- First Quarter Net Income per Share of $0.28 and AFFO per Share of $0.42 -

- Closed Investments of $248.8 million at an 8.1% Weighted Average Cash Cap Rate -

- Updates 2024 AFFO Guidance to $1.72 to $1.75 per Share -

Essential Properties Realty Trust, Inc. (NYSE:EPRT, "Essential Properties" or the "Company"))) today announced operating results for the three months ended March 31, 2024.

First Quarter 2024 Financial and Operating Highlights:

Operating Results (compared to First Quarter 2023):
• Investments (79 properties)	$ Invested	$248.8 million
	Weighted Avg Cash Cap Rate	8.1%
• Dispositions (7 properties)	Net Proceeds	$11.9 million
	Weighted Avg Cash Cap Rate	6.5%
• Net Income per Share	Decreased by 5%	$0.28
• Funds from Operations ("FFO") per Share	Increased by 7%	$0.46
• Core Funds from Operations ("Core FFO") per Share	Increased by 9%	$0.46
• Adjusted Funds from Operations ("AFFO") per Share	Increased by 5%	$0.42
Debt, Equity & Leverage Update:
• Equity Raised (Gross) - Follow-On Offering (March 14, 2024) ⁽¹⁾	$24.75/share	$256.2 million
• Equity Raised (Gross) - ATM Program	$24.17/share	$53.4 million
• Pro Forma Net Debt to Annualized Adjusted EBITDAre ⁽²⁾	As of Quarter End	3.6x

_______________
1.	All shares were sold on a forward basis and 7,828,852 shares remain unsettled for estimated net proceeds of $184.2 million.
2.	See page 12 for detailed calculation.

Activity Subsequent to First Quarter 2024:

• Investments (20 properties)	$ Invested	$61.0 million
• Dispositions (2 properties)	$ Gross Proceeds	$1.3 million

CEO Comments

Commenting on the first quarter 2024 results, the Company's President and Chief Executive Officer, Pete Mavoides, said, "The year has started off on a positive note, with our highest first quarter amount of investments since inception, reflecting favorable competitive dynamics and the benefits of our differentiated relationship-driven sale-leaseback platform. With a healthy portfolio and strong tenant credit trends, coupled with our conservative leverage position and strong liquidity, we are well-positioned to continue to invest accretively. Our favorable performance in the first quarter and a strong second quarter investment pipeline provide us with the support to increase the bottom end of our 2024 AFFO per share guidance range to $1.72 to $1.75."

Portfolio Highlights

The Company's investment portfolio as of March 31, 2024 is summarized as follows:

Number of properties		1,937
Weighted average lease term (WALT)		14.1 years
Weighted average rent coverage ratio		3.9x
Number of tenants		383
Number of concepts (i.e., brands)		548
Number of industries		16
Number of states		48
Weighted average occupancy		99.9%
Total square feet of rentable space		19,254,998
Cash ABR - service-oriented or experience-based		93.2%
Cash ABR - properties subject to master lease		67.0%

Portfolio Update

Investments

The Company's investment activity during the three months ended March 31, 2024 is summarized as follows:

		Quarter Ended March 31, 2024
Investments:
Investment volume		$248.8 million
Number of transactions		36
Property count		79
Weighted average cash / GAAP cap rate		8.1%/9.3%
Weighted average lease escalation		1.9%
% Subject to master lease		82%
% Sale-leaseback transactions		100%
% Existing relationship		87%
% Required financial reporting (tenant/guarantor)		100%
WALT		17.2 years

Dispositions

The Company's disposition activity during the three months ended March 31, 2024 is summarized as follows:

		Quarter Ended March 31, 2024
Dispositions:
Net proceeds		$11.9 million
Number of properties sold		7
Net gain / (loss)		$1.5 million
Weighted average cash cap rate (excluding vacant properties and sales subject to a tenant purchase option )		6.5%

Loan Repayments

Loan repayments to the Company during the three months ended March 31, 2024 are summarized as follows:

		Quarter Ended March 31, 2024
Loan Repayments:
Proceeds—Principal		$2.8 million
Number of properties		6
Weighted average interest rate		7.0%

Leverage and Balance Sheet and Liquidity

The Company's leverage, balance sheet and liquidity as of March 31, 2024 are summarized in the following table.

	March 31, 2024	Pro Forma ⁽¹⁾March 31, 2024
Leverage:
Net debt to Annualized Adjusted EBITDAre	4.1x	3.6x

Balance Sheet and Liquidity:
Cash and cash equivalents and restricted cash	$79.2 million	$263.3 million
Unused revolving credit facility capacity	$600.0 million	$600.0 million
Forward equity sales - unsettled	$184.2 million	—
Total available liquidity	$863.3 million	$863.3 million

ATM Program:
2022 ATM Program initial availability	$500.0 million
Aggregate gross sales under the 2022 ATM Program	$274.0 million
Availability remaining under the 2022 ATM Program	$226.0 million
Average price per share of gross sales since inception in May 2022	$23.72

_______________
1.	Pro forma adjustments have been made to reflect the 7,828,852 unsettled shares sold on a forward basis in the Company's March 2024 follow-on offering as if they had been physically settled for cash on March 31, 2024.

Guidance

2024 Guidance

The Company has increased the low end of its previously issued fully diluted 2024 AFFO per share estimate and now expects that 2024 AFFO per share on a fully diluted basis will be within a range of $1.72 to $1.75.

Note: The Company does not provide guidance for the most comparable GAAP financial measure, net income, or a reconciliation of the forward-looking non-GAAP financial measure of AFFO to net income computed in accordance with GAAP, because it is unable to reasonably predict, without unreasonable efforts, certain items that would be contained in the GAAP measure, including items that are not indicative of the Company's ongoing operations, such as, without limitation, potential impairments of real estate assets, net gain/loss on dispositions of real estate assets, changes in allowance for credit losses and stock-based compensation expense. These items are uncertain, depend on various factors, and could have a material impact on the Company's GAAP results for the guidance period.

Dividend Information

As previously announced, on March 7, 2024, Essential Properties' board of directors declared a cash dividend of $0.285 per share of common stock for the quarter ended March 31, 2024. The first quarter 2024 dividend represents an annualized dividend of $1.14 per share of common stock. The dividend was paid on April 12, 2024 to stockholders of record as of the close of business on March 29, 2024.

Conference Call Information

In conjunction with the release of Essential Properties' operating results, the Company will host a conference call on Thursday, April 25, 2024 at 10:00 a.m. EDT to discuss the results. To access the conference, dial 877-407-9208 (International: 201-493-6784). A live webcast will also be available in listen-only mode by clicking on the webcast link in the Investor Relations section at www.essentialproperties.com.

A telephone replay of the conference call can also be accessed by calling 844-512-2921 (International: 412-317-6671) and entering the access code: 13745503. The telephone replay will be available through May 9, 2024.

A replay of the conference call webcast will be available on our website approximately two hours after the conclusion of the live broadcast. The webcast replay will be available for 90 days. No access code is required for this replay.

Supplemental Materials

The Company's Supplemental Operating & Financial Data—First Quarter Ended March 31, 2024 is available on Essential Properties' website at investors.essentialproperties.com.

About Essential Properties Realty Trust, Inc.

Essential Properties Realty Trust, Inc. is an internally managed REIT that acquires, owns and manages primarily single- tenant properties that are net leased on a long-term basis to companies operating service-oriented or experience-based businesses. As of March 31, 2024, the Company's portfolio consisted of 1,937 freestanding net lease properties with a weighted average lease term of 14.1 years and a weighted average rent coverage ratio of 3.9x. In addition, as of March 31, 2024, the Company's portfolio was 99.9% leased to 383 tenants operating 548 different concepts in 16 industries across 48 states.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the federal securities laws. When used in this press release, the words "estimate," "anticipate," "expect," "believe," "intend," "may," "will," "should," "seek," "approximately" or "plan," or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters are intended to identify forward-looking statements. You can also identify forward-looking statements by discussions of strategy, plans or intentions of management. Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods that may be incorrect or imprecise and the Company may not be able to realize them. The Company does not guarantee that the transactions and events described will happen as described (or that they will happen at all). You are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date of this press release. While forward-looking statements reflect the Company's good faith beliefs, they are not guarantees of future performance. The Company undertakes no obligation to publicly release the results of any revisions to these forward-looking statements that may be made to reflect events or circumstances after the date of this press release or to reflect the occurrence of unanticipated events, except as required by law. In light of these risks and uncertainties, the forward-looking events discussed in this press release might not occur as described, or at all.

Additional information concerning factors that could cause actual results to differ materially from these forward-looking statements is contained in the company's Securities and Exchange Commission (the "Commission") filings, including, but not limited to, the Company's most recent Annual Report on Form 10-K. Copies of each filing may be obtained from the Company or the Commission. Such forward-looking statements should be regarded solely as reflections of the Company's current operating plans and estimates. Actual operating results may differ materially from what is expressed or forecast in this press release.

The results reported in this press release are preliminary and not final. There can be no assurance that these results will not vary from the final results reported in the Company's Quarterly Report on Form 10-Q for the year ended March 31, 2024 that it will file with the Commission.

Non-GAAP Financial Measures and Certain Definitions

The Company's reported results are presented in accordance with GAAP. The Company also discloses the following non-GAAP financial measures: FFO, Core FFO, AFFO, earnings before interest, taxes, depreciation and amortization ("EBITDA"), EBITDA further adjusted to exclude gains (or losses) on sales of depreciable property and real estate impairment losses ("EBITDAre"), adjusted EBITDAre, annualized adjusted EBITDAre, net debt, net operating income ("NOI") and cash NOI ("Cash NOI"). The Company believes these non-GAAP financial measures are industry measures used by analysts and investors to compare the operating performance of REITs.

FFO, Core FFO and AFFO

The Company computes FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts ("NAREIT"). NAREIT defines FFO as GAAP net income or loss adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO is used by management, and may be useful to investors and analysts, to facilitate meaningful comparisons of operating performance between periods and among the Company's peers primarily because it excludes the effect of real estate depreciation and amortization and net gains and losses on sales (which are dependent on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions).

The Company computes Core FFO by adjusting FFO, as defined by NAREIT, to exclude certain GAAP income and expense amounts that it believes are infrequent and unusual in nature and/or not related to its core real estate operations. Exclusion of these items from similar FFO-type metrics is common within the equity REIT industry, and management believes that presentation of Core FFO provides investors with a metric to assist in their evaluation of our operating performance across multiple periods and in comparison to the operating performance of our peers, because it removes the effect of unusual items that are not expected to impact our operating performance on an ongoing basis.

Core FFO is used by management in evaluating the performance of our core business operations. Items included in calculating FFO that may be excluded in calculating Core FFO include certain transaction related gains, losses, income or expenses or other non-core amounts as they occur.

To derive AFFO, the Company modifies its computation of Core FFO to include other adjustments to GAAP net income related to certain items that it believes are not indicative of the Company's operating performance, including straight-line rental revenue, non-cash interest expense, non-cash compensation expense, other amortization expense, other non-cash charges (including changes to our provision for loan losses following the adoption of ASC 326), capitalized interest expense and transaction costs. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. The Company believes that AFFO is an additional useful supplemental measure for investors to consider when assessing the Company's operating performance without the distortions created by non-cash items and certain other revenues and expenses.

FFO, Core FFO and AFFO do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of FFO, Core FFO and AFFO may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

EBITDA and EBITDAre

The Company computes EBITDA as earnings before interest, income taxes and depreciation and amortization. In 2017, NAREIT issued a white paper recommending that companies that report EBITDA also report EBITDAre. The Company computes EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and real estate impairment losses. The Company presents EBITDA and EBITDAre as they are measures commonly used in its industry and the Company believes that these measures are useful to investors and analysts because they provide supplemental information concerning its operating performance, exclusive of certain non-cash items and other costs. The Company uses EBITDA and EBITDAre as measures of its operating performance and not as measures of liquidity.

EBITDA and EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, the Company's computation of EBITDA and EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Net Debt

The Company calculates its net debt as its gross debt (defined as total debt plus net deferred financing costs on its secured borrowings) less cash and cash equivalents and restricted cash available for future investment. The Company believes excluding cash and cash equivalents and restricted cash available for future investment from gross debt, all of which could be used to repay debt, provides an estimate of the net contractual amount of borrowed capital to be repaid, which it believes is a beneficial disclosure to investors and analysts.

NOI and Cash NOI

The Company computes NOI as total revenues less property expenses. NOI excludes all other items of expense and income included in the financial statements in calculating net income or loss. Cash NOI further excludes non-cash items included in total revenues and property expenses, such as straight-line rental revenue and other amortization and non-cash charges. The Company believes NOI and Cash NOI provide useful information because they reflect only those revenue and expense items that are incurred at the property level and present such items on an unlevered basis.

NOI and Cash NOI are not measures of financial performance under GAAP. You should not consider the Company's NOI and Cash NOI as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Additionally, the Company's computation of NOI and Cash NOI may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Adjusted EBITDAre / Adjusted NOI / Adjusted Cash NOI

The Company further adjusts EBITDAre, NOI and Cash NOI i) based on an estimate calculated as if all investment and disposition activity that took place during the quarter had occurred on the first day of the quarter, ii) to exclude certain GAAP income and expense amounts that the Company believes are infrequent and unusual in nature and iii) to eliminate the impact of lease termination or loan prepayment fees and contingent rental revenue from its tenants which is subject to sales thresholds specified in the lease. The Company then annualizes these estimates for the current quarter by multiplying them by four, which it believes provides a meaningful estimate of the Company's current run rate for all investments as of the end of the current quarter. You should not unduly rely on these measures, as they are based on assumptions and estimates that may prove to be inaccurate. The Company's actual reported EBITDAre, NOI and Cash NOI for future periods may be significantly less than these estimates of current run rates.

Cash ABR

Cash ABR means annualized contractually specified cash base rent in effect as of the end of the current quarter for all of the Company's leases (including those accounted for as direct financing leases) commenced as of that date and annualized cash interest on its mortgage loans receivable as of that date.

Cash Cap Rate

Cash Cap Rate means annualized contractually specified cash base rent for the first full month after investment or disposition divided by the purchase or sale price, as applicable, for the property.

GAAP Cap Rate

GAAP Cap Rate means annualized rental income computed in accordance with GAAP for the first full month after investment divided by the purchase price, as applicable, for the property.

Rent Coverage Ratio

Rent coverage ratio means the ratio of tenant-reported or, when unavailable, management's estimate based on tenant-reported financial information, annual EBITDA and cash rent attributable to the leased property (or properties, in the case of a master lease) to the annualized base rental obligation as of a specified date.


Essential Properties Realty Trust, Inc. Consolidated Statements of Operations

	Three months ended March 31,
(in thousands, except share and per share data)		2024			2023
	(Unaudited)			(Unaudited)
Revenues:
Rental revenue^1,2	$	98,510		$	78,172
Interest on loans and direct financing lease receivables		4,740			4,446
Other revenue		251			1,069
Total revenues		103,501			83,687

Expenses:
General and administrative		9,358			8,583
Property expenses²		993			843
Depreciation and amortization		28,525			23,824
Provision for impairment of real estate		3,752			677
Change in provision for credit losses		2			(30	)
Total expenses		42,630			33,897
Other operating income:
Gain on dispositions of real estate, net		1,512			4,914
Income from operations		62,383			54,704
Other (expense)/income:
Interest expense		(15,597	)		(12,133	)
Interest income		493			638
Income before income tax expense		47,279			43,209
Income tax expense		156			153
Net income		47,123			43,056
Net income attributable to non-controlling interests		(148	)		(160	)
Net income attributable to stockholders	$	46,975		$	42,896

Basic weighted-average shares outstanding		167,290,702			144,406,044
Basic net income per share	$	0.28		$	0.30

Diluted weighted-average shares outstanding		168,854,601			146,000,007
Diluted net income per share	$	0.28		$	0.29

______________
1.	Includes contingent rent (based on a percentage of the tenant's gross sales at the leased property) of, $238 and $176 for the three months ended March 31, 2024 and 2023, respectively.
2.	Includes reimbursable income or reimbursable expenses from the Company's tenants of $548 and $591 for the three months ended March 31, 2024 and 2023, respectively.


Essential Properties Realty Trust, Inc. Consolidated Balance Sheets

(in thousands, expect share and per share amounts)	March 31, 2024			December 31, 2023
	(Unaudited)			(Audited)
ASSETS
Investments:
Real estate investments, at cost:
Land and improvements	$	1,635,673		$	1,542,302
Building and improvements		3,045,579			2,938,012
Lease incentive		17,892			17,890
Construction in progress		121,633			96,524
Intangible lease assets		88,320			89,209
Total real estate investments, at cost		4,909,097			4,683,937
Less: accumulated depreciation and amortization		(393,784	)		(367,133	)
Total real estate investments, net		4,515,313			4,316,804
Loans and direct financing lease receivables, net		235,905			223,854
Real estate investments held for sale, net		1,235			7,455
Net investments		4,752,453			4,548,113
Cash and cash equivalents		79,161			39,807
Restricted cash		3			9,156
Straight-line rent receivable, net		117,130			107,545
Derivative assets		37,207			30,980
Rent receivables, prepaid expenses and other assets, net		27,491			32,660
Total assets	$	5,013,445		$	4,768,261

LIABILITIES AND EQUITY
Unsecured term loans, net of deferred financing costs	$	1,273,365		$	1,272,772
Senior unsecured notes, net		395,985			395,846
Revolving credit facility		—			—
Intangible lease liabilities, net		10,936			11,206
Intangible lease liabilities held for sale, net		76			—
Dividend payable		50,236			47,182
Derivative liabilities		9,490			23,005
Accrued liabilities and other payables		25,798			31,248
Total liabilities		1,765,886			1,781,259
Commitments and contingencies		—			—
Stockholders' equity:
Preferred stock, $0.01 par value; 150,000,000 authorized; none issued and outstanding as of March 31, 2024 and December 31, 2023		—			—
Common stock, $0.01 par value; 500,000,000 authorized; 175,306,386 and 164,635,150 issued and outstanding as of March 31, 2024 and December 31, 2023, respectively		1,753			1,646
Additional paid-in capital		3,325,668			3,078,459
Distributions in excess of cumulative earnings		(111,926	)		(105,545	)
Accumulated other comprehensive loss		23,594			4,019
Total stockholders' equity		3,239,089			2,978,579
Non-controlling interests		8,470			8,423
Total equity		3,247,559			2,987,002
Total liabilities and equity	$	5,013,445		$	4,768,261


Essential Properties Realty Trust, Inc. Reconciliation of Non-GAAP Financial Measures

	Three months ended March 31,
(unaudited, in thousands except per share amounts)		2024			2023
Net income	$	47,123		$	43,056
Depreciation and amortization of real estate		28,485			23,799
Provision for impairment of real estate		3,752			677
Gain on dispositions of real estate, net		(1,512	)		(4,914	)
Funds from Operations		77,848			62,618
Non-core expense (income)¹		—			(876	)
Core Funds from Operations		77,848			61,742
Adjustments:
Straight-line rental revenue, net		(9,980	)		(6,838	)
Non-cash interest		949			819
Non-cash compensation expense		2,945			2,721
Other amortization expense		219			281
Other non-cash adjustments		(7	)		(35	)
Capitalized interest expense		(859	)		(432	)
Adjusted Funds from Operations	$	71,115		$	58,258

Net income per share²:
Basic	$	0.28		$	0.30
Diluted	$	0.28		$	0.29
FFO per share²:
Basic	$	0.46		$	0.43
Diluted	$	0.46		$	0.43
Core FFO per share²:
Basic	$	0.46		$	0.43
Diluted	$	0.46		$	0.42
AFFO per share²:
Basic	$	0.42		$	0.40
Diluted	$	0.42		$	0.40

______________
1.	During the three months ended March 31, 2023, includes $0.9 million of insurance recovery income related to two properties.
2.	Calculations exclude $116 and $101 from the numerator for the three months ended March 31, 2024 and 2023, respectively, related to dividends paid on unvested restricted stock units.


Essential Properties Realty Trust, Inc. Reconciliation of Non-GAAP Financial Measures

(in thousands)	Three months ended March 31, 2024
Net income	$	47,123
Depreciation and amortization		28,525
Interest expense		15,597
Interest income		(493	)
Income tax expense		156
EBITDA		90,908
Provision for impairment of real estate		3,752
Gain on dispositions of real estate, net		(1,512	)
EBITDAre		93,148
Adjustment for current quarter re-leasing, acquisition and disposition activity¹		4,122
Adjustment to exclude other non-core or non-recurring activity²		392
Adjustment to exclude termination/prepayment fees and certain percentage rent³		(183	)
Adjusted EBITDAre - Current Estimated Run Rate		97,479
General and administrative expense		8,784
Adjusted net operating income ("NOI")		106,263
Straight-line rental revenue, net¹		(10,544	)
Other amortization expense		219
Adjusted Cash NOI	$	95,938

Annualized EBITDAre	$	372,592
Annualized Adjusted EBITDAre	$	389,916
Annualized Adjusted NOI	$	425,052
Annualized Adjusted Cash NOI	$	383,752

______________
1.	Adjustment is made to reflect EBITDAre, NOI and Cash NOI as if all re-leasing activity, investments in and dispositions of real estate and loan repayments completed during the three months ended March 31, 2024 had occurred on January 1, 2024.
2.	Adjustment is made to i) exclude non-core expenses added back to compute Core FFO, ii) exclude changes in the Company's provision for credit losses and iii) eliminate the impact of seasonal fluctuation in certain non-cash compensation expense recorded in the period.
3.	Adjustment excludes lease termination or loan prepayment fees and contingent rent (based on a percentage of the tenant's gross sales at the leased property) where payment is subject to exceeding a sales threshold specified in the lease, if any.


Essential Properties Realty Trust, Inc. Reconciliation of Non-GAAP Financial Measures

(dollars in thousands, except share and per share amounts)	March 31, 2024			Rate	Wtd. Avg. Maturity

Unsecured debt:
February 2027 term loan¹	$	430,000		2.4%	2.9 years
January 2028 term loan¹		400,000		4.6%	3.8 years
February 2029 term loan^1,2		450,000		4.3%	4.9 years
Senior unsecured notes due July 2031		400,000		3.1%	7.3 years
Revolving credit facility³		—		—%	1.9 years
Total unsecured debt		1,680,000		3.6%	4.7 years
Gross debt		1,680,000
Less: cash & cash equivalents		(79,161	)
Less: restricted cash available for future investment		(3	)
Net debt		1,600,836

Equity:
Preferred stock		—
Common stock & OP units (175,860,233 shares @ $26.66/share as of 3/31/24)⁴		4,688,434
Total equity		4,688,434
Total enterprise value ("TEV")	$	6,289,270

Pro forma adjustments to Net debt and TEV:⁵
Net debt	$	1,600,836
Less: Unsettled forward equity (7,828,852 shares @ $23.53/share as of 3/31/24)		(184,178	)
Pro forma net debt		1,416,658
Total equity		4,688,434
Common stock — unsettled forward equity (7,828,852 shares @ $26.66/share as of 3/31/24)		208,717
Pro forma TEV	$	6,313,809

Gross Debt / Undepreciated Gross Assets		31.1	%
Net Debt / TEV		25.5	%
Net Debt / Annualized Adjusted EBITDAre	4.1x

Pro Forma Gross Debt / Undepreciated Gross Assets		30.0	%
Pro Forma Net Debt / Pro Forma TEV		22.4	%
Pro Forma Net Debt / Annualized Adjusted EBITDAre	3.6x

______________
1.	Rates presented for the Company's term loans are fixed at the stated rates after giving effect to its interest rate swaps, applicable margin of 85bps (for 2027 and 2028 Term Loans) or 95bps (for 2029 Term Loan) and SOFR premium of 10bps.
2.	Weighted average maturity calculation is made after giving effect to extension options exercisable at the Company's election.
3.	The Company's revolving credit facility provides a maximum aggregate initial original principal amount of up to $600 million and includes an accordion feature to increase, subject to certain conditions, the maximum availability of the facility by up to $600 million. Borrowings bear interest at Term SOFR plus applicable margin of 77.5bps and SOFR premium of 10bps.
4.	Common stock & OP units as of March 31, 2024, based on 175,306,386 common shares outstanding and 553,847 OP units held by non-controlling interests.
5.	Pro forma adjustments have been made to reflect the unsettled portion of shares sold on a forward basis in the Company's March 2024 follow-on offering as if they had been physically settled on March 31, 2024.

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Essential Properties Announces First Quarter 2024 Results