Slide 1: Investor Presentation
EXHIBIT 99.2 Investor Presentation Quarter ended June 30, 2026 FrontView is an internally managed net-lease real estate investment trust (“REIT”) focused on acquiring, owning, and managing properties with frontage that are leased to a diversified tenant base. Our real estate-first investment strateg
Slide 2: FrontView REIT Overview
FrontView REIT Overview Real Estate First. Diversification by Design. Competitive edge in fragmented market Fungible boxes with frontage in major through granular sourcing and developer markets operating in vibrant strong retail underwriting acumen corridors, with replaceable rents Embedded higher o
Slide 3: Q2 2026: Highlights and Opportunity
Optimized portfolio through capital recycling, enhancing diversification, real estate quality, tenant credit and WALT Disciplined Raised 2026 AFFO per share guidance to 7% growth at midpoint, with Adj. Net Debt / Annualized Adj. EBITDAre of 4.0x, Net Debt / Annualized Adj. EBITDAre to Execution 5.4x
Slide 4: Q2 2026 Key Stats and Guidance
Q2 2026 Key Stats and Guidance As of June 30, 2026 316 $66.9M Top Investment Top 100 Proximity Properties Annualized 2.6% Tenant 33.6% Grade (1) 78.5% MSAs (1) 91.8% to Shopping Base Rent (ABR) ABR % Centers (2) 5,000 ~$174K Median Median Rent per 7.1 Square Feet per Box Box Weighted Avg. Lease Term
Slide 5: Q2 2026 Portfolio Overview
Q2 2026 Portfolio Overview Portfolio Stats Top 25 Tenants Geographically Diversified Properties 316 Annualized Base Rent (“ABR”): $66.9M 2.6% Number of Leases: 336 2.2% ME MN Top 10: 20.2% 2.1% MA ID WI Concepts 165 2.1% MI NY RI Industries 16 2.0% MI PA NJ CT NV IL IN Rentable Square Feet 2.9M UT O
Slide 6: Highly Fungible Assets with Strong Visibility
Highly Fungible Assets with Strong Visibility Our properties are strategically-located and frontage- Sample Brands based providing tenants with excellent visibility, customer convenience and brand-building opportunities Brand Building Through Real Estate • Opportunity to build individual signage and
Slide 7: Strategically Located Properties
Strategically Located Properties Properties Located Near Highly Trafficked Shopping Centers Benefits of Locations In or and Along Major Thoroughfares (1) Near Shopping Centers 8% Increased foot traffic 19% Rise – PNC Bank – WellNow – Orem, UT Chicago, IL Amherst, NY Seamless omnichannel (Salt Lake M
Slide 8: Differentiated Characteristics Versus Peers
Differentiated Characteristics Versus Peers Top Tenant Concept as % of ABR Top 10 Tenant Concepts as % of ABR 66.6% 43.8% Peer average: 10.7% Peer average: 33.3% 5.8% Peer average (ex FCPT): 4.1% Peer average (ex FCPT): 26.6% 34.6% 30.8% 28.7% 4.2% 4.2% 3.3% 23.6% 3.1% 20.2% 2.6% 15.2% Excellent Ten
Slide 9: Top Industries and Concepts
Top Industries and Concepts High Quality Concepts Across Top Industries Medical & Dental Providers Quick Service Restaurants Other – Service # Concept Credit # of Leases ABR % # Concept Credit # of Leases ABR % # Concept Credit # of Leases ABR % 1 Fast Pace Urgent Care Corporate 7 2.0% 1 Raising Can
Slide 10: Strong Track Record on Renewals
Strong Track Record Since 2016, Overall Recapture of 106.1% (1) on Renewals Recapture Breakdown Lease 104.3% Renewals 102.7% Since inception in 2016, New Tenant 119.8% Overall FrontView has had 52 lease % of Recapture for Prior Rent Recapture 106.1% renewals Rate 105.5% Renewed 46 leases at expirati
Slide 11: Upcoming Lease Expirations Are Well-Positioned
Upcoming Lease Expirations Are Well-Positioned in Their Respective Markets for Rent Appreciation Lease Lease Maturity (% of ABR) 64.6% Maturity Summary Next Total 5-years Portfolio # of Leases 128 336 GLA 0.93M 2.89M 8.7% 7.5% 8.4% 9.3% % of Total GLA 32% 100% 1.5% Median Box Size (SQFT) 4,410 5,0
Slide 12: Optimizing Portfolio Through Accretive Capital Recycling
Optimizing Portfolio Through Accretive Capital Recycling Trailing Twelve Months Acquisitions Trailing Twelve Months Occupied Dispositions Top 100 MSA 79.7% Number of Properties 37 Median Placer.ai Score 22.5 Investment $149M Rent per Square Foot $19.80 Cash Cap Rate 7.42% Avg. 5-mile Population 133.
Slide 13: Q2 2026 Capital Structure Overview
Q2 2026 Capital Structure Overview Sub-35% Leverage Ratio With Ample Liquidity Net debt and adjusted net debt to annualized adjusted EBITDAre (000s) Capital Structure Fixed rate Interest rate Max maturity June 30, 2026 SOFR swap Series A convertible Term loan 4.81% 3.66% 10/3/2029 (3) $ 200,000 pref
Slide 14: Case Studies
V FRONT VIEW Case Studies
Slide 15: Harvesting Value from a Dark Asset
Hops n Drops Disposition: Harvesting Value from a Prior Tenant Dark Asset Acquired a Hops N Drops in 2019 with prime frontage and ~10 years of lease term remaining for a $2.5M Purchase Price Property Characteristics Address: 5820 Stetson Hills Blvd., Colorado Springs, CO 80922 The store initially pe
Slide 16: Converting Walgreens Risk into AA Credit Value Creation
Amazon Re-Tenanting: Converting Walgreens Risk Prior Tenant into AA Credit Value Creation FrontView acquired the property in 2019 with excellent frontage and approximately six years of Walgreens lease term remaining Property Characteristics Address: 710 Fayetteville St, Durham, NC 27701 The store in
Slide 17: Redevelopment: Upgrading from Miller's Ale House
Raising Cane’s Redevelopment: Upgrading Prior Tenant from Miller’s Ale House Acquired property in 2019 at a 7.0% cap rate, ~7 years of term remaining Property Characteristics Address: 6401 95th Street, Chicago Ridge, IL 60415 Strong initial performance, later pressured by COVID-19 headwinds 3,065 SQ
Slide 18: Redevelopment: Former Twin Peaks
Panda & Jaggers Redevelopment: Former Prior Tenant Twin Peaks Acquired property in 2019 for $1.8M with 6.5 years of term remaining Property Characteristics Address: 1915 Hampton Inn Ct, Winston-Salem, NC 27103 Oversized parcel, below-market rent, and strong store (5% rent-to- sales) 6,200 SQFT (1) 1
Slide 19: Avis Re-Tenanting: Former Tricolor
Avis Re-Tenanting: Prior Tenant Former Tricolor Post alleged fraud, Tricolor’s senior A-rated secured ABS traded below 80 (20%+ implied losses) Property Characteristics Address: 1431 Cobb Pkwy SE, Marietta, GA 30067 Given its strong location, FrontView received multiple offers to 20,246 SQFT 2.12 Ac
Slide 20: Investment Opportunity
V FRONT VIEW Investment Opportunity
Slide 21: Significant AFFO Growth at a Material Valuation Discount to Peers
Significant AFFO Growth at a Material Valuation Discount to Peers PEG Ratio (1) – Select Net Lease REIT Universe FVR Upside Potential Top Tenant (% of ABR) +39% Upside Potential 3.3% 4.2% 43.8% 5.8% 4.2% 2.6% 3.1% $28.04 4.1x 3.8x 3.5x Peer average: 3.1x $20.24 2.8x 2.8x 2.2x 2.0x 1 2 3 4 5 6 7 (At
Slide 22: Smaller Size is a Structural Advantage
Smaller Size is a Structural Advantage FrontView is Uniquely Positioned to Deliver Industry-Leading Growth with Relatively Low Investment Activity Net Lease Peers Capital Deployment and Growth FrontView Smaller Size Structural Advantage 100 bps Investment Spread (7.25% Acquisition Cap Rate - WACC) 2
Slide 23: Net Asset Value and Implied Cap Rate
Net Asset Value and Implied Cap Rate Upside Potential to NAV based on Implied Capitalization Rate ($M, except per share values) June 30, 2026 Implied Cap Rate % $30.73 $28.51 Share Price as of Aug 4, 2026 $20.24 $26.52 $24.73 $23.09 $20.24 $21.60 Shares outstanding, assuming full conversion 30.3 +52
Slide 24: Additional Portfolio Stratifications
Supplemental Information Quarterly Highlights Additional Portfolio Financial Statements Stratifications Non-GAAP Reconciliations The Supplemental is available on the company website Net Asset Value Components TTM Investment and Disposition Activity Full Tenant List and ABR by Tenant Industry, Ground
Slide 25: Non-GAAP Reconciliations
V FRONT VIEW Non-GAAP Reconciliations
Slide 26: FFO and AFFO Reconciliations
FFO and AFFO Reconciliations (unaudited, in thousands except share and per share data) For the three months ended June 30, For the six months ended June 30, 2026 2025 2026 2025 Net income (loss) $ 1,517 $ (4,530) $ 1,917 $ (5,867) Less: Series A Convertible Preferred Stock dividends (422) — (661) —
Slide 27: Adj. EBITDAre and Adj. Cash NOI Reconciliations
Adj. EBITDAre and Adj. Cash NOI Reconciliations (unaudited, in thousands) For the three months ended June 30, 2026 Net income $ 1,517 Depreciation and amortization (1) 8,366 Interest expense 4,191 Income taxes 94 EBITDA $ 14,168 Gain on sale of real estate (2,262) Impairment loss 156 EBITDAre $ 12,0
Slide 28: Appendix
Appendix Definitions and Forward-Looking Statements
Slide 29: Non-GAAP Definitions and Explanations
Non-GAAP Definitions and Explanations Adjusted NOI, Annualized Adjusted NOI, and Cash NOI: Adjusted NOI, Annualized Adjusted NOI, Cash NOI, and Adjusted Cash NOI are non-GAAP financial measures which we use to assess our operating results. We compute Adjusted NOI as Adjusted EBITDAre excluding gener
Slide 30: Other Definitions and Explanations
Other Definitions and Explanations Adjusted Net Debt: Adjusted Net Debt is a non-GAAP financial measure. We define Adjusted Net Debt as Net Debt less undrawn Series A convertible preferred stock and unsettled forward equity. Adjusted Cash G&A: We define Adjusted Cash G&A as total G&A less non-cash c
Slide 31: Other Definitions and Explanations (Continued)
Other Definitions and Explanations (Continued) Economic Yield: Economic Yield is defined as the sum of contractual fixed annual rents computed on a straight-line basis over the primary lease terms, divided by the purchase price. GAAP: GAAP is the Generally Accepted Accounting Principles in the Unite
Slide 32: Forward-Looking and Cautionary Statements
Forward-Looking and Cautionary Statements About the Data This data and other information described herein are as of and for the three months ended June 30, 2026, unless otherwise indicated. Future performance may not be consistent with past performance and is subject to change, involving inherent ri
Slide 33: FrontView REIT
ry FRONT VIEW REIT