FORM 10-K

 UNITED STATES

 SECURITIES AND
EXCHANGE COMMISSION

 Washington, D.C.
20549

 FORM 10-K

 Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 For the fiscal year ended December 31,
2024

 or

Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 For the transition period from ______ to ______

 Commission file number - 000-56705

 FRANKLIN BSP
REAL ESTATE DEBT, INC

 (Exact name of registrant as specified in its
charter)

 Maryland

 99-3480205

 (State
 or other jurisdiction of incorporation or organization)

 (I.R.S.
 Employer Identification No.)

 One
 Madison Avenue, Suite 1600

 New York, New York

 10010

 (Address
 of principal executive offices)

 (Zip
 Code)

 (Registrant's telephone number, including
area code) 212-588-6770

 Securities registered pursuant to Section 12(b) of
the Act: None

 Securities
registered pursuant to Section 12(g) of the Act: Class F Common Stock, par value $0.001 per share*

 Indicate by check mark if the registrant is a
well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes
No

 Indicate by check mark if the registrant is not
required to file reports pursuant to Section 13 or 15(d) of the Act. Yes
No

 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 the preceding 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 90 days. Yes
 No

 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 emerging growth company.
See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company",
and "emerging growth company" in Rule 12b-2 of the Exchange Act.

 Large accelerated filer

 Accelerated filer

 Non-accelerated filer

 Smaller reporting company

 Emerging growth company

 If 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
revised financial 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 financial reporting 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 the correction of an error to previously issued financial statements.

 Indicate by check
mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received
by any of the Registrant's executive officers during the relevant recovery period pursuant to §240.10D-1(b).

 Indicate
by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act). Yes
 No

 The aggregate net asset value of the common stock
held by non-affiliates of the registrant: There is currently no established public market for the registrant's common stock and
no shares are held by non-affiliates.

 As of March 31, 2025, there were 40 shares
of our common stock, $0.001 par value, outstanding.

 *Includes the registrant's Class F-D
common stock and Class F-S common stock which will have the same terms as Class F common stock except with respect to the fees
paid to broker-dealers in connection with their sale. As a result, the registrant considers Class F common stock, Class F-D
common stock and Class F-S common stock as being part of the same class of common stock for purposes of the Act.

 DOCUMENTS INCORPORATED BY REFERENCE: None

 Page

 Risk
 Factor Summary

 Item 1.

 Business

 Item 1A.

 Risk Factors

 Item 1B.

 Unresolved Staff Comments

 Item 1C.

 Cybersecurity

 Item 2.

 Properties

 Item 3.

 Legal Proceedings

 Item 4.

 Mine Safety Disclosures

 Item 5.

 Market for Registrant's Common
 Equity, Related Stockholder Matters, And Issuer Purchases Of Equity Securities

 Item 6.

 [Reserved]

 Item 7.

 Management's Discussion And
 Analysis Of Financial Condition And Results Of Operations

 Item 7A.

 Quantitative And Qualitative Disclosures
 About Market Risk

 Item 8.

 Financial Statements And Supplementary
 Data

 Item 9.

 Changes In And Disagreements With
 Accountants On Accounting And Financial Disclosure

 Item 9A.

 Controls And Procedures

 Item 9B.

 Other Information

 Item 9C.

 Disclosure Regarding Foreign Jurisdictions
 That Prevent Inspections

 Item 10.

 Directors, Executive Officers And
 Corporate Governance

 Item 11.

 Executive Compensation

 Item 12.

 Security Ownership Of Certain Beneficial
 Owners And Management And Related Stockholder Matters

 Item 13.

 Certain Relationships And Related
 Transactions, And Director Independence

 Item 14.

 Principal Accountant Fees And Services

 Item 15.

 Exhibits and Financial Statement
 Schedules

 Item 16.

 Form 10-K Summary

 Signatures

 to Consolidated Financial Statements

 Forward-Looking Statements

 Certain information contained in this Annual
Report on Form 10-K constitutes "forward-looking statements," which can be identified by the use of forward-looking
terminology such as "may," "will," "should," "expect," "anticipate," "project,"
 "estimate," "intend," "continue" or "believe" or the negatives thereof or other variations
thereon or comparable terminology. Due to various risks and uncertainties, including those set forth under Item 1A " Risk Factors ",
actual events or results or the actual performance of the company may differ materially from those reflected or contemplated in such
forward-looking statements. As a result, prospective investors should not rely on such forward-looking statements in making their investment
decisions. In addition, certain statements reflect estimates, predictions or opinions of the company, benefit street partners or their
affiliates, which cannot be independently verified and may change. There is no guarantee that these estimates, predictions or opinions
will be ultimately realized.

 You should carefully review the section entitled
 "Risk Factors" for a discussion of the risks and uncertainties that we believe are material to our business, operating results,
prospects and financial condition, as such factors may be updated from time to time in our periodic filings with the Securities and Exchange
Commission (the "SEC"), which are accessible on the SEC's website at  Except as otherwise required
by federal securities laws, we do not undertake to publicly update or revise any forward-looking statements, including (but not limited
to), as a result of new information and future events.

 Risk Factor Summary

 The following is only a summary of the principal
risks that may adversely affect our business, financial condition and results of operations and cash flows. The following should be read
in conjunction with the complete discussion of risk factors we face, which are set forth below under Item 1A " Risk Factors."

 We
 have no operating history and there is no assurance that we will be able to successfully
 achieve our investment objectives.

 We
 are dependent on our external manager, Benefit Street Partners L.L.C. (the "Adviser")
 and its affiliates and the Adviser manages our portfolio pursuant to very broad investment
 guidelines.

 We
 expect that an affiliate of the Adviser will have the authority to appoint 50% of the members
 of our Board of Directors (the "Board").

 There
 is no public trading market for our common stock.

 We
 may be unable to maintain or increase cash distributions over time, or may decide to reduce
 the amount of distributions for business reasons.

 We
 may pay distributions from sources other than our cash flow from operations, including, without
 limitation, borrowings, offering net proceeds and the sale of or repayments under our investments,
 and we have no limits on the amounts we may fund from such sources.

 Valuations
 of our investments may reflect estimates of fair value and may not necessarily correspond
 to realizable value, which could adversely affect the value of your investment.

 The
 limit on the number of shares a person may own may discourage a takeover that could otherwise
 result in a premium price to our stockholders.

 Certain
 provisions of our charter and Maryland law could inhibit a change in control of our Company.

 We
 expect to have a significant amount of indebtedness and may need to incur more in the future.

 We
 may not be able to earn returns on loans we make in excess of the interest we pay on our
 borrowings.

 We
 expect to rely on the availability of collateralized debt and loan obligation securitization
 markets to provide long-term financing for our loans and investments.

 Lenders
 will typically require us to enter into restrictive covenants relating to our operations,
 which could limit our ability to make distributions.

 We
 may not be able to access debt financing sources on attractive terms, if at all, which could
 adversely affect our ability to fund and grow our business, or result in dilution to our
 stockholders.

 Our
 commercial real estate debt investments are subject to the risks typically associated with
 ownership of commercial real estate.

 Our
 business may be adversely affected by unfavorable or changing economic, market, and political
 conditions.

 We
 intend to invest a portion of the initial offering proceeds in a seed pool vehicle affiliated
 with the Adviser.

 Our
 success depends on the availability of attractive investment opportunities.

 Delays
 in liquidating defaulted commercial real estate debt investments could reduce our investment
 returns.

 Operating
 and disposing of properties acquired through foreclosure subject us to additional risks that
 could harm our results of operations.

 Subordinated
 commercial real estate debt that we originate or acquire could expose us to greater losses.

 Insurance
 may not cover all potential losses on the properties underlying our investments, which may
 harm the value of our assets.

 Most
 of our investments are illiquid and we may not be able to vary our portfolio in response
 to changes in economic and other conditions, which may result in losses to us.

 Competition
 with third parties for originating and acquiring investments may reduce our profitability.

 Our
 due diligence may not reveal all material issues relating to our origination or acquisition
 of a particular investment.

 The
 Adviser faces conflicts of interest which could adversely affect our investment opportunities.

 The
 Adviser and its employees face competing demands relating to their time, and this may cause
 our operating results to suffer.

 The
 fee structure set forth in the advisory agreement we will enter into with the Adviser (the
 "Advisory Agreement") may incentivize the Adviser to take actions that could
 create risks for stockholders.

 Our
 Adviser's liability will be limited under our Advisory Agreement, and we will agree
 to indemnify our Adviser against certain liabilities.

 Termination
 or non-renewal of our Advisory Agreement would be difficult and costly.

 Five
 of our six directors are also directors of a publicly-traded mortgage REIT advised by the Adviser that has similar investment
 objectives and target investments.

 Our
 failure to qualify as a REIT could have significant adverse consequences to us and the value
 of our common stock.

 Even
 if we qualify as a REIT, we may be subject to tax liabilities that reduce our cash flow for
 distribution to our stockholders.

 Complying
 with REIT requirements may limit our ability to hedge effectively and may cause us to incur
 tax liabilities.

 Modification
 of the terms of our loans could cause us to fail to qualify as a REIT.

 Changes
 in tax laws may adversely affect our taxation as a REIT and taxation of our stockholders.

 If
 our assets at any time are deemed to constitute "plan assets" within the meaning
 of ERISA and the Plan Asset Regulations, that may lead to our being subject to certain ERISA
 and Internal Revenue Code requirements.

 Public
 health crises have, and may in the future, adversely impact our business and the business
 of many of our borrowers.

 Our
 business could suffer in the event our Adviser or any other party that provides us with services
 essential to our operations experiences system failures or cyber-incidents or a deficiency
 in cybersecurity.

 We
 are subject to risks from natural disasters such as earthquakes and severe weather, including
 as the result of global climate changes, which may result in damage to the properties securing
 our loans.

 Item 1.
 Business

 Franklin BSP Real Estate Debt, Inc. ("we,"
 "us" and the "Company") is a newly formed, non-listed, perpetual life, commercial real estate investment company
that intends to elect to be treated for U.S. federal income tax purposes, and to qualify annually thereafter, as a real estate investment
trust (a "REIT"). We were formed as a Maryland corporation on May 22, 2024. As a REIT, we must comply with certain regulatory
requirements. See "—Governmental Regulations" and Item 1A. " Risk Factors—Risks Related to Taxation. "
We currently expect to begin operations in April 2025, concurrently with the initial closing of our private offering of common stock.

 We are externally managed by our advisor, Benefit
Street Partners L.L.C. (the "Adviser" or "Benefit Street Partners"), pursuant to an advisory agreement to be
dated the date of the first closing of the issuance and sale of our common stock (the "Advisory Agreement"). Our Adviser
is a limited liability company that is registered as an investment advisor under the Investment Advisers Act of 1940, as amended (the
 "Advisers Act"). Our Adviser oversees the management of our activities and is responsible for making investment decisions
with respect to our portfolio.

 The Company's investment objectives are
to seek to provide high current income while maintaining downside protection. The Company will seek to invest in assets that will enable
it to:

 current income in the form of regular, stable cash distributions to achieve an attractive
 distribution yield;

 preserve
 and protect invested capital, by primarily focusing on high-quality credit investments supported
 by current cash-flow and/or limited business plan risk in the underlying assets;

 reduce
 downside risk by investing in loans with relatively low loan-to-value ratios, meaning we
 generally invest in less risky loans with low interest rates which are backed by high-quality
 real assets, with a focus on residential lending and with meaningful borrower equity; and

 an investment alternative for stockholders seeking to allocate a portion of their long-term
 investment portfolios to commercial real estate ("CRE") debt with expected lower
 volatility than publicly traded securities and compelling risk-adjusted returns compared
 to fixed income alternatives.

 We seek to achieve attractive risk-adjusted returns
while preserving capital by primarily originating senior floating-rate mortgage loans, but also by investing in other real estate-related
assets, including subordinated mortgage loans, mezzanine loans, and participations in such loans, commercial real estate securities,
including commercial mortgage-backed securities, equity or equity-linked securities in real estate operating companies, and net leased
properties.

 The Company intends to target middle market companies,
which the Company generally defines as companies that have loans between $25 million and $100 million, although the Company may invest
in larger or smaller companies. The Company will invest across a mix of asset classes, but intends to focus on lending in the multifamily
space. To a lesser extent, the Company may invest in, or originate, other real-estate related debt and equity investments, which may
include subordinated debt, commercial mortgage-backed securities ("CMBS") and collateralized loan obligations ("CLOs").

 The Company will seek to focus on a flexible
mix of credit and other real estate investments associated with high-quality assets to generate current cash flow. The Company seeks
to identify attractive risk-reward investment opportunities with a focus on financing middle market investments. The Company expects
to create synergies with the Adviser's commercial real estate team's existing debt sourcing capabilities by leveraging its
scale and existing relationships to source lending opportunities.

 Our Adviser is served by Benefit Street Partners
L.L.C.'s commercial real estate origination, investment and portfolio management team. The Adviser is a wholly-owned subsidiary
of Franklin Resources, Inc., which together with its various subsidiaries operates as "Franklin Templeton".

 Investment Strategy

 The Company's investment strategy is to
originate, acquire, finance and manage a portfolio of primarily CRE debt investments, focused on senior secured, CRE loans diversified
across geography. The Company will focus its investments in the middle market across a diversified mix of asset classes, but maintain
a focus on residential lending. To a lesser extent, the Company may invest in, or originate, other real-estate related debt and equity
investments, which may include subordinated debt, CMBS and CLOs.

 The Company will seek to focus on a flexible
mix of real estate investments, secured by high-quality assets to generate current cash flow. The Company seeks to identify attractive
risk-reward investment opportunities by financing middle market investment companies. The Company expects to create synergies with the
Adviser's commercial real estate team's existing debt sourcing capabilities by leveraging its significant scale and existing
relationships to source high quality lending opportunities.

 Before the Company has raised substantial proceeds
in its private offering of common stock and acquired a diversified portfolio of investments or during periods in which the Adviser determines
that economic or market conditions are unfavorable to stockholders and a defensive strategy would benefit the Company, the Company may
temporarily deviate from its investment strategy.

 To facilitate the prompt deployment of the proceeds
raised in the early stages of our private offering in income-producing target assets, we intend to invest a portion of such proceeds
into common shares of a seed pool vehicle managed by the Adviser which has been established as a term-life business development company
registered under the Investment Company Act of 1940 (the "Investment Company Act"). The seed pool vehicle recently raised
over $500 million of offering proceeds and has invested those proceeds, and related borrowings, in a portfolio of commercial real estate
debt investments that are substantially consistent with the Company's target assets.

 Competition

 We will compete for investments with a number
of capital providers, including business development companies ("BDCs"), REITs, other investment funds (including private
debt and equity funds and venture capital funds), special purpose acquisition company sponsors, investment banks with underwriting activities,
hedge funds that invest in private investments in public equities, traditional financial services companies such as commercial banks,
and other sources of financing, including the broadly syndicated loan market and high yield capital market. Many of these capital providers
have greater financial and managerial resources than we do. For additional information concerning the competitive risks we expect to
face, see Item 1A. " Risk Factors—Risks Related to Our Investments—Competition with third parties for originating
and acquiring investments may reduce our profitability."

 Allocation of Investment Opportunities

 The Adviser provides investment management services
to other REITs, BDCs, registered investment companies, investment funds, client accounts and proprietary accounts that the Adviser may
establish.

 The Adviser and its affiliates will share any
investment and sale opportunities with its other clients and the Company in accordance with the Advisers Act and firm-wide allocation
policies, which generally provide for sharing pro rata based on targeted acquisition size or targeted sale size. Subject to the Advisers
Act and as further set forth herein, certain other clients may receive certain priority or other allocation rights with respect to certain
investments, subject to various conditions set forth in such other clients' respective governing agreements.

 Investment Company Act Considerations

 We are not registered, and do not intend to register,
as an investment company under the Investment Company Act. We expect to conduct our operations such that we are not required to register
under the Investment Company Act for the reasons summarized below.

 Under the Investment Company Act, in relevant
part, a company is an "investment company" if:

 under
 Section 3(a)(1)(A), it is, or holds itself out as being, engaged primarily, or proposes
 to engage primarily, in the business of investing, reinvesting or trading in securities
 or

 under
 Section 3(a)(1)(C), it is engaged, or proposes to engage in, the business of investing,
 reinvesting, owning, holding or trading in securities and owns, or proposes to acquire, "investment
 securities" having a value exceeding 40% of the value of its total assets (exclusive
 of U.S. government securities and cash items) on an unconsolidated basis (the "40%
 test"). The term "investment securities" generally includes all securities
 except U.S. government securities, securities issued by employees' securities companies
 and securities of majority-owned subsidiaries that are not themselves investment companies
 and are not relying on the exemption from the definition of investment company under Section 3(c)(1) or
 Section 3(c)(7) of the Investment Company Act

 With respect to Section 3(a)(1)(A), we do
not intend to engage primarily or hold our self out as being engaged primarily in the business of investing, reinvesting or trading in
securities. Rather, we will be a holding company primarily engaged in the non-investment company businesses of our subsidiaries. With
respect to Section 3(a)(1)(C), on an unconsolidated basis we expect that more than 60% of our assets, exclusive of cash and U.S.
government securities, will consist of ownership interests in wholly or majority-owned subsidiaries that are not themselves investment
companies and are not relying on the exceptions from the definition of investment company under Section 3(c)(1) or Section 3(c)(7) of
the Investment Company Act (and may rely, for example on Section 3(c)(5)(C)) and, thus, we do not expect that more than 40% of our
assets, exclusive of cash and U.S. government securities, will be "investment securities," as that term is used under the
Investment Company Act.

 If, however, on an unconsolidated basis the value
of our investment securities, which may include subsidiaries that must rely on Section 3(c)(1) or Section 3(c)(7), exceeds
40% of the value of our total assets, exclusive of cash and U.S. government securities, then, as an alternative to Section 3(a)(1)(C),
we may seek to rely on Section 3(c)(6) of the Investment Company Act, which excepts from the definition of investment company
any company primarily engaged, directly or through majority-owned subsidiaries, in one or more of the businesses described in paragraphs
(3), (4) and (5) of Section 3(c), or in one or more such businesses (from which not less than 25% of such company's
gross income during its last fiscal year was derived) together with an additional business or businesses other than investing, reinvesting,
owning, holding or trading in securities. In this scenario where the value of our investment securities exceeds 40% of the total value
of our assets, exclusive of cash and government securities, we believe we will have become "primarily engaged," directly
or through wholly owned and majority-owned subsidiaries, in the business of purchasing or otherwise acquiring mortgages and other interests
in real estate, as described in Section 3(c)(5)(C).

 We expect that substantially all of our subsidiaries
will be able to rely on Section 3(c)(5)(C) of the Investment Company Act as an exception from the definition of an investment
company. Section 3(c)(5)(C) is available for entities "primarily engaged in the business of purchasing or otherwise acquiring
mortgages and other liens on and interests in real estate" and is not in the business of issuing redeemable and certain other securities,
as described in Section 3(c)(5)(C). This exception generally requires that, for purposes of Section 3(c)(5)(C), at least 55%
of a portfolio must be comprised of "Qualifying Interests" and at least 80% of its portfolio must be comprised of Qualifying
Interests and "Real Estate-related Interests" (and no more than 20% comprised of non-qualifying or non-real estate-related
assets). These criteria therefore limit what assets these subsidiaries may buy and sell.

 Qualifying Interests for the purpose of Section 3(c)(5)(C) include
mortgage loans and other assets, such as certain mezzanine loans and B notes and other interests in real estate as interpreted by the
SEC staff in various no-action letters. We also may invest in mortgage loan participations that also meet the parameters of Section 3(c)(5)(C) based
on no-action letters issued by the SEC staff and other SEC staff interpretations. These restrictions will, however, limit our ability
to invest in mortgage-backed securities that represent less than the entire ownership in a pool of mortgage loans, debt and equity tranches
of securitizations and certain asset-backed securities and real estate companies, or in non-real estate-related assets.

 We intend to treat first mortgage loans as Qualifying
Interests, as long as such loans are "fully secured" by real estate at the time we acquire the loan. Mortgage loans that
are junior to a mortgage owned by another lender, or second mortgages, will also be treated as Qualifying Interests if the real property
fully secures the second mortgage.

 We intend to treat participation interests in
whole mortgage loans as Qualifying Interests only if the interest is a participation in a mortgage loan, such as a B note, that meets
certain criteria. Consistent with SEC staff guidance, a B note will be treated as a qualifying real estate asset only if: (1) we
have a participation interest in a mortgage loan that is fully secured by real property; (2) we have the right to receive our proportionate
share of the interest and the principal payments made on the loan by the borrower, and our returns on the loan are based on such payments;
(3) we invest only after performing the same type of due diligence and credit underwriting procedures that we would perform if we
were underwriting the underlying mortgage loan; (4) we have approval rights in connection with any material decisions pertaining
to the administration and servicing of the loan and with respect to any material modification to the loan agreements; and (5) in
the event that the loan becomes non-performing, we have effective control over the remedies relating to the enforcement of the mortgage
loan, including ultimate control of the foreclosure process, by having the right to: (a) appoint the special servicer to manage
the resolution of the loan; (b) advise, direct or approve the actions of the special servicer; (c) terminate the special servicer
at any time with or without cause; (d) cure the default so that the mortgage loan is no longer nonperforming; and (e) purchase
the senior participation at par plus accrued interest, thereby acquiring the entire mortgage loan.

 We intend to treat most types of CMBS, non-qualifying
subordinated financing, and any debt or equity securities issued by companies primarily engaged in real estate businesses and securities
issued by pass-through entities of which substantially all of the assets consist of qualifying assets and/or real estate-related assets
as Real Estate-related Interests.

 Although we intend to monitor our portfolio periodically,
including prior to each investment acquisition and disposition, there can be no assurance that we will successfully maintain our assets
at the levels necessary to satisfy the Investment Company Act exceptions described above. To the extent that the SEC staff provides more
specific guidance regarding any of the matters bearing upon such exclusions, we may be required to adjust our strategy accordingly. Any
additional guidance from the SEC staff could provide additional flexibility to us, or it could further inhibit our ability to pursue
the strategies we have chosen.

 Emerging Growth Company

 We will be and we will remain an "emerging
growth company" as defined in the JOBS Act until the earlier of (a) the last day of the fiscal year (i) following the
fifth anniversary of the date of an initial public offering pursuant to an effective registration statement under the Securities Act,
(ii) in which we have total annual gross revenue of at least $1.235 billion, or (iii) in which we are deemed to be a large
accelerated filer, which means the market value of our shares that is held by non-affiliates exceeds $700 million as of the date of our
most recently completed second fiscal quarter, and (b) the date on which we have issued more than $1.0 billion in non-convertible
debt during the prior three-year period. For so long as we remain an "emerging growth company" we may take advantage of certain
exemptions from various reporting requirements that are applicable to other public companies that are not "emerging growth companies"
including, but not limited to, not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley
Act of 2002 ("Sarbanes-Oxley Act"). Also, because we are not a large accelerated filer or an accelerated filer under Section 12b-2
of the Exchange Act, and will not be for so long as our common stock is not traded on a securities exchange, we will not be subject to
auditor attestation requirements of Section 404(b) of the Sarbanes-Oxley Act even once we are no longer an emerging growth
company.

 Status as a Real Estate Investment Trust

 We intend to qualify as a REIT for U.S. federal income tax purposes
beginning with our taxable year ending December 31, 2025.

 In general, a REIT is a company that:

 combines
 the capital of many investors to acquire or provide financing for real estate assets;

 satisfies
 the various requirements of the Internal Revenue Code of 1986, as amended (the "Code"),
 including a requirement to distribute to stockholders at least 90% of its REIT taxable income
 (determined without regard to the dividends-paid deduction and excluding net capital gain)
 each year; and

 is
 generally not subject to U.S. federal corporate income taxes on its net taxable income that
 it currently distributes to its stockholders, which substantially eliminates the "double
 taxation" (i.e., taxation at both the corporate and stockholder levels) that generally
 results from investments in an entity that is taxed as a corporation for U.S. federal income
 tax purposes.

 Qualification as a REIT involves the application
of highly technical and complex Code provisions for which only a limited number of judicial and administrative interpretations exist.
See Item 1A. " Risk Factors—Risks Related to Taxation—Our failure to qualify as a REIT could have significant adverse
consequences to us and the value of our common stock."

 Governmental Regulations

 Our operations will be subject, in certain instances,
to supervision and regulation by U.S. and other governmental authorities, and may be subject to various laws and judicial and administrative
decisions imposing various requirements and restrictions, which, among other things: (i) regulate credit-granting activities; (ii) establish
maximum interest rates, finance charges and other charges; (iii) require disclosures to customers; (iv) govern secured transactions;
and (v) set collection, foreclosure, repossession and claims-handling procedures and other trade practices. We are also required
to comply with certain provisions of the Equal Credit Opportunity Act that are applicable to commercial loans. We do not expect that
these laws and regulations will have a material adverse effect on our business.

 Human Capital Management

 As of the date hereof and as of December 31,
2024, we had no employees. Services necessary for our business will be provided by individuals who are employees of the Adviser or its
affiliates, pursuant to the terms of the Advisory Agreement, and we will pay fees associated with such services.

 Economic Dependency

 We are dependent on the Adviser and its affiliates
for certain services that are essential to us, including the sale of our shares of common stock, acquisition and disposition decisions,
financing and certain other responsibilities. In the event that the Adviser and its affiliates are unable or unwilling to provide such
services, we would be required to find alternative service providers.

 Conflicts of Interest

 We are subject to conflicts of interest arising
out of our relationship with the Adviser. See Item 1A. " Risk Factors—Risks Related to Conflicts of Interest."

 Available Information

 Stockholders
may obtain copies of our filings with the SEC, free of charge from the website maintained by the SEC at www.sec.gov.

 Item 1A.
 Risk Factors

 Risks Associated With Our Structure

 We have no operating history and there is no assurance that
we will be able to successfully achieve our investment objectives.

 We are a newly formed entity and will begin operations
upon the initial closing of our private offering, expected to be in April 2025. The Adviser currently manages a number of private
funds, accounts, and co-investment vehicles and affiliates of the Adviser have in the past managed other private funds, client accounts
and proprietary accounts with similar strategies to that of the Company. There can be no assurance that the results achieved by the Adviser
or its affiliates' past investments will be achieved for the Company. Past performance should not be relied upon as an indication
of future results. As a result, an investment in our common stock may entail more risk than an investment in a REIT with a substantial
operating history.

 We are dependent on the Adviser and its affiliates.

 We have no employees and are reliant on the Adviser.
Our executive officers are officers of Benefit Street Partners. The Adviser has significant discretion as to the implementation of our
investment and operating policies and strategies. Accordingly, we believe that our success depends to a significant extent upon the efforts,
experience, diligence, skill and network of business contacts of the Adviser and its employees. Competition in the financial services,
private equity and alternative asset management industries for qualified investment professionals is intense. The Adviser's ability
to effectively manage the Company's investments depends on the ability of the Adviser and its affiliates to attract new employees and
to retain and motivate existing employees. However, there can be no assurance that such professionals will continue to be associated
with the Adviser throughout the life of the Company. The departure of key personnel of the Adviser could have a material adverse effect
on our performance.

 The Adviser is not obligated to dedicate any
specific personnel exclusively to us. In addition, none of our officers or the officers of the Adviser are obligated to dedicate any
specific portion of their time to our business. All of our officers have significant responsibilities for other vehicles managed by the
Adviser. Although these individuals will be able to allocate an adequate amount of their time to the management of our business, they
may not always be able to devote significant time to the management of our business. Further, when there are turbulent conditions or
distress in the real estate credit markets or more generally the CRE market, the attention of the Adviser's personnel and our executive
officers and the resources of the Adviser will also be required by the other Adviser-managed vehicles. In such situations, we may not
receive the level of support and assistance that we may receive if we were internally managed.

 Finally, there is no guarantee that the Adviser
will succeed in implementing our investment objectives or strategy or in identifying investments that are in accordance with our investment
philosophy.

 We expect that an affiliate of the Adviser will have the authority
to appoint 50% of the members of our Board.

 The Company is conducting a continuous private
offering of its common stock. The Company expects that certain non-U.S. investors in the private offering will invest indirectly in common
stock of the Company through a series of entities established for non-U.S. investors to invest in the Company (the "Offshore Access
Feeder"). The Offshore Access Feeder will be controlled by the Adviser. The Company expects that in connection with the Offshore
Access Feeder's investment in the Company's common stock, the Offshore Access Feeder will be issued a share of the Company's
Series A Preferred Stock which will give the Offshore Access Feeder the right to appoint 50% of the Board. Consequently, the Adviser,
which indirectly controls the Offshore Access Feeder, will have the ability to appoint 50% of the Board. As of the initial closing our
Board will be comprised of the six directors identified in Item 10 " Directors, Executive Officers And Corporate Governance—Our
Directors " below. When the Series A Preferred Stock is issued to the Offshore Access Feeder, we expect that the Offshore
Access Feeder will designate three of these existing directors pursuant to its appointment right. The Offshore Access Feeder will also
have the authority to remove its director designees and to fill vacancies created by the resignation or removal of its director designees.

 The Adviser manages our portfolio pursuant to very broad investment
guidelines.

 The Board approved very broad investment guidelines
that delegate to the Adviser the authority to execute and implement our investment strategy on our behalf, so long as such investments
are consistent with the investment guidelines and our charter. There can be no assurance that the Adviser will be successful in implementing
any particular strategy or discretionary approach to our investment activities. The Board will review our investment guidelines and investment
portfolio periodically and in limited cases will approve significant investments. In conducting these periodic reviews, the Board will
rely primarily on information provided to them by the Adviser.

 There is no public trading market for our
common stock and your ability to have your common stock repurchased through our share repurchase plan is limited.

 There is no current public trading market for
our common stock, and we do not expect that such a market will ever develop in the future. Therefore, repurchases of common stock by
us will likely be the only way for you to dispose of your common stock. We may choose to repurchase fewer shares of common stock than
have been requested in any particular calendar quarter to be repurchased under our share repurchase plan, or none at all, in our discretion
at any time. In addition, the aggregate NAV of total repurchases (excluding any early repurchase deduction applicable to the repurchased
common stock) is limited, in any calendar quarter, to common stock whose aggregate value is no more than 5% of our aggregate NAV (measured
using the aggregate NAV as of the end of the immediately preceding month).

 The Board cannot terminate our share repurchase
plan absent a liquidity event that results in our stockholders receiving cash or securities listed on a national securities exchange
or where otherwise required by law. However, the Board may make exceptions to, modify or suspend (including indefinitely) our share repurchase
plan if in its reasonable determination it deems such action to be in our best interest. If we do not repurchase the full amount of all
common stock requested to be repurchased in any given calendar quarter, funds will be allocated pro rata based on the total number of
shares being repurchased without regard to class after we have repurchased all common stock for which repurchase has been requested due
to death, disability or divorce and from stockholders who have failed to maintain the minimum account balance of $2,000 of shares. All
unsatisfied repurchase requests must be resubmitted after the start of the next calendar quarter, or upon the recommencement of the share
repurchase plan, as applicable.

 The vast majority of our assets will consist
of investments that cannot generally be readily liquidated without impacting our ability to realize full value upon their disposition.
Therefore, we may not always have a sufficient amount of cash to immediately satisfy repurchase requests. Should repurchase requests
place an undue burden (as determined by the Board) on our liquidity, adversely affect our operations or risk having an adverse impact
on the Company as a whole, or should we otherwise determine that investing our liquid assets in CRE debt or other illiquid investments
rather than repurchasing our common stock is in the best interests of the Company as a whole, then we may choose to repurchase fewer
shares than have been requested to be repurchased, or none at all. As a result, your ability to have your common stock repurchased by
us may be limited and at times you may not be able to liquidate your investment.

 Our continuous private offering creates risks related to the
deployment of our capital.

 In light of the nature of our continuous private
offering in relation to our investment strategy and the need to be able to deploy potentially large amounts of capital quickly to capitalize
on potential investment opportunities, we may have difficulty identifying, originating and/or purchasing suitable CRE debt and other
investments on attractive terms, and there could be a delay between the time we receive net proceeds from the sale of our common stock
and the time we invest such net proceeds. We may also from time to time hold cash pending deployment into investments or have less than
our targeted leverage, which cash or shortfall in targeted leverage may at times be significant, particularly at times when we are receiving
high amounts of offering net proceeds, during our ramp-up period and/or times when there are few attractive investment opportunities.
Such cash may be held in an account that may be invested in money market accounts or other similar temporary investments, each of which
are subject to the management fees payable to the Adviser.

 In the event we are unable to find suitable investments,
such cash may be maintained for longer periods, which would be dilutive to overall investment returns. This could cause a substantial
delay in the time it takes for a stockholder's investment to realize its full potential return and could adversely affect our ability
to pay regular distributions of cash flow from operations. It is not anticipated that the temporary investment of such cash into money
market accounts or other similar temporary investments pending deployment into investments will generate significant interest, and investors
should understand that such low interest payments on the temporarily invested cash may materially adversely affect overall returns. In
the event we fail to timely invest the net proceeds from sales of our common stock or do not deploy sufficient capital to meet our targeted
leverage, our results of operations and financial condition may be materially adversely affected.

 We may be unable to maintain or increase
cash distributions over time, or may decide to reduce the amount of distributions for business reasons.

 We may not generate sufficient income to make
distributions to our stockholders. We currently expect to pay regular monthly distributions commencing with the first full calendar quarter
after the initial closing of the sale of common stock in our private offering. However, any distributions we make will be at the discretion
of our Board and there are many factors that can affect the amount and timing of cash distributions to stockholders. The amount of cash
available for distributions is affected by many factors, such as the cash provided by our investments and obligations to repay indebtedness
as well as many other variables. There is no assurance that we will be able to pay or maintain the current level of distributions or
that distributions will increase over time. We may not have sufficient cash from operations to make a distribution required to qualify
for or maintain our REIT status, which may materially adversely affect the value of our common stock.

 We may pay distributions from sources other
than our cash flow from operations, including, without limitation, borrowings, offering net proceeds and the sale of or repayments under
our investments, and we have no limits on the amounts we may fund from such sources.

 We may not generate sufficient cash flow from
operations to fully fund distributions to stockholders, particularly during our first few quarters. Therefore, particularly during the
first few quarters, we may fund distributions to our stockholders from sources other than cash flow from operations, including, without
limitation, borrowings, offering net proceeds (including from sales of our common stock to the Adviser or its affiliates) and the sale
of or repayments under our investments. The extent to which we fund distributions from sources other than cash flow from operations will
depend on various factors, including, but not limited to, the level of participation in our distribution reinvestment plan, the extent
to which the Adviser elects to receive the management fee ("Management Fee") or performance fee ("Performance Fee")
provided for in the Advisory Agreement in our common stock (in lieu of cash), how quickly we invest the proceeds from this and any future
offering and the performance of our CRE debt portfolio and other assets. Funding distributions from borrowings, offering net proceeds
(including from sales of our common stock to the Adviser or its affiliates) and the sale of or repayments under our investments will
result in us having less funds available to originate or acquire CRE loans or other assets. As a result, the return you realize on your
investment may be reduced. Doing so may also negatively impact our ability to generate cash flows. Likewise, funding distributions from
the sale of additional common stock (or other securities convertible into our common stock) will dilute your interest in us on a percentage
basis and may impact the value of your investment especially if we sell these securities at prices less than the price you paid for your
common stock. We may be required to continue to fund distributions from a combination of some of these sources if our investments fail
to perform, if expenses are greater than our revenues or due to numerous other factors. We cannot predict when, if ever, distribution
payments sourced from borrowings and from offering net proceeds may occur, and an extended period of such payments would likely be unsustainable.
We have not established a limit on the amount of our distributions that may be funded from any of these sources.

 To the extent we borrow funds to pay distributions,
we would incur borrowing costs (including interest) and these borrowings would require a future repayment. The use of these sources for
distributions and the ultimate repayment of any liabilities incurred could adversely impact our ability to pay distributions in future
periods, decrease our NAV, decrease the amount of cash we have available for operations and new investments and materially adversely
impact the value of your investment.

 We may also defer operating expenses or pay expenses
(including Management Fees or Performance Fees payable to the Adviser) with our common stock to preserve cash flow for the payment of
distributions. The ultimate repayment of these deferred expenses could materially adversely affect our operations and reduce the future
return on your investment. We may repurchase common stock from the Adviser shortly after issuing such common stock as compensation. The
payment of expenses in our common stock will dilute your ownership interest in us. There is no guarantee any of our operating expenses
will be deferred and the Adviser is under no obligation to receive fees in our common stock and may elect to receive such amounts in
cash.

 Payments to the Adviser in the form of
common stock, which the Adviser may elect to receive in lieu of cash in respect of Management Fees or Performance Fees, will dilute your
ownership interest in us.

 The Adviser may elect to receive our common stock
in lieu of cash in respect of Management Fees or Performance Fees. The amount of common stock issued to the Adviser may be significant,
particularly during periods in which the value of our investment portfolio appreciates, resulting in higher Performance Fees. Repurchases
of our common stock paid to the Adviser as a Management Fee or Performance Fee are not subject to our share repurchase plan, including
the quarterly volume limitation and the early repurchase deduction), and, therefore, any such repurchases may receive priority over other
repurchase requests of our common stock subject to our share repurchase plan for any period.

 Purchases and repurchases of our common
stock will not be made based on the current NAV per share as of the date of the purchase or repurchase.

 Generally, our offering price per share of common
stock and the price at which we make repurchases of our common stock will equal the NAV per share of the applicable class as of the last
calendar day of the prior month, plus, in the case of our offering price, applicable upfront selling commissions and dealer manager fees.
The NAV per share, if calculated as of the date on which you make your subscription request or repurchase request, may be significantly
different than the transaction price you pay or the repurchase price you receive. Certain of our investments or liabilities may be subject
to high levels of volatility from time to time and could change in value significantly between the end of the prior month as of which
our NAV is determined and the date that you acquire or repurchase our common stock however, the prior month's NAV per share
will generally continue to be used as the transaction price per share and repurchase price per share. In exceptional circumstances, we
may, in our sole discretion, but are not obligated to, offer and repurchase common stock at a different price that we believe reflects
the NAV per share more appropriately than the prior month's NAV per share, including by updating a previously disclosed transaction
price, in cases where we believe there has been a material change (positive or negative) to our NAV per share since the end of the prior
month and we believe an updated price is appropriate. In such exceptional cases, the transaction price and the repurchase price will
not equal our NAV per share as of any time.

 Valuations of our investments may reflect
estimates of fair value and may not necessarily correspond to realizable value, which could adversely affect the value of your investment.

 Within the parameters of our valuation guidelines,
the valuation methodologies used to value our investments in real estate debt and real estate-related securities will involve subjective
judgments and projections and may not be accurate. Valuation methodologies will also involve assumptions and opinions about future events,
which may or may not turn out to be correct. Ultimate realization of the value of an asset depends to a great extent on economic, market
and other conditions beyond our control and the control of the Adviser and our independent valuation firm. Further, valuations do not
necessarily represent the price at which an asset would sell, since market prices of assets can only be determined by negotiation between
a willing buyer and seller. As such, the estimated fair value of an asset may not reflect the price at which the asset could be sold
in the market, and the difference between the estimated fair value and the ultimate sales price could be material. In addition, accurate
valuations are more difficult with respect to illiquid assets and/or during times of low transaction volume because there are fewer market
transactions that can be considered in the context of the valuation analysis. However, there will be no retroactive adjustment in the
valuation of such assets, the offering price of our common stock, the price we paid to repurchase our common stock or NAV-based fees
we paid to the Adviser and the dealer manager to the extent such valuations prove to not accurately reflect the realizable value of our
assets. Because the price you will pay for our common stock in our continuous private offering, and the price at which your shares may
be repurchased by us pursuant to our share repurchase plan are generally based on our prior month's NAV per share, you may pay
more than realizable value or receive less than realizable value for your investment.

 Our NAV per share may change materially.

 Our investments are valued on a monthly basis
in accordance with our valuation guidelines. As such, when these new valuations are reflected in our NAV calculation, there may be a
sudden change in our NAV per share for each class of our common stock. These changes in an investment's value may be as a result
of investment-specific events or as a result of more general changes to real estate values resulting from local, national or global economic
changes. In addition, actual operating results for a given month may differ from what we originally budgeted for that month, which may
cause a sudden increase or decrease in the NAV per share amounts. We accrue estimated income and expenses on a daily basis based on our
budgets. As soon as practicable after the end of each month, we adjust the income and expenses we estimated for that month to reflect
the income and expenses actually earned and incurred. In addition, as many of our investments are expected to be in senior floating-rate
mortgage loans, interest rate fluctuations may also cause a sudden increase or decrease in our NAV per share. We do not retroactively
adjust the NAV per share of each class.

 The NAV per share that we publish may not necessarily reflect
changes in our NAV that are not immediately quantifiable.

 From time to time, we may experience events with
respect to our investments that may have a material impact on our NAV. For example, it may be difficult to reflect fully and accurately
rapidly changing market conditions or material events that may impact the value of our investments or to obtain quickly complete information
regarding such events. The NAV per share of each class of our common stock may not reflect such extraordinary events to the extent that
their financial impact is not immediately quantifiable. As a result, the NAV per share of each class, as determined monthly, after the
announcement of a material event may differ significantly from our actual NAV per share for such class until such time as the financial
impact is quantified and our NAV is appropriately adjusted in a subsequent month and in accordance with our valuation guidelines. The
resulting potential disparity in our NAV may inure to the benefit of stockholders whose common stock is repurchased or new stockholders,
depending on whether our published NAV per share for such class is overstated or understated.

 NAV calculations are not governed by governmental or independent
securities, financial or accounting rules or standards.

 The methods for calculating our NAV, including
the components used in calculating our NAV, is not prescribed by rules of the SEC or any other regulatory agency. Further, there
are no accounting rules or standards that prescribe which components should be used in calculating NAV, and our NAV is not audited
by our independent registered public accounting firm. We calculate and publish NAV solely for purposes of establishing the price at which
we sell and repurchase our common stock and to calculate certain fees and distributions payable to the Adviser and the Dealer Manager,
and you should not view our NAV as a measure of our historical or future financial condition or performance. The components and methodology
used in calculating our NAV may differ from those used by other companies now or in the future.

 In addition, calculations of our NAV, to the
extent that they incorporate valuations of our assets and liabilities, are not prepared in accordance with accounting principles generally
accepted in the United States of America ("U.S. GAAP"). These valuations may differ from liquidation values that could be
realized in the event that we were forced to sell assets.

 Additionally, errors may occur in calculating
our NAV, which could impact the price at which we sell and repurchase our common stock and the amount of the Adviser's Management
Fee. If such errors were to occur, the Adviser, depending on the circumstances surrounding each error and the extent of any impact the
error has on the price at which our common stock were sold or repurchased or on the amount of the Adviser's Management Fee, may
determine in its sole discretion to take certain corrective actions in response to such errors, including, subject to the Adviser's
policies and procedures, making adjustments to prior NAV calculations. You should carefully review the disclosure of our valuation policies
and how NAV will be calculated set forth in Item 5 " Market For Registrant's Common Equity, Related Stockholder Matters,
And Issuer Purchases Of Equity—Calculating Net Asset Value."

 The limit on the number of shares a person
may own may discourage a takeover that could otherwise result in a premium price to our stockholders.

 Our articles of amendment and restatement ("our
charter"), with certain exceptions, will authorize the Board to take such actions as are necessary and desirable to preserve our
qualification as a REIT. Unless exempted by the board of directors, no person or entity may own more than 9.8% in value of the aggregate
of our outstanding shares of stock or more than 9.8% (in value or in number of shares, whichever is more restrictive) of any class or
series of shares of our stock determined after applying certain rules of attribution. This restriction may have the effect of delaying,
deferring or preventing a change in control of us, including an extraordinary transaction (such as a merger, tender offer or sale of
all or substantially all our assets) that might provide a premium price for holders of our common stock.

 Certain provisions of our charter and Maryland law could inhibit
a change in control of our Company.

 Certain provisions of our charter and the Maryland
General Corporation Law ("MGCL") may have the effect of inhibiting a third party from making a proposal to acquire us or
of impeding a change in control under circumstances that otherwise could provide the holders of shares of our common stock with the opportunity
to realize a premium over the then-prevailing market price of such shares, including:

 "business
 combination" provisions that, subject to limitations, prohibit certain business combinations
 between us and an "interested stockholder" (defined generally as any person who
 beneficially owns 10% or more of our then outstanding voting power of our shares or an affiliate
 or associate of ours who, at any time within the two-year period prior to the date in question,
 was the beneficial owner of 10% or more of our then outstanding voting shares) or an affiliate
 thereof for five years after the most recent date on which the stockholder becomes an interested
 stockholder, and thereafter imposes special appraisal rights and special stockholder voting
 requirements on these combinations and

 "control
 share" provisions that provide that "control shares" of our company (defined
 as shares which, when aggregated with other shares controlled by the stockholder, entitle
 the stockholder to exercise one of three increasing ranges of voting power in electing directors)
 acquired in a "control share acquisition" (defined as the direct or indirect
 acquisition of ownership or control of "control shares") have no voting rights
 except to the extent approved by our stockholders by the affirmative vote of at least two-thirds
 of all the votes entitled to be cast on the matter, excluding all interested shares.

 Pursuant to the MGCL, our Board has exempted
any business combination involving the Adviser or any affiliate of the Adviser. In addition, our amended and restated bylaws ("our
bylaws") contain a provision exempting from the control share provisions any and all acquisitions of our stock by any person. There
can be no assurance that this provision will not be amended or eliminated at any time in the future.

 In addition, the "unsolicited takeover"
provisions of Title 3, Subtitle 8 of the MGCL permit the Board, without stockholder approval and regardless of what is currently provided
in the charter or bylaws, to implement certain takeover defenses, including adopting a classified board or increasing the vote required
to remove a director. Such takeover defenses may have the effect of inhibiting a third-party from making an acquisition proposal for
us or of delaying, deferring or preventing a change in control of us under the circumstances that otherwise could provide our common
stockholders with the opportunity to realize a premium over the then-current NAV per share.

 The Board is also permitted, subject to certain
restrictions set forth in our charter, to authorize the issuance of preferred shares and set the preferences, conversion or other rights,
voting powers, restrictions, limitations as to dividends or other distributions, qualifications or terms or conditions of redemption
of any new class or series of common stock or preferred shares, all without the need for stockholder approval. Thus, the Board could
authorize us to issue preferred shares with terms and conditions that could be senior to the rights of the holders of our common stock
or have the effect of delaying, deferring or preventing a change in control of us, including an extraordinary transaction such as a merger,
tender offer or sale of all or substantially all of our assets, that might provide a premium price for holders of our common stock.

 We will not be required to comply with
certain reporting requirements, including those relating to auditor's attestation reports on the effectiveness of our system of
internal control over financial reporting and accounting standards, that apply to other public companies.

 The JOBS Act contains provisions that, among
other things, relax certain reporting requirements for emerging growth companies, including certain requirements relating to accounting
standards. We are classified as an emerging growth company. For as long as we are an emerging growth company, which may be up to five
full fiscal years, unlike other public companies, we will not be required to (1) provide an auditor's attestation report on
the effectiveness of our system of internal control over financial reporting pursuant to Section 404 of the Sarbanes-Oxley Act,
(2) comply with any new or revised financial accounting standards applicable to public companies until such standards are also applicable
to private companies under Section 102(b)(1) of the JOBS Act, (3) comply with any new requirements adopted by the Public
Company Accounting Oversight Board ("PCAOB") requiring mandatory audit firm rotation or a supplement to the auditor's
report in which the auditor would be required to provide additional information about the audit and the financial statements of the issuer,
or (4) comply with any new audit rules adopted by the PCAOB after April 5, 2012 unless the SEC determines otherwise.

 Once we are no longer an emerging growth company,
so long as our common stock is not traded on a securities exchange, we will be deemed to be a "non-accelerated filer" under
the Exchange Act, and as a non-accelerated filer, we will be exempt from compliance with the auditor attestation requirements of Section 404
of the Sarbanes-Oxley Act.

 As noted above, under the JOBS Act, emerging
growth companies can delay adopting new or revised accounting standards that have different effective dates for public and private companies
until such time as those standards apply to private companies. We have elected to take advantage of this transition period.

 Risks Related To Our Financing Strategy

 We expect to have a significant amount of indebtedness and may
need to incur more in the future.

 We expect to have substantial indebtedness. In
connection with executing our business strategies, we expect to evaluate the possibility of originating, funding, and acquiring additional
commercial real estate debt and making other strategic investments, and we may elect to finance these endeavors by incurring additional
indebtedness. The amount of such indebtedness could have material adverse consequences, including:

 hindering
 our ability to adjust to changing market, industry or economic conditions

 limiting
 our ability to access the capital markets to raise additional equity or refinance maturing
 debt on favorable terms or to fund acquisitions;

 limiting
 the amount of cash flow available for future operations, acquisitions, dividends, stock repurchases
 or other uses;

 making
 us more vulnerable to economic or industry downturns, including interest rate increases or
 sustained high interest rate environments; and

 placing
 us at a competitive disadvantage compared to less leveraged competitors.

 Moreover, we may be required to raise substantial
additional capital to execute our business strategy. Our ability to arrange additional financing will depend on, among other factors,
our financial position and performance, as well as prevailing market conditions and other factors beyond our control. If we are unable
to obtain additional financing, our credit ratings could be further adversely affected, which could further raise our borrowing costs
and further limit our future access to capital and our ability to satisfy our obligations under our indebtedness.

 We may not be able to earn returns on loans we make in excess
of the interest we pay on our borrowings.

 We will try to generate financial returns by
making and investing in loans and debt securities that generate returns in excess of our cost of capital. Our ability to execute this
strategy depends on various conditions in the financing markets that are beyond our control, including liquidity, fluctuations in prevailing
interest rates and credit spreads. Interest rate and credit spread fluctuations resulting in our interest and related expense exceeding
interest and related income would result in operating losses for us. Changes in the level of interest rates and credit spreads also may
affect our ability to make new loans or investments and may decrease the value of our existing loans and investments. Increases in interest
rates and credit spreads may also negatively affect demand for loans and could result in higher borrower default rates. We may be unable
to obtain additional financing on favorable terms or, with respect to our debt and other investments, on terms that match the maturities
of the debt originated or other investments acquired, if we are able to obtain additional financing at all.

 We expect to rely on the availability of
collateralized debt and loan obligation securitization markets to provide long-term financing for our loans and investments.

 We expect to rely on short-term borrowings, such
as repurchase agreements and secured revolving credit facilities, to initially fund our investments. The term of these short-term borrowing
facilities is generally shorter than the term of our investments and therefore we typically intend to refinance these short-term borrowings
with long-term match-funded financing through issuances of collateralized debt obligations ("CDOs") and CLOs. There have
been times in the past when the CDO and CLO securitization markets have effectively been closed or are only available at a cost of capital
that is not practicable. If our current financing strategy became no longer viable, we would have to find alternative forms of long-term
financing for our assets. This could subject us to more restrictive recourse borrowings and subject us to capital costs that significantly
reduce or eliminate the spread between our cost of capital and the returns on our investments. If alternative financing is not available,
we may have to liquidate assets at unfavorable prices to pay off our short-term borrowings or pay significant fees to extend these financing
arrangements.

 Lenders will typically require us to enter
into restrictive covenants relating to our operations, which could limit our ability to make distributions.

 Financing agreements that we enter into will
often contain covenants that limit our ability to further incur borrowings, restrict distributions or restrict our operations, such as
prohibiting us from discontinuing insurance coverage or replacing the Adviser. These limitations decrease our operating flexibility and
may impact our ability to achieve our operating objectives, including making distributions.

 During periods of rising interest rates,
our interest expense increases may outpace any increases in interest we earn on our assets, and the value of our assets may decrease.

 Our operating results will depend in large part
on the income from our assets, reduced by financing costs. Income from our assets may respond more slowly to interest rate fluctuations
than the cost of our borrowings. In a period of rising interest rates, our interest expense on floating-rate debt would increase, while
any additional interest income we earn on our floating-rate investments may not compensate for such increase in interest expense. Consequently,
changes in interest rates, particularly short-term interest rates, may significantly influence our net income. Increases in these rates
will tend to decrease our net income and the market value of our assets. Similarly, in a period of declining interest rates, our interest
income on floating-rate investments would generally decrease, and interest rate floors on our floating-rate investments may not align
with the interest rate floors on our floating-rate debt to compensate for such a decrease in interest income. Interest rate fluctuations
resulting in our interest expense exceeding the income from our assets would result in operating losses for us and may limit our ability
to make distributions to our stockholders. In addition, if we need to repay existing borrowings during periods of rising interest rates,
we could be required to liquidate one or more of our investments at times that may not permit realization of the maximum return on those
investments, which would adversely affect our profitability.

 We may not be able to access debt financing
sources on attractive terms, if at all, which could adversely affect our ability to fund and grow our business, or result in dilution
to our stockholders.

 Our ability to fund our loans and investments
may be impacted by our ability to secure bank credit facilities (including term loans and revolving facilities), warehouse facilities
and structured financing arrangements, public and private debt issuances (including through securitizations) and derivative instruments,
in addition to transaction or asset specific funding arrangements and additional repurchase agreements on acceptable terms. We also rely
on short-term financing that would be especially exposed to changes in availability. Our access to sources of financing will depend upon
a number of factors, over which we have little or no control, including:

 general
 economic or market conditions;

 the
 market's view of the quality of our assets;

 the
 market's perception of our growth potential;

 our
 current and potential future earnings and cash distributions; and

 the
 market price of the shares of our common stock and preferred stock.

 We may need to periodically access the debt capital
markets to, among other things, raise cash to fund new loans and investments. Unfavorable economic conditions or capital market conditions
may increase our funding costs, limit our access to the capital markets or result in a decision by our potential lenders not to extend
credit. An inability to successfully access the debt capital markets could limit our ability to grow our business and fully execute our
business strategy and could decrease our earnings and liquidity.

 In addition, any dislocation or weakness in the
capital and credit markets could adversely affect our lenders and could cause one or more of our lenders to be unwilling or unable to
provide us with financing or to increase the costs of that financing. In addition, as regulatory capital requirements imposed on our
lenders are increased, they may be required to limit, or increase the cost of, financing they provide to us. In general, this could potentially
increase our financing costs and reduce our liquidity or require us to sell assets at an inopportune time or price. We cannot make assurances
that we will be able to obtain any additional financing on favorable terms or at all.

 Our short-term borrowings may often require
us to provide additional collateral when the fair market value of our collateral decreases, and these calls for collateral could significantly
impact our liquidity position.

 We expect to use short-term borrowing through
repurchase agreements, credit facilities and other arrangements that put our assets and financial condition at risk. We may need to use
such short-term borrowings for extended periods of time to the extent we are unable to access long-term financing. Repurchase agreements
economically resemble short-term, variable-rate financing and usually require the maintenance of specific loan-to-collateral value ratios.
If the market value of the assets subject to a repurchase agreement decline, we may be required to provide additional collateral or make
cash payments to maintain the loan-to-collateral value ratio. If we are unable to provide such collateral or cash repayments, the lender
may accelerate the loan and we may be required to liquidate the collateral. In a weakening economic environment, or in an environment
of widening credit spreads, we would generally expect the value of the commercial real estate debt or securities that serve as collateral
for our short-term borrowings to decline, and in such a scenario, it is likely that the terms of our short-term borrowings would require
us to provide additional collateral or to make partial repayment, which amounts could be substantial.

 Further, such borrowings may require us to maintain
a certain amount of cash reserves or to set aside unleveraged assets sufficient to maintain a specified liquidity position that would
allow us to satisfy our collateral obligations. In addition, such short-term borrowing facilities may limit the length of time that any
given asset may be used as eligible collateral, and these short-term borrowing arrangements may also be restricted to financing certain
types of assets, such as first mortgage loans, which could impact our asset allocation. As a result, we may not be able to leverage our
assets as fully as we would like, which could reduce our return on assets. In the event that we are unable to meet these collateral obligations,
our financial condition could deteriorate rapidly.

 Risks Related to Our Investments

 Our commercial real estate debt investments are subject to the
risks typically associated with ownership of commercial real estate.

 Our commercial real estate debt and real estate
securities generally will be directly or indirectly secured by a lien on real property. The occurrence of a default on a commercial real
estate debt investment could result in our acquiring ownership of the property. We do not know whether the values of the properties ultimately
securing our commercial real estate debt and loans underlying our securities will remain at the levels existing on the dates of origination
of these loans and the dates of origination of the loans ultimately securing our securities, as applicable. In addition, our borrowers
could fraudulently inflate the values of the underlying properties. If the values of the properties drop or are discovered to have been
fraudulently inflated, the lower value of the security and reduction in borrower equity associated with such loans will increase our
risk. In this manner, reduced real estate values could impact the values of our debt and security investments, making them subject to
the risks typically associated with real estate ownership.

 Our operating results may be adversely affected by a number of risks
generally incident to holding real estate debt, including, without limitation:

 natural
 disasters, such as hurricanes, earthquakes and floods, which we expect to increase in strength
 and frequency due to climate change;

 acts
 of war or terrorism, or criminal violence, including the consequences of terrorist attacks;

 adverse
 changes in national and local economic and real estate conditions;

 adverse
 changes in economic and market conditions related to pandemics and health crises;

 an
 oversupply of (or a reduction in demand for) space in the areas where particular properties
 securing our loans are located and the attractiveness of particular properties to prospective
 tenants;

 changes
 in interest rates and availability of permanent mortgage funds that may render the sale of
 property difficult or unattractive;

 changes
 in governmental laws and regulations, fiscal policies and zoning ordinances and the related
 costs of compliance therewith and the potential for liability under applicable laws;

 costs
 of remediation and liabilities associated with environmental conditions affecting properties;

 reduced
 demand for office space, including as a result of changes in work habits, including remote
 or hybrid work schedules which allow work from remote locations other than the employer's
 office premises;

 the
 potential for uninsured or underinsured property losses; and

 periods
 of high interest rates and tight money supply.

 The value of each property securing our loans
is affected significantly by its ability to generate cash flow and net income, which in turn depends on the amount of rental or other
income that can be generated net of expenses required to be incurred with respect to the property. Many expenses associated with properties
(such as operating expenses and capital expenses) cannot be reduced when there is a reduction in income from the properties.

 These factors may have a material adverse effect
on the ability of our borrowers to pay their loans and the ability of the borrowers on the underlying loans securing our securities to
pay their loans, as well as on the value and the return that we can realize from assets we acquire and originate.

 Our business may be adversely affected by unfavorable or changing
economic, market, and political conditions.

 A return to a recessionary period, elevated inflation,
adverse trends in employment levels, political uncertainty, geopolitical instability or conflicts (including the hostilities between
Russia and Ukraine), trade or supply chain disruptions, economic or other sanctions, uncertainty regarding a breach of the U.S. debt
ceiling or a sustained capital market correction could have an adverse effect on our business, including on the value of our investments
and collateral securing our financing, which can impact our liquidity. Any deterioration of the real estate market as a result of these
conditions may cause us to experience losses related to our assets and to sell assets at a loss.

 The Company intends to invest a portion of the initial offering
proceeds in a seed pool vehicle affiliated with the Adviser.

 To facilitate prompt deployment of the proceeds
from our private offering in income-producing target assets, we intend to invest a portion of the initial net proceeds from our private
offering into common shares of a seed pool vehicle that was formed in July 2024, is managed by the Adviser, and has been making
investments in line with the Company's investment strategy. Since there is no trading market for the seed vehicle's common
shares, the investment will be illiquid. Our rights with respect to this investment will be significantly different than if we directly
invested in the assets held by the vehicle. For example, we will not have any rights to dictate decision-making in the event of a borrower
default on its underlying loan investments. In addition, we will not have any rights to dictate the vehicle's investments or distributions.

 Your investment return may be reduced as
a consequence of the actions we intend to take to avoid registering as an investment company under the Investment Company Act or if we
are required to register as an investment company under the Investment Company Act.

 We intend to conduct our operations so that neither
we nor our subsidiaries would be investment companies under the Investment Company Act. However, there can be no assurance that we and
our subsidiaries will be able to successfully avoid registering as an investment company. See Item 1 " Business—Investment
Company Act Considerations."

 We intend to conduct our business primarily through
our wholly owned subsidiaries. We believe we will not be an investment company under Section 3(a)(1)(A) of the Investment Company
Act because we will not engage primarily or hold our self out as being engaged primarily in the business of investing, reinvesting or
trading in securities rather, we will be primarily engaged in the business of owning and operating our subsidiaries. Similarly,
we intend to conduct our operations so that we do not come within the definition of an investment company under Section 3(a)(1)(C) of
the Investment Company Act because more than 60% of our assets (exclusive of cash and U.S. government securities) on an unconsolidated
basis, will consist of ownership interests in wholly owned subsidiaries that are not themselves investment companies and are not relying
on the exceptions from the definition of investment company under Section 3(c)(1) or Section 3(c)(7) of the Investment
Company Act.

 If however, on an unconsolidated basis, our ownership
interests in such wholly owned subsidiaries is less than 60% of our assets (exclusive of cash and U.S. government securities), then we
may seek to rely on Section 3(c)(6) of the Investment Company Act or other available exceptions. Section 3(c)(6) excepts
from the definition of investment company any company primarily engaged, directly or through majority-owned subsidiaries, in one or more
of the businesses described in paragraphs (3), (4) and (5) of Section 3(c), or in one or more such businesses (from which
not less than 25% of such company's gross income during its last fiscal year was derived) together with an additional business
or businesses other than investing, reinvesting, owning, holding or trading in securities. In this scenario where the value of our investment
securities exceeds 40% of the total value of our assets, exclusive of cash and government securities, we believe we will have become
 "primarily engaged," directly or through wholly owned and majority-owned subsidiaries, in the business of purchasing or otherwise
acquiring mortgages and other interests in real estate, as described in Section 3(c)(5)(C).

 Section 3(c)(5)(C) is available for
entities "primarily engaged in the business of purchasing or otherwise acquiring mortgages and other liens on and interests in
real estate." This exception generally requires that, for purposes of Section 3(c)(5)(C), at least 55% of a portfolio must
be comprised of "Qualifying Interests" and at least 80% of its portfolio must be comprised of Qualifying Interests and "Real
Estate-related Interests" (and no more than 20% comprised of non-qualifying or non-real estate-related assets).

 As a consequence of us or our subsidiaries seeking
to maintain compliance with Sections 3(c)(6) or Section 3(c)(5)(C) of the Investment Company Act on an ongoing basis,
we and our subsidiaries may be restricted from making certain investments or may structure investments in a manner that would be less
advantageous to us than would be the case in the absence of such requirements. In particular, a change in the value of any of our assets
could negatively affect our or our subsidiaries' ability to maintain an exclusion from registration under the Investment Company
Act and cause the need for a restructuring of our investment portfolio.

 For example, these restrictions may limit our
ability to invest directly in mortgage-backed securities that represent less than the entire ownership in a pool of senior loans, debt
and equity tranches of securitizations and certain asset-backed securities, non-controlling equity interests in real estate companies
or in assets not related to real estate. We and our subsidiaries may, however, invest in such securities to a certain extent so long
as we maintain compliance with the applicable tests.

 In addition, seeking to maintain an exclusion
from registration under the Investment Company Act may cause us and/or our subsidiaries to acquire or hold additional assets that we
might not otherwise have acquired or held or dispose of investments that we and/or our subsidiaries might not have otherwise disposed
of, which could result in higher costs or lower proceeds to us than we would have paid or received if we were not seeking to comply with
such requirements. Thus, maintaining an exclusion from registration under the Investment Company Act may hinder our ability to operate
solely on the basis of maximizing profits.

 We assess our subsidiaries' compliance
with Section 3(c)(5)(C) by reference to SEC staff no-action positions and other guidance. No-action positions are based on
specific factual situations that may be substantially different from the factual situations our subsidiaries may face, and a number of
the no-action positions relevant to our business were issued more than twenty years ago. There may be no guidance from the SEC staff
that applies directly to our factual situations and as a result we may have to apply SEC staff guidance that relates to other factual
situations by analogy. No assurance can be given that the SEC or its staff will concur with our classification of our assets. In addition,
the SEC or its staff may, in the future, issue further guidance that may require us to reclassify our assets for purposes of the Investment
Company Act, including for purposes of our subsidiaries' compliance with the exclusion provided in Section 3(c)(5)(C) of
the Investment Company Act. There is no guarantee that we will be able to adjust our assets in the manner required to maintain an exclusion
from registration under the Investment Company Act and any adjustment in our strategy or assets could have a material adverse effect
on us.

 To the extent that the SEC or its staff provides
new specific guidance for the exemptions under Section 3(c)(5)(C) or 3(c)(6) of the Investment Company Act, we may be
required to adjust our strategy accordingly. Any additional guidance from the SEC or its staff could provide additional flexibility to
us, or it could further inhibit our ability to pursue the strategies we have chosen.

 We will monitor our holdings to ensure ongoing
compliance with the applicable tests, but there can be no assurance that we and our subsidiaries will be able to maintain our exemptions
from the definition of an investment company. If it were established that we or our subsidiaries were inadvertently operating as an unregistered
investment company, there would be a risk of substantial adverse consequences. In such a scenario we would be potentially subject to
monetary penalties and injunctive relief in an action brought by the SEC. Additionally, we would potentially be unable to enforce contracts
with third parties and third parties could potentially seek to obtain rescission of transactions undertaken during the period it was
established that we were an unregistered investment company.

 If we were required to register as an investment
company under the Investment Company Act, we would become subject to substantial regulation with respect to our capital structure (including
our ability to use borrowings or corporate leverage, which would have an adverse impact on our investment returns), management, operations,
transactions with affiliated persons (as defined in the Investment Company Act) and portfolio composition, including disclosure requirements
and restrictions with respect to diversification and industry concentration and other matters. Compliance with the Investment Company
Act would, accordingly, limit our ability to make certain investments and require us to significantly restructure our portfolio and investment
strategies, which could materially adversely affect our ability to pay distributions to our stockholders, as well as our net asset value
per share.

 Our success depends on the availability of attractive investment
opportunities.

 Our loans typically will have a term of about
three to five years. As a result, a significant amount of our invested capital will be repaid at loan maturity each year. Our operating
results are dependent upon our ability to identify, structure, consummate, leverage, manage and realize attractive returns on new loans
and other investments. In general, the availability of attractive investment opportunities and, consequently, our operating results,
will be affected by the level and volatility of interest rates, conditions in the financial markets, general economic conditions, the
demand for investment opportunities in our target assets and the supply of capital for such investment opportunities. We cannot assure
you that we will be successful in identifying and consummating attractive investments or that such investments, once made, will perform
as anticipated.

 Delays in liquidating defaulted commercial real estate debt
investments could reduce our investment returns.

 If we originate or acquire commercial real estate
debt investments and there are defaults under those debt investments, we may not be able to repossess and sell the properties securing
the commercial real estate debt investment quickly. Foreclosure of a loan can be an expensive and lengthy process that could have a negative
effect on our return on the foreclosed loan. Borrowers often resist foreclosure actions by asserting numerous claims, counterclaims and
defenses, including but not limited to lender liability claims, in an effort to prolong the foreclosure action. In some states, foreclosure
actions can take several years or more to resolve. At any time during the foreclosure proceedings, the borrower may file for bankruptcy,
which would have the effect of staying the foreclosure action and further delaying the foreclosure process. The resulting time delay
could reduce the value of the assets under the defaulted loans. Furthermore, an action to foreclose on a property securing a loan is
regulated by state statutes and regulations and is subject to the delays and expenses associated with lawsuits if the borrower raises
defenses or counterclaims. In the event of default by a borrower, these restrictions, among other things, may impede our ability to foreclose
on or sell the property securing the loan or to obtain proceeds sufficient to repay all amounts due to us on the loan.

 Operating and disposing of properties acquired through foreclosure
subject us to additional risks that could harm our results of operations.

 We may acquire real estate through foreclosure.
If we do, we may be forced to operate such foreclosed properties for a substantial period of time, which can be a distraction for our
management team and may require us to pay significant costs associated with such property. Owning and operating real property involves
risks that are different (and in many ways more significant) than the risks faced in owning a loan secured by that property. The costs
associated with operating and redeveloping the property, including any operating shortfalls and significant capital expenditures, could
materially and adversely affect our results of operations, financial condition and liquidity. We may also be subject to environmental
liabilities arising from such properties acquired in the foreclosure process. In addition, at such time that we elect to sell such property,
the liquidation proceeds upon sale of the underlying real estate may not be sufficient to recover our cost basis, resulting in a loss
to us. Furthermore, any costs or delays involved in the maintenance or liquidation of the underlying property will further reduce the
net proceeds and, thus, increase the loss.

 Subordinated commercial real estate debt that we originate or
acquire could expose us to greater losses.

 We expect to acquire and originate subordinated
commercial real estate debt, including subordinated mortgage and mezzanine loans and participations in such loans. These types of investments
may involve a higher degree of risk than the type of assets that will constitute the majority of our commercial real estate debt investments,
namely first mortgage loans secured by real property. In the event a borrower declares bankruptcy, we may not be able to fully realize
on the assets of the borrower, or the assets of the borrower may not be sufficient to fully satisfy both the first mortgage loan and
our subordinate debt investment. If a borrower defaults on our subordinate debt or on debt senior to ours, or in the event of a borrower
bankruptcy, our subordinate debt will be satisfied only after the senior debt is paid in full. Where debt senior to our debt investment
exists, the presence of inter-creditor arrangements may limit our ability to amend our debt agreements, assign our debt, accept prepayments,
exercise our remedies (through "standstill periods") and control decisions made in bankruptcy proceedings relating to our
borrowers. As a result, we may not recover some or all of our investment. In addition, real properties with subordinate debt may have
higher loan-to-value ratios than conventional debt, resulting in less equity in the real property and increasing the risk of loss of
principal and interest.

 We may be subject to risks associated with construction lending,
such as declining real estate values, cost overruns and delays in completion.

 Our commercial real estate debt portfolio may
include loans made to developers to construct prospective projects. The primary risks to us of construction loans are the potential for
cost overruns, the developer's failing to meet a project delivery schedule and the inability of a developer to sell or refinance
the project at completion in accordance with its business plan and repay our commercial real estate loan due to declining real estate
values. These risks could cause us to have to fund more money than we originally anticipated in order to complete the project. We may
also suffer losses on our commercial real estate debt if the developer is unable to sell the project or refinance our commercial real
estate debt investment.

 Jurisdictions with one action or security
first rules or anti-deficiency legislation may limit the ability to foreclose on the property or to realize the obligation secured
by the property by obtaining a deficiency judgment.

 In the event of any default under our commercial
real estate debt investments and in the loans underlying our real estate securities, we bear the risk of loss of principal and nonpayment
of interest and fees to the extent of any deficiency between the value of the collateral and the principal amount of the loan. Certain
states in which the collateral securing our commercial real estate debt and securities is located may have laws that prohibit more than
one judicial action to enforce a mortgage obligation, requiring the lender to exhaust the real property security for such obligation
first or limiting the ability of the lender to recover a deficiency judgment from the obligor following the lender's realization
upon the collateral, in particular if a non-judicial foreclosure is pursued. These statutes may limit the right to foreclose on the property
or to realize the obligation secured by the property.

 Insurance may not cover all potential losses on the properties
underlying our investments, which may harm the value of our assets.

 We generally expect to require that the borrowers
under our commercial real estate debt investments obtain comprehensive insurance covering the mortgaged property, including liability,
fire and extended coverage. However, there are certain types of losses, generally of a catastrophic nature, such as earthquakes, floods
and hurricanes that may be uninsurable or not economically insurable. Climate change may exacerbate the frequency and severity of these
types of events. We may not require borrowers to obtain certain types of insurance if it is deemed commercially unreasonable. Inflation,
changes in building codes and ordinances, environmental considerations and other factors also might result in insurance proceeds being
inadequate to replace a property if it is damaged or destroyed. Under such circumstances, the insurance proceeds, if any, might not be
adequate to restore the economic value of the property, which might impair our security and decrease the value of the property.

 We expect to invest in CMBS and CRE CLO bonds, which may include
subordinated securities, which entails certain risks.

 We expect to invest in a variety of CMBS and
commercial real estate collateralized loan obligations ("CRE CLO") bonds, which may include subordinated securities that
are subject to the first risk of loss if any losses are realized on the underlying mortgage loans. CMBS and CRE CLO bonds entitle the
holders thereof to receive payments that depend primarily on the cash flow from a specified pool of commercial or residential mortgage
loans. Consequently, CMBS and CRE CLO bonds may be adversely affected by payment defaults, delinquencies and losses on the underlying
commercial real estate loans. Furthermore, if the rental and leasing markets deteriorate, it could reduce cash flow from the loan pools
underlying our CMBS and CRE CLO bonds investments. The CMBS and CRE CLO bonds market is dependent upon liquidity for refinancing and
could be negatively impacted by a slowdown in the new issue CMBS and CRE CLO bonds market. In addition, the value of CMBS and CRE CLO
bonds may change due to shifts in the market's perception of issuers and regulatory or tax changes adversely affecting the mortgage
securities market as a whole.

 Additionally, CMBS and CRE CLO bonds are subject
to particular risks, including lack of standardized terms and payment of all or substantially all of the principal only at maturity rather
than regular amortization of principal. Additional risks may be presented by the type and use of a particular commercial property. For
example, special risks are presented by hospitals, nursing homes, hospitality properties and certain other property types. Commercial
property values and net operating income are subject to volatility, which may result in net operating income becoming insufficient to
cover debt service on the related commercial real estate loan, particularly if the current economic environment deteriorates. The repayment
of loans secured by income-producing properties is typically dependent upon the successful operation of the related real estate project
rather than upon the liquidation value of the underlying real estate. Furthermore, the net operating income from and value of any commercial
property are subject to various risks. The exercise of remedies and successful realization of liquidation proceeds relating to CMBS and
CRE CLO bonds may be highly dependent upon the performance of the servicer or special servicer. Expenses of enforcing the underlying
commercial real estate loans (including litigation expenses) and expenses of protecting the properties securing the commercial real estate
loans may be substantial. Consequently, in the event of a default or loss on one or more commercial real estate loans contained in a
securitization, we may not recover a portion or all of our investment.

 We may not control the special servicing
of the mortgage loans underlying the CMBS and CRE CLO bonds in which we invest and, in such cases, the special servicer may take actions
that could adversely affect our interests.

 Overall control over the special servicing of
the underlying mortgage loans of the CMBS and CRE CLO bonds may be held by a directing certificate holder, which is appointed by the
holders of the most subordinate class of such CMBS and CRE CLO bonds. We ordinarily do not have the right to appoint the directing certificate
holder. In connection with the servicing of the specially serviced mortgage loans, the related special servicer may, at the direction
of the directing certificate holder, take actions that could adversely affect our interests.

 We expect to invest in CDOs and such investments involve significant
risks.

 We expect to invest in CDOs, which are multiple
class securities secured by pools of assets, such as CMBS, subordinate mortgage and mezzanine loans and REIT debt. In a CDO, the assets
are pledged to a trustee for the benefit of the holders of the bonds. Like CMBS, CDO notes are affected by payments, defaults, delinquencies
and losses on the underlying commercial real estate loans. CDOs often have reinvestment periods that typically last for five years during
which proceeds from the sale of a collateral asset may be invested in substitute collateral. Upon termination of the reinvestment period,
the static pool functions very similarly to a CMBS where repayment of principal allows for redemption of bonds sequentially. When we
invest in the equity securities of a CDO, we will be entitled to all of the income generated by the CDO after the CDO pays all of the
interest due on the senior securities and its expenses. However, there will be little or no income or principal available to the holders
of CDO equity securities if defaults or losses on the underlying collateral exceed a certain amount. In that event, the value of our
investment in any equity class of a CDO could decrease substantially. In addition, the equity securities of CDOs are generally illiquid
and often must be held by a REIT and because they represent a leveraged investment in the CDO's assets, the value of the equity
securities will generally have greater fluctuations than the values of the underlying collateral.

 Most of our investments are illiquid and
we may not be able to vary our portfolio in response to changes in economic and other conditions, which may result in losses to us.

 Most of our investments will be illiquid. As
a result, our ability to sell commercial real estate debt, securities or properties in response to changes in economic and other conditions,
could be limited, even at distressed prices. The market prices, if any, for such assets tend to be volatile, and may fluctuate due to
a variety of factors that are inherently difficult to predict, including, but not limited to changes in interest rates, prevailing credit
spreads, general economic conditions, financial market conditions, domestic or international economic or political events, developments
or trends in any particular industry, and the financing condition of the obligors on the Company's assets. The Code also places limits
on our ability to sell properties held for fewer than two years. These considerations could make it difficult for us to dispose of any
of our assets even if a disposition were in the best interests of our stockholders. As a result, our ability to vary our portfolio in
response to further changes in economic and other conditions may be relatively limited, which may result in losses to us.

 Valuations of our investments may reflect
estimates of fair value and may not necessarily correspond to realizable value, which could adversely affect the value of your investment.

 Newly originated or acquired loan investments
will initially be valued at par in the month that they are closed, which is expected to represent fair value at that time. For each month
after the initial month in which a loan investment is closed, the Adviser will value each such loan at fair market value, as agreed upon
by the Adviser's valuation committee and the independent valuation firm. In the event we pursue ownership interest in the underlying
collateral on a defaulted loan, then the asset will become real estate owned ("REO") and such REO properties will initially
be valued at fair value less closing costs, at the time of acquisition. Thereafter, the REO properties will be valued by the Adviser,
as agreed upon by the Adviser's valuation committee and the independent valuation firm. Our publicly traded real-estate related
assets that are not restricted as to salability or transferability will generally be valued by the Adviser monthly on the basis of publicly
available market quotations or at fair value determined in accordance with U.S. GAAP. Our investments in privately placed debt instruments
and securities of real estate-related operating businesses (other than joint ventures), such as real estate development or management
companies, will initially be valued by the Adviser at the acquisition price and thereafter will be revalued monthly at fair value, as
agreed upon by the Adviser's valuation committee and the independent valuation firm. We will also report our derivative assets
and liabilities at fair value based on price quotes from at least one independent pricing service. Our liquid non-real estate-related
assets, including credit rated government debt securities, corporate debt securities, cash and cash equivalents, will be valued monthly
by the Adviser based on market quotations or at fair value determined in accordance with GAAP.

 Within the parameters of our valuation guidelines,
the valuation methodologies used to value our investments in real estate debt and real estate-related securities will involve subjective
judgments and projections and may not be accurate. Valuation methodologies will also involve assumptions and opinions about future events,
which may or may not turn out to be correct. Ultimate realization of the value of an asset depends to a great extent on economic, market
and other conditions beyond our control and the control of the Adviser and the independent valuation firm. Further, valuations do not
necessarily represent the price at which an asset would sell, since market prices of assets can only be determined by negotiation between
a willing buyer and seller. As such, the estimated fair value of an asset may not reflect the price at which the asset could be sold
in the market, and the difference between the estimated fair value and the ultimate sales price could be material. In addition, accurate
valuations are more difficult with respect to illiquid assets and/or during times of low transaction volume because there are fewer market
transactions that can be considered in the context of the valuation analysis. However, there will be no retroactive adjustment in the
valuation of such assets, the offering price of our common stock or valuation-based fees we paid to the Adviser to the extent such valuations
prove to not accurately reflect the realizable value of our assets.

 Competition with third parties for originating and acquiring
investments may reduce our profitability.

 We will face significant competition with respect
to our origination and acquisition activities, including from other REITs, insurance companies, commercial banks, private investment
funds, hedge funds, specialty finance companies and other investors, many of which have greater resources than us, and we may not be
able to compete successfully for investments. In addition, the number of entities and the amount of funds competing for suitable investments
may increase. Many of our competitors are not subject to the operating constraints associated with REIT rule compliance or maintenance
of an exclusion from registration under the Investment Company Act. In addition, some of our competitors may have higher risk tolerances
or different risk assessments, which could allow them to consider a wider variety of loans and investments, offer more attractive pricing
or other terms and establish more relationships than us. Furthermore, competition for originations of and investments in our target assets
may lead to the yields of such assets decreasing, which may further limit our ability to generate satisfactory returns. This competition
may cause us to pay higher prices for investments or originate loans with more generous terms than we would otherwise agree to. If this
occurs, our investors may experience a lower return on their investment.

 Our due diligence may not reveal all material issues relating
to our origination or acquisition of a particular investment.

 Before making an investment, we assess the strength
and skills of the management of the borrower or the operator of the property and other factors that we believe are material to the performance
of the investment. In making the assessment and otherwise conducting customary due diligence, we rely on the resources available to us
and, in some cases, an investigation by third parties. This process is particularly important with respect to newly organized or private
entities because there may be little or no information publicly available about the entity. However, even if we conduct extensive due
diligence on a particular investment, there can be no assurance that this diligence will uncover all material issues relating to such
investment, that the information provided by the borrower is truthful or accurate, or that factors outside of our control will not later
arise. If our due diligence fails to identify material issues, we may have to write-down or write-off assets, restructure our investment
or incur impairment or other charges that could result in our reporting losses.

 We may be unable to restructure loans in
a manner that we believe maximizes value, particularly if we are one of multiple creditors in large capital structures.

 In the current environment, in order to maximize
value, we may be more likely to extend and work out a loan, rather than pursue foreclosure. However, in situations where there are multiple
creditors in large capital structures, it can be particularly difficult to assess the most likely course of action that a lender group
or the borrower may take and it may also be difficult to achieve consensus among the lender group as to major decisions. Consequently,
there could be a wide range of potential principal recovery outcomes, the timing of which can be unpredictable, based on the strategy
pursued by a lender group and/or by a borrower. These multiple creditor situations tend to be associated with larger loans. If we are
one of a group of lenders, we may be a lender on a subordinated basis, and may not independently control the decision making. Consequently,
we may be unable to restructure a loan in a manner that we believe would maximize value.

 We may be subject to risks associated with future advance obligations,
such as declining real estate values and operating performance.

 Our commercial real estate debt portfolio may
include loans that require us to advance future funds. Future funding obligations subject us to significant risks that the property may
have declined in value, projects to be completed with the additional funds may have cost overruns and the borrower may be unable to generate
enough cash flow, or sell or refinance the property, in order to repay our commercial real estate loan due. We could determine that we
need to fund more money than we originally anticipated in order to maximize the value of our investment even though there is no assurance
that such determination would, in fact, be the best course of action.

 We may not be successful in our attempts
to align the maturities of our liabilities with the maturities on our assets, which could harm our operating results and financial condition.

 Our general financing strategy will include the
use of "match-funded" structures. This means that we will seek to align the maturities of our liabilities with the maturities
on our assets in order to manage the risks of being forced to refinance our liabilities prior to the maturities of our assets. We may
fail to appropriately employ match-funded structures on favorable terms, or at all, including as a result of the unavailability of CDO
and CLO financing options. We may also determine not to pursue a match-funded structure with respect to a portion of our financings for
a variety of reasons. If we fail to appropriately employ match-funded structures, our exposure to interest rate volatility and exposure
to matching liabilities prior to the maturity of the corresponding asset may increase substantially which could harm our operating results,
liquidity and financial condition.

 Any credit ratings assigned to our investments
will be subject to ongoing evaluations and revisions and we cannot assure you that those ratings will not be downgraded.

 Some of our investments may be rated by rating
agencies. Any credit ratings on our investments are subject to ongoing evaluation by credit rating agencies, and we cannot assure you
that any such ratings will not be downgraded or withdrawn by a rating agency in the future if, in its judgment, circumstances warrant.
If rating agencies assign a lower-than-expected rating or reduce or withdraw, or indicate that they may reduce or withdraw, their ratings
of our investments, the value and liquidity of those investments could significantly decline, which would adversely affect the value
of our investment portfolio.

 We may be subject to liability or "equitable subordination"
as a result of borrower lawsuits.

 In recent years, a number of judicial decisions
in the United States have upheld the right of borrowers to sue lending institutions on the basis of various evolving legal theories (collectively
termed "lender liability"). Generally, lender liability is founded upon the premise that an institutional lender has violated
a duty (whether implied or contractual) of good faith and fair dealing owed to the borrower or has assumed a degree of control over the
borrower resulting in creation of a fiduciary duty owed to the borrower or its other creditors or stockholders. Because of the nature
of certain of our investments, we could be subject to allegations of lender liability.

 In addition, under common law principles that
in some cases form the basis for lender liability claims, if a lending institution (i) intentionally takes an action that results
in the undercapitalization of a borrower to the detriment of other creditors of such borrower, (ii) engages in other inequitable
conduct to the detriment of such other creditors, (iii) engages in fraud with respect to, or makes misrepresentations to, such other
creditors or (iv) uses its influence as a stockholder to dominate or control a borrower to the detriment of the other creditors
of such borrower, a court may elect to subordinate the claim of the offending lending institution to the claims of the disadvantaged
creditor or creditors, a remedy called "equitable subordination." Because of the nature of certain of the Company's
and its affiliates' investments, the Company or its subsidiaries could be subject to claims from creditors of an obligor that the
Company's investments issued by such obligor should be equitably subordinated. The Company may make investments in which it would
not be the lead creditor. It is, accordingly, possible that lender liability or equitable subordination claims affecting the Company's
investment could arise without the direct involvement of the Company or its subsidiaries.

 We may experience a decline in the fair value of our assets.

 A decline in the fair value of our assets would
require us to recognize an unrealized loss against earnings for those assets that are recorded at fair value through earnings, or may
trigger an impairment, credit loss or other charge against earnings under applicable U.S. GAAP for those assets that are not recorded
at fair value through earnings if we expect that the carrying value of those assets will not be recoverable. Subsequent disposition or
sale of such assets could further affect our future losses or gains depending on the actual proceeds received.

 Risks Related to Conflicts of Interest

 Certain conflicts of interest are discussed
below. Our stockholders should be aware that there will be occasions when the Adviser and its affiliates will encounter conflicts of
interest in connection with their relationship to us. The below discussion enumerates certain conflicts of interest. There can be no
assurance that the Adviser and its affiliates will resolve all conflicts of interest in a manner that is favorable to us and our stockholders.

 The Adviser faces conflicts of interest
relating to purchasing commercial real estate-related investments, and such conflicts may not be resolved in our favor, which could adversely
affect our investment opportunities.

 We rely on the Adviser and the executive officers
and other key real estate professionals at the Adviser to identify suitable investment opportunities for us. The Adviser currently manages
other investment programs that share similar investment objectives with the Company and will target similar investments as the Company,
including Franklin BSP Realty Trust, Inc. (an NYSE-listed public mortgage REIT) ("FBRT") and two private funds, and
may in the future advise additional competing investment programs. Therefore, some investment opportunities that are suitable for us
may also be suitable for other investment vehicles managed by the Adviser or its affiliates, and the executive officers and real estate
professionals of the Adviser could direct attractive investment opportunities to such other entities. In addition, we may in the future
engage in transactions with our Adviser or affiliates of our Adviser, including co-investment transactions, and these transactions may
not be on terms as favorable as transactions with third parties. Such events could result in us investing in assets that provide less
attractive returns, which may reduce our ability to make distributions.

 The Adviser and its employees face competing demands relating
to their time, and this may cause our operating results to suffer.

 The Adviser and its employees are engaged in
investment and investment management activities unrelated to us. We cannot provide any assurances regarding the amount of time our Adviser
and its employees will dedicate to the management of our business. Each of our officers is also an employee of our Adviser, and has significant
responsibilities for other investment vehicles currently managed by the Adviser and its affiliates. Consequently, we may not receive
the level of support and assistance that we otherwise might receive if we were internally managed. Because these persons have competing
demands on their time and resources, they may have conflicts of interest in allocating their time between our business and these other
activities. If this occurs, the returns on our investments may suffer.

 The fee structure set forth in the Advisory Agreement may incentivize
the Adviser to take actions that could create risks for stockholders.

 We will pay the Adviser a base Management Fee
regardless of our performance and a Performance fee that is based on our performance. Since the base Management Fee is based on total
stockholder equity, the Adviser may be incentivized to focus on strategies that increase our equity even when doing so will not optimize
the returns for our stockholders. The Performance Fee may create an incentive for our Adviser to invest in assets with higher yield potential,
which are generally riskier or more speculative, or sell an asset prematurely for a gain, in an effort to increase our short-term net
income and thereby increase the Performance Fees to which it is entitled. We also pay to the Adviser 75% of Commitment Fees (as defined
below) paid by borrowers on loans we originate, which may incentivize the Adviser to negotiate loan terms in order to maximize Commitment
Fees.

 Our Adviser manages our portfolio pursuant to broad investment
guidelines.

 Our Adviser is authorized to follow broad investment
guidelines that provide it with substantial discretion regarding investment, financing, asset allocation and hedging decisions. The Board
will periodically review our investment guidelines and our portfolio but will not, and will not be required to, review and approve in
advance all of our proposed loans and other investments or our Adviser's financing, asset allocation or hedging decisions. In addition,
in conducting periodic reviews, our directors may rely primarily on information provided, or recommendations made, to them by our Adviser
or its affiliates. Subject to maintaining our REIT qualification and our exclusion or exemption from regulation under the Investment
Company Act, our Adviser has significant latitude within the broad investment guidelines in determining the types of loans and other
investments it makes for us, and how such loans and other investments are financed or hedged, which could result in investment returns
that are substantially below expectations or losses, which could materially and adversely affect us.

 Our
Adviser maintains a contractual as opposed to a fiduciary relationship with us. Our Adviser's liability will be limited under our
Advisory Agreement, and we will agree to indemnify our Adviser against certain liabilities.

 Pursuant to our Advisory Agreement, our Adviser
will assume no responsibility to us other than to render the services called for thereunder in good faith and will not be responsible
for any action of the Board in following or declining to follow its advice or recommendations, including as set forth in our investment
guidelines. The Adviser maintains a contractual as opposed to a fiduciary relationship with us. Under the terms of our Advisory Agreement,
our Adviser and its affiliates will not be liable to us, the Board or our stockholders for acts or omissions performed in accordance
with and pursuant to our Advisory Agreement, except by reason of the Adviser's bad faith, fraud, willful misconduct, gross negligence
or reckless disregard of its duties under the Advisory Agreement. We will agree to indemnify the Adviser and its affiliates, including
their respective officers, managers, directors, partners and employees from any and all liability, claims, damages or losses arising
in the performance of their duties under the Advisory Agreement, and related expenses, including reasonable attorneys' fees, that
are not fully reimbursed by insurance. As a result, we could experience poor performance or losses for which our Adviser would not be
liable.

 Termination or non-renewal of our Advisory Agreement would be
difficult and costly.

 The circumstances under which we can terminate
our contract with the Adviser for cause are limited and do not include performance. We are not permitted to terminate the Advisory Agreement
without cause. We are permitted to elect not to renew the Advisory Agreement under certain conditions but doing so would be difficult
and costly. We can elect not to renew the Advisory Agreement upon the affirmative vote of at least two-thirds of our Independent Directors
(defined below), based upon a determination that (i) the Adviser's performance is unsatisfactory and materially detrimental
to us or (ii) the compensation payable to the Adviser is not fair (provided that in this instance, our Adviser will be afforded
the opportunity to renegotiate the Management Fee and Performance Fee prior to termination). We are required to provide our Adviser with
180 days prior notice of any such nonrenewal. Additionally, upon such a nonrenewal, or if we materially breach the Advisory Agreement
and our Adviser terminates our Advisory Agreement, the Advisory Agreement provides that we will pay our Adviser a termination fee equal
to three times the sum of the average annual base Management Fee and the average annual Performance Fee paid or payable to the Adviser
during the 24-month period immediately preceding the most recently completed calendar quarter prior to the termination. These provisions
increase the cost to us of terminating or nonrenewing the Advisory Agreement and adversely affect our ability to terminate our Adviser
without cause.

 Five of our six directors are also directors
of a publicly-traded mortgage REIT advised by the Adviser that has similar investment objectives and target investments.

 Five of our six directors, including all of our
Independent Directors (defined below), are also directors of Franklin BSP Realty Trust, Inc., a publicly-traded mortgage REIT advised
by the Adviser that has similar investment objectives and target investments. These directors may face challenges in navigating potential
conflicts of interest that may arise between the Company and Franklin BSP Realty Trust, Inc.

 Risks Related To Taxation

 Our failure to qualify as a REIT could have significant adverse
consequences to us and the value of our common stock.

 We believe that we will qualify as a REIT for
U.S. federal income tax purposes commencing with our taxable year ending December 31, 2025. We intend to continue to meet the requirements
for qualification and taxation as a REIT, but we cannot assure stockholders that we qualify as a REIT. Qualification as a REIT involves
the application of highly technical and complex Code provisions for which only a limited number of judicial and administrative interpretations
exist. Moreover, new tax legislation, administrative guidance or court decisions, in each instance potentially with retroactive effect,
could make it more difficult or impossible for us to qualify as a REIT. Even an inadvertent or technical mistake could jeopardize our
REIT status.

 Our qualification as a REIT depends on our satisfaction
of certain asset, income, organizational, distribution, stockholder ownership and other requirements on a continuing basis:

 Our
 compliance depends upon the characterization of our assets and income for REIT purposes,
 as well as the relative values of our assets, some of which are not susceptible to a precise
 determination and for which we typically do not obtain independent appraisals. Moreover,
 we invest in certain assets with respect to which the rules applicable to REITs may
 be particularly difficult to interpret or to apply, including the rules applicable to
 financing arrangements that are structured as sale and repurchase agreements; mezzanine loans;
 and investments in real estate mortgage loans that are acquired at a discount, subject to
 work-outs or modifications, or reasonably expected to be in default at the time of acquisition.
 If the Internal Revenue Service ("IRS") challenged our treatment of investments
 for purposes of the REIT asset and income tests, and if such a challenge were sustained,
 we could fail to qualify as a REIT.

 We
 may in the future own direct or indirect interests in a subsidiary that will elect to be
 taxed as a REIT under the Code (a "Subsidiary REIT"), which would further complicate
 the application of the REIT requirements for us. A Subsidiary REIT is subject to the various
 REIT qualification requirements that are applicable to us and certain other requirements.
 If a Subsidiary REIT were to fail to qualify as a REIT, then (i) it would become subject
 to regular U.S. federal corporate income tax, (ii) our interest in such Subsidiary REIT
 would cease to be a qualifying asset for purposes of the REIT asset tests, and (iii) we
 would fail certain of the REIT asset tests, in which event we also would fail to qualify
 as a REIT unless we could avail ourselves of relief provisions.

 If we were to fail to qualify as a REIT in any
taxable year and are unable to avail ourselves of certain savings provisions set forth in the Code, we would be subject to U.S. federal
and applicable state and local income tax on our taxable income at regular corporate rates. In addition, we would possibly also be subject
to certain taxes that are applicable to non-REIT corporations, including the nondeductible 1% excise tax on certain stock repurchases.
Losing our REIT status would reduce our net income available for investment or distribution to stockholders because of the additional
tax liability. In addition, distributions to stockholders would no longer qualify for the dividends-paid deduction, and we would no longer
be required to make distributions. If this occurs, we might be required to borrow or liquidate some investments in order to pay the applicable
tax. We would not be able to elect to be taxed as a REIT for four years following the year we first failed to qualify unless the IRS
were to grant us relief under certain statutory provisions.

 The failure of a mezzanine loan to qualify as a real estate
asset could adversely affect our ability to qualify as a REIT.

 The IRS has issued Revenue Procedure 2003-65,
which provides a safe harbor pursuant to which a mezzanine loan, if it meets certain requirements, will be treated by the IRS as a real
estate asset for purposes of the REIT asset tests, and interest derived from such loan will be treated as qualifying mortgage interest
for purposes of the REIT 75% gross income test. Although the Revenue Procedure provides a safe harbor on which taxpayers may rely, it
does not prescribe rules of substantive tax law. We may originate or acquire mezzanine loans that do not satisfy all of the requirements
for reliance on the safe harbor set forth in the Revenue Procedure, in which case, there can be no assurance that the IRS will not challenge
the tax treatment of such loans. If such a challenge were sustained, we could fail to qualify as a REIT.

 Even if we qualify as a REIT, we may be subject to tax liabilities
that reduce our cash flow for distribution to our stockholders.

 Even if we qualify as a REIT, we may be subject to some U.S. federal,
state and local taxes on our income or property. For example:

 In
 order to qualify as a REIT, we must distribute annually at least 90% of our "REIT taxable
 income" (determined before the deduction of dividends paid and excluding net capital
 gains) to our stockholders. To the extent that we satisfy the distribution requirement but
 distribute less than 100% of our REIT taxable income, we will be subject to U.S. federal
 corporate income tax on our undistributed income. These requirements could cause us to distribute
 amounts that otherwise would be spent on investments in real estate assets, and it is possible
 that we might be required to borrow funds or sell assets to fund these distributions.

 We
 will be subject to a 4% nondeductible excise tax on the amount, if any, by which distributions
 we pay in any calendar year are less than the sum of (i) 85% of our ordinary income,
 (ii) 95% of our capital gain net income and (iii) 100% of our undistributed income
 from prior years.

 If
 we have net income from the sale of foreclosure property that we hold primarily for sale
 to customers in the ordinary course of business or other non-qualifying income from foreclosure
 property, we must pay a tax on that income at the highest corporate income tax rate.

 If
 we sell an asset, other than a foreclosure property, that we hold primarily for sale to customers
 in the ordinary course of business, our gain would be subject to the 100% "prohibited
 transaction" tax. We might be subject to this tax if we were to dispose of or securitize
 loans in a manner that is treated as a sale of loans for U.S. federal income tax purposes
 that is subject to the prohibited transaction tax.

 Any
 taxable REIT subsidiary ("TRS") of ours will be subject to U.S. federal corporate
 income tax on its taxable income, and non-arm's length transactions between us and
 any TRS could be subject to a 100% tax.

 We
 could, in certain circumstances, be required to pay an excise or penalty tax (which could
 be significant in amount) in order to utilize one or more relief provisions under the Code
 to maintain our qualification as a REIT.

 Any of these taxes would decrease cash available for distribution
to our stockholders.

 The failure of assets subject to repurchase agreements to qualify
as real estate assets could adversely affect our ability to qualify as a REIT.

 We may in the future enter into financing arrangements
that are structured as sale and repurchase agreements pursuant to which we would nominally sell certain of our assets to a counterparty
and simultaneously enter into an agreement to repurchase these assets at a later date in exchange for a purchase price. Economically,
these agreements are financings which are secured by the assets sold pursuant thereto. We believe that we would be treated for REIT asset
and income test purposes as the owner of the assets that are the subject of any such sale and repurchase agreement notwithstanding that
such agreement may transfer record ownership of the assets to the counterparty during the term of the agreement. It is possible, however,
that the IRS could assert that we did not own the assets during the term of the sale and repurchase agreement, in which case we could
fail to qualify as a REIT.

 The "taxable mortgage pool"
rules may increase the taxes that we or our stockholders incur, and may limit the manner in which we effect future securitizations.

 Securitizations in the form of bonds or notes
secured principally by mortgage loans generally result in the creation of taxable mortgage pools ("TMPs") for U.S. federal
income tax purposes. The debt securities issued by TMPs are sometimes referred to as "collateralized mortgage obligations"
("CMOs"). We may issue CMOs through TMPs. Unless a TMP is wholly-owned by a REIT, it is subject to taxation as a corporation.
However, so long as a REIT owns 100% of the equity interests in a TMP, the TMP will not be taxed as a corporation. Instead, certain categories
of the REIT's stockholders, such as foreign stockholders eligible for treaty or sovereign benefits, stockholders with net operating
losses, and generally tax-exempt stockholders that are subject to unrelated business income tax, may be subject to taxation, or to increased
taxes, on any portion, known as "excess inclusions," of their dividend income from a REIT that is attributable to a TMP,
but only to the extent that we actually distribute "excess inclusions" to them. We intend not to distribute "excess
inclusions," but to pay the tax on "excess inclusions" ourselves. Notwithstanding our intention to try to avoid distributions
to our stockholders of "excess inclusions," it is possible that some portion of our dividends to our stockholders may be
so characterized.

 In order to better control, and to attempt to
avoid, the distribution of "excess inclusions" to our stockholders, we plan to hold our TMPs in a Subsidiary REIT in which
we own, directly or indirectly, all of the common equity interests. Because our TMPs must at all times be owned by a REIT, we (or our
Subsidiary REIT, as applicable) will be restricted from selling equity interests in the TMPs, or selling any notes or bonds issued by
the TMPs that might be considered to be equity for tax purposes, to other investors if doing so would subject the TMPs to taxation. These
restrictions will limit the liquidity of our investment in our TMPs and may prevent us from incurring greater leverage on that investment
in order to maximize our returns from it.

 The prohibited transactions tax may limit
our ability to engage in transactions, including certain methods of securitizing mortgage loans that would be treated as sales for U.S.
federal income tax purposes.

 A REIT's net income from prohibited transactions
is subject to a 100% tax. In general, prohibited transactions are sales or other dispositions of assets, other than foreclosure property,
held primarily for sale to customers in the ordinary course of business. We might be subject to the prohibited transaction tax if we
were to dispose of, modify or securitize loans in a manner that is treated as a sale of the loans for U.S. federal income tax purposes.
Therefore, in order to avoid the prohibited transactions tax, we may choose not to engage in certain sales or modifications of loans
at the REIT level and may limit the structures we utilize for our securitization transactions, even though the sales, modifications or
structures might otherwise be beneficial to us. Additionally, we may be subject to the prohibited transaction tax upon a disposition
of real property. Although a safe-harbor exception to prohibited transaction treatment is available, there can be no assurance that we
can comply with the safe harbor or that we will avoid owning property that may be characterized as held primarily for sale to customers
in the ordinary course of business.

 It may be possible to reduce the impact of the
prohibited transaction tax by conducting certain activities through a TRS. However, to the extent that we engage in such activities through
a TRS, the income associated with such activities may be subject to U.S. federal corporate income tax.

 Complying with REIT requirements may limit our ability to hedge
effectively and may cause us to incur tax liabilities.

 The REIT provisions of the Code may limit our
ability to effectively hedge our assets and operations. Under the REIT provisions, any income that we generate from hedging transactions
will be excluded from gross income for purposes of the REIT 75% and 95% gross income tests if the instrument hedges: (i) interest
rate risk on liabilities incurred to carry or acquire real estate assets or (ii) risk of currency fluctuations with respect
to any item of income or gain that would be qualifying income under the REIT 75% or 95% gross income tests, and such instrument is properly
identified under applicable U.S. Department of Treasury regulations ("Treasury Regulations"). Income from hedging transactions
that do not meet these requirements will generally constitute non-qualifying income for purposes of both the REIT 75% and 95% gross income
tests. As a result, we may have to limit our use of hedging techniques that might otherwise be advantageous, which could result in greater
risks associated with interest rate or other changes than we would otherwise incur.

 Liquidation of assets may jeopardize our REIT qualification.

 To qualify as a REIT, we must comply with requirements
regarding our assets and our sources of income. If we are compelled to liquidate our investments to repay obligations to our lenders,
we may be unable to comply with these requirements, ultimately jeopardizing our qualification as a REIT, or we may be subject to a 100%
prohibited transaction tax on any resultant gain if we sell assets that are treated as dealer property or inventory.

 Modification of the terms of our debt investments
and mortgage loans underlying our CMBS in conjunction with reductions in the value of the real property securing such loans could cause
us to fail to qualify as a REIT.

 Our debt and securities investments may be materially
affected by changes in the real estate market and economy in general. As a result, many of the terms of our debt and the mortgage loans
underlying our securities may be modified to avoid taking title to a property. Under the Code, if the terms of a loan are modified in
a manner constituting a "significant modification," such modification triggers a deemed exchange of the original loan for
the modified loan. In general, under applicable Treasury Regulations if a loan is secured by real property and other property and the
highest principal amount of the loan outstanding during a taxable year exceeds the fair market value of the real property securing the
loan determined as of the date we agreed to acquire the loan or the date we significantly modified the loan, a portion of the interest
income from such loan will not be qualifying income for purposes of the REIT 75% gross income test, but will be qualifying income for
purposes of the REIT 95% gross income test. Although the law is not entirely clear, a portion of the loan will likely be a non-qualifying
asset for purposes of the REIT 75% asset test. The non-qualifying portion of such a loan would be subject to, among other requirements,
the requirement that a REIT not hold securities possessing more than 10% of the total value of the outstanding securities of any one
issuer ("10% Value Test").

 IRS Revenue Procedure 2014-51 provides a safe
harbor pursuant to which we will not be required to redetermine the fair market value of real property securing a loan for purposes of
the gross income and asset tests discussed above in connection with a loan modification that is: (i) occasioned by a borrower default
or (ii) made at a time when we reasonably believe that the modification to the loan will substantially reduce a significant risk
of default on the original loan. No assurance can be provided that all of our loan modifications have or will qualify for the safe harbor
in Revenue Procedure 2014-51. To the extent we significantly modify loans in a manner that does not qualify for that safe harbor, we
will be required to redetermine the value of the real property securing the loan at the time it was significantly modified. In determining
the value of the real property securing such a loan, we generally will not obtain third-party appraisals, but rather will rely on internal
valuations. No assurance can be provided that the IRS will not successfully challenge our internal valuations. If the terms of our debt
investments and the mortgage loans underlying our CMBS are "significantly modified" in a manner that does not qualify for
the safe harbor in Revenue Procedure 2014-51 and the fair market value of the real property securing such loans has decreased significantly,
we could fail the REIT 75% gross income test, the 75% asset test and/or the 10% Value Test. Unless we qualified for relief under certain
Code cure provisions, such failures could cause us to fail to continue to qualify as a REIT.

 Changes in tax laws may adversely affect our taxation as a REIT
and taxation of our stockholders.

 The IRS, the United States Treasury Department
and Congress frequently review U.S. federal income tax legislation, regulations and other guidance. Most recently, numerous legislative,
judicial and administrative changes have been made to the U.S. federal income tax laws in connection with the passage of the Tax Cuts
and Jobs Act of 2017, the Coronavirus Aid, Relief and Economic Security Act and the Inflation Reduction Act of 2022. We cannot predict
whether, when or to what extent new U.S. federal tax laws, regulations, interpretations or rulings will be adopted. Further, from time
to time, changes in state and local tax laws or regulations are enacted, which may result in an increase in our tax liability. Any legislative
action may prospectively or retroactively modify our tax treatment and, therefore, may adversely affect our taxation or taxation of our
stockholders. We urge you to consult with your tax advisor with respect to the status of legislative, regulatory or administrative developments
and proposals and their potential effect on an investment in our common stock.

 Risks Related To Plan Investors

 If the fiduciary of an employee benefit
plan or plan subject to ERISA or Section 4975 of the Code fails to meet the fiduciary and other standards under ERISA, the Code
or common law as a result of an investment in our common stock, the fiduciary could be subject to penalties.

 There are special considerations that apply to
investing in our common stock on behalf of a "benefit plan investor" within the meaning of ERISA and the Plan Asset Regulations
(as defined herein) including a pension, profit sharing, 401(k) or other employer-sponsored retirement plan, health or welfare plan
or trust, an IRA and a "Keogh" plan, that are subject to Title I of ERISA and/or Section 4975 of the Code. If you are
investing the assets of any of the entities identified in the prior sentence in our common stock, you should satisfy yourself, to the
extent applicable, that:

 the
 investment is consistent with your fiduciary obligations under applicable law, including
 common law, ERISA and the Code;

 the
 investment is made in accordance with the documents and instruments governing the trust,
 plan or IRA, including a plan's investment policy;

 the
 investment satisfies the prudence and diversification requirements of Sections 404(a)(1)(B) and
 404(a)(1)(C) of ERISA (to the extent such entity is subject to ERISA) and other applicable
 provisions of ERISA and the Code;

 the
 investment will not impair the liquidity of the trust, plan or IRA;

 the
 investment will not produce "unrelated business taxable income" for the trust,
 plan or IRA;

 our
 stockholders will be able to value the assets of the plan in accordance with ERISA requirements
 and applicable provisions of the plan or IRA; and

 the
 investment will not constitute a non-exempt prohibited transaction under Title I of ERISA
 or Section 4975 of the Code.

 Failure to satisfy the fiduciary standards of
conduct and other applicable requirements of ERISA, the Code, or other applicable statutory or common law may result in the imposition
of civil penalties, and can subject the fiduciary to equitable remedies. In addition, if an investment in our common stock constitutes
a non-exempt prohibited transaction under Section 4975 of the Code, the fiduciary that authorized or directed the investment may
be subject to the imposition of excise taxes with respect to the amount involved.

 If our assets at any time are deemed to
constitute "plan assets" within the meaning of ERISA and the Plan Asset Regulations, that may lead to our being subject to
certain ERISA and Code requirements.

 We intend to conduct our affairs so that our
assets should not be deemed to constitute "plan assets" of any stockholder that is a "benefit plan investor"
(each within the meaning of ERISA and the Plan Asset Regulation). If, notwithstanding our intent, our assets were deemed to constitute
 "plan assets" of any stockholder that is a "benefit plan investor" within the meaning of ERISA and the Plan Asset
Regulation, this would result, among other things, in (i) the application of the prudence and other fiduciary responsibility standards
of ERISA to investments made by the Company, and (ii) the possibility that certain transactions in which the Company might seek
to engage could constitute "prohibited transactions" under ERISA and the Code. If a prohibited transaction occurs for which
no exemption is available, the Adviser and/or any other fiduciary that has engaged in the prohibited transaction could be required to
(i) restore to the benefit plan investor any profit realized on the transaction and (ii) reimburse the benefit plan investor
for any losses suffered by the benefit plan investor as a result of the investment. In addition, each disqualified person (within the
meaning of Section 4975 of the Code) involved could be subject to an excise tax equal to 15% of the amount involved in the prohibited
transaction for each year the transaction continues and, unless the transaction is corrected within statutorily required periods, to
an additional tax of 100%. Fiduciaries of a benefit plan investor who decide to invest in our common stock could, under certain circumstances,
be liable for prohibited transactions or other violations as a result of their investment or as co-fiduciaries for actions taken by or
on behalf of the Company or the Adviser. With respect to an IRA that invests in our common stock, the occurrence of a prohibited transaction
involving the individual who established the IRA, or his or her beneficiaries, would cause the IRA to lose its tax-exempt status.

 Prospective investors that are subject to ERISA
or Section 4975 of the Code (each, a "Plan") should consult with their own legal, tax, financial and other advisors
prior to investing to review these implications in light of such investor's particular circumstances. The sale of our common stock
to any Plan is in no respect a representation by us or any other person associated with the offering of our common stock that such an
investment meets all relevant legal requirements with respect to investments by Plans generally or any particular Plan, or that such
an investment is appropriate for Plans generally or any particular Plan.

 General Risks Related To An Investment In Our Common Stock

 Public health crises have, and may in the future, adversely
impact our business and the business of many of our borrowers.

 Public health crises could have repercussions
across domestic and global economies and financial markets. For example, the COVID-19 pandemic resulted in many governmental authorities
imposing significant restrictions on businesses and individuals that triggered economic consequences, including high unemployment and
high inflation, that resulted in challenging operating conditions for many businesses, particularly in the retail (including restaurants),
office and hospitality sectors. These actions directly and indirectly adversely effected the financing markets as well and resulted in
mortgage REITs receiving margin calls from lenders.

 The extent to which pandemics and similar health
crises impact our or our borrowers' operations will depend on future developments which are highly uncertain and cannot be predicted
with confidence, including the scope, severity and duration of the events, treatment developments and government responses to the events.
The inability of our borrowers to meet their loan obligations and/or borrowers filing for bankruptcy protection as a result of these
events would reduce our cash flows, which would impact our ability to pay dividends to our stockholders.

 Our business could suffer in the event
our Adviser or any other party that provides us with services essential to our operations experiences system failures or cyber-incidents
or a deficiency in cybersecurity.

 Despite system redundancy, the implementation
of security measures and the existence of a disaster recovery plan for the internal information technology systems of the Adviser and
other parties that provide us with services essential to our operations, these systems are vulnerable to damage from any number of sources,
including computer viruses, unauthorized access, energy blackouts, natural disasters, terrorism, war and telecommunication failures.
Any system failure or accident that causes interruptions in our operations could result in a material disruption to our business.

 As reliance on technology in our industry has
increased, so have the risks posed to the systems of the Adviser and other parties that provide us with services essential to our operations,
both internal and outsourced. In addition, the risk of a cyber-incident, including by computer hackers, foreign governments and cyber
terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and intrusions from around the world
have increased. Even the most well protected information, networks, systems and facilities remain potentially vulnerable because the
techniques used in such attempted attacks and intrusions evolve and generally are not recognized until launched against a target, and
in some cases are designed not to be detected and, in fact, may not be detected.

 The remediation costs and lost revenues experienced
by a victim of a cyber-incident may be significant and significant resources may be required to repair system damage, protect against
the threat of future security breaches or to alleviate problems, including reputational harm, loss of revenues and litigation, caused
by any breaches.

 Although the Adviser and other parties that provide
us with services essential to our operations intend to continue to implement industry-standard security measures, there can be no assurance
that those measures will be sufficient, and any material adverse effect experienced by the Adviser and other parties that provide us
with services essential to our operations could, in turn, have an adverse impact on us.

 We are subject to risks from natural disasters
such as earthquakes and severe weather, including as the result of global climate changes, which may result in damage to the properties
securing our loans.

 Natural disasters and severe weather such as
earthquakes, tornadoes, hurricanes or floods may result in significant damage to the properties securing our loans or in which we invest.
In addition, our investments may be exposed to new or increased risks and liabilities associated with global climate change, such as
increased frequency or intensity of adverse weather and natural disasters, which could negatively impact our and our borrowers'
businesses and the value of the properties securing our loans or in which we invest. The extent of our or our borrowers' casualty
losses and loss in operating income in connection with such events is a function of the severity of the event and the total amount of
exposure in the affected area. While the geographic distribution of our portfolio somewhat limits our physical climate risk, some physical
risk is inherent in the properties of our borrowers, particularly in certain borrowers' locations and in the unknown potential
for extreme weather or other events that could occur related to climate change. We may be materially and adversely affected by our exposure
to losses arising from natural disasters or severe weather, including those associated with global climate change.

 In addition, global climate change concerns could
result in additional legislation and regulatory requirements, including those associated with the transition to a low-carbon economy,
which could increase expenses or otherwise adversely impact our business, results of operations and financial condition, or the business,
results of operations and financial condition of our borrowers.

 Item 1B.
 Unresolved
 Staff Comments

 None.

 Item 1C.
 Cybersecurity

 Management and Board Oversight

 Our Board will oversee risk management for the
Company including through its approval of the investment policy and other policies of the Company and its oversight of the Adviser. For
certain risks, the Board may delegate oversight responsibilities to committees of the Board. The Board has delegated to the Audit Committee
responsibilities for monitoring the Company's risk assessment, risk management and risk mitigation policies and programs, including
matters relating to privacy and cybersecurity.

 Information Technology and Cybersecurity Risks

 We have no employees and will rely on the Adviser
to manage our day-to-day operations pursuant to the Advisory Agreement. Therefore, we rely heavily on Franklin Templeton's information
systems and their program for defending against and responding to cybersecurity threats and incidents. Franklin Templeton maintains a
robust cybersecurity defense program, including a dedicated cybersecurity team led by its Chief Security Officer ("CISO").

 The CISO, who reports directly to the Franklin
Templeton Executive Vice President, Chief Risk and Transformation Officer, has 30 years of experience in the information technology and
cybersecurity field and has been at Franklin Templeton for 13 years. The CISO will provide regular briefings for our senior management
team on cybersecurity matters, including threats, events, and program enhancements.

 In the event of an incident which jeopardizes
the confidentiality, integrity, or availability of the information technology systems the Adviser uses to provide services to us pursuant
to the Advisory Agreement, Franklin Templeton's cybersecurity team utilizes a regularly updated cybersecurity incident response
plan that was developed based on, and is periodically benchmarked to, applicable third-party cybersecurity standards and frameworks.
Pursuant to that plan and its escalation protocols, designated personnel are responsible for assessing the severity of the incident and
associated threat, containing the threat, remediating the threat, including recovery of data and access to systems, analyzing the reporting
obligations associated with the incident, and performing post-incident analysis and program improvements. While the particular personnel
assigned to an incident response team will depend on the particular facts and circumstances, the response team is led by the CISO or
his delegee. In addition, the Audit Committee approved a Company policy that supplements the Franklin Templeton incident response plan
with respect to cybersecurity incidents that have impacted or are expected to impact the Company, including by impacting the Adviser's
ability to provide services to the Company pursuant to the Advisory Agreement. Pursuant to this policy the Adviser and Franklin Templeton
are required to notify and brief Company senior management and the Board with respect to certain matters related to applicable cybersecurity
incidents. The policy also designates responsibility to specified members of our senior management for Company disclosure determinations
related to the incident.

 The Audit Committee will oversee the Company's
privacy, information technology and security and cybersecurity risk exposures, including (i) the potential impact of those exposures
on the Company's business, financial results, operations and reputation, (ii) the programs and steps implemented by management
to monitor and mitigate any exposures, (iii) the Company's information governance and information security policies and programs,
and (iv) major legislative and regulatory developments that could materially impact the Company's privacy, data security and
cybersecurity risk exposure.

 We expect that on a quarterly basis, the CISO
or its delegee report to the Audit Committee or the Board on information technology and cybersecurity matters, including a detailed threat
assessment relating to information technology risks.

 Processes for Assessing, Identifying
and Managing Material Risks from Cybersecurity Threats

 The Franklin Templeton cybersecurity program
focuses on (1) preventing and preparing for cybersecurity incidents, (2) detecting and analyzing cybersecurity incidents, and
(3) containing, eradicating, recovering from and reporting cybersecurity events. The Company has a policy that supplements the Franklin
Templeton cybersecurity incident response plan and addresses reporting and disclosure considerations related to a cybersecurity incident.

 Prevention and Preparation

 Franklin Templeton undertakes regular internal
and external security audits and vulnerability assessments to reduce the risk of a cybersecurity incident and they implement business
continuity, contingency and recovery plans to mitigate the impact of an incident. As part of these efforts, Franklin Templeton periodically
engages consultants to conduct external reviews of its vulnerabilities, including penetration testing and compromise assessments. Franklin
Templeton employs identity and access management including broad adoption of multifactor authentication, geo-location blocking, behavior
analytics and controls aligned to a zero trust model.

 Franklin Templeton and the Advisor recognize
that threat actors frequently target employees to gain unauthorized access to information systems. Therefore, a key element of their
prevention efforts is employee training on their data privacy and cyber security procedures. For example, new hires receive mandatory
privacy and information security training. In addition, current employees of the Adviser must complete mandatory annual cybersecurity
and data trainings, which are supplemented by regular phishing and other cyber-related awareness activities and trainings that we conduct
throughout the year.

 We recognize that third parties that provide
information systems used by the Adviser to provide services to the Company can be subject to cybersecurity incidents that could impact
the Company. To mitigate third party risk, Franklin Templeton requires third party vendors to comply with our confidentiality, security,
and privacy requirements. Third-party IT vendors are also subject to additional diligence such as questionnaires and inquiries.

 As discussed above, to support its preparedness
Franklin Templeton has an incident response plan that it periodically updates. In addition, Franklin Templeton performs regularly scheduled
tabletop exercises and periodic drills at least once a year to test its incident response procedures, identify improvement opportunities
and exercise team preparedness. Franklin Templeton also maintains cybersecurity insurance providing coverage for certain costs related
to security failures and specified cybersecurity-related incidents that interrupt our network or networks of our vendors, in all cases
up to specified limits and subject to certain exclusions.

 Detection and Analysis

 Cybersecurity incidents may be detected through
a variety of means, which may include, but are not limited to, automated event-detection notifications or similar technologies which
are monitored by the Franklin Templeton cyber defense team, notifications from employees, borrowers or service providers, and notifications
from third party information technology system providers. Franklin Templeton also has a threat intelligence program that performs proactive
analyses leveraging internal, government and third party provided intelligence to identify and mitigate risks to the firm. Once a potential
cybersecurity incident is identified, including a third party cybersecurity event, the incident response team designated pursuant to
the Franklin Templeton incident response plan follows the procedures set forth in the plan to investigate the potential incident, including
determining the nature of the event and assessing the severity of the event.

 Containment, Eradication, Recovery, and Reporting

 In the event of a cybersecurity incident, the
Franklin Templeton incident response team is responsible for deciding on a containment strategy to respond to the cybersecurity incident
consistent with the procedures in the incident response plan.

 Once a cybersecurity incident is contained the
focus shifts to remediation. Eradication and recovery activities depend on the nature of the cybersecurity incident and may include rebuilding
systems and/or hosts, replacing compromised files with clean versions or validation of files or data that may have been affected.

 Franklin Templeton has relationships with a number
of third party service providers to assist with cybersecurity containment and remediation efforts.

 Following the conclusion of an incident, the
Franklin Templeton incident response team will generally reassess the effectiveness of the cybersecurity program and incident response
plan, identify potential adjustments as appropriate and report to our senior management and Board on these matters.

 Cybersecurity Risks

 As
of December 31, 2024, we are not aware of any instances of material cybersecurity incidents that impacted the Company since its
inception. We and our Adviser routinely face risks of potential incidents, whether through cyber-attacks or cyber intrusions over the
Internet, ransomware and other forms of malware, computer viruses, attachment to emails, phishing attempts, extortion or other scams;
however, we have been able to prevent or sufficiently mitigate harm from such risks. See Item 1A "Risk Factors—General
Risks Related to an Investment in Our Common Stock—Our business could suffer in the event our Adviser or any other party that provides
us with services essential to our operations experiences system failures or cyber-incidents or a deficiency in cybersecurity."

 Item 2.
 Properties

 Our principal office is located at One Madison
Avenue, Suite 1600, New York, NY 10010. As part of the Advisory Agreement, the Adviser is responsible for providing office space
and office services required in rendering services to us. We consider these facilities to be suitable and adequate for the management
and operations of our business.

 Item 3.
 Legal Proceedings

 Neither we nor the Adviser are currently subject
to any material legal proceedings, nor, to our knowledge, are any material legal proceeding threatened against us or the Adviser. From
time to time, we or the Adviser may be a party to certain legal and regulatory proceedings in the ordinary course of business.

 Item 4.
 Mine Safety Disclosures

 Not applicable.

 Item 5.
 Market For Registrant's Common
 Equity, Related Stockholder Matters, And Issuer Purchases Of Equity Securities

 Holders

 As of March 31, 2025, we had 40 shares of common stock outstanding
and one holder.

 Market Information

 Our stock is currently not traded on any public
market and we do not intend to list our common stock on an exchange. As of the date of this Annual Report on Form 10-K, management
has not undertaken any discussions, preliminary or otherwise, with any prospective market maker concerning the participation of such
market maker in the aftermarket for our securities.

 We are conducting a continuous "best efforts"
private offering of shares of our common stock. The offering is being conducted pursuant to the exemption from registration provided
by Section 4(a)(2) of the Securities Act, and Regulation D promulgated thereunder, and other exemptions of similar import in
the laws of the states and other jurisdictions where the offering is being made. We are currently offering shares of our Class F
Common Stock, $0.001 par value per share (the "Class F Common Stock"), Class F-S Common Stock, $0.001 par value
per share (the "Class F-S Common Stock"), Class F-D Common Stock, $0.001 par value per share (the "Class F-D
Common Stock"), Class G Common Stock, $0.001 par value per share (the "Class G Common Stock"), Class G-S
Common Stock, $0.001 par value per share (the "Class G-S Common Stock"), Class G-D Common Stock, $0.001 par value
per share (the "Class G-D Common Stock") and Class E Common Stock, $0.001 par value per share (the "Class E
Common Stock"). The terms of our classes of common stock are substantially the same other than differences in upfront selling commissions
and placement fees, ongoing distribution fees and the management fee payable to the Advisor. We expect the initial closing for sales
of shares of common stock in our offering will settle in April 2025. The initial per share purchase price for shares of our common
stock in our offering will be $25.00 per share plus applicable upfront selling commissions and placement fees.

 Distribution Policy

 We intend to declare distributions to all classes
of common stock based on record dates established by the Board and to pay such distributions on a monthly basis. Any distributions we
make are at the discretion of the Board, considering factors such as earnings, cash flow, capital needs, stability of the monthly distribution
rate and general financial condition and the requirements of Maryland law. Distribution rates and payment frequency may vary from time
to time. Stockholders will not be entitled to receive a distribution if shares are repurchased prior to the applicable time of the record
date.

 The Board's discretion as to the payment
of distributions will be directed, in substantial part, by its determination to cause us to comply with the REIT requirements. To qualify
as a REIT, we are required to pay distributions sufficient to satisfy the requirements for qualification as a REIT for tax purposes.
We intend to distribute sufficient income so that we satisfy the requirements for qualification as a REIT. To qualify as a REIT, we are
required to distribute 90% of our annual REIT taxable income, determined without regard to the dividends-paid deduction and excluding
net capital gains, to our stockholders. Generally, income distributed to stockholders will not be taxable to us under the Code if we
qualify to be taxed as a REIT.

 Calculating Net Asset Value

 As
described in more detail below, the Adviser, on behalf of the Company, calculates the Company's NAV in order to determine the offering
price of our common stock in the private offering and for purposes of determining the repurchase price used in our share repurchase
plan. The Board, including a majority of the Independent Directors, has adopted valuation guidelines that contain a comprehensive set
of methodologies to be used by the Adviser and our independent valuation advisor (the "Independent Valuation Advisor") in
connection with estimating the values of our assets and liabilities for purposes of our NAV calculation. These guidelines are designed
to seek to produce a fair and accurate estimate of the price that would be received for our investments in an arm's-length transaction
between a willing buyer and a willing seller in possession of all material information about our investments. Periodically, the Board,
including a majority of the Independent Directors, will review the appropriateness of our valuation procedures. From time to time, the
Board, including a majority of our Independent Directors, may adopt changes to the valuation guidelines if it (1) determines that
such changes are likely to result in a more accurate reflection of NAV or a more efficient or less costly procedure for the determination
of NAV without having a material adverse effect on the accuracy of such determination or (2) otherwise reasonably believes a change
is appropriate for the determination of NAV.

 The calculation of NAV is intended to be a calculation
of the fair value of our assets less our outstanding liabilities as described below and will likely differ from the book value of equity
reflected in our financial statements. To calculate NAV for the purpose of establishing a purchase and repurchase price for our common
stock, we expect the Adviser will utilize a model that calculates the fair values of our assets and liabilities in accordance with our
valuation guidelines. Because these fair value calculations will involve significant professional judgment in the application of both
observable and unobservable attributes, the calculated fair value of assets may differ from their actual realizable value or future fair
value. While we believe these NAV calculation methodologies are consistent with standard industry practices, there is no rule or
regulation that requires we calculate NAV in a certain way. As a result, other REITs may use different methodologies or assumptions to
determine NAV. In addition, NAV is not a measure used under U.S. GAAP and the valuations of and certain adjustments made to our assets
and liabilities used in the determination of NAV will differ from U.S. GAAP. Stockholders should not consider NAV to be equivalent to
stockholders' equity or any other U.S. GAAP measure.

 Valuation Responsibilities

 The Adviser, through its valuation committee,
will oversee the calculation of the Company's NAV. As described in more detail below, on a monthly basis, the Adviser, through
its valuation committee, will perform a valuation of the Company. However, on at least a quarterly basis, the Independent Valuation Advisor
will value each of the Company's loan and property assets, and the Adviser will use these valuations for such assets in determining NAV
for that quarter. The Independent Valuation Advisor will also review and confirm the reasonableness of the Adviser's monthly valuations
for assets not valued by the Independent Valuation Advisor for that particular month. The Company will engage the fund administrator
to utilize the Adviser's NAV determination for a particular month to calculate the monthly NAV per share for each class of shares.
The Adviser will review the fund administrator's calculations. The Board will periodically receive and review such information
about the valuation of our assets and liabilities as it deems necessary to exercise its oversight responsibility.

 Independent Valuation Advisor

 The Company has engaged SitusAMC Valuation Advisory
and Risk Solutions, LLC, a third-party valuation firm, which has been approved by the Board, including a majority of our Independent
Directors, to serve as the Independent Valuation Advisor. The compensation paid to the Independent Valuation Advisor will not be based
on the estimated values of our assets and liabilities or any confirmation thereof.

 The Adviser, with the approval of the Board,
including a majority of our Independent Directors, may engage additional independent valuation advisors in the future as our portfolio
grows and diversifies. While the Independent Valuation Advisor is responsible for reviewing and confirming the reasonableness of certain
of the valuations prepared by the Adviser each month, and for valuing the Company's loan and property investments on a quarterly
basis, it is not responsible for, and does not calculate, our NAV. The Adviser is ultimately responsible for the determination of NAV.

 The Independent Valuation Advisor may be replaced
at any time, in accordance with agreed-upon notice requirements, by a majority vote of the Board, including a majority of our Independent
Directors. We will promptly disclose any changes to the identity or material changes to the role of the Independent Valuation Advisor
to stockholders. The Independent Valuation Advisor will discharge its responsibilities in accordance with our valuation guidelines.

 We will pay fees to the Independent Valuation
Advisor in accordance with the valuation services agreement. We also will agree to indemnify the Independent Valuation Advisor against
certain liabilities arising out of the engagement. The compensation paid to the Independent Valuation Advisor will not be based on the
estimated values of our assets and liabilities or any confirmation thereof.

 The Independent Valuation Advisor and its affiliates
have provided and are expected to continue to provide valuation advisory services to the Adviser and its affiliates and have received,
and are expected to continue to receive, fees in connection with such services. The Independent Valuation Advisor and its affiliates
will from time to time perform other commercial real estate and financial advisory services for the Adviser and its affiliates, or in
transactions related to collateral that is a component of the subjects of the valuations being performed for us, or otherwise, so long
as such other services do not adversely affect the independence of the Independent Valuation Advisor as certified in the applicable valuation
report.

 Valuation of Investments

 CRE Loans and Other Real Asset Loans

 The fair market value of our CRE loan and other
real asset loan investments will be determined by the Adviser on a monthly basis, provided that the Independent Valuation Advisor shall
value each such asset at least quarterly. Valuations of CRE loan and other real asset loan investments reflect changes in interest rates,
spreads, collateral value, loan tests (including loan impairment testing) and metrics, risk ratings, and anticipated liquidation timing
and proceeds, among others. The fair values are generally determined by discounting the future contractual cash flows to the present
value using a current market interest rate or spread. The market rate is generally determined through consideration of the interest rates
for debt of comparable quality and maturity, and, where applicable, the value of the underlying real estate investment.

 Valuation of Collateral

 For CRE loans and other real asset loan investments,
an appraisal will generally be completed by an independent appraisal firm prior to the closing of each origination or acquisition transaction.
Appraised values of property collateral are generally based on comparable sales, occupancy, leasing rates and expirations, discounted
cash flows, and anticipated liquidation timing and proceeds, among other factors. The Adviser may choose to obtain an updated third-party
appraisal subsequent to the loan closing date if a material event occurs and impacts the collateral.

 Valuation of Real Estate Owned Properties

 In the event we pursue ownership interest in
the underlying collateral on a defaulted loan, then the asset will become real estate owned ("REO") property. REO properties
will initially be valued at fair value (generally prepared by an independent appraiser) less closing costs, at the time of acquisition.
Thereafter, as of the end of each month, the fair market value of REO property will be determined by the Adviser on a monthly basis,
provided that the Independent Valuation Advisor shall value each such asset at least quarterly. The Independent Valuation Advisor will
review and confirm the reasonableness of the Adviser's monthly valuations, except for REO properties valued by the Independent
Valuation Advisor for that particular month. Additionally, the REO properties may be valued by an independent appraiser periodically,
as determined by the Adviser. Property-level valuations reflect changes in property value based on comparable sales, trends in capitalization
rates, occupancy, leasing rates and expirations, discounted cash flows, and anticipated liquidation timing and proceeds, among other
factors.

 Valuation of Other Real Estate-Related Assets

 Our investments in real estate-related assets
will focus on non-distressed public and private real estate-related debt securities, including, but not limited to, CMBS and
CLOs. In general, real estate-related assets are valued by the Adviser according to the procedures specified below upon acquisition or
issuance and then monthly. Interim valuations of real estate-related assets that are valued monthly may be performed if the Adviser believes
the value of the applicable asset may have changed materially since the most recent valuation. In addition, the Board may retain additional
independent valuation firms to assist with the valuation of real estate-related assets.

 Publicly Traded Real Estate-Related Assets

 Publicly traded real-estate related assets that
are not restricted as to salability or transferability will generally be valued by the Adviser monthly on the basis of publicly available
market quotations or at fair value determined in accordance with U.S. GAAP. Market quotations may be obtained from third-party pricing
service providers or broker-dealers. When reliable market quotations are available from multiple sources, the Adviser will use commercially
reasonable efforts to use two or more quotations and will typically value the assets based on the average of the quotations obtained.
U.S. GAAP defines fair value as the price that would be received to sell an asset or be paid to transfer a liability (i.e., the exit
price) in an orderly transaction between market participants at the measurement date. If market quotations are not readily available
(or are otherwise not reliable for a particular investment), the fair value will be determined in good faith by the Adviser. The Adviser
may adjust the value of public debt and equity real estate-related assets and derivatives that are restricted as to salability or transferability
for a liquidity discount. In determining the amount of such discount, consideration is given to the nature and length of such restriction
and the relative volatility of the market price of the security.

 Private Real Estate-Related Assets

 Investments in privately placed debt instruments
and securities of real estate-related operating businesses (other than joint ventures), such as real estate development or management
companies, will initially be valued by the Adviser at the acquisition price and thereafter will be revalued monthly at fair value. Each
month, the Independent Valuation Advisor will review and confirm the reasonableness of those valuations. The fair value of real-estate
related operating businesses is generally determined by using valuation methodologies such as discounted cash flow and market comparable
analysis. The valuation analysis is supplemented with a qualitative assessment of the businesses' operating metrics and industry
outlook. In evaluating the fair value of our interests in certain commingled investment vehicles, values periodically assigned to such
interests by the respective issuers or broker-dealers may be relied upon.

 Valuation of Derivative Instruments

 In the ordinary course of business, we may hedge
interest rate and foreign currency exposure with derivative financial instruments. We report our derivative assets and liabilities at
fair value based on price quotes from at least one independent pricing service. The pricing service values bilateral interest rate swaps
and interest rate caps under the income approach using valuation models. The significant inputs in these models are readily available
in public markets or can be derived from observable market transactions for substantially the full terms of the contracts. The pricing
service values currency forward contracts under the market approach through the use of quoted market prices available in an active market.

 Valuation of Liquid Non-Real Estate-Related
Assets

 Liquid non-real estate-related assets
include credit rated government debt securities, cash and cash equivalents. Liquid non-real estate-related assets will be valued
monthly by the Adviser based on market quotations or at fair value determined in accordance with U.S. GAAP.

 NAV Per Share Calculation

 Our NAV per share is calculated for each of our
share classes by our fund administrator, SS&C GIDS, Inc. The Board, including a majority of our Independent Directors, may replace
our fund administrator with another party, including the Adviser, if it is deemed appropriate to do so. The Adviser is responsible for
reviewing and confirming our NAV per share, and overseeing the process around the calculation of our NAV per share, in each case, as
calculated by our fund administrator.

 Each class of common stock will have an undivided
interest in our assets and liabilities, other than class-specific stockholder servicing fees, the Management Fee and the Performance
Fee. In accordance with the valuation guidelines, and based on the NAV determined by the Adviser, our fund administrator will calculate
our NAV per share for each class as of the last calendar day of each month. Because stockholder servicing fees, the Management Fee and
the Performance Fee allocable to a specific class of shares will only be included in the NAV calculation for that class, the NAV per
share for our classes of shares may differ.

 The monthly NAV for each class of shares will
be based on the net asset values of our investments, the addition of any other assets (such as cash on hand), and the deduction of any
other liabilities (including accrued Performance Fees and the deduction of any stockholder servicing fees specifically applicable to
such class of shares). At the end of each month, before taking into consideration repurchases or class-specific expense accruals for
that month, any change in our aggregate NAV (whether an increase or decrease) is allocated among each class of shares based on each class's
relative percentage of the previous aggregate NAV plus issuances of shares that were effective on the first calendar day of such month.
The NAV calculation is available generally within 15 calendar days after the end of the applicable month. Changes in monthly NAV may
include, without limitation, accruals of our net portfolio income, interest expense, the Management Fee, the Performance Fee, distributions,
unrealized/realized gains and losses on assets, any applicable organization and offering expenses and any expense reimbursements. Changes
in monthly NAV may also include material non-recurring events occurring during the month. On an ongoing basis, the Adviser
will adjust the accruals to reflect actual operating results and the outstanding receivable, payable and other account balances resulting
from the accumulation of monthly accruals for which financial information is available. The operating expenses and organizational and
offering expenses which are advanced by the Adviser to be reimbursed by us will not be included in such calculations until reimbursed
to the Adviser.

 The Adviser has agreed to advance all organization
and offering expenses (other than upfront selling commissions, dealer manager fees and stockholder servicing fees) and may advance certain
of our operating expenses on our behalf through the first anniversary of the initial closing of our private offering. We will reimburse
the Adviser for all such advanced costs and expenses ratably over the 60 months following the first anniversary of the initial closing
of our private offering. For purposes of calculating our NAV, the organization and offering expenses and operating expenses paid by the
Adviser through the first anniversary of the initial closing of our private offering will not be deducted as an expense until reimbursed
by the Company (however such expenses may be amortized in order to mitigate these effects). After the first anniversary of the initial
closing of our private offering, we will reimburse the Adviser for any organization and offering expenses and operating expenses that
it incurs on behalf of us as and when incurred.

 Following the aggregation of the net asset values
of our investments, the addition of any other assets (such as cash on hand) and the deduction of any other liabilities, our fund administrator
incorporates any class-specific adjustments to NAV, including additional issuances and repurchases of shares and accruals of class-specific
Management Fees, Performance Fees and stockholder servicing fees. The declaration of distributions will reduce the NAV for each class
of our shares in an amount equal to the accrual of our liability to pay any such distribution to our stockholders of record of each class.
NAV per share for each class of shares is calculated by dividing such class's NAV at the end of each month by the number of shares
outstanding for that class at the end of such month.

 Relationship between NAV Per Share and Our
Transaction Price

 Purchases and repurchases of common stock are
not made based on the current NAV per share of our common stock at the time of purchase or repurchase. Generally, our transaction price
will equal our prior month's NAV per share. The transaction price will be the price at which we repurchase shares and the price,
together with applicable upfront selling commissions and dealer manager fees, at which we offer shares. Although the transaction price
will generally be based on our prior month's NAV per share, such prior month's NAV per share may be significantly different
from the current NAV per share of the applicable class as of the date on which a stockholder's purchase or repurchase occurs.

 In addition, we may offer shares at a price that
we believe reflects the NAV per share more appropriately than the prior month's NAV per share (including by updating a previously
disclosed offering price) or suspend our offering and/or our share repurchase plan in exceptional cases where we believe there has been
a material change (positive or negative) to our NAV per share since the end of the prior month due to the aggregate impact of factors
such as general significant market events or disruptions or force majeure events. In cases where our transaction price is not based on
the prior month's NAV per share, the offering price and repurchase price will not equal our NAV per share as of any time.

 Limits on the Calculation of our Per Share
NAV

 The overarching principle of our valuation guidelines
is to seek to produce reasonable estimated values for each of our investments (and other assets and liabilities), or the price that would
be received for that investment in orderly transactions between market participants. Any resulting potential disparity in our NAV per
share may be in favor or to the detriment of existing stockholders whose shares are repurchased, or existing stockholders or new purchasers
of the shares, as the case may be, depending on the circumstances at the time (for cases in which our transaction price is based on NAV).

 Additionally, while the methodologies contained
in our valuation guidelines are designed to operate reliably within a wide variety of circumstances, it is possible that in certain unanticipated
situations or after the occurrence of certain extraordinary events (such as a significant disruption in relevant markets, a terrorist
attack or an act of nature), the ability to calculate NAV may be impaired or delayed, including, circumstances where there is a delay
in accessing or receiving information from vendors or other reporting agents upon which we may rely in determining the monthly value
of our NAV. In these circumstances, a more accurate valuation of the NAV could be obtained by using different assumptions or methodologies.
Accordingly, in special situations when, in the Adviser's reasonable judgment, the administration of the valuation guidelines would
result in a valuation that does not represent a fair and accurate estimate of the value of our investment, alternative methodologies
may be applied, provided that the Adviser must notify the Board at the next scheduled board meeting of any alternative methodologies
utilized and their impact on the overall valuation of our investments. Notwithstanding the foregoing, the Board may suspend our continuous
private offering and distribution reinvestment plan or our share repurchase plan if it determines that the calculation of NAV is materially
incorrect or unreliable or there is a condition that restricts the valuation of a material portion of our assets.

 We include no discounts to our NAV for the illiquid
nature of the shares, including the limitations on stockholders' ability to sell shares under our share repurchase plan and our
ability to suspend our share repurchase plan at any time. Our NAV generally does not consider exit costs that would likely be incurred
if our assets and liabilities were liquidated or sold. While we may use market pricing concepts to value individual components of NAV,
NAV per share is not derived from the market pricing information of open-end real estate debt funds listed on stock exchanges.

 Our NAV per share does not represent the amount
of our assets less our liabilities in accordance with U.S. GAAP.

 We do not represent, warrant or guarantee that:

 a
 stockholder would be able to realize the NAV per share for the shares a stockholder owns
 if the stockholder attempts to sell its shares;

 a
 stockholder would ultimately realize distributions per share equal to the NAV per share upon
 liquidation of our assets and settlement of our liabilities or a sale of us;

 our
 common stock would trade at their NAV per share on a national securities exchange;

 a
 third party would offer the NAV per share for shares in an arm's-length transaction
 to purchase all or substantially all of the shares;

 the
 NAV per share would equate to a market price of an open-ended real estate debt fund; and/or

 NAV
 would represent the fair value of our assets less liabilities under U.S. GAAP.

 Share Repurchase Plan

 We have adopted a share repurchase plan whereby
our stockholders may request on a quarterly basis that we repurchase all or any portion of their shares. However, the plan is discretionary
and we are not obligated to repurchase any shares and may choose to repurchase only some, or even none, of the shares that have been
requested to be repurchased in any particular calendar quarter. In addition, our ability to fulfill repurchase requests is subject to
a number of limitations, including whether we have sufficient cash available to meet such requests. As a result, share repurchases may
not be available each calendar quarter.

 Under our share repurchase plan, to the
extent we choose to repurchase shares in any particular calendar quarter, we will only repurchase shares following the close of
business as of the last calendar day of that calendar quarter (each such date, a "Repurchase Date"). There is no minimum
holding period for our common shares and stockholders can request that we repurchase their shares at any time. Repurchases will be
made at the transaction price in effect on the Repurchase Date, except that shares that have not been outstanding for at least one
year will be repurchased at 95% of the transaction price (an "Early Repurchase Deduction"). The one-year holding period
is measured as of the first calendar day immediately following the prospective repurchase date. The Early Repurchase Deduction may
only be waived in the case of repurchase requests arising from the death or qualified disability of the holder or in the event that
a holder's shares are repurchased because the holder failed to maintain the $2,000 minimum account balance. The Early
Repurchase Deduction will not apply to shares acquired through our distribution reinvestment plan. To have your shares repurchased,
your repurchase request and required documentation must be received in good order by 4:00 p.m. (Eastern Time) on the second to
last business day of the applicable calendar quarter. In the unlikely case that the repurchase price for the applicable calendar
quarter is not made available by the tenth business day prior to the last business day of such quarter (or is changed after such
date), then no repurchase requests will be accepted for such calendar quarter and stockholders who wish to have their shares
repurchased the following calendar quarter must resubmit their repurchase requests. Settlements of share repurchases will be
generally made within three business days of the Repurchase Date using the prior month's transaction price. A stockholder may
withdraw its repurchase request by notifying the transfer agent before 4:00 p.m. (Eastern Time) on the last business day of the
applicable calendar quarter. Certain broker-dealers require that their clients process repurchases through their broker-dealer,
which may impact the time necessary to process such repurchase request, impose more restrictive deadlines than described in our
share repurchase plan, impact the timing of a stockholder receiving repurchase proceeds and require different paperwork or process
than described in our share repurchase plan. Stockholders should contact their broker-dealer first if they want to request the
repurchase of their shares. We expect to begin the share repurchase plan, if at all, in the first full calendar quarter following
the initial closing.

 The aggregate NAV of total repurchases of common
stock (excluding any Early Repurchase Deduction) under our share repurchase plan is limited to no more than 5% of our aggregate NAV per
calendar quarter (measured using the aggregate NAV as of the end of the immediately preceding month). Shares issued to the Adviser pursuant
to the Advisory Agreement are not subject to these repurchase limitations.

 In the event that we determine to repurchase
some but not all of the shares for which stockholders submitted repurchase requests during any calendar quarter under our share
repurchase plan, shares repurchased at the end of the calendar quarter will be repurchased on a pro rata basis, after we have
repurchased all common stock for which repurchase has been requested due to death, disability or divorce or from stockholders who
have failed to maintain the minimum account balance of $2,000 of shares. All unsatisfied repurchase requests must be resubmitted
after the start of the next calendar quarter, or upon the recommencement of the share repurchase plan, as applicable.

 We may reject for any reason, or cancel as permitted
or required by law, any stockholder request to repurchase shares of common stock, including requests from market timers or investors
that, in our opinion, may be disruptive to our operations, or requests from stockholders who request frequent repurchases. In general,
stockholders may request that we repurchase their shares of common stock once every 30 days.

 Under our share repurchase plan, the Board may
make exceptions to, amend, suspend (including indefinitely) or terminate our share repurchase plan at any time if it deems such action
to be in our best interest and the best interests of our stockholders. As a result, share repurchases may not be available each calendar
quarter. However, the Board will not terminate our share repurchase plan absent a liquidity event that results in our stockholders receiving
cash or securities listed on a national securities exchange or where otherwise required by law.

 We may fund repurchase requests from sources
other than cash flow from operations, including, without limitation, the sale of our assets, borrowings, return of capital or offering
proceeds, and we have no limits on the amounts we may pay from such sources. Should repurchase requests, in our judgment, place an undue
burden on our liquidity, adversely affect our operations or risk having an adverse impact on the Company as a whole, or should we otherwise
determine that investing our liquid assets in real estate or other investments rather than repurchasing our shares is in the best interests
of the Company as a whole, then we may choose to repurchase fewer shares than have been requested to be repurchased, or none at all.

 Unregistered Sales of Equity Securities

 We
were capitalized through the purchase by BSP Fund Holdco (Debt Strategy) LP of 40 shares of common stock for an aggregate purchase
price of $1,000 on September 30, 2024. These shares were issued and sold in reliance upon the available exemptions from registration
requirements of Section 4(a)(2) of the Securities Act.

 Item 6.
 [Reserved]

 Item 7.
 Management's Discussion And
 Analysis Of Financial Condition And Results Of Operations

 The
following discussion and analysis should be read in conjunction with the accompanying financial statements of Franklin BSP Real Estate
 Debt, Inc., the notes thereto and other financial information included elsewhere in this Annual Report on Form 10-K.

 Overview

 We
are a Maryland corporation that was formed on May 22, 2024. We intend to qualify as a REIT for U.S. federal income tax purposes
beginning with the taxable year ended December 31, 2025. We are externally managed by the Adviser.

 We intend to use our proceeds from our private
offering of common stock to finance our investment objectives. We seek to achieve attractive risk-adjusted returns while preserving capital
by primarily originating senior floating-rate mortgage loans, but also by investing in other real estate-related assets, including subordinated
mortgage loans, mezzanine loans, and participations in such loans, commercial real estate securities, including commercial mortgage-backed
securities, equity or equity-linked securities in real estate operating companies, and net leased properties.

 We intend to target middle market companies,
which we generally define as companies that have loans between $25 million and $100 million, although we may invest in larger or smaller
companies. We will invest across a mix of asset classes, but intend to focus on lending in the multifamily space. To a lesser extent,
we may invest in, or originate, other real-estate related debt and equity investments, which may include subordinated debt, CMBS and
CLOs.

 The Company will seek to focus on a flexible
mix of credit and other real estate investments associated with high-quality assets to generate current cash flow. The Company seeks
to identify attractive risk-reward investment opportunities with a focus on financing middle market investments.

 We
are not aware of any material trends or uncertainties, favorable or unfavorable, other than national economic conditions affecting real
estate generally, that may be reasonably anticipated to have a material impact on either capital resources or the revenues or income
to be derived from our business, other than those referred to in this Annual Report on Form 10-K.

 Basis of Presentation

 Our financial statements will be prepared in
accordance with U.S. GAAP, which requires the use of estimates, assumptions and the exercise of subjective judgment as to future uncertainties.

 Revenues

 We were capitalized through the purchase by the
Initial Investor (defined below) of 40 shares of common stock for an aggregate purchase price of $1,000 on September 30, 2024. We
also received $25,000 through a loan from an affiliate of the Adviser for certain expenses that will be incurred after the Company commences
operations.

 As of December 31, 2024, we have not engaged
in principal operations nor generated any revenues. Our entire activity since inception to December 31, 2024, was our initial capitalization,
the affiliated loan and preparation for our proposed fundraising through our private offering.

 As of December 31, 2024, we had neither
acquired nor entered into any arrangements to acquire any investments with the net proceeds from our private offering. The number and
type of investments that we acquire will depend upon market conditions, the amount of proceeds we raise in our private offering and other
circumstances existing at the time we are acquiring such assets.

 Expenses

 Management Fee

 For a discussion of the Management Fee payable
to the Adviser, see Item 13 " Certain Relationships And Related Transactions, And Director Independence—Advisory Agreement."

 Performance Fee

 For a discussion of the Performance Fee payable
to the Adviser, see Item 13 " Certain Relationships And Related Transactions, And Director Independence—Advisory Agreement."

 Organizational and Offering Expenses

 For a discussion of the organizational and offering
expense reimbursement to the Adviser, see Item 13 " Certain Relationships And Related Transactions, And Director Independence—Advisory
Agreement."

 Financial Condition, Liquidity and Capital
Resources

 As of December 31, 2024, we are in our organizational
period and have not yet commenced principal operations or generated any revenues. We expect that principal operations will commence when
we issue shares of common stock in the initial closing of our private offering. As of December 31, 2024, the Initial Investor (defined
below) has made an initial capital contribution of $1,000 in cash and an affiliate of the Adviser has loaned us $25,000 for certain expenses
that will be incurred after the Company commences operations.

 We currently expect that the initial closing
of our private offering of our Class G common stock will occur in April 2025 and that concurrent with that closing we will
commence operations. Following our initial closing, we expect to have subsequent closings of common stock through our private offering
on a monthly basis. We intend to promptly invest the net proceeds from each closing in our target assets consistent with our investment
objectives. In addition, we expect to obtain debt financing on our assets consistent with our financing strategy, and intend to use the
proceeds to make additional investments in our target assets.

 Once we commence operations, we expect to generate
cash primarily from (i) the net proceeds of our continuous private offering, (ii) cash flows from our operations, (iii) any
financing arrangements we may enter into in the future, and (iv) any future offerings of our equity or debt securities. We expect
that during our first 12 months of operations our primary sources of capital will be net proceeds from monthly closings on our continuous
private offering, debt financing and interest payments on our investments. We expect longer term capital sources to include these same
sources and repayments of principal on our target investments.

 Our primary use of cash will be for (i) origination
or acquisition of commercial mortgage loans and other commercial debt investments, CMBS and other commercial real estate-related debt
investments, (ii) the cost of operations (including the Management Fee and Performance Fee), (iii) debt service of any borrowings,
(iv) periodic repurchases, including under our share repurchase plan (as described herein), and (v) cash distributions (if
any) to the holders of our shares to the extent declared by our Board.

 We intend to elect to be taxed and to operate
in a manner that will allow us to qualify as a REIT for U.S. federal income tax purposes under Sections 856 through 860 of the Code commencing
with our taxable year ending December 31, 2025. Under the Code, to qualify as a REIT, we must distribute at least 90% of our taxable
income subject to certain adjustments and excluding capital gain, and we must distribute 100% of our taxable income to avoid federal
income tax payment obligations. These requirements will restrict our ability to retain cash flow to fund future liquidity needs.

 Our Adviser will agree to several support measures
that will enhance our liquidity. Our Adviser will agree to advance all organization and offering expenses (other than upfront selling
commissions, dealer manager fees and stockholder servicing fees) and may advance certain of our operating expenses on our behalf through
the first anniversary of the initial closing of our private offering. We will reimburse the Adviser for all such advanced costs and expenses
ratably over the 60 months following the first anniversary of the initial closing of our private offering.

 Critical Accounting Estimates

 Our financial statements are prepared in conformity
with accounting principles generally accepted in the United States of America ("U.S. GAAP"), which requires us to make estimates
and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts
of revenues and expenses during the reporting periods. Critical accounting estimates are those that require the application of management's
most difficult, subjective or complex judgments on matters that are inherently uncertain and that may change in subsequent periods. In
preparing the financial statements, management has made estimates and assumptions that affect the reported amounts of assets and liabilities
at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results
may differ from these estimates. In addition, other companies may utilize different estimates, which may impact the comparability of
our results of operations to those of companies in similar businesses.

 Valuation of Investments in Commercial Loans

 The Board is responsible for overseeing the valuation
of our portfolio investments at fair value as determined in good faith pursuant to the Adviser's valuation policy, The Adviser,
subject to the oversight of the Board, will have day-to-day responsibility for implementing the portfolio valuation process that will
be set forth in our valuation policies.

 Our investments in commercial loans are carried
at fair value as we elected the fair value option. In determining the fair value of our investment, the commercial loans do not have
readily available market quotations. As such, we determine fair value using a market approach, an income approach, or both approaches,
as appropriate. The market approach uses prices and other relevant information generated by market transactions involving identical or
comparable assets or liabilities (including a business). The income approach uses valuation techniques to convert future amounts (for
example, cash flows or earnings) to a single present amount (discounted). The measurement is based on the value indicated by current
market expectations about those future amounts. In following these approaches, the types of factors that we may take into account in
fair value pricing our investments include, as relevant: available current market data, including relevant and applicable market trading
and transaction comparables, applicable market yields and multiples, security covenants, call protection provisions, information rights,
the nature and realizable value of any collateral, the portfolio company's ability to make payments, its earnings and discounted
cash flows, the markets in which the portfolio company does business, comparisons of financial ratios of peer companies that are public,
M&A comparables, and enterprise values, among other factors. When available, broker quotations and/or quotations provided by pricing
services are considered as an input in the valuation process. We classify this investment as Level 3 within the valuation hierarchy.
Judgments used to determine fair value of Level 3 instruments are more significant than those required when determining the fair value
of instruments classified as Level 1 or 2 due to the inherent uncertainty of the estimates and judgments used.

 As part of our quarterly valuation process the
Adviser may be assisted by one or more independent valuation firms engaged by us. The Adviser as valuation designee determines the fair
value of each investment, in good faith, based on the input of the independent valuation firm(s) (to the extent applicable).

 With respect to investments for which market
quotations are not readily available, the Adviser undertakes a multi-step valuation process each quarter, as described below:

 Each
 portfolio company or investment will be valued by the Adviser, potentially with assistance
 from one or more independent valuation firms engaged by our Board;

 The
 independent valuation firm(s) conduct independent appraisals and make an independent
 assessment of the value of each investment; and

 The
 Adviser determines the fair value of each investment, in good faith, based on the input of
 the Adviser and independent valuation firm (to the extent applicable).

 In circumstances where the Adviser deems appropriate,
the Adviser's internal valuation team values certain investments. When performing the internal valuations, the Adviser utilizes
similar valuation techniques as an independent third-party pricing service would use. Such valuations will be approved by an internal
valuation committee of the Adviser, with oversight from the Board.

 Due to the inherent uncertainty of determining
the fair value of investments that do not have a readily available market value, the fair value of our investments may fluctuate from
period to period. Additionally, the fair value of our investments may differ significantly from the values that would have been used
had a ready market existed for such investments and may differ materially from the values that we may ultimately realize. Further, such
investments are generally subject to legal and other restrictions on resale or otherwise are less liquid than publicly traded securities.
If we were required to liquidate an investment in a forced or liquidation sale, we could realize significantly less than the value at
which we have recorded it.

 Net Change in Unrealized Appreciation or Depreciation

 Net change in unrealized appreciation or depreciation
will reflect the change in investment values during the reporting period, including any reversal of previously recorded unrealized appreciation
or depreciation, when gains or losses are realized.

 Item 7A.
 Quantitative And Qualitative Disclosure About Market Risk

 Not required for a small reporting company.

 Item 8.
 Financial Statements And Supplementary Data

 The Consolidated Financial Statements of the
Company required in this item are set forth beginning on page F-1 of this Annual Report on Form 10-K.

 Item 9.
 Changes In And Disagreements With Accountants On Accounting And
 Financial Disclosure

 None.

 Item 9A.
 Controls And Procedures

 Evaluation
of Disclosure Controls and Procedures

 An
evaluation of the effectiveness of the design and operation of our "disclosure controls and procedures" (as defined in Rule 13a-15(e) under
the Securities Exchange Act of 1934, as amended (the "Exchange Act")), as of the end of the period covered by this Annual
report on Form 10-K was made under the supervision and with the participation of our management, including our principal
executive officer and principal financial officer. Based upon this evaluation, such officer has concluded that as of the end of the period
covered by this report our disclosure controls and procedures (a) were effective to ensure that information required to be disclosed
by us in reports filed or submitted under the Exchange Act is recorded, processed, summarized and reported within the time periods specified
by SEC rules and forms and (b) included, without limitation, controls and procedures designed to ensure that information required
to be disclosed by us in reports filed or submitted under the Exchange Act is accumulated and communicated to our management, including
such officer, as appropriate to allow timely decisions regarding required disclosure.

 Management's Report on Internal Control
over Financial Reporting

 This Annual report on Form 10-K does not
include a report of management's assessment regarding internal control over financial reporting or an attestation report of the Company's
registered public accounting firm due to a transition period established by rules of the SEC for newly public companies.

 Changes in Internal Control Over Financial
Reporting

 During the quarter ended December 31, 2024,
there were no changes in our internal control over financial reporting that have materially affected, or are reasonably likely to materially
affect, our internal control over financial reporting.

 Item 9B.
 Other Information

 (a)

 Charter Amendments

 On March 17, 2025, the Board approved
the filing of the Articles of Amendment and Restatement of the Company (the "Amended Charter"), the articles
supplementary designating the Company's Class F Common Stock (the "Class F Articles Supplementary"), the
articles supplementary designating the Company's Class F-S Common Stock (the "Class F-S Articles
Supplementary"), the articles supplementary designating the Company's Class F-D Common Stock (the
 "Class F-D Articles Supplementary"), the articles supplementary designating the Company's Class G Common
Stock (the "Class G Articles Supplementary"), the articles supplementary designating the Company's
Class G-S Common Stock (the "Class G-S Articles Supplementary"), the articles supplementary designating the
Company's Class G-D Common Stock (the "Class G-D Articles Supplementary"), and the articles
supplementary designating the Company's Class E Common Stock (the "Class E Articles Supplementary" and,
together with the Class F Articles Supplementary, Class F-S Articles Supplementary, Class F-D Articles Supplementary,
Class G Articles Supplementary, Class G-S Articles Supplementary, and Class G-D Articles Supplementary, the
 "Articles Supplementaries"). The Amended Charter was filed with the Maryland State Department of Assessments and
Taxation (the "MSDAT") and will become effective as of 12:01 a.m. (eastern time) on April 1, 2025 and the
Articles Supplementaries were filed with the MSDAT, each of which will become effective as of 12:01 a.m. (eastern time) on
April 1, 2025.

 The
Amended Charter amends and restates the Company's charter to, among other things:

 increase
 the authorized shares to 3,200,000,000, consisting of 3,100,000,000 shares of common stock,
 $0.001 par value per share, 500,000,000 of which common shares are classified as Class I
 Common Stock (the "Class I Common Stock"), and 100,000,000 shares of preferred
 stock, $0.001 par value per share;

 permit
 the Board to classify or reclassify any unissued shares and increase the authorized number
 of shares the Company may issue;

 establish
 a minimum account balance for stockholders of $2,000 of common stock (or such other amount
 as determined by the Board) and permit the Company to repurchase all shares held by a stockholder
 who does not maintain such minimum account balance;

 include
 certain restrictions on transfer of Company's capital stock in order for the Company
 to comply with rules applicable to REITs under the Code;

 subject
 to any rights of preferred stockholders, provide that stockholders may only remove directors
 for cause and only by an affirmative vote of two-thirds of the votes entitled to be cast
 on the matter;

 permit
 directors, officers and agents of the Company and their affiliates to engage in activities
 that are similar to the business of the Company and to compete with the Company to the maximum
 extent permitted by Maryland law and to permit such persons to pursue corporate opportunities,
 subject to certain conditions;

 for the limitation of liability of stockholders and limitation of liability and indemnification
 of directors and officers to the maximum extent permitted under Maryland law; and

 that the charter may be amended with the approval of stockholders representing a majority
 of the votes entitled to be cast on the matter, except (i) for amendments to the sections
 relating to indemnification and limitation of liability and the removal of directors, which
 requires a vote of stockholders entitled to cast two-thirds of the votes entitled to be cast
 on the matter and (ii) for amendments permitted under Maryland law without stockholder
 approval.

 The
Class F Articles Supplementary classifies and designates 100,000,000 shares of common stock, $0.001 par value per share,
of the Company as shares of Class F Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class F
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV.

 The
Class F-S Articles Supplementary classifies and designates 400,000,000 shares of common stock, $0.001 par value per share, of the
Company as shares of Class F-S Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
 dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares
of Class F-S Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV.
In addition, if the Dealer Manager, in conjunction with the transfer agent, determines that total selling commissions and stockholder
servicing fees paid with respect to a share of Class F-S Common Stock would exceed any applicable limit set forth in the Dealer
Manager Agreement or participating broker-dealer agreement, such share of Class F-S Common Stock shall automatically convert into
a number of shares of Class F Common Stock with an equivalent aggregate NAV.

 The
Class F-D Articles Supplementary classifies and designates 400,000,000 shares of common stock, $0.001 par value per share, of the
Company as shares of Class F-D Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class F-D
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV. In addition, if
the Dealer Manager, in conjunction with the transfer agent, determines that total selling commissions and stockholder servicing fees
paid with respect to a share of Class F-D Common Stock would exceed any applicable limit set forth in the Dealer Manager Agreement
or participating broker-dealer agreement, such share of Class F-D Common Stock shall automatically convert into a number of shares
of Class F Common Stock with an equivalent aggregate NAV.

 The
Class G Articles Supplementary classifies and designates 100,000,000 shares of common stock, $0.001 par value per share, of the
 Company as shares of Class G Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class G
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV. In addition, the
Company may convert the Class G Common Stock held by a stockholder into an equal number of shares of Class F Common Stock,
provided that no such stockholder would own more than 4.99% of the aggregate Class F Common Stock, Class F-S Common Stock and
Class F-D Common stock outstanding following such conversion.

 The
Class G-S Articles Supplementary classifies and designates 400,000,000 shares of common stock, $0.001 par value per share, of the
 Company as shares of Class G-S Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class G-S
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV. In addition, the
Company may convert the Class G-S Common Stock held by a stockholder into an equal number of shares of Class F-S Common Stock,
provided that no such stockholder would own more than 4.99% of the aggregate Class F Common Stock, Class F-S Common Stock and
Class F-D Common stock outstanding following such conversion.

 The
Class G-D Articles Supplementary classifies and designates 400,000,000 shares of common stock, $0.001 par value per share, of the
 Company as shares of Class G-D Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class G-D
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV. In addition, the
Company may convert the Class G-D Common Stock held by a stockholder into an equal number of shares of Class F-D Common Stock,
provided that no such stockholder would own more than 4.99% of the aggregate Class F Common Stock, Class F-S Common Stock and
Class F-D Common stock outstanding following such conversion.

 The
Class E Articles Supplementary classifies and designates 200,000,000 shares of common stock, $0.001 par value per share, of the
Company as shares of Class E Common Stock. Upon or immediately prior to the occurrence of certain events, including liquidation,
dissolution or winding up of the Company or listing of the Company's shares on a national securities exchange, the shares of Class E
Common Stock will automatically convert into a number of shares of Class I Common Stock with an equivalent NAV.

 The foregoing descriptions are summaries and
are qualified in their entirety by the terms of the Charter Amendment and the Articles Supplementaries, which are attached as Exhibits
3.2 and 3.5 through 3.11 to this Annual Report on Form 10-K and are incorporated herein by reference.

 Bylaws Amendment

 On March 17, 2025, the Board approved the
adoption of the amended and restated bylaws of the Company (the "Amended Bylaws"). The Amended Bylaws became effective on
March 17, 2025.

 The Amended Bylaws amended and restated the Company's
prior bylaws to, among other things:

 revise
 the procedures by which stockholders may request a special meeting;

 establish
 the procedures by which stockholders may submit proposals and nominations for directors to
 be voted on at the annual meeting of stockholders;

 require
 that a majority of the directors must each be an "Independent Director" (as defined
 in the Amended Charter);

 that vacancies on the Board for any cause other than an increase in the number of directors
 may be filled by a majority of the remaining directors, even if such majority is less than
 a quorum, and any vacancy created by an increase in the number of directors may be filled
 by a majority vote of the entire Board;

 establish
 the procedures for calling stockholder and director meetings;

 that the exclusive forum for litigation is the Circuit Court for Baltimore City, Maryland,
 or, if that court does not have jurisdiction, the United States District Court for the District
 of Maryland, Northern Division for (a) any Internal Corporate Claim, as such term is
 defined in Section 1-101(q) of the Maryland General Corporation Law, other
 than any action arising under federal securities laws, or (b) any action asserting a
 claim against the Corporation or any director or officer or other employee or agent of the
 Corporation that is governed by the internal affairs doctrine; and

 grant
 the Board the exclusive power to amend the bylaws.

 The foregoing description is a summary and is
qualified in its entirety by the terms of the Amended Bylaws, which is attached as Exhibit 3.4 of to this Annual Report on Form 10-K
and is incorporated herein by reference.

 Dealer Manager Agreement

 On January 23, 2025, the Company entered
into a dealer manager agreement (the "Dealer Manager Agreement") with Franklin Distributors, LLC (the "Dealer Manager").
See Item 13 " Certain Relationships And Related Transactions, And Director Independence—Dealer Manager Agreement "
for a discussion of the Dealer Manager Agreement, which summary is incorporated herein by reference.

 The description of the Dealer Manager Agreement
is a summary and is qualified in its entirety by the terms of the Dealer Manager Agreement, which is attached as Exhibit 10.1
to this Annual Report on Form 10-K and is incorporated herein by reference.

 Director and Executive Officer Changes

 In anticipation of the Company's April 2025
initial closing of its private offering, on March 17, 2025, the sole director of the Company expanded the board to six persons and
appointed Richard J. Byrne, Michael Comparato, Jamie Handwerker, Peter J. McDonough, Buford H. Ortale and Elizabeth K. Tuppeny as directors,
and the prior sole director, Micah Goodman, resigned from the board. Effective March 17, 2025, the Board appointed Ms. Handwerker,
Mr. McDonough, Mr. Ortale, and Ms. Tuppeny to the Board's Audit Committee and appointed Mr. Byrne as Chair
of the Board.

 On March 17, 2025, the Board appointed Michael
Comparato as the Company's Chief Executive Officer and President, and Mr. Baglien as Chief Financial Officer, Chief Operating
Officer and Treasurer.

 See Item 10 " Directors, Executive Officers
And Corporate Governance—Our Executive Officers " for biographies of our executive officers.

 See Item 10 " Directors, Executive Officers
And Corporate Governance—Our Directors " for biographies of our directors.

 Currently, our directors are not entitled to
compensation. We expect that the Board of Directors will set our independent director compensation policy after the Company has commenced
operations. We intend to compensate each of our independent directors with an annual retainer, plus an additional retainer to the chairperson
of our audit committee. We intend to pay in quarterly installments a portion of this compensation in cash and the remaining in an annual
grant of restricted common stock based on the most recent prior month's NAV. The restricted shares will generally vest one year
from the date of grant. We do not intend to pay our directors additional fees for attending board meetings, but we intend to reimburse
each of our directors for reasonable out-of-pocket expenses incurred in attending board and committee meetings (including, but not limited
to, airfare, hotel and food).

 Our
executive officers are all employees of the Adviser and not the Company. Our non-employee executive officers, Michael Comparato and Jerome
Baglien, who are employees of the Adviser and not the Company, are compensated by the Adviser. We do not reimburse the Adviser for compensation
it pays to our executive officers. The Advisory Agreement does not require our executive officers to dedicate a specific amount of time
to fulfilling the Adviser's obligations to us under the Advisory Agreement. W e do not have employment agreements with our
executive officers, we do not provide pension or retirement benefits, perquisites or other personal benefits to our executive officers,
our executive officers have not received any nonqualified deferred compensation and we do not have arrangements to make payments to our
executive officers upon their termination or in the event of a change in control of us.

 There are no family relationships between any
of Mr. Byrne, Mr. Comparato, Ms. Handwerker, Mr. McDonough, Mr. Ortale, or Ms. Tuppeny and any director
or executive officer of the Company and there have been no transactions between them or any of their immediate family members and the
Company or any of its subsidiaries.

 There were no arrangements or understandings
between any of Mr. Byrne, Mr. Comparato, Ms. Handwerker, Mr. McDonough, Mr. Ortale, or Ms. Tuppeny and
any other persons pursuant to which Mr. Byrne, Mr. Comparato, Ms. Handwerker, Mr. McDonough, Mr. Ortale, or
Ms. Tuppeny was selected as a director. None of Ms. Handwerker, Mr. McDonough, Mr. Ortale, or Ms. Tuppeny has any
direct or indirect material interest in any transaction required to be disclosed pursuant to Item 404(a) of Regulation
S-K. Mr. Byrne is an executive of the Adviser and has served as the President since 2013 and Mr. Comparato is an executive
of the Advisor.

 Each
director and executive officer entered into an indemnification agreement with the Company on March 17, 2025, the form of
which is incorporated by reference as Exhibit 10.2 to this Annual Report on Form 10-K. The indemnification agreements with
each of our directors and officers provide for indemnification by the Company to the maximum extent permitted by Maryland law.

 Equity Incentive Plan

 In anticipation of the Company's initial
closing of its private offering, the Board approved the adoption of the Franklin BSP Real Estate Debt, Inc. 2025 Equity Incentive
Plan (the "Plan"). The Plan provides for the grant of awards of stock options, stock appreciation rights ("SARs"),
restricted stock, stock units, unrestricted stock, deferred share units, dividend equivalent rights, performance shares and other performance-based
awards, other equity-based awards, and cash awards to any employee or, officer, or director of the Company, an affiliate of the Company
or the Advisor, a consultant or adviser currently providing services to the Company or an affiliate of the Company, or any other person
whose participation in the Plan pursuant to its terms. A total of 150,000 shares of common stock have been reserved for issuance under
the Plan. The summary is qualified in its entirety by reference to the Plan, filed as Exhibit 10.3
to this Annual Report on Form 10-K and incorporated by reference herein.

 Advisory Agreement

 The Company expects to enter into the Advisory
Agreement with the Adviser on April 1, 2025. The summary in Item 13 " Certain Relationships And Related Transactions, And
Director Independence—Advisory Agreement " is incorporated herein by reference.

 (b) During the quarter
ended December 31, 2024, none of the Company's directors or officers informed it of the adoption, modification or termination
of a "Rule 10b5-1 trading arrangement" or "non-Rule 10b5-1 trading arrangement," as those terms are
defined in Regulation S-K, Item 408.

 Item 9C.
 Disclosure Regarding Foreign Jurisdictions
 That Prevent Inspections

 None.

 Item 10.
 Directors, Executive Officers And Corporate Governance

 The Board of Directors

 The Company operates under the direction of the
Board of Directors. Each director on the Board is subject to the statutory duties applicable to directors of a Maryland corporation.
Each director will hold office until the next annual meeting of stockholders or his or her earlier death, resignation or removal, and
until his or her successor is elected and qualifies. The Board has retained the Adviser to manage our investments, subject to supervision
and oversight by the Board.

 Our bylaws generally provide that a majority
of our directors must be Independent Directors. Our charter defines "Independent Director" as a director (a) who is
not an officer or employee of the Company, any subsidiary of the Company, or the Adviser or its affiliates, (b) whom the Board affirmatively
determines has no material relationship with the Company and (c) who otherwise satisfies the director independence tests provided
for in Section 303A.02 of the New York Stock Exchange Listed Company Manual, as may be amended from time to time. Each of Ms. Handwerker,
Mr. McDonough, Mr. Ortale and Ms. Tuppeny are "independent directors" under our charter.

 We expect that the Offshore Access Feeder, which
will be indirectly controlled by the Adviser, will, in connection with Offshore Access Feeder's investment in the Company's
common stock, be issued a share of the Company's Series A Preferred Stock which will give the Offshore Access Feeder the right
to appoint 50% of the Board. Consequently, the Adviser, which indirectly controls the Offshore Access Feeder, would have the ability
to appoint 50% of the Board. Our Board is comprised of the six directors identified below under "—Our Directors." If
and when the Series A Preferred Stock is issued to the Offshore Access Feeder, we expect that the Offshore Access Feeder will designate
three of these existing directors pursuant to its appointment right. The Offshore Access Feeder would also have the authority to remove
its director designees and to fill vacancies created by the resignation or removal of its director designees.

 We expect that the Company and the Offshore Access
Feeder will enter into a stockholder's agreement pursuant to which (i) the Company will agree to set or maintain the size
of the Board at six directors, (ii) the Offshore Access Feeder will agree that all but two of the directors on the Board at any
given time that are appointed or designated by the Offshore Access Feeder pursuant to its rights as holder of the Series A Preferred
Stock will satisfy the definition of Independent Director set forth in our charter, and (iii) the Offshore Access Feeder will agree
that in connection with any vote of holders of the Company's common stock on nominees for election to the Board, the Offshore Access
Feeder will vote any common stock it owns for director nominees in the same proportion as votes submitted (including via proxy) by Company
stockholders other than the Offshore Access Feeder.

 For so long as the Advisory Agreement is in effect,
the Adviser has the right to designate two (2) directors for election or appointment to the Board provided, however, that
this right shall not apply when the Adviser or an affiliate of the Adviser has a separate right to designate or appoint two or more directors.
Since the Offshore Access Feeder is an affiliate of the Adviser, this designation right will not apply if and once the Offshore Access
Feeder is issued the share of Series A Preferred Stock. The Adviser has designated Messrs. Byrne and Comparato as directors.
The Board must also consult with the Adviser in connection with filling any vacancies created by the removal, resignation, retirement
or death of any director (other than in connection with a removal by stockholders in accordance with our charter) or the appointment
of a new director.

 The following is subject to the Board appointment
rights of the Series A Preferred Stock discussed above. As set forth in our bylaws, our directors are elected by our stockholders
for one-year terms, and will serve until the election and qualification of his or her successor. A director may resign at any time or
may be removed by the stockholders only for "cause," and then only upon the affirmative vote of stockholders entitled to
cast at least a two-thirds of all the votes entitled to be cast generally in the election of directors. For these purposes, "cause"
means, with respect to any particular director, conviction of a felony or a final judgment of a court of competent jurisdiction holding
that such director caused demonstrable, material harm to us through bad faith or active and deliberate dishonesty. A vacancy on the Board
resulting for any reason, other than an increase in the number of directors, may be filled only by a vote of a majority of the remaining
directors. Any vacancy in the number of directors created by an increase in the number of directors may be filled by a majority vote
of the entire Board.

 The Board will generally meet quarterly or more
frequently if necessary. Our directors are not required to devote all of their time to our business and are only required to devote the
time to our business as their duties may require. Consequently, in the exercise of their duties as directors, our directors will rely
heavily on the Adviser and on information provided by the Adviser. The Board will oversee and supervise the relationship between us and
the Adviser. The Board is empowered to approve the payment of compensation to directors for services rendered to us.

 The Board may adopt written policies on investments
by the Company. The Board may revise these policies or establish further written policies on investments and borrowings and will monitor
our administrative procedures, investment operations and performance. The Board, including a majority of our Independent Directors, will
periodically review our investment policies.

 Our Directors

 The Board consists of the following directors:

 Name

 Age

 Position

 Richard J. Byrne

 Chair of the Board
 of Directors

 Chief Executive Officer and
 President

 Jamie Handwerker

 Independent Director

 Peter J. McDonough

 Independent Director

 Buford H. Ortale

 Independent Director

 Elizabeth K. Tuppeny

 Independent Director

 Richard J. Byrne

 Richard
J. Byrne has been Chair of the Board of Directors since March 2025. Mr. Byrne has served as President of Benefit Street Partners
since 2013 and has served as Chairman of the Board of Directors and Chief Executive Officer of FBRT since September 2016.
Prior to joining the Adviser, Mr. Byrne was Chief Executive Officer of Deutsche Bank Securities, Inc. He was also the Co-Head
of Global Capital Markets at Deutsche Bank. Before joining Deutsche Bank, Mr. Byrne was Global Co-Head of the Leveraged Finance
Group and Global Head of Credit Research at Merrill Lynch & Co. He was also a perennially top-ranked credit analyst. Mr. Byrne
earned an M.B.A. from the Kellogg School of Management at Northwestern University and a B.A. from Binghamton University. In addition
to his position as Chairman of FBRT, Mr. Byrne is a member of the Board of Directors of Wynn Resorts, Limited (NASDAQ: WYNN).

 See "Our Executive Officers" for
Michael Comparato's biography.

 Jamie Handwerker

 Jamie Handwerker has been a member of the Board
since March 2025. She is a partner in KSH Capital, a real estate investment firm established to provide entrepreneurs with capital
and expertise to grow their platform. Prior to this, Ms. Handwerker was a Senior Vice President, Principle, and Portfolio Manager
at Cramer Rosenthal McGlynn (CRM) LLC from 2002-2016, a Managing Director and Portfolio Manager at ING Furman Selz Asset Management from
2000-2002, and Managing Director and Senior Equity Research Analyst (Sell-Side) at ING Barings and Furman Selz, LLC (predecessor of ING
Barings) from 1994-2000, where she exclusively focused on real estate companies, including the REIT industry. She is a current member
of the boards of both FBRT and LXP Industrial Trust.

 Peter J. McDonough

 Peter McDonough has been a member of the Board
since March 2025. He served as the Chief Executive Officer of Trait Biosciences, a biotechnology research organization developing
Intellectual Property associated with the formulation of CBD Health & Wellness Products, from 2018-2022. Prior to that, he served
as the President, Chief Marketing and Innovation Officer at Diageo from 2006-2015; the Vice President of European Marketing at Procter &
Gamble, overseeing the brand marketing function for Duracell Batteries and Braun Appliances, from 2004-2006; as a university lecturer
and management consultant at the University of Canterbury, Graduate School of Commerce from 2002-2004; Vice President of North American
Marketing at Gillette from 1994-2002; and Director of North American Marketing at Black & Decker from 1990-1994. Mr. McDonough
brings innovative thinking to transform business performance from diverse experiences leading global organizations in numerous industries
and prior experience serving as an independent director on corporate boards. Mr. McDonough earned his MBA from the Wharton School
of Business and received his BS from Cornell University. Mr. McDonough is a current member of the board of FBRT.

 Buford H. Ortale

 Buford Ortale has been a member of the Board
since March 2025. He has been a Partner at NTR, a private equity firm focused on the energy space, since 2018, a Partner at Armour
Capital Management, LP, the external manager of a residential mortgage REIT with over $8 billion in assets, since 2010, and the Founder
and Manager of Sewanee Ventures, a private investment vehicle focused on investments in real estate, venture capital, and private equity,
since 1996. Prior to this, he was a Founder and Managing Director of the High Yield Bond Group at NationsBanc (Bank of America) from
1993-1996, and a Vice President of High Yield Sales at Merrill Lynch Merchant Banking Group from 1987-1991. He is a current member of
the board of FBRT. Mr. Ortale's expertise include investments in startup venture backed companies, LBOs, real estate development
and acquisitions and private debt.

 Elizabeth K. Tuppeny

 Elizabeth Tuppeny has been a member of the Board
since March 2025. She has been the Founder and Chief Executive Officer of Domus, Inc., which works at the C-Suite level
with clients such as Chevron; Citibank; ConAgra; Diageo; DuPont; Epson; Mattel; Merck; Merrill Lynch; Procter & Gamble; Ralph
Lauren and Westinghouse, since 1993. Prior to founding Domus, Inc. Ms. Tuppeny was the Executive Vice President of Business
Development at Earle Palmer Brown from 1992-1993 and a Senior Vice President at Weightman Advertising from 1984-1992. She serves on the
boards of FBRT, National Healthcare Properties and American Strategic Investment Co. (formerly New York City REIT, Inc.). Ms. Tuppeny
has 40 years of experience in the branding and advertising industries, with a focus on Fortune 50 companies.

 Our Executive Officers

 Our executive officers hold office at the pleasure
of our Board and are elected by the Board annually to serve until his or her earlier death, resignation or removal. The following are
our executive officers:

 Name

 Age

 Position(s)

 Chief Executive Officer and
 President

 Jerome S. Baglien

 Chief Financial Officer, Chief Operating Officer and Treasurer

 Michael Comparato serves as Chief Executive Officer
and director of the Company. Mr. Comparato is a Senior Managing Director, Head of Real Estate and Senior Portfolio Management of
Benefit Street Partners, a member of the Benefit Street Partners' Executive Committee and a member of the commercial real estate
Investment Committee of Benefit Street Partners. Mr. Comparato has served as President of FBRT since March 2024 and has overseen
FBRT loan originations since 2016. Prior to joining Benefit Street Partners in 2015, Mr. Comparato was head of U.S. Equity Investments
at Ladder Capital, where he led Ladder's largest team that actively originated CMBS loans, structured/balance sheet loans, mezzanine
loans and acquired strategic assets for the firm. Prior to joining Ladder, Mr. Comparato was president of BankAtlantic Commercial
Mortgage Capital (BACMC), the CMBS affiliate of BankAtlantic, where he was responsible for managing all day-to-day operations. Mr. Comparato
also previously ran Compson Holding Corporation, which made equity investments in a variety of commercial real estate assets and publicly
traded REITs. Mr. Comparato received a Bachelor of Science, Summa Cum Laude, from Babson College.

 Jerome S. Baglien

 Jerome S. Baglien serves as Chief Financial Officer,
Chief Operating Officer and Treasurer of the Company. Mr. Baglien is a Managing Director of Benefit Street Partners, the Chief Financial
Officer and Chief Operating Officer of the Benefit Street Partners' commercial real estate business and a member of Benefit Street
Partners' Operating Committee. Mr. Baglien has served as Chief Financial Officer of FBRT since 2016 and as Chief Operating
Officer since 2021. Prior to joining Benefit Street Partners in 2016, Mr. Baglien was director of fund finance for GTIS Partners
LP ("GTIS"), where he oversaw all finance and operations for GTIS funds. Previously, he was an accounting manager at iStar
Inc. with oversight of loans and special investments. Mr. Baglien received a Masters of Business Administration from Kellstadt Graduate
School of Business at DePaul University and a Bachelor of Science in Accounting from the University of Oregon.

 Certain Governance Policies

 The Company maintains a Code of Business Conduct
and Ethics that is applicable to our directors, officers, our Advisor and employees of the Advisor performing substantial services for
the Company. It covers topics including, but not limited to, conflicts of interest, confidentiality of information, full and fair disclosure,
reporting of violations and compliance with laws and regulations.

 We have adopted corporate governance guidelines
to advance the functioning of our Board.

 The
Company maintains an Insider Trading Policy governing the purchase, sale and/or other disposition of the Company's securities by
its directors, officers, the Advisor and any employees of the Advisor and its affiliates that provide services to, or are involved in
the business and affairs of, the Company, or otherwise have access to material nonpublic information relating to the Company.
The Insider Trading Policy is reasonably designed to promote compliance with insider trading laws, rules and regulations. A copy
of the Insider Trading Policy is filed as an exhibit to this report. Transactions by the Company in its own securities will be monitored
by internal and external legal counsel for compliance with applicable securities laws.

 Audit Committee

 The Board currently has a standing Audit Committee,
consisting of Jamie Handwerker, Peter J. McDonough, Buford H. Ortale, and Elizabeth K. Tuppeny, each of whom is independent. The Board
has determined that each of Jamie Handwerker and Buford H. Ortale meets the qualifications of an Audit Committee Financial Expert within
the meaning of the Sarbanes-Oxley Act of 2002, as amended.

 Item 11.
 Executive Compensation

 Compensation of Executive Officers

 The Company currently has no employees. The day-to-day
management of the Company's operations will be overseen by the executive officers of the Company. The executive officers are all
employees of the Adviser and not the Company. Our non-employee executive officers are Michael Comparato and Jerome Baglien, who are employees
of the Adviser and not the Company and are compensated by the Adviser. In addition, we do not reimburse the Adviser for compensation
it pays to our executive officers. The Advisory Agreement does not require our executive officers to dedicate a specific amount of time
to fulfilling the Adviser's obligations to us under the Advisory Agreement. Accordingly, the Adviser has informed us that it cannot
identify the portion of the compensation it awards to our executive officers that relates solely to such executives' services to
us, as the Adviser does not compensate its employees specifically for such services. Furthermore, we do not have employment agreements
with our executive officers, we do not provide pension or retirement benefits, perquisites or other personal benefits to our executive
officers, our executive officers have not received any nonqualified deferred compensation and we do not have arrangements to make payments
to our executive officers upon their termination or in the event of a change in control of us.

 A description of the Advisory Agreement and fees
that we pay to the Adviser is found in Item 13 " Certain Relationships And Related Transactions, And Director Independence—Advisory
Agreement " below.

 Compensation of Directors

 We intend to compensate each of our independent
directors with an annual retainer, plus an additional retainer to the chairperson of our audit committee. We intend to pay in quarterly
installments a portion of this compensation in cash and the remaining in an annual grant of restricted common stock based on the most
recent prior month's NAV. The restricted shares will generally vest one year from the date of grant. We do not intend to pay our
directors additional fees for attending board meetings, but we intend to reimburse each of our directors for reasonable out-of-pocket
expenses incurred in attending board and committee meetings (including, but not limited to, airfare, hotel and food). We expect that
the Board of Directors will set our independent director compensation policy after the Company has commenced operations.

 Compensation Committee Interlocks and Insider Participation

 We currently do not have a compensation committee
of our Board of Directors because we do not directly compensate our executive officers or reimburse the Adviser for their compensation.
There are no interlocks or insider participation as to compensation decisions required to be disclosed pursuant to SEC regulations.

 Item 12.
 Security
 Ownership Of Certain Beneficial Owners And Management And Related Stockholder Matters

 We have not yet commenced commercial activities.
BSP Fund Holdco (Debt Strategy) LP (the "Initial Investor") made an initial capital contribution of $1,000 in cash, in exchange
for 40 shares of common stock. The Initial Investor currently holds all of the outstanding common stock issued by the Company, and, as
of March 31, 2025, the Initial Investor was our only stockholder.

 The Initial Investor is wholly owned, directly
and indirectly, by Franklin Resources, Inc. The address for the Initial Investor is in care of our principal executive offices at
One Madison Avenue, Suite 1600, New York, New York 10010.

 As of December 31, 2024, the Company did
not have any equity compensation plans.

 Item 13.
 Certain Relationships And Related Transactions,
 And Director Independence

 The Adviser and its affiliates engage in a broad
range of activities, including investment activities for their own account and for the account of other investment funds or accounts.
In the ordinary course of conducting its activities, the interests of the Company may conflict with the interests of the Adviser, or
other companies or funds now or in the future advised by the Adviser or its affiliates ("Other Funds") and there is no guarantee
that such conflicts will ultimately be resolved in favor of the Company.

 Advisory Affiliates

 The Adviser is a subsidiary of Franklin Resources, Inc.,
a global investment management organization (together with its affiliated advisors (but excluding the Adviser), referred to in this section
as "Franklin Templeton"). Clients of the Adviser and/or Franklin Templeton may invest in the same portfolio investments,
including in the same security or other instrument or in different securities of or instruments issued by such a portfolio investment
and Franklin Templeton has no obligation to inform the Adviser or the Company of any such investments or offer such investments to the
Company. In the ordinary course of conducting the Company's activities, interests of the Company may therefore conflict with the
interests of other clients of the Adviser and/or Franklin Templeton. In addition, as a diversified financial services organization, Franklin
Templeton and its affiliates engage in a broad spectrum of activities including financial, advisory, investment and other activities
where their interests may conflict with the interests of the Company. Pursuant to the Company's Code of Business Conduct and Ethics,
a majority of the Board (including a majority of Independent Directors) must approve any transaction involving a conflict of interest
between the Company and its executive officers and directors. Any such consent shall be binding on the Company.

 Franklin Templeton may provide investment advisory
services and other services to clients and receive fees for such services in connection with transactions in which those clients may
have interests that conflict with those of the Company. Franklin Templeton may also give advice to clients that may cause them to take
actions adverse to the Company's investments. In addition, Franklin Templeton may have relationships with clients seeking to invest
in an existing portfolio investment of the Company or clients that compete with an existing portfolio investment of the Company. Further,
it is possible that Franklin Templeton could create additional investment vehicles in the future that may compete with the Company for
investment opportunities. Franklin Templeton will have no obligation to forego or share such investment opportunities with the Company,
except as described below with respect to the allocation policy, and investments made by Franklin Templeton in such opportunities could
preclude the Company from investing in such opportunities.

 Franklin Templeton is permitted to provide certain
services that are eligible expenses of the Company. The Company is permitted to enter into service agreements with Franklin Templeton
and cause the Company to pay or reimburse Franklin Templeton for fees and expenses charged related to such services, which amounts do
not reduce the compensation paid to the Adviser and are borne by the Company.

 In connection with its advisory business, Franklin
Templeton may come into possession of information that could potentially limit the ability of the Company to engage in potential transactions.
In order to avoid such limitation, the Adviser intends to control the flow of such information, such as by erecting information barriers
to restrict the transfer of such information between the Adviser and Franklin Templeton. In the event that an information barrier designed
to protect the Company is breached (including inadvertently), changed or removed, the Company will likely face the same restrictions
on its investment activities as it would have faced had the information barrier not been established in the first place or face restrictions
resulting from such changes to the information barrier, as the case may be. The Adviser will generally not rely on the expertise of Franklin
Templeton and its investment professionals and will not share such investment professionals in managing and/or advising the Company.

 Advisory Agreement

 The Company and the Adviser will enter into the
Advisory Agreement pursuant to which the Board will delegate to the Adviser the authority to source, evaluate and monitor our investment
opportunities and make decisions related to the origination, acquisition, management, financing and disposition of our assets, in accordance
with our investment objectives, guidelines, policies and limitations, subject to oversight by the Board. The following summarizes the
key provisions of the Advisory Agreement.

 Services

 Pursuant to the terms of the Advisory Agreement,
the Adviser is responsible for, among other things:

 serving
 as an advisor to the Company with respect to the establishment and periodic review of the
 investment guidelines and our investments, financing activities, and operations;

 sourcing,
 evaluating and monitoring our investment opportunities and executing the acquisition, origination,
 and management of our assets in accordance with our investment guidelines, policies, strategies
 objectives and limitations;

 with
 respect to acquisitions, originations, and management of our investments, conducting negotiations
 on our behalf with borrowers, sellers, purchasers, and other counterparties and, if applicable,
 their respective agents, advisors and representatives, and determining the structure and
 terms of such transactions;

 serving
 as our advisor with respect to decisions regarding any of our financings, hedging activities
 or borrowing;

 conducting
 negotiations on our behalf with borrowers, sellers, purchasers, and other counterparties
 and, if applicable, their respective agents, advisors and representatives, and determining
 the structure and terms of such transactions; and

 engaging
 and supervising, on our behalf and at our expense, various service providers, including asset
 managers and loan servicers with respect to our assets.

 Pursuant to the Advisory Agreement, the Adviser
may delegate any of the services for which it is responsible for to a third-party service provider. In the event the Adviser chooses
to engage a third-party service provider, the Adviser will remain responsible for the performance of such services.

 The Adviser's services under the Advisory
Agreement are not exclusive, and it is free to furnish similar services to other entities, and it intends to do so, so long as its services
to us are not impaired. For the avoidance of doubt, and subject to the oversight of the Board and in accordance with the charter, bylaws
and the Advisory Agreement, the Adviser will have plenary authority with respect to the management of our business and affairs and will
be responsible for implementing our investment strategy.

 Term, Renewal and Termination Without Cause

 Unless terminated earlier as described below,
the Advisory Agreement will remain in effect for an initial period of two years from the date it first becomes effective, subject to
an unlimited number of successive automatic one-year renewals unless the Company or the Adviser elects not to renew this Agreement as
described below.

 Upon the expiration of the initial term or any
automatic renewal term, and upon 180 days' prior written notice to the Adviser, the Company may, without "cause" (as
defined below), decline to renew the Advisory Agreement upon the affirmative vote of at least two-thirds of the Independent Directors
that (i) there has been unsatisfactory performance by the Adviser that is materially detrimental to the Company or (ii) the
compensation payable to the Adviser hereunder is not fair. In the event of such a non-renewal, the Company shall pay the Adviser a termination
fee before or on the 180 th day following the date of the notice, or such other date as mutually agreed by the Company and
the Adviser. The termination fee shall equal three times the sum of (i) the average annual Management Fee (as defined below) paid
or payable, and (ii) the average annual Performance Fee (as defined below) paid or payable to the Adviser during the 24-month period
immediately preceding the most recently completed calendar quarter prior to the termination date.

 However, if the reason for non-renewal is that
two-thirds of the Independent Directors have determined that the Management Fee and Performance Fee payable to the Adviser are not fair,
the Company shall not have the foregoing non-renewal right in the event the Adviser agrees that it will continue to perform its duties
hereunder during the next renewal term at fees that at least two-thirds of the Independent Directors determine to be fair. The Adviser
shall have the right to renegotiate the Management Fee and/or Performance Fee by delivering to the Company, not less than 45 days after
the notice of non-renewal, written notice of its intention to renegotiate the Management Fee and/or Performance Fee. Thereupon, the Company
and the Adviser shall endeavor to negotiate the Management Fee and/or Performance Fee in good faith. If the Company and the Adviser agree
to a revised Management Fee, Performance Fee or other compensation structure within 45 days following the Company's receipt of
the renegotiation notice, the Advisory Agreement shall continue in full force and effect on the terms stated herein, except that the
Management Fee, Performance Fee or other compensation structure shall be the revised Management Fee, Performance Fee or other compensation
structure as then agreed upon by the Company and the Adviser. The Company and the Adviser agree to execute and deliver an amendment to
the Advisory Agreement setting forth such revised Management Fee, Performance Fee or other compensation structure promptly upon reaching
an agreement regarding same. In the event that we and the Adviser are unable to agree to a revised Management Fee, Performance Fee or
other compensation structure during such 45-day period, the Advisory Agreement will terminate at the end of the applicable term and we
will be obligated to pay the Adviser the Termination Fee (as defined in the Advisory Agreement) upon such termination date.

 The Adviser may elect not to renew the Advisory
Agreement upon at least 180 days written notice. In such case, the Company would not be required to pay to the termination fee.

 In the event of any non-renewal, the Adviser
is required to cooperate, at the Company's expense, with the Company in executing an orderly transition of the management of the
Company's consolidated assets to a new Adviser.

 Termination For Cause

 The Company may terminate the Advisory Agreement
for cause upon 30 days' prior written notice, without payment of any Termination Fee. "Cause" for these purposes is
defined as fraud, criminal conduct, willful misconduct or willful or gross negligent breach of fiduciary duty by the Adviser in connection
with performing its duties.

 The Adviser may terminate the Advisory Agreement
effective upon 60 days' prior written notice of termination to the Company in the event that the Company shall default in the performance
or observance of any material term, condition or covenant contained in the Advisory Agreement and such default shall continue for a period
of 30 days after written notice. In such case, the Company is required to pay to the Adviser the termination fee. In addition, the Adviser
may terminate the Advisory Agreement if the Company becomes required to register as an investment company under the Investment Company
Act with such termination to be effective immediately before such event. In such case the Company would not be required to pay the termination
fee.

 Compensation and Expense Reimbursement

 Management Fee

 As compensation for its services provided pursuant
to the Advisory Agreement, we will pay the Adviser a management fee (the "Management Fee") based on a percentage of NAV per
annum, in all cases payable monthly in arrears. The Management Fee is a class-specific expense and we expect that the fees charged to
the different classes of common stock offered in our private offering will range from 0% of NAV to 1.25% of NAV per annum. In calculating
the Management Fee applicable to each class, we will use our NAV before giving effect to accruals for the Management Fee, Performance
Fee, stockholder servicing fees or distributions payable on our common stock.

 The Management Fee may be paid, at the Adviser's
election, in cash, shares of common stock, or any combination thereof. To the extent that the Adviser elects to receive any portion of
the Management Fee in shares of common stock, the Adviser may elect to have us repurchase such shares from the Adviser at a later date.
Such shares will not be repurchased through our share repurchase plan and thus will not be subject to related limitations and restrictions.

 Performance Fee

 The Adviser may be entitled to a performance
fee (the "Performance Fee"), which is accrued monthly and payable quarterly in arrears. As described in more detail below,
the amount of any Performance Fee will be based on a specified percentage of Core Earnings (as defined below) in excess of a specified
return hurdle. Since the applicability may differ between classes, the Performance Fee is a class-specific expense.

 Commencing with the calendar quarter representing
the fourth full calendar quarter completed after the date of the initial closing, the Performance Fee will be an amount, not less than
zero, equal to (i) 12.5% of our Core Earnings (as defined below) for the immediately preceding four calendar quarters (each such
period, a "4-Quarter Performance Measurement Period"), subject to a hurdle rate, expressed as an annual rate of return on
average adjusted capital equal to 5% (the "Annual Hurdle Rate"), minus (ii) the sum of any performance fees paid to
the Adviser with respect to the first three calendar quarters in the applicable 4-Quarter Performance Measurement Period. As a result,
the Adviser does not earn a Performance Fee for any calendar quarter until our Core Earnings for the applicable 4-Quarter Performance
Measurement Period exceed the Annual Hurdle Rate. For purposes of the Performance Fee, "adjusted capital" means cumulative
net proceeds generated from sales of classes of common stock to which the Performance Fee applies (including proceeds from our distribution
reinvestment plan related to such classes) reduced for distributions from non-liquidating dispositions of our investments paid to holders
of such classes of common stock and amounts paid to holders of such classes of common stock for share repurchases of such classes pursuant
to our share repurchase plan.

 For each of the three full calendar quarters
preceding the fourth quarter of the initial 4-Quarter Performance Measurement Period, the Performance Fee will be an amount, not less
than zero, equal to (i) 12.5% of our Core Earnings for all of the full calendar quarter periods completed since the initial closing
of our private offering (each such period, a "Partial-Year Performance Measurement Period"), subject to the Applicable Hurdle
Rate (as defined below), which is calculated by multiplying the Annual Hurdle Rate by a fraction consisting of (x) a numerator equal
to the number of full calendar quarter periods included in the Partial-Year Performance Measurement Period, and (y) a denominator
equal to 4, minus (ii) the sum of any Performance Fees paid to the Adviser with respect to the prior Partial-Year Performance Measurement
Periods.

 In the event that the period from the date of
the initial closing through the first calendar quarter end date is shorter than a full calendar quarter (such period, the "Initial
Partial-Quarter Performance Measurement Period"), the Performance Fee for the Initial Partial-Quarter Performance Measurement Period
will be an amount, not less than zero, equal to (i) 12.5% of our Core Earnings for the Initial Partial-Quarter Performance Measurement
Period, subject to the Applicable Hurdle Rate, which is calculated by multiplying the Annual Hurdle Rate by a fraction consisting of
(x) a numerator equal to the number of calendar days included in the Initial Partial-Quarter Performance Measurement Period, and
(y) a denominator equal to 365. For the sake of clarity, neither the Core Earnings for, nor the number of calendar days included
in, the Initial Partial-Quarter Performance Period, will be factored into the computation of performance fees for subsequent Partial-Year
Performance Measurement Periods or 4-Quarter Performance Measurement Periods.

 Once our Core Earnings exceed the Applicable
Hurdle Rate, the Adviser is entitled to a "catch-up" fee payable quarterly equal to the amount of Core Earnings in excess
of the Applicable Hurdle Rate, until our Core Earnings for the applicable performance measurement period exceed a percentage of average
adjusted capital equal to the specified Applicable Hurdle Rate divided by the difference of 1 minus 0.125 for the applicable performance
measurement period. Thereafter, the Adviser is entitled to receive 12.5% of Company Core Earnings. "Applicable Hurdle Rate"
means (i) the Annual Hurdle Rate with respect to a 4-Quarter Measurement Performance Period or (ii) the Annual Hurdle Rate
as adjusted above with respect to a Partial-Year Performance Measurement Period and the Initial Partial-Quarter Measurement Period, as
applicable. The Performance Fee shall be calculated based on the full Management Fee earned and regardless of whether the Adviser elects
to receive such fee in cash or shares of common stock.

 For purposes of calculating the Performance Fee,
 "Core Earnings" means: for the applicable performance measurement period, the net income (loss) computed in accordance with
U.S. GAAP, attributable to stockholders of classes of common stock to which the Performance Fee applies, including realized gains (losses)
not otherwise included in U.S. GAAP net income (loss) and excluding (i) non-cash equity compensation expense, (ii) the Performance
Fee, (iii) depreciation and amortization, (iv) any unrealized gains or losses or other non-cash items that are included in
net income for the applicable reporting period, regardless of whether such items are included in other comprehensive income or loss,
or in net income, (v) one-time events pursuant to changes in U.S. GAAP, and (vi) certain non-cash adjustments and certain material
non-cash income or expense items, in each case after discussions between the Adviser and our Independent Directors and approved by a
majority of our Independent Directors.

 The Performance Fee may be paid, at the Adviser's
election, in cash, shares of common stock, or any combination thereof. To the extent that the Adviser elects to receive any portion of
its Performance Fee in shares, the Adviser may elect to have us repurchase such shares from the Adviser at a later date. Such shares
that the Adviser receives in lieu of cash will not be repurchased through our share repurchase plan and thus will not be subject to related
limitations and restrictions.

 For the avoidance of doubt, the payment of any Performance Fee will
be consistent with the requirements set forth in Rule 205-3 under the Investment Advisers Act of 1940, as amended, including that
the Company will be a "qualified client" as defined in Rule 205-3.

 Commitment Fee

 We will pay the Adviser 75% of any commitment
fee or origination fee charged to borrowers in connection with the origination of each new loan (any such fee, a "Commitment Fee")
concurrently or promptly following receipt of such fees from the borrowers. The Commitment Fee will be calculated as a percentage of
the whole loan on a fully funded basis as determined by the Adviser at the time of the closing of the loan origination, and the amount
payable to the Adviser will not exceed 0.75% of the whole loan on a fully funded basis. In the case of loans that are partially funded
by the Company and partially funded by one or more affiliates of the Adviser, the Commitment Fee payable to the Adviser shall be computed
pro rata based on the amount of the loan funded by the Company.

 Organization and Offering Expense Reimbursement

 The Adviser will agree to advance all of the
Company's organization and offering expenses on its behalf (including all costs and expenses in connection with the formation of
the Company, and the marketing and distribution of our common stock, including, without limitation, costs related to investor and broker-dealer
sales meetings, fees and expenses of any underwriters' attorneys, expenses for printing, engraving and mailing, salaries of employees
while engaged in sales activity, charges of transfer agents, registrars, trustees, escrow holders, depositaries and experts, and expenses
of qualification of the sale of our common stock under federal and state laws, including taxes and fees and accountants' and attorneys'
fees) through the first anniversary of the initial closing. The Company will reimburse the Adviser for all such advanced expenses ratably
over the 60 months following the first anniversary of the initial closing, or over an alternative time period agreed to by the Board
and the Adviser.

 After the first anniversary of the initial closing,
we will reimburse the Adviser for any organization and offering expenses that it incurs on our behalf as and when incurred.

 Acquisition Expense Reimbursement

 We will reimburse the Adviser for out-of-pocket
expenses in connection with the selection, evaluation, structuring, acquisition, origination, and financing of investments, whether or
not such investments are acquired or originated.

 The appropriate allocation between the Company
and the other companies or funds now or in the future advised by the Adviser or its affiliates, respectively, of expenses and fees generated
in the course of evaluating investments which are not consummated, such as out-of-pocket fees associated with due diligence, attorney
fees and the fees of other professionals, will be determined by the Adviser and its affiliates in their good faith judgment to be fair
and equitable.

 Operating Expense Reimbursement

 In addition to the organization and offering
expense and acquisition expense reimbursements described above, we will reimburse the Adviser and its affiliates for out-of-pocket costs
and expenses it incurs in connection with the services it provides to us, including, but not limited to, (1) the actual cost of
goods and services used by us, whether payable to an affiliate or a non-affiliated person, including fees paid to administrators, consultants,
attorneys, technology providers and other service providers, and brokerage fees paid in connection with the origination, acquisition
and/or sale of investments, (2) expenses of acquiring, originating, managing and disposing of our investments, whether payable to
an affiliate or a non-affiliated person and (3) expenses related to personnel of the Adviser or its affiliates performing services
for us other than (i) those who provide investment advisory services and (ii) executive officers of the Company and directors
of the Company who are also directors, officers or employees of the Adviser or its affiliates.

 The Adviser may advance certain of the Company's
operating expenses on its behalf through the first anniversary of the initial closing. We will reimburse the Adviser for such advanced
expenses ratably over the 60 months following the first anniversary of the initial closing of our private offering. Operating expenses
incurred after the first anniversary of the initial closing of our private offering are paid by the Company as incurred. If the Adviser
pays our operating expenses after the first anniversary of the initial closing, we will reimburse the Adviser at the end of each fiscal
quarter for total operating expenses paid by the Adviser. However, we may not reimburse the Adviser at the end of any fiscal quarter
for total operating expenses (as defined in our Advisory Agreement) that, in the four consecutive fiscal quarters then ended, exceed
the greater of 2% of average invested assets or 25% of net income for such four fiscal quarters determined without reduction for any
non-cash reserves and excluding any gain from the sale of our assets for that period (the "2%/25% Guidelines"). We may reimburse
the Adviser for expenses in excess of the 2%/25% Guidelines if a majority of our Independent Directors determines that such excess expenses
are justified based on unusual and nonrecurring factors. If our Independent Directors do not approve such excess amount as being so justified,
the Adviser will reimburse us the amount by which the operating expenses exceeded the 2%/25% Guidelines.

 Waiver of Fees

 We and/or the Adviser may enter into side letter
arrangements with one or more stockholders of a particular class of common stock that may, among other things, have the effect of altering
the financial impact to such stockholder of certain of the fees payable to the Adviser that would otherwise apply to a stockholder of
the applicable class.

 Fees from Other Services of the Adviser

 We
may retain certain of the Adviser's affiliates, from time to time, for services relating to our investments or our operations,
which may include capital markets services, restructuring services, valuation services, underwriting and diligence services, and special
servicing, as well as services related to mortgage servicing, group purchasing, healthcare, consulting/ brokerage, capital markets/credit
origination, loan servicing and asset management, property, title and other types of insurance, management consulting and other similar
operational and investment matters. To the extent set forth herein, fees paid to the Adviser's affiliates for any such services
will not reduce the Management Fee.

 Dealer Manager Agreement

 On January 23, 2025, we entered into the Dealer Manager Agreement
with the Dealer Manager, and we have entered into participating broker-dealer agreements with certain broker-dealers. Under the terms
of the Dealer Manager Agreement and the participating broker-dealer agreements, the Dealer Manager serves as the dealer manager, and
certain participating broker-dealers solicit capital, for our private offering of common stock.

 The Dealer Manager or participating broker-dealers may be entitled
to receive upfront selling commissions of up to 3.0% of the transaction price per share of common stock sold in the private offering,
all or substantially all of which the Dealer Manager expects to reallow to participating broker-dealers.

 In addition, we may pay the Dealer Manager (or
sub-dealers or distributors) selling commissions over time as stockholder servicing fees for ongoing services rendered to stockholders
by participating broker-dealers or broker-dealers servicing investors' accounts, referred to as servicing broker-dealers. The stockholder
servicing fee will be a class-specific expense.

 Sale of Shares to the Initial Investor

 We were capitalized through the purchase by the
Initial Investor of 40 shares of our common stock for an aggregate purchase price of $1,000 on September 30, 2024. These shares
were issued and sold in reliance upon the available exemptions from registration requirements of Section 4(a) (2) of the
Securities Act. The Initial Investor is wholly owned, directly and indirectly, by Franklin Resources, Inc., which also wholly owns
the Adviser.

 Investment in Seed Pool Vehicle

 To facilitate deployment of the proceeds raised
in the early stage of our private offering in income-producing target assets, we may invest a portion of such proceeds into Franklin
Real Estate Debt BDC, a seed pool vehicle formed by the Adviser which has been established as a term-life business development company
registered under the Investment Company Act. The Adviser serves as the investment advisor of the seed pool vehicle. Mr. Byrne, the
Chair of the Board of Directors, also serves as a trustee of the seed pool vehicle, but none of our independent directors serve on the
board of the seed pool vehicle. Messrs. Comparato and Baglien, our executive officers, also serve as executive officers of the seed
pool vehicle. The seed pool vehicle recently raised over $500 million of offering proceeds and has invested those proceeds, and related
borrowings, in a portfolio of commercial real estate debt investments that are substantially consistent with our target assets. We expect
to invest a portion of the net proceeds from the initial closings of our private offering in the seed pool vehicle's common shares
if and to the extent we are not otherwise able to promptly invest such proceeds directly in our target assets. The Adviser formed the
seed pool to mitigate the risk that we are unable to promptly invest the net proceeds from our private offering in income-producing target
investments. We do not expect that investments in seed pool shares will represent a significant part of our assets and, consistent with
our intent to satisfy applicable exemptions from registration under the Investment Company Act, our investments in the seed pool vehicle
will never exceed 40% of our assets. We expect the seed pool vehicle will be liquidated within a few years of when we commence operations
and, thus, we do not expect to be making investments in the seed pool vehicle over the long term.

 Series A Preferred Stock

 Refer to Item 10 " Directors, Executive
Officers And Corporate Governance — The Board Of Directors " for a discussion of the Series A Preferred Stock
that is expected to be issued to the Offshore Access Feeder.

 Indemnification Agreements with Directors and Officers

 We entered into indemnification agreements with
our directors and officers. The indemnification agreements are intended to provide our directors and officers the maximum indemnification
permitted under Maryland law and our charter. Each indemnification agreement provides that we shall indemnify the director or officer
who is a party to the agreement including the advancement of legal expenses, if, by reason of his or her status with the Company, such
director or officer is, or is threatened to be, made a party to or a witness in any threatened, pending, or completed proceeding, other
than a proceeding by or in the right of the Company.

 Transactions Related to Affiliates of and Clients Advised by the
Adviser

 The Company may seek to refinance loans or extend
new credit to a borrower that has a current loan with an affiliate of or a client advised by the Adviser where the loan is nearing maturity
or the borrower is seeking alternative financing, or in certain circumstances another such affiliate or client of the Adviser may lend
to an existing borrower of the Company. While the terms of such financing are negotiated with such borrowers, in certain circumstances
it may be customary or may otherwise be beneficial for legal, tax, regulatory or other reasons for such transactions to involve both
the Company and an affiliated lender or proceeds from one such transaction may pay off another such transaction, and such transactions
are not restricted or subject to limitation under the terms of the Company's organizational documents or governance policies, though
they may be limited by the SEC order described below.

 Transactions with Affiliates

 Conflicts may also arise in connection with loans
or other assets originated by the Company or an Other Fund and sold to the Company or an Other Fund. The Company may sell loans or other
assets originated by it, including to an Other Fund thus, the Company's initial participation in such loans or other assets
may be greater, and its available liquid capital less, than it would have been if the Company did not ultimately sell part of such loans
or other assets to an Other Fund or other third party. To the extent the Company purchases loans or other assets and subsequently sells
a portion thereof to Other Funds, the Company will bear the risk of changes in the value of such loans or other assets during the period
it holds such loans or other amounts and the amount of capital available to the Company to pursue other investment opportunities may
be reduced. Furthermore, it may be difficult to determine the value of the loans or other assets transferred by the Company or an Other
Fund and hence the consideration due to the Company or Other Fund, as applicable, from Other Funds if and when it sells the loans or
other assets. The valuation of loans or other assets that may be transferred from the Company to Other Funds, or from an Other Fund to
the Company, as applicable, involves inherent conflicts of interest for the Adviser, and there is no guarantee that the Adviser will
resolve these conflicts in a manner that will not have an adverse effect on the Company. In addition, in certain circumstances, the Company
and Other Funds may enter into participations, assignments or other similar transactions, which may expose the Company to risks associated
with holding loans indirectly in such transactions.

 The Adviser and its affiliates received an exemptive
order from the SEC on May 1, 2018 (the "Order") that permits certain affiliates of the Adviser that are regulated under
the Investment Company Act, including the seed pool vehicle, among other things, to co-invest with certain other persons affiliated with
the Adviser and certain funds managed and controlled by the Adviser and its affiliates, including us, subject to certain terms and conditions.
Therefore, any co-investments we make with affiliates of the Adviser that are subject to the Order will have to comply with such terms
and conditions.

 Related Party Transaction Policy

 Our Board has adopted a Related Party Transactions
Policy. Pursuant to the Related Party Transactions Policy, all related party transactions (as defined by Item 404(a) of Regulation
S-K) must be approved by a majority of the disinterested members of the Board. As a general rule, any director who has a direct or indirect
material interest in such related party transaction should not participate in the Board action regarding whether to approve the transaction.
Any payment of fees and reimbursements to the Adviser pursuant to and in accordance with the Advisory Agreement are deemed to have been
approved in accordance with the Related Party Transactions Policy.

 Promoters and Certain Control Persons

 The Adviser may be deemed a promoter of the Company.
We will enter into the Advisory Agreement with the Adviser and have entered into the Dealer Manager Agreement with an affiliate of the
Adviser. The Adviser, for its services to us, will be entitled to receive the Management Fee and the Performance Fee in addition to the
reimbursement of certain expenses. In addition, under the Advisory Agreement and our charter, we expect, to the extent permitted by applicable
law, to indemnify the Adviser and certain of its affiliates.

 Certain Business Relationships

 Certain of our current directors and officers are directors, officers
or employees of the Adviser.

 Item 14.
 Principal Accountant Fees And Services

 Independent Auditors

 During the period from May 22, 2024
(Date of Inception) to December 31, 2024, PricewaterhouseCoopers LLP ("PwC") served as our independent auditor.

 Audit and Non-Audit Fees

 Aggregate fees that were for the period ended
December 31, 2024 by our independent registered public accounting firm, PwC, were as follows (amounts in thousands):

 For
 the Period from May 22, 2024 (Date of Inception) to December 31, 2024

 Audit fees(1)

 $
 160,000

 Audit-related fees

 —

 Tax fees

 —

 All other fees

 —

 Total

 $
 160,000

 (1)
 Audit
 fees include amounts related to annual financial statement audit work, quarterly financial
 statement reviews, and reviews of SEC registration statements.

 Audit Committee Pre-Approval Policies
and Procedures

 In accordance with the Audit Committee pre-approval
policy, all audit services requiring pre-approval pursuant to our pre-approval policy, performed for us by our independent registered
public accounting firm will be pre-approved by the Audit Committee.

 The pre-approval policy provides for categorical
pre-approval of specified audit and permissible non-audit services. Services to be provided by the independent registered public accounting
firm that are not within the category of pre-approved services must be approved by the Audit Committee prior to engagement, regardless
of the service being requested or the dollar amount involved.

 Requests or applications for services that require
specific separate approval by the Audit Committee are required to be submitted to the Audit Committee and must include a description
of the services to be provided and a statement by the independent registered public accounting firm and our principal accounting officer
confirming that the provision of the proposed services does not impair the independence of the independent registered public accounting
firm.

 The Audit Committee may delegate pre-approval
authority to one or more of its members. The member or members to whom such authority is delegated shall report any pre-approval decisions
to the Audit Committee at its next scheduled meeting. The Audit Committee does not delegate to management its responsibilities to pre-approve
services to be performed by the independent registered public accounting firm.

 Item 15.
 Exhibits
 And Financial Statement Schedules

 (a)
 Financial
 statements

 See Item 8 above.

 (b)
 Exhibits

 Exhibit No.

 Description

 3.1*
 of Incorporation of the Company (incorporated by reference to Exhibit 3.1 to
 the Company's Form 10 filed on November 8, 2024)

 3.2**
 of Amendment and Restatement of the Company

 3.3**
 Bylaws
 of the Company

 3.4**
 Amended
 and Restated Bylaws of the Company

 3.5**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class F common stock

 3.6**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class F-S common stock

 3.7**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class F-D common stock

 3.8**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class G common stock

 3.9**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class G-S common stock

 3.10**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class G-D common stock

 3.11**
 Supplementary of Franklin BSP Real Estate, Inc, relating to Class E common stock

 4.1**
 Distribution
 Reinvestment Plan of the Company

 4.2**
 Share
 Repurchase Plan of the Company

 4.3**
 Description
 of the Registrant's securities registered pursuant to Section 12 of the Securities
 Exchange Act of 1934

 10.1**
 Dealer-Manager
 Agreement by and between the Company and the Dealer Manager, dated January 23,
 2025

 10.2*
 Form of
 Indemnification Agreement by and between the Company and its directors and officers
 (incorporated by reference to Exhibit 10.3 to the Company's Form 10 filed
 on December 20, 2024)

 10.3**
 2025
 Equity Incentive Plan

 10.4*
 Form of
 Restricted Stock Award Agreement by and between the Company and its Independent Directors.
 (incorporated by reference to Exhibit 10.5 to the Company's Form 10 filed
 on December 20, 2024)

 10.5**
 Advisory
 Agreement by and between the Company and the Adviser, dated April 1, 2025

 14.1**

 Code of Ethics and Business
 Conduct

 19.1**
 Insider
 Trading Policy

 21.1**
 Subsidiaries
 of the Company

 24.1**
 Power
 of Attorney (included on signature page to this Annual Report on Form 10-K)

 31.1**
 Certification
 of the Principal Executive Officer of the Company pursuant to Securities Exchange Act Rule 13a–14(a) or
 15(d) – 14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act
 of 2002

 31.2**
 Certification
 of the Principal Financial Officer of the Company pursuant to Securities Exchange Act Rule 13a-14(a) or
 15(d)–14(a), as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002

 32.1**
 Written
 statements of the Principal Executive Officer and Principal Financial Officer of the
 Company pursuant to 18 U.S. C. Section 1350, as adopted pursuant to Section 906
 of the Sarbanes-Oxley Act of 2002

 * Previously filed.

** Filed herewith.

 Item 16.
 Form 10-K
 Summary

 None.

 SIGNATURES

 Pursuant to the requirements of Section 13
or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this Annual Report to be signed on its behalf by
the undersigned, thereunto duly authorized.

 Franklin BSP Real Estate Debt, Inc.

 Registrant

 By:

 /s/ Michael Comparato

 Michael
 Comparato

 Chief
 Executive Officer and President

 Dated:

 March 31, 2025

 POWER
OF ATTORNEY

 We,
the undersigned officers and directors of Franklin BSP Real Estate Debt, Inc., hereby severally constitute Micah Goodman and Jerome
Baglien, and each of them singly, our true and lawful attorneys with full power to them, and each of them singly, to sign for us and
in our names in the capacities indicated below, the Annual Report on Form 10-K filed herewith and any and all amendments to said
Annual Report, and generally to do all such things in our names and in our capacities as officers and directors to enable Franklin BSP
Real Estate Debt, Inc. to comply with the provisions of the Securities Exchange Act of 1934, as amended, and all requirements of
the SEC, hereby ratifying and confirming our signature as they may be signed by our said attorneys, or any of them, to said Annual Report
and any and all amendments thereto.

 Pursuant to the requirements
of the Securities Exchange Act of 1934, this report was signed below by the following persons on behalf of the registrant on March 31,
2025 in the capacities indicated.

 Signature

 Title

 /s/

 Chief Executive Officer,
 President and Director

 (Principal Executive Officer)

 /s/
 Jerome S. Baglien

 Chief
 Financial Officer, Chief Operating Officer and Treasurer

 Jerome S. Baglien

 (Principal Financial Officer
 and Principal Accounting Officer)

 /s/
 Richard J. Byrne

 Chair of the Board of Directors

 Richard
 J. Byrne

 /s/
 Jamie Handwerker

 Director

 Jamie
 Handwerker

 /s/
 Peter J. McDonough

 Director

 Peter J. McDonough

 /s/ Buford H.
 Ortale

 Director

 Buford
 H. Ortale

 /s/
 Elizabeth K. Tuppeny

 Director

 Elizabeth
 K. Tuppeny

 INDEX TO CONSOLIDATED
FINANCIAL STATEMENTS

 Page

 Report
 of Independent Registered Public Accounting Firm

 Consolidated
 Balance Sheet as of December 31, 2024

 Consolidated
 Statement of Operations for the period from May 22, 2024 (Date of Inception) to December 31, 2024

 Consolidated
 Statement of Changes in Equity for the period from May 22, 2024 (Date of Inception) to December 31, 2024

 Consolidated
 Statement of Cash Flows for the period from May 22, 2024 (Date of Inception) to December 31, 2024

 Notes
 to Consolidated Financial Statements

 F- 1

 Report of Independent
Registered Public Accounting Firm

 To the Board of Directors and Shareholder of Franklin BSP Real Estate
Debt, Inc.

 Opinion on the Financial Statements

 We have audited the accompanying consolidated balance sheet of Franklin
BSP Real Estate Debt, Inc. and its subsidiaries (the "Company") as of December 31, 2024, and the related consolidated
statements of operations, of changes in equity and of cash flows for the period from May 22, 2024 (Date of Inception) to December 31, 2024,
including the related notes (collectively referred to as the "consolidated financial statements"). In our opinion, the consolidated
financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2024,
and the results of its operations and its cash flows for the period from May 22, 2024 (Date of Inception) to December 31, 2024
in conformity with accounting principles generally accepted in the United States of America.

 Basis for Opinion

 These consolidated financial statements are the responsibility of
the Company's management. Our responsibility is to express an opinion on the Company's consolidated financial statements
based on our audit. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB)
and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable
rules and regulations of the Securities and Exchange Commission and the PCAOB.

 We conducted our audit of these consolidated financial statements
in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance
about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud.

 Our audit included performing procedures to assess the risks of material
misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those
risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial
statements. Our audit also included evaluating the accounting principles used and significant estimates made by management, as well as
evaluating the overall presentation of the consolidated financial statements. We believe that our audit provides a reasonable basis for
our opinion.

 /s/ PricewaterhouseCoopers LLP

 Atlanta, Georgia

 March 31, 2025

 We have served as the Company's auditor since 2024.

 F- 2

 CONSOLIDATED BALANCE SHEET

 December 31,
 2024

 Assets

 Cash

 $

 Total assets

 $

 Liability and Equity

 Due to Affiliate

 $
 25,000

 Total liabilities

 $
 25,000

 Commitments and Contingencies (See Note 5)

 Equity

 Common Stock, $0.001 par value per share, 100,000 shares authorized,
 40 shared issued and outstanding

 $

 Additional paid-in capital

 Total equity

 $
 1,000

 Total liabilities and equity

 $

 The accompanying notes are an integral part
of these consolidated financial statements.

 F- 3

 CONSOLIDATED STATEMENT
OF OPERATIONS

 For
 the period from May 22,

 2024 (Date of Inception)

 to December 31, 2024

 Revenue

 $
 -

 Total Revenue

 $
 -

 Expenses

 $
 -

 Total Expenses

 $
 -

 Net Income

 $
 -

 Net income (loss) per redeemable common
 share, basic and diluted

 $
 -

 Weighted average common stock outstanding,
 basic and diluted

 The accompanying notes are an integral part
of these consolidated financial statements.

 F- 4

 CONSOLIDATED STATEMENT
OF CHANGES IN EQUITY

 For the period from May 22, 2024 (Date of Inception)
to December 31, 2024

 Common
 Stock

 Shares

 Par
 Value

 Additional

 Paid in

 Capital

 Total

 Balance at May 22, 2024

 -

 $
 -

 $
 -

 $
 -

 Common shares
 issued

 1,000

 Balance at December 31,
 2024

 $

 $

 $
 1,000

 The accompanying notes are an integral part
of these consolidated financial statements.

 F- 5

 CONSOLIDATED STATEMENT
OF CASH FLOWS

 For
 the period from May 22,
 2024 (Date of Inception)
 to December 31, 2024

 Net income

 $
 -

 Cash flow from operating activities

 Increase in Due from Affiliates

 $
 25,000

 Net cash used in operating activities

 $
 25,000

 Cash flow from investing activities

 Net cash used in investing activities

 $
 -

 Cash flow from financing activities

 Proceeds from issuance of common shares

 $
 1,000

 Net cash from financing activities

 $
 1,000

 Net increase in Cash

 $

 Cash at the beginning of the period

 -

 Cash at the end of the period

 $

 The accompanying notes are an integral part
of these consolidated financial statements.

 F- 6

 NOTES TO CONSOLIDATED
FINANCIAL STATEMENTS

 For the period from May 22, 2024 (Date
of Inception) to December 31, 2024

 Note 1 - Organization

 Franklin BSP Real Estate
Debt, Inc. (the "Company") was formed on May 22, 2024, as a Maryland statutory trust and intends to qualify as
a real estate investment trust ("REIT") for U.S. federal income tax purposes. The Company was organized to originate high-quality
commercial real estate loans.

 The Company will be externally
managed by Benefit Street Partners, L.L.C. (the "Adviser"). The Adviser is a limited liability company that is registered
as an investment advisor with the Securities and Exchange Commission (the "SEC") under the Investment Advisers Act of 1940,
as amended (the "Advisers Act"). The Adviser oversees the management of the Company's activities and is responsible
for making investment decisions with respect to the loans the Company will originate.

 The Company intends to use
its proceeds from its private offering of common shares (the "Offering") to finance the Company's investment objectives.
The Company's investment strategy is to originate, acquire, finance and manage a portfolio of primarily commercial real estate
("CRE") investments, focused on senior secured, CRE loans across a wide range of geography. To a lesser extent, the Company
may invest in, or originate, other real-estate related debt and equity investments, which may include subordinated debt, commercial mortgage-backed
securities ("CMBS") and collateralized loan obligations ("CLOs").

 On December 31, 2024,
the Company was capitalized with a $1,000 investment in common stock by BSP Fund Holdco, L.P., an affiliate of the Adviser.

 As of December 31,
2024, the Company has neither purchased nor contracted to purchase any investments. The Adviser has not identified any real estate-related
debt or real estate-related securities in which it is probable that the Company will invest.

 F- 7

 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 For the period from May 22, 2024 (date
of inception) to December 31, 2024

 Note 2 – Capitalization

 As of December 31, 2024, the Company was
authorized to issue 100,000 shares of common stock, par value $0.001 per share ("common shares"). The Company intends to
undertake a continuous private offering, pursuant to which it will offer and sell to a limited number of investors various classes of
its common shares. The classes of common shares may have different upfront selling commissions, dealer manager fees and ongoing shareholder
servicing fees, as well as different management fees and performance participation allocations. The initial per share purchase price
for shares of the Company's common shares in the Offering will be equal to the most recently determined net asset value ("NAV")
per share for the applicable class (which will be deemed to be $25.00 until the last calendar day of the month during which the Company
makes its first investment) plus applicable upfront selling commissions and dealer manager fees. Thereafter, the purchase price per share
for each class of our common shares will vary and will generally equal the prior month's NAV per share for each applicable class,
as calculated monthly, plus applicable upfront selling commissions and dealer manager fees.

 Note 3 - Summary of Significant Accounting Policies

 Basis of Presentation and Consolidation

 The following is a summary of significant accounting
policies consistently followed by the Company in the preparation of its consolidated financial statements. The consolidated financial
statement has been prepared in accordance with U.S. GAAP and consolidate the financial statement of the Company and its controlled subsidiaries.
All intercompany balances and transactions have been eliminated upon consolidation.

 Use of Estimates

 The preparation of financial statements in conformity
with GAAP requires management to make estimates and assumptions that affect the reported amounts and disclosures in these consolidated
financial statements. Actual results could differ from those estimates.

 Cash and Cash Equivalents

 Cash and cash equivalents include cash held in
banks and short-term, liquid investments in a money market deposit account that have original or remaining maturity dates of three months
or less when purchased. Cash and cash equivalents are carried at cost which approximates fair value. The Company did not hold cash equivalents
as of December 31, 2024.

 Income Taxes

 The Company intends to elect to be treated as
a REIT under the Internal Revenue Code (the "Code") beginning with the taxable year ending December 31, 2025. If the
Company qualifies for taxation as a REIT, the Company generally will not be subject to federal corporate income tax to the extent it
distributes 90% of its taxable income to its shareholders. REITs are subject to a number of other organizational and operational requirements.
Even if the Company qualifies for taxation as a REIT, it may be subject to certain state and local taxes on its income and property,
and federal income and excise taxes on its undistributed income.

 F- 8

 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 For the period from May 22, 2024 (date
of inception) to December 31, 2024

 The Company evaluates tax positions taken or
expected to be taken in the course of preparing the Company's tax returns to determine whether it is "more-likely-than-not"
(i.e., greater than 50-percent) that each tax position will be sustained upon examination by a taxing authority based on the technical
merits of the position. Tax positions not deemed to meet the more-likely-than-not threshold are recorded as a tax benefit or expense
in the current year. The Company did not record any tax provision in the current period. However, management's conclusions regarding
tax positions taken may be subject to review and adjustment at a later date based on factors including, but not limited to, examination
by tax authorities on-going analysis of and changes to tax laws, regulations and interpretations thereof.

 Organization and Offering Costs

 Organization costs consist of costs incurred
to establish the Company and enable it legally to do business. Organization costs are expensed as incurred. Offering costs consist of
costs incurred in connection with the offering. Offering costs will be recorded as a reduction to paid-in capital when the offering is
completed, which has not yet occurred.

 The Company will bear the organization and offering
expenses incurred in connection with the formation of the Company and the offering, including certain out of pocket expenses of the Adviser
and its agents and affiliates under the Company's advisory agreement (the "Advisory Agreement"). In addition, the Adviser
may request reimbursement from the Company for the organization and offering costs it incurs on the Company's behalf.

 As of December 31, 2024, the Adviser and
its affiliates have incurred organization and offering expenses on the Company's behalf of approximately $1.4 million. These organization
and offering expenses are not recorded in the accompanying balance sheet because such costs are not the Company's liability until
the date on which the Company commences operations. When recorded by the Company, organizational expenses will be expensed as incurred,
and offering expenses will be charged to shareholders' equity. Any amount due to the Adviser but not paid will be recognized as
a liability on the balance sheet.

 Segment Reporting

 In accordance with ASC Topic 280 - Segment Reporting
("ASC 280"), the Company has determined that it has a single operating and reporting segment. As a result, the Company's
segment accounting policies are the same as described herein and the Company does not have any intra-segment transfers of assets.

 New Accounting Pronouncements

 In November 2023, the FASB issued ASU 2023-07,
Segment Reporting (Topic 280): Improvements to Reportable Segment Disclosures ("ASU 2023-07"). This change is intended to
improve reportable segment disclosure requirements, primarily through enhanced disclosures about significant segment expenses, allowing
financial statement users to better understand the components of a segment's profit or loss and assess potential future cash flows
for each reportable segment and the entity as a whole. The amendments expand a public entity's segment disclosures by requiring
disclosure of significant segment expenses that are regularly provided to the chief operating decision maker ("CODM"), clarifying
when an entity may report one or more additional measures to assess segment performance, requiring enhanced interim disclosures and providing
new disclosure requirements for entities with a single reportable segment, among other new disclosure requirements. The amendments are
effective for fiscal years beginning after December 15, 2023 and interim periods within fiscal years beginning after December 15,
2024, and early adoption is permitted. For the period ended December 31, 2024, the Company adopted and implemented the amendments
and related disclosure requirements.

 F- 9

 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 For the period from May 22, 2024 (date
of inception) to December 31, 2024

 Note 4 - Related Party Transactions

 Advisory Agreement

 The Company intends to enter into an advisory
agreement with the Adviser in which the Adviser, subject to the overall supervision of the Company's Board of Directors, manages
the day-to-day operations of, and provides investment advisory services to the Company.

 Pursuant to the Advisory Agreement, the Company
expects to pay the Adviser a fee for investment advisory and management services consisting of two components - a base management fee
(the "Management Fee") and an incentive fee (the "Incentive Fee"). The Adviser will also be entitled to a percentage
of certain commitment fees charged to borrowers on loans originated by the Company.

 Due to Affiliate

 The Company has received $25,000 from an affiliate
of the Adviser for expenses after the Company commences operations. The Company expects to reimburse shortly after it commences operations.

 Note 5 - Commitments and Contingencies

 Litigation and Regulatory Matters

 In the ordinary course of business, the Company
may become subject to litigation, claims, and regulatory matters. The Company has no knowledge of material legal or regulatory proceedings
pending or known to be contemplated against the Company at this time.

 Indemnifications

 In the ordinary course of its business, the Company
may enter into contracts or agreements that contain indemnifications or warranties. Future events could occur that lead to the execution
of these provisions against the Company. Based on its history and experience, management feels that the likelihood of such an event is
remote. Accordingly, the Company has not entered into any contracts and not accrued any liability in conjunction with such indemnifications.

 Note 6 – Segment Reporting

 The Company operates through a single operating
and reporting segment with an investment objective to provide high current income while maintaining downside protection on its investments.
The Chief Operating Decision Maker ("CODM") is comprised of the Company's Chief Executive Officer/President and the
Chief Financial Officer/Chief Operating Officer, and assesses the performance and makes operating decisions of the Company on a consolidated
basis primarily based on the Company's "net income". The CODM uses net income as a key metric in determining the amount
of dividends to be distributed to the Company's shareholders. As the Company's operations comprise of a single reporting
segment, the segment assets are reflected in total assets on the accompanying Consolidated Statement of Assets and Liabilities and the
significant segment expenses are listed on the accompanying Consolidated Statement of Operations.

 F- 10

 NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

 For the period from May 22, 2024 (date
of inception) to December 31, 2024

 Note 7 – Dependency

 The Company will be dependent on the Adviser
and its affiliates for certain services that are essential to it, including the sale of the Company's common shares, origination,
acquisition and disposition decisions, and certain other responsibilities. In the event that the Adviser and its affiliates are unable
to provide such services, the Company would be required to find alternative service providers.

 Note 8 - Subsequent Events

 The Company has evaluated subsequent events through
the filing of this Annual Report on Form 10-K. The following activity took place subsequent to the period from May 22, 2024 (Date of
Inception) to December 31, 2024.

 Repurchase Agreements

 On March 17, 2025, the Company, through
its indirect wholly-owned subsidiary FBRED REIT High Yield Securities, LLC ("REIT HY"), entered into a Master Repurchase
Agreement (the "MRA") with J.P. Morgan Securities LLC ("JPM"). Under the MRA, there is no maximum aggregate commitment.
There is no initial maturity date of the MRA.

 On March 18, 2025, the Company, through
its indirect wholly-owned subsidiary FBRED REIT JWH Seller, LLC ("JWH"), entered into an Uncommitted Master Repurchase Agreement
(the "Uncommitted MRA") with J.P. Morgan Chase Bank, National Association (the "Buyer"). The Uncommitted MRA
provides up to $250 million of advances. At the Company's option, the Uncommitted MRA may be upsized to provide up to $500 million
in advances. The initial maturity date of the Uncommitted MRA is March 18, 2027.

 Investment Activity

 On March 26, 2025, the Company co-invested in
both a senior and a mezzanine construction loan related to the same multifamily property. Although the Company committed $23.8 million
and $4.6 million for the senior and mezzanine portions, respectively, there was no funding on the date of close. Additionally, origination
fees related to the loan will not be paid until the initial funding date. These commitments remain unfunded as of March 31, 2025.

 F- 11