Universal Health Realty Income Trust 2025年度报告

Universal Health Realty Income Trust 2025 ANNUAL REPORT Dear Fellow Shareholders: I am pleased to report that in 2025 Universal Health Realty Income Trust providedshareholders with a healthy total return of 13.3% including both stock price appreciation anddividends paid. We also increased our dividend to an annualized rate of $2.98 per diluted sharewhich represents our thirty-ninth year of uninterrupted dividend growth. We are proud of our strong and diversified portfolio consisting of seventy-seven healthcareproperties located in twenty-one states including both acute care and behavioral health hospitals,medicaloffice buildings that are located on and off hospital campuses including one indevelopment, freestanding emergency departments, and childcare centers. We have a solid pipelineof investment opportunities which we regularly evaluate, including property acquisitions and denovo development projects. During 2025, we began development of the Miller Medical Plaza, an 80,000 rentable squarefoot multi-tenant medical office building located in Palm Beach Gardens, Florida. This medicaloffice building will be located on the campus of the Alan B. Miller Medical Center, a newlyconstructed acute care hospital owned and operated by a wholly owned subsidiary of UniversalHealth Services, Inc. which is scheduled to be completed and opened during the second quarter of2026. The Miller Medical Plaza is 75% pre-leased under the terms of a 10-year master flex leaseagreement that will commence when the building opens and burn off as third-party tenants occupythe property. Construction is rapidly progressing with the building scheduled to be completed andopened late in the fourth quarter of 2026. As we enter our 40thyear of operations in 2026, we plan to continue our strategy of selectivegrowth by investing in high quality healthcare properties to enhance our diversified portfolio whilemaximizing our property values, maintaining our strong balance sheet and continuing to provideshareholders with a secure and reliable dividend stream. On behalf of the Board of Trustees, we thank you for your ongoing support and confidenceand look forward to continued success in the coming year. Sincerely, Alan B. MillerChairman of the Board andChief Executive Officer UNITED STATESSECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 10-K☒ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THESECURITIES EXCHANGE ACT OF 1934For the fiscal year ended December 31, 2025OR☐TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THESECURITIES EXCHANGE ACT OF 1934For the transition period fromtoCommission File No. 1-9321 UNIVERSAL HEALTH REALTY INCOME TRUST Registrant’s telephone number, including area code: (610) 265-0688 Securities registered pursuant to Section 12(b) of the Act: Securities registered pursuant to Section 12(g) of the Act: None Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. 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 thepreceding 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 90days. 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 emerginggrowth company. See the definitions of “large accelerated filer,” “accelerated filer”, “smaller reporting company” and “emerging growth company” in Rule 12b-2 of theExchange Act. Large accelerated filer☐Non-accelerated filer☒ 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 revisedfinancial accounting standards provided pursuant to Section 13(a) of the Exchange Act.☐ Indicate by check mark whether the registrant has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financialreporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or issued its audit report.☒ If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect thecorrection of an error to previously issued financial statements.☐ Indicate by check mark whether any of those