Modiv Industrial Declares Quarterly Dividends for Preferred Shareholders and Monthly Distributions for Common Shareholders and Reduces Discount Rate for Distribution Reinvestment Plan

Modiv Industrial, Inc. ("Modiv Industrial," "Modiv" or the "Company") (NYSE:MDV), the only public REIT exclusively focused on acquiring industrial manufacturing real estate properties, announced the declaration of a regular quarterly cash dividend of $0.4609375 per share on the Company's 7.375% Series A Cumulative Redeemable Perpetual Preferred Stock, $0.001 par value per share (the "Series A Preferred Stock"), for the fourth quarter of 2024 and the declaration of a regular monthly cash distribution of $0.0975 per share on the Company's Class C common stock, $0.001 par value per share (the "Common Stock"), for each of January, February and March 2025, representing an annual distribution rate of $1.17 and an increase of 1.7% over the annualized distribution rate of $1.15 per share that has been paid since October 1, 2021.

On November 4, 2024, the Board of Directors authorized a quarterly dividend payable to Series A Preferred Stockholders of record as of December 31, 2024, which will be paid on January 15, 2025. The quarterly dividend amount of $0.4609375 per share represents an annualized dividend rate of $1.84375 per share of Series A Preferred Stock.

Additionally, the Board of Directors authorized monthly distributions payable to Common Stockholders of record as of January 31, 2025, February 28, 2025 and March 31, 2025, which will be paid on or about February 25, 2025, March 25, 2025 and April 27, 2025, respectively. The current monthly distribution amount of $0.0975 per share represents an annualized distribution rate of $1.17 per share of common stock, which is a 1.7% increase over the annualized dividend rate of $1.15 per share that has been paid since October 1, 2021, and reflects a dividend yield of 6.96% based on Modiv Industrial's closing price of $16.82 on November 5, 2025.

In addition, on November 4, 2024, with the authorization of the Board of Directors, the Company increased the discount for the purchase price of shares of Common Stock under the Company's Second Amended and Restated Distribution Reinvestment Plan (the "DRP") from 3% to 5%, which will become effective on December 7, 2024. Pursuant to the DRP, the Company may change the discount to the Market Price (as defined in the DRP) at which shares may be purchased under the DRP from the Company from 0% to 5% at any time effective upon at least thirty (30) days prior notice to stockholders.

About Modiv Industrial

Modiv Industrial, Inc. is an internally managed REIT that is focused on single-tenant net-lease industrial manufacturing real estate. The Company actively acquires critical industrial manufacturing properties with long-term leases to tenants that fuel the national economy and strengthen the nation's supply chains. For more information, please visit: www.modiv.com.

Forward-looking Statements

There is no guarantee that the Company's Board will authorize, or that the Company will declare, additional dividends in the future, and the amount of future dividends, if any, and the authorization and payment thereof, will be determined by the Board based on the Company's financial condition and such other factors as the Board deems relevant.

Certain statements contained in this press release, other than historical facts, may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These statements include, but are not limited to, statements related to annualized dividend rates, future distributions and distributions declared by the Company's board of directors. Such forward-looking statements are subject to various risks and uncertainties, including but not limited to those described under the section entitled "Risk Factors" in the Company's Annual Report on Form 10-K for the year ended December 31, 2023 filed with the Securities and Exchange Commission (the "SEC") on March 7, 2024. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this press release and in the Company's other filings with the SEC. Any forward-looking statements herein speak only as of the time when made and are based on information available to the Company as of such date and are qualified in their entirety by this cautionary statement. The Company assumes no obligation to revise or update any such statement now or in the future, unless required by law.

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