Americold Realty Trust reports Q3 2026 results

Item 2.02 — Results of Operations and Financial Condition.

On November 5, 2026, Americold Realty Trust, Inc. (the "Company") issued a press release announcing the Company's financial results for the third quarter ended September 30, 2026. A copy of the press release as well as a copy of the supplemental information referred to in the press release are available on the Company's website and are attached hereto as Exhibits 99.1 and 99.2 and incorporated herein by reference.¹

The foregoing information is furnished pursuant to Item 2.02, "Results of Operations and Financial Condition".^{2 2}The information in Item 2.02 of this Current Report on Form 8-K and the exhibits furnished therewith shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that Section², and shall not be or be deemed to be incorporated by reference in any filing under the Securities Act of 1933, as amended (the "Securities Act"), or the Exchange Act, regardless of any general incorporation language in such filing.

Item 7.01 — Regulation FD Disclosure.

The Company posted on its website at www.americold.com an investor presentation dated November 5, 2026, containing supplemental financial and operational information regarding the Company. In addition to being available on the Company's website, the presentation is attached hereto as Exhibit 99.3 and incorporated herein by reference.

The information set forth in Item 2.02 is incorporated by reference into this Item 7.01. The information in Items 2.02 and 7.01 of this Current Report on Form 8-K and the exhibits furnished therewith shall not be deemed "filed" for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that Section, and shall not be or be deemed to be incorporated by reference in any filing under the Securities Act, or the Exchange Act, regardless of any general incorporation language in such filing.

Item 9.01 — Financial Statements and Exhibits.

(d) Exhibits

Exhibit No. Description

99.1

Press Release dated November 5, 2026 for the third quarter ended September 30, 2026.

99.2

Supplemental Information Package for the third quarter ended September 30, 2026.

99.3

Investor Presentation Materials posted November 5, 2026.

104 Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

Date: November 5, 2026

AMERICOLD REALTY TRUST, INC.

By: /s/ Christopher J. Papa

Name: Christopher J. Papa

Title: Chief Financial Officer and Executive Vice President

AMERICOLD ANNOUNCES THIRD QUARTER 2026 RESULTS

Delivered Year-Over-Year Revenue and NOI Growth amid Continued Industry Stabilization

Strengthened Balance Sheet with $1.15 Billion Reduction in Outstanding Debt

Adjusted FFO Per Share of $0.35 and Second Consecutive Increase in Full-Year Outlook

Atlanta, GA, November 5, 2026 - Americold Realty Trust, Inc. (NYSE: COLD) (the "Company"), a global leader in temperature-controlled logistics, ensuring safe, efficient food movement worldwide, today announced financial and operating results for the third quarter ended September 30, 2026.

"A combination of best-in-class execution and continued industry stabilization allowed us to deliver another strong quarter of operating and financial performance," said Rob Chambers, CEO of Americold. "Ongoing gains in occupancy, throughput and pricing, along with lower SG&A from our cost savings initiatives, contributed to year-over-year growth in revenue and NOI as well as AFFO of $0.35 per share for the quarter. These results reflect how the disciplined execution and operational focus we have emphasized throughout the year are translating into stronger performance across the business."

"Beyond our financial performance, we continued to deliver tangible progress against our five strategic priorities, further strengthening our operating and financial foundation. A significant achievement during the quarter was the closing of our joint venture with EQT. The transaction enabled us to reduce our outstanding debt by $1.15 billion, reducing net leverage ratio by a full turn and significantly strengthening our balance sheet and financial flexibility. This partnership highlights the quality and attractiveness of our mission-critical assets, while establishing a development partner to support future growth opportunities."

"While the operating environment remains challenging, our efforts are yielding visible results, and we have seen a multi-quarter improvement in key metrics across the business. Based on the consistency of our execution, we are increasing our full-year AFFO outlook to a range of $1.31 to $1.33 per share. Our team remains focused on delivering against our commitments, and we believe the progress reflected in our results demonstrates the long-term value that can be created as we continue to execute on our key strategic priorities."

Third Quarter 2026 Highlights

• Total revenues of $691.6 million, a 4.2% increase from $663.7 million in Q3 2025³ and an increase of 3.3% on a constant currency basis.

• Net income of $683.4 million, or $2.38 per diluted share, as compared to a net loss of $0.04 per diluted share in Q3 2025⁴ primarily due to a one-time gain recognized during Q3 2026 related to the formation of the EQT JV.

• Global Warehouse segment same store revenues increased 5.7% on an actual basis and increased 4.9% on a constant currency basis as compared to Q3 2025⁵.

• Global Warehouse same store services margin increased to 15.9% in Q3 2026 from 13.6% in Q3 2025⁶.

• Global Warehouse segment same store NOI increased 6.0%, or 5.5% on a constant currency basis, as compared to Q3 2025.

• Adjusted FFO of $101.3 million, or $0.35 per diluted share, consistent with Q3 2025 Adjusted FFO per diluted share of $0.35.

• Core EBITDA of $159.4 million increased 7.5% in Q3 2026 from Q3 2025, with a 6.9% increase on a constant currency basis.

• Core EBITDA margin of 23.0%, increased from 22.3% in Q3 2025.

2026 Outlook

The table below includes the details of our annual guidance as of November 5, 2026 which have been updated to include the projected impacts of the joint venture which closed on August 31, 2026. The Company's guidance is provided for informational purposes based on current plans and assumptions and is subject to change. The ranges for these metrics do not include the impact of acquisitions, dispositions, or capital markets activity beyond that which has been previously announced.

As of

11/5/2026 8/6/2026

Warehouse segment same store revenues (constant currency) $2.06B - $2.10B

$2.03B - $2.09B

Warehouse segment same store NOI (constant currency) $680M - $700M

$660M - $695M

Total Company NOI (constant currency) $800M - $830M⁸

Current income tax expense, excluding impact of EQT Joint Venture $7M - $9M

We are not able to provide forward-looking guidance for certain financial data that would make a reconciliation from the most comparable GAAP measure to the non-GAAP financial measure for forward-looking Warehouse Segment Same Store Revenues and NOI, Total Company NOI, Core EBITDA, and Adjusted FFO per share without unreasonable effort. This is due to the unpredictable nature of relevant reconciling items from factors such as acquisitions, divest