MDV MODIV INDUSTRIAL, INC. Insider Trading

CEO Aaron Scott Halfacre purchases 5,766 shares for $100,859.38 at $17.49 blended price; 5 of 5 prior MDV buys posted positive 90d returns

CEO and President Aaron Scott Halfacre executed 2 separate purchases on 2026-06-26, acquiring 5,766 shares for $100,859.38 (blended $17.49), raising his holdings to 134,244 shares (+4.5% vs pre-transaction). His timing pattern at MODIV INDUSTRIAL is notably consistent: all 5 prior open-market buys at this ticker—dating back to May 2025—generated positive 90-day returns, ranging from 4.5% to 9.0%, suggesting systematic execution around favorable price inflection points. The current stock price of $17.64 sits -6.3% from the 52-week high of $18.83 and has declined -4.6% over the past 30 days, though it remains +24.9% over 90 days. His cross-ticker open-market track record shows 16 prior buys with a 75% 90-day win rate and +5.8% average 90-day return, positioning this buy within a pattern of historically disciplined capital deployment. Context: Q-latest fundamentals show revenue of $11,703,000.00 and net loss of $87,000.00, with P/E at 1764.00, reflecting earnings challenges that make valuation metrics difficult to interpret conventionally.

CEO Aaron Scott purchases 500 MDV shares at $14.10; recent 30-day and 90-day returns at this ticker have been negative.

On 2025-06-27, Halfacre Aaron Scott, CEO and President, purchased 500 shares of MODIV INDUSTRIAL, INC. (MDV) at $14.10, bringing his total holdings to 121,500 shares. This represents a continuation of purchasing activity at MDV — he has executed 5 prior trades at this ticker within the past 50 days. However, his recent same-ticker history shows negative or near-flat returns: the 2025-05-08 purchase returned -2.9% over 30 days, and the 2025-05-14 purchase returned -1.0% over 30 days. The current stock price of $14.39 reflects a -19.7% decline from the 52-week high of $17.92, and the 90-day change is -8.7%. While his cross-ticker track record shows an average 90d return of +6.8% with a 66.67% win rate across 15 buys, none of his prior trades at MDV have yet achieved measurable 90-day returns, and his 30-day outcomes at this specific ticker have been underwater. The frequency of purchases combined with unfavorable recent outcomes at this holding warrant closer attention.

MDV CEO buys 129 shares at $14.10; stock -21.2% from 52-week high, recent purchases underwater at MDV.

Halfacre Aaron Scott, CEO and President, purchased 129 shares of MODIV INDUSTRIAL on 2025-06-26 at $14.10, bringing holdings to 121,000 shares. This buy is part of a pattern: Scott has made 5 prior purchases at MDV within the past six weeks (2025-05-08, 2025-05-14, 2025-06-03, 2025-06-13), totaling accumulation of roughly 400+ shares across these trades. However, measurable outcomes on the three earliest MDV trades are negative: the 2025-05-08 purchases show 30-day returns of -2.9% and -2.3%, and the 2025-05-14 purchase shows a 30-day return of -1.0%. Current price is $14.12, implying the most recent purchase is barely breakeven and prior purchases remain underwater. Across his cross-ticker history, Scott's buys average a 90-day return of +6.8% with a 66.67% win rate, yet his same-ticker history at MDV offers no positive outcomes measurable to date. The stock has declined 10.4% over 90 days and 1.4% over 30 days, and trades at -21.2% from its 52-week high, creating a backdrop of persistent weakness rather than recent recovery.

Director Gingras buys 400 MDV shares at $14.20–$14.25 on 2025-06-25; stock at $14.10 today, down 21.3% from 52-week high.

Christopher Raymond Gingras, a director at MODIV INDUSTRIAL, executed 2 purchases totaling 400 shares for $5,695.00 at a blended average price of $14.24 on 2025-06-25. The current price of $14.10 sits 21.3% below the 52-week high of $17.92, and the stock has declined 11.1% over the past 90 days. Gingras's prior purchase at this ticker on 2025-05-14 posted a 30-day return of -3.2%, and his cross-ticker buy history shows an average 30-day return of -3.2% across 1 prior transaction. The company has a high P/E of 45.48 against recent quarterly net income of $829,000.00 and annual revenue growth of -1.0%, warranting scrutiny of whether this purchase reflects conviction or is simply part of routine portfolio activity by a board member.

MDV CEO Halfacre bought 43 shares at $14.09 on 2025-06-13 (0.0% of holdings); stock down 20.1% from 52-week high.

Aaron Scott Halfacre, CEO and President of MODIV INDUSTRIAL, purchased 43 shares at $14.09 on 2025-06-13, representing a minimal addition to his 120.0K share position (net change +0.0% vs pre-transaction holdings). The transaction occurred after the stock declined 20.1% from its 52-week high of $17.92 and is part of a recent pattern at MDV: Halfacre has made four additional buys in the prior six weeks (2025-05-08, 2025-05-14, and 2025-06-03), yet his prior trades at this ticker show mixed timing, with the one completed 90-day measurement (2024-03-25 buy) returning -13.3%. The current stock price of $14.32 reflects a 30-day decline of 2.3% and 90-day decline of 7.6% from the transaction date; the company carries a high P/E of 46.19 against modest fundamentals (revenue $11.8M, net income $829.0K), and annual revenue growth is -1.0%.

CEO buys 3,121 MDV shares at $14.10 on 2025-06-03; stock down 21.4% from 52-week high, now $14.09.

Aaron Scott, CEO of Modiv Industrial, purchased 3,121 shares at $14.10, bringing his total holdings to 120,000 shares (+2.7%). The stock has declined 14.2% over the last 30 days and 21.4% from its 52-week high of $17.92, creating a lower entry point relative to recent price levels. While Scott's cross-ticker track record shows 12 prior buys with a 66.67% 90-day win rate and an average 90-day return of +6.8%, his same-ticker history at MDV is mixed: one of five prior trades was well-timed at the 90-day mark. The company's fundamentals are modest—annual revenue growth declined 1.0% year-over-year, with the latest quarter showing $11.8M in revenue and $829.0K in net income—and the elevated P/E of 45.45 suggests limited upside until operational improvement materializes.

CEO Aaron Scott buys 671 MDV shares at $14.27; stock down 20.4% from 52-week high, second purchase in a week

Halfacre Aaron Scott, CEO and President, purchased 671 shares at $14.27 on 2025-05-14, expanding his holdings to 116,083 shares. This marks his second discretionary purchase at MDV within six days—he also bought on 2025-05-08—occurring while the stock trades 20.4% below its 52-week high and down 3.1% over the past 30 days. At same-ticker, his prior buy timing showed mixed results: 2 of 3 prior measurable trades were well-timed at the 90-day mark, though his 2024-03-25 purchase declined 13.3% by the 90-day mark, whereas his 2024-02-26 and 2024-01-29 purchases gained +10.8% and +7.7% respectively. The stock carries a high P/E of 46.03 against flat revenue growth (−1.0% year-over-year) and recent quarterly profitability of $829,000, making the accumulation pattern noteworthy but not decisive given the mixed historical record at this ticker.

Director Christopher Gingras buys 1,000 shares of MDV at $14.59; stock down 5.3% over 90 days.

Christopher Gingras, a director of Modiv Industrial (MDV), purchased 1,000 shares at $14.59 on May 14, 2025, increasing his holdings by 15.2% to 7,599 shares. The transaction occurred while the stock was trading at $14.27 (current price), down 5.3% over 90 days and -20.4% from its 52-week high of $17.92, suggesting a period of relative weakness. The company shows modest fundamentals with quarterly revenue of $11,793,000 and net income of $829,000, though annual revenue growth is flat at -1.0%, and the valuation remains elevated at a P/E of 46.03. A director's open-market purchase during a downtrend warrants investor attention to the underlying business catalyst, though the modest transaction size ($14,590) relative to the $144.4M market cap does not itself constitute material accumulation.

CEO Halfacre purchases 2,000 shares at $14.48 avg; holds 115.4K post-transaction; stock -19.5% from 52-week high.

Halfacre Aaron Scott, CEO and President, executed 2 separate purchases totaling 2,000 shares for $28,957.50 on 2025-05-08 at a blended average price of $14.48. His post-transaction holdings of 115.4K shares represent a 1.8% increase. This buy occurs while the stock trades at $14.42, down 19.5% from its 52-week high of $17.92 and down 8.2% over the past 90 days, positioning the purchase near a relative low point in the recent trading range. Examining his prior trades at MDV, 3 of 5 prior buys showed positive 90-day returns, indicating a mixed timing record at this specific ticker; his cross-ticker track record shows 66.67% win rate on buys over 90 days. The company's fundamentals show modest weakness: annual revenue growth of -1.0% and a P/E ratio of 46.52, which is elevated relative to near-term profitability trends, warranting scrutiny into whether this purchase signals confidence in a turnaround or reflects routine portfolio maintenance.

10% owner First City Investment Group sells 123.8K shares of MDV at $14.80; retains 530.1K shares after -18.9% reduction

First City Investment Group, LLC, a 10% shareholder, executed a sale of 123.8K shares at $14.80 on 2024-08-01, reducing holdings by 18.9% to 530.1K shares. The transaction occurs in a mid-price zone relative to the 52-week range ($11.89–$17.74), with the stock currently trading at $14.76, down 16.8% from its 52-week high. The insider's cross-ticker track record includes only 1 prior buy, providing minimal historical context; at MDV specifically, a buy transaction on 2024-07-31 (one day prior) has no measurable outcome yet. The company shows strong quarterly fundamentals (revenue $12.0M, net income $3.7M, +27.5% annual growth) but carries a notably high P/E of 164.00 and was unprofitable over the most recent full fiscal year, signaling potential valuation or operational risk. The timing sequence—buy followed immediately by partial sale—warrants monitoring.