Essential Properties Realty Trust, Inc. · NYSE:EPRT
Essential Properties Realty Trust — Investor Presentation (June 2026)
37 slides from Essential Properties Realty Trust's investor presentation, Jun 1, 2026
Slide 1: Investor Presentation and Supplemental Information June 2026
Investor Presentation and Supplemental Information June 2026 Exhibit 99.1
Slide 2: Disclaimer
Investor Presentation and Supplemental Information | June 20261 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Disclaimer 242, 242, 242 This presentation contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and oth
Slide 3: Table of Contents
Investor Presentation and Supplemental Information | June 20262 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Table of Contents 242, 242, 242 Operating Update 3 Annual Portfolio Update 5 Investment Highlights 7 Portfolio Review 11 Leverage & Liquidity 20 Peer Comparison
Slide 4: Healthy Net Lease Portfolio; Well Positioned Balance Sheet and Liquidity
Investor Presentation and Supplemental Information | June 20263 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Healthy Net Lease Portfolio1 • Stable Portfolio: 99.7% leased; same-store rent growth has averaged 1.5% over the last four quarters • Strong Coverage: Unit-level
Slide 5: NAREIT Conference Annual Portfolio Update
Investor Presentation and Supplemental Information | June 20264 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 NAREIT Conference Annual Portfolio Update
Slide 6: EPRT portfolio has experienced just ~28 bps in annualized lost rent since inception
Investor Presentation and Supplemental Information | June 20265 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 EPRT portfolio has experienced just ~28 bps in annualized lost rent since inception Industry Type % of ABR (3/31/2026) Annualized Default Rate Impacted ABR Nomin
Slide 7: Investment Highlights
Investor Presentation and Supplemental Information | June 20266 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Investment Highlights
Slide 8: Investment Highlights: Differentiated Model Built for Higher Growth with Lower Risk
Investor Presentation and Supplemental Information | June 20267 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 BBB/BBB/ Baa2 Investment Grade Rated • Originating bespoke capital solutions, 100% structured as Sale-Leasebacks in 1Q'26 • Focused on core industries in the net
Slide 9: Historical Credit Performance Comparable to Investment Grade; Disciplined Underwriting
Investor Presentation and Supplemental Information | June 20268 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Historical Credit Performance Comparable to Investment Grade (BBB-) Bonds1 Disciplined Underwriting Approach — Four Key Risk Mitigants Provide Downside Protectio
Slide 10: Historical Portfolio Performance
Investor Presentation and Supplemental Information | June 20269 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Historical Portfolio Performance Durable Cash Flow Profile Backed by Strong Occupancy and Internal Growth Minimal Historical Vacancy Reflects Portfolio Stability
Slide 11: Portfolio Review
Investor Presentation and Supplemental Information | June 202610 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227
Slide 12: Portfolio Summary
Investor Presentation and Supplemental Information | June 202611 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 242, 242, 242 1. As of March 31, 2026 2. Includes 150 properties that secure mortgage loans receivable. 3. Includes investments in mortgage loans receivable mad
Slide 13: Top Tenants and Industry Diversification
Investor Presentation and Supplemental Information | June 202612 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Top 10 Tenants1 Properties2 % of Cash ABR 57 3.2% 33 1.9% 8 1.5% 13 1.4% 5 1.4% 13 1.4% 32 1.3% 21 1.3% 19 1.2% 20 1.2% Top 10 Tenants 221 15.8% Total 2,409 100
Slide 14: Diversified Portfolio – Our Tenants Identify the Location of Opportunities
Investor Presentation and Supplemental Information | June 202613 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Diversified Portfolio – Our Tenants Identify the Location of Opportunities Geographical Diversity is an Output of our Strategy • Geographic Diversity1 ~78% of T
Slide 15: Net Investment Activity: Investment Summary
Investor Presentation and Supplemental Information | June 202614 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Net Investment Activity Investment Summary 242, 242, 242 1. Includes investments in mortgage loans receivable. 2. As a percentage of cash ABR for the quarter. 3
Slide 16: Net Investment Activity: Disposition Summary
Investor Presentation and Supplemental Information | June 202615 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Net Investment Activity Disposition Summary 242, 242, 242 1. Includes the impact of transaction costs. 2. Gains/(losses) based on our initial purchase price. 3.
Slide 17: Leasing Summary: Same-Store Analysis
Investor Presentation and Supplemental Information | June 202616 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Leasing Summary Same-Store Analysis 242, 242, 242 Same-Store Portfolio Performance¹ Contractual Cash Rent ($000s)² % Type of Business 1Q'25 1Q'26 Change Service
Slide 18: Portfolio Health: Unit-Level Coverage
Investor Presentation and Supplemental Information | June 202617 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 ≥ 2.00x: 68.3% Not Reported 0.6% 1.50x to 1.99x: 16.5% 1.00x to 1.49x: 11.2% < 1.00x: 3.4% % o f C as h A B R < 1.00x 1.00 to 1.49x 1.50 to 1.99x ≥ 2.00x NR C C
Slide 19: Leasing Expiration Schedule, Lease Renewal Activity and Statistics
Investor Presentation and Supplemental Information | June 202618 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Leasing Summary Leasing Expiration Schedule, Lease Renewal Activity and Statistics 242, 242, 242 1. Expiration year of contracts in place as of March 31, 2026 a
Slide 20: Leverage & Liquidity
Investor Presentation and Supplemental Information | June 202619 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Leverage & Liquidity
Slide 21: Conservative and Flexible Debt Structure
Investor Presentation and Supplemental Information | June 202620 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 M at ur in g P rin ci pa l B al an ce ($ m m ) $430 $400 $450 $550 $400 $400 Unsecured Term Loans Public Unsecured Bonds Revolving Credit Facility 2026 2027 202
Slide 22: Consistently Strong Liquidity to Fund Growth
Investor Presentation and Supplemental Information | June 202621 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Consistently Strong Liquidity to Fund Growth ($mm) Strong Liquidity to Drive Leading AFFO/sh Growth $1.5B of Liquidity and Balance Sheet Capacity to Support Ext
Slide 23: Peer Comparison
Investor Presentation and Supplemental Information | June 202622 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Peer Comparison
Slide 24: Peer Comparison: Portfolio Metrics
Investor Presentation and Supplemental Information | June 202623 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Source: Public filings and press releases. Note: Data based on reported filings for period ending March 31, 2026, not adjusted for post quarter-end subsequent e
Slide 25: Relative Valuation: 2026E AFFO per Share Multiple
Investor Presentation and Supplemental Information | June 202624 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Source: Public filings, FactSet and S&P Capital IQ. Note: Market data as of May 28, 2026. Data based on reported filings for period ending March 31, 2026, not a
Slide 26: Commitment to ESG
Investor Presentation and Supplemental Information | June 202625 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Commitment to ESG
Slide 27: Environmental, Social and Governance
Investor Presentation and Supplemental Information | June 202626 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Governance • Leading governance practices, Board accountability, strong board diversity, required minimum stock ownership, published compensation clawback polic
Slide 28: Financials
Investor Presentation and Supplemental Information | June 202627 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Financials
Slide 29: Consolidated Statements of Operations
Investor Presentation and Supplemental Information | June 202628 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 1. Includes contingent rent (based on a percentage of the tenant's gross sales at the leased property) of $93 and $207 for the three months ended March 31, 2026
Slide 30: Financial Summary: FFO and AFFO
Investor Presentation and Supplemental Information | June 202629 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Financial Summary Funds from Operations (FFO) and Adjusted Funds from Operations (AFFO) 1. Includes non-core technology expenses during the three months ended M
Slide 31: Financial Summary: Consolidated Balance Sheets
Investor Presentation and Supplemental Information | June 202630 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Financial Summary Consolidated Balance Sheets 242, 242, 242 (in thousands, except share and per share amounts) March 31, 2026 December 31, 2025 ASSETS (Unaudite
Slide 32: GAAP Reconciliations to EBITDAre, NOI, Cash NOI and Run Rate Metrics
Investor Presentation and Supplemental Information | June 202631 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Financial Summary GAAP Reconciliations to EBITDAre, GAAP NOI, Cash NOI and Estimated Run Rate Metrics 242, 242, 242 1. Adjustment is made to reflect EBITDAre, N
Slide 33: Capitalization and Debt Summary
Investor Presentation and Supplemental Information | June 202632 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 1. Rates presented for our term loans are fixed at the stated rates after giving effect to our interest rate swaps plus applicable margin of 85bps. 2. Weighted
Slide 34: Glossary
Investor Presentation and Supplemental Information | June 202633 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Glossary
Slide 35: Glossary: Supplemental Reporting Measures
Investor Presentation and Supplemental Information | June 202634 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Glossary Supplemental Reporting Measures 242, 242, 242 FFO, Core FFO and AFFO Our reported results are presented in accordance with U.S. generally accepted acco
Slide 36: Glossary: EBITDA and EBITDAre
Investor Presentation and Supplemental Information | June 202635 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 Glossary Supplemental Reporting Measures 242, 242, 242 We also present our earnings before interest, taxes and depreciation and amortization for real estate (“E
Slide 37: Glossary: Cap Rate Definitions
Investor Presentation and Supplemental Information | June 202636 254, 192, 59 75, 108, 127 146, 204, 238 0, 0, 0 38, 169, 224 153, 223, 227 GAAP Cap Rate GAAP Cap Rate means expected annual rental and interest income computed in accordance with GAAP, plus principal payments on leasehold interest loa
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