
| Multifamily | 4,661 | 5,825 | 4,540 | ||||||||||||||
| Operating profit before G&A | 17,683 | 20,980 | 19,671 | ||||||||||||||
| Total general and administrative expenses | (10,655) | (9,276) | (7,971) | ||||||||||||||
| $ | 7,028 | 11,704 | 11,700 | ||||||||||||||
| Interest expense | $ | 2,967 | 3,150 | 4,315 | |||||||||||||
| Depreciation, depletion and amortization: | |||||||||||||||||
| Industrial and Commercial | $ | 2,096 | 1,444 | 1,374 | |||||||||||||
| Mining royalty lands | 752 | 636 | 497 | ||||||||||||||
| Development | 171 | 171 | 182 | ||||||||||||||
| Multifamily | 7,940 | 7,936 | 8,768 | ||||||||||||||
| $ | 10,959 | 10,187 | 10,821 | ||||||||||||||
Operating expenses: | |||||||||||||||||
| Industrial and Commercial | $ | 913 | 803 | 653 | |||||||||||||
| Mining royalty lands | 65 | 69 | 68 | ||||||||||||||
| Development | 2,606 | 251 | 358 | ||||||||||||||
| Multifamily | 6,713 | 6,047 | 6,285 | ||||||||||||||
| $ | 10,297 | 7,170 | 7,364 | ||||||||||||||
Property taxes: | |||||||||||||||||
| Industrial and Commercial | $ | 403 | 264 | 247 | |||||||||||||
| Mining royalty lands | 310 | 294 | 428 | ||||||||||||||
| Development | 656 | 591 | 744 | ||||||||||||||
| Multifamily | 2,538 | 2,288 | 2,231 | ||||||||||||||
| $ | 3,907 | 3,437 | 3,650 | ||||||||||||||
| Capital expenditures: | |||||||||||||||||
| Industrial and Commercial | $ | 578 | 151 | 664 | |||||||||||||
| Mining royalty lands | 656 | 159 | 2 | ||||||||||||||
| Development | 49,170 | 50,404 | 9,990 | ||||||||||||||
| Multifamily | 733 | 480 | 561 | ||||||||||||||
| $ | 51,137 | 51,194 | 11,217 | ||||||||||||||
| : | |||||||||||||||||
| Identifiable net assets at end of period: | |||||||||||||||||
| Industrial and Commercial | $ | 62,260 | 37,527 | 38,784 | |||||||||||||
| Mining royalty lands | 47,729 | 47,527 | 48,072 | ||||||||||||||
| Development | 187,237 | 144,832 | 212,384 | ||||||||||||||
| Multifamily | 329,303 | 347,172 | 249,750 | ||||||||||||||
| Investments available for sale at fair value | — | — | — | ||||||||||||||
| Cash items | 105,361 | 149,935 | 158,415 | ||||||||||||||
| Unallocated corporate assets | 3,255 | 1,492 | 1,761 | ||||||||||||||
| $ | 735,145 | 728,485 | 709,166 | ||||||||||||||
Historical Timeline
| Fiscal Year | Filed | |
|---|---|---|
| 2025 | Apr 15, 2026 | Showing above |
| 2024 | Mar 18, 2025 | |
| 2023 | Mar 26, 2024 | |
| 2022 | Mar 23, 2023 | |
| 2021 | Mar 30, 2022 | |
| 2020 | Mar 19, 2021 | |
| 2019 | Mar 12, 2020 | |
| 2018 | Mar 15, 2019 | |
| 2017 | Mar 16, 2018 | |
| 2016 | Dec 12, 2016 | |
| 2015 | Dec 11, 2015 | |
About Segments Disclosures
Segment disclosures break a company into its reportable operating units, revealing revenue, profit, and asset allocation that consolidated financial statements obscure. Under ASC 280, segments must match how the chief operating decision maker views the business, providing a window into internal management structure and resource allocation priorities.
Key signals: compare segment margins to identify which units drive profitability and which destroy value. Watch for changes in the number of reportable segments — segment aggregation or disaggregation often coincides with strategic shifts or attempts to obscure declining performance. Intersegment elimination patterns reveal internal pricing practices. The reconciliation between segment totals and consolidated figures exposes corporate overhead allocation and unallocated items. Geographic revenue concentration highlights regulatory and currency exposure. Compare segment-level capital expenditure against segment revenue to assess where management is investing for future growth versus harvesting existing assets.