Applied Optoelectronics, Inc.

Item 1.01 Entry into a Material Definitive Agreement. On November 6, 2026, Applied Optoelectronics, Inc. (the “Company”) entered into a Purchase and Sale Agreement (the “Purchase Agreement”) with Hightower Phase I Owner, LLC, a Delaware limited liability company (“Seller”), for the acquisition of Buildings 1, 2 and 3 at Hightower Business Park - Phase I in Houston, Texas, together with the related land, improvements and certain associated personal property and rights (collectively, the “Property”). The Company completed the acquisition on November 6, 2026. The Company acquired the Property pursuant to purchase options contained in its three lease agreements with Seller, each dated May 8, 2026 (collectively, the “Leases”). The Leases and purchase options were previously disclosed in the Company’s Current Report on Form 8-K filed with the Securities and Exchange Commission on May 13, 2026. The aggregate cash purchase price was $102,250,000, subject to customary prorations and closing adjustments. The buildings contain approximately 736,216 rentable square feet in the aggregate and are intended for manufacturing, warehouse and office use, as follows: Building Address Rentable square feet ─────────────────────────────────────────────────────────────────────────────────────────── Building 1 6000 McHard Road, Houston, Texas 77053 163,930 Building 2 6100 McHard Road, Houston, Texas 77053 343,332 Building 3 17255 Chimney Rock Road, Houston, Texas 77053 228,954 The Purchase Agreement contains representations, warranties and indemnification provisions and provides for the assignment of certain construction and roof warranties. The foregoing description of the Purchase Agreement does not purport to be complete and is qualified in its entirety by reference to the full text of the Purchase Agreement, which is filed as Exhibit 10.1 to this Current Report on Form 8-K and incorporated herein by reference.

Item 1.02 Termination of a Material Definitive Agreement. In connection with the acquisition described in Item 1.01 above, on November 6, 2026, the Company and Seller entered into a Lease Termination Agreement (the “Lease Termination Agreement”), pursuant to which the three Leases were terminated effective as of November 6, 2026. Each Lease had an initial term of 123 calendar months, plus any applicable partial month, and covered the applicable building and related premises for manufacturing, warehouse and office use. The Company did not incur any early termination penalty in connection with the termination of the Leases. The Lease Termination Agreement provides for mutual releases of lease-related claims, subject to specified surviving obligations, including the Company’s indemnification, hold-harmless and defense obligations under the Leases and the parties’ obligations under the Purchase Agreement. It also provides for the return of the security deposit and any unapplied prepaid rent. The foregoing description of the Lease Termination Agreement does not purport to be complete and is qualified in its entirety by reference to the full text of the Lease Termination Agreement, which is filed as Exhibit 10.2 to this Current Report on Form 8-K and incorporated herein by reference.