Item 1.01 Entry into a Material Definitive Agreement. On September 19, 2025, Applied Optoelectronics, Inc. (the “ Company”) entered into a Lease Agreement (the “ Lease”) with Coleman Logistics Assets LLC (the “ Landlord”), pursuant to which the Company will lease approximately 209,665 square feet of space (the “ Leased Premises”) located at 1111 Gillingham Lane, Sugar Land, Texas 77478 (the “ Building”). The Leased Premises will be used by the Company primarily for manufacturing and related operations. The Lease has a term of 126 months (the “ Term”), commencing on the earlier of (i) the date the Company commences manufacturing operations within the Leased Premises, (ii) the date on which the leasehold improvements are substantially completed, or (iii) March 31, 2026 (the “ Commencement Date”), and expiring approximately 126 months thereafter, unless earlier terminated in accordance with the Lease. The Landlord has agreed to provide a construction allowance toward the cost of leasehold improvements in an amount equal to the lesser of (i) the actual aggregate cost of such improvements or (ii) $1,886,985. Base rent under the Lease is abated for the first seven months of the Term and thereafter increases on a scheduled basis through the end of the Term, reflecting an average annual escalation of approximately 3.5%. Beginning in the eighth month of the Term, base rent will be $7.44 per rentable square foot on an annual basis (approximately $129,992 per month), escalating periodically to $10.49 per rentable square foot on an annual basis (approximately $183,367 per month) during the final six months of the Term. In addition to base rent, the Company will be responsible for its proportionate share of operating expenses, including taxes, insurance, and maintenance costs, in accordance with the terms of the Lease. The Company also holds certain rights under the Lease, including (i) a right of first refusal to lease any space in the Building that is contiguous to the Leased Premises, (ii) a right of first offer to purchase the Building, and (iii) two successive options to renew the Lease for additional five-year terms, subject to certain conditions, at the then-prevailing market rental rate determined in accordance with the Lease. The foregoing description of the Lease does not purport to be a complete statement of the parties’ rights and obligations under the Lease and is qualified in its entirety by reference to the full text of the Lease Agreement, which is filed as Exhibit 10.1 to this Current Report on Form 8-K and incorporated by reference herein.

Item 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement of a Registrant. The information contained in Item 1.01 of this Current Report on Form 8-K with respect to the Lease Agreement is incorporated by reference into Item 2.03.

Item 9.01 Financial Statements and Exhibits. (d) Exhibits 10.1 Lease Agreement, dated September 19, 2025, by and between Applied Optoelectronic, Inc., and Coleman Logistics Assets, LLC. ──────────────────────────────────────────────────────────────────────────────────────────────────────────────────────────────────────── 104 Cover Page Interactive File (the cover page tags are embedded within the Inline XBRL document) 2 SIGNATURES