One Liberty Properties reports third quarter 2026 results

Item 2.02 Results of Operations and Financial Condition.

On November 3, 2026, we issued a press release announcing our results of operations for the third quarter ended September 30, 2026.¹ The press release is attached as Exhibit 99.1 to this Current Report on Form 8-K.²

This information and the exhibit attached hereto are being furnished pursuant to Item 2.02 of Form 8-K and are not to be considered "filed" under the Securities Exchange Act of 1934, as amended (the "Exchange Act"), and shall not be incorporated by reference into any previous or future filing by the registrant under the Securities Act of 1933, as amended, or the Exchange Act, except as shall be expressly set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits .

(d) Exhibits.

Exhibit No.

Description of Exhibit

99.1

Press release dated November 3, 2026.

104

Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL.

1

SIGNATURE

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.

ONE LIBERTY PROPERTIES, INC.

Date: November 3, 2026

By:

/s/ Isaac Kalish

Isaac Kalish

Senior Vice President and Chief Financial Officer

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PRESS RELEASE DATED NOVEMBER 3, 2026

Exhibit 99.1

ONE LIBERTY PROPERTIES REPORTS THIRD QUARTER 2026 RESULTS

- Rental Income Increases 11.9% Year Over Year -³

- Acquired Industrial⁴

Building for $11.3 Million and Under Contract to Acquire a $34 Million Industrial Portfolio -⁴

- Realized $30.7 Million in Net Proceeds from Sales During and Subsequent to the Quarter -⁵

- Industrial Properties⁶

Represent Approximately 86% of Base Rent -⁶

GREAT NECK, New York , November

3, 2026 - One Liberty Properties, Inc. (NYSE: OLP), a real estate investment trust focused on the ownership of industrial properties, today announced operating results for the quarter ended September 30, 2026.

"Third quarter results reflect the continued growth of our industrial portfolio, with total revenues up 11.9% from the prior year, driven by the contribution from our accretive industrial acquisitions," stated Patrick J. Callan, Jr., President and Chief Executive Officer of One Liberty. "We continue to recycle capital from retail and other assets that have reached peak value into industrial properties⁷, which now represent approximately 86% of our base rent. We were also pleased to acquire a 100,000 square foot industrial building in Florida, adding another high-quality asset in the Southeast, a region with sustained demand. We also entered into an agreement to acquire a four-building industrial portfolio in the