Slide 1: Financial Highlights as of June 30, 2022
FINANCIAL HIGHLIGHTS AS OF JUNE 30, 2022 Maturity Schedule Capitalization Table 93% of Debt Maturities have a Fixed Weighted Average Rate @ 4% 7% of Debt Maturities are Floating @ SOFR + 165 bps $1.26 - $1.36 2022 AFFO per share Guidance $540M Gross Real Estate Value 35%+ Discount to Consensus Targe
Slide 2: Disclosure
DISCLOSURE MODIV)I' Certain statements contained in this presentation and the accornpanying oral presentation, other than historical facts, may be considered forward-looking statements within the meshing ofthe Securities Act of1933, as amended, Section 21E of the Securities and Exchange Act of 1934,
Slide 3: Investment Highlights
INVESTMENT HIGHLIGHTS MODIV!' Modiiv is a Net Lease REIT Built for intelligent Growth [v] Proactive Investment Strategy Focused on Value Creation and AFFO Growth Diversified and Reliable Real Estate Portfolio Supports Our Monthly Dividend Balance Sheet Strength and Flexibility Allows us to Fund Futu
Slide 4: Real Estate Highlights as of June 30, 2022
REAL ESTATE HIGHLIGHTS AS OF JUNE 30, 2022 MODIV.!' 43 $341M 10.5 72% 2% Properties Million of Annualized Base Rent? Weighted Average Lease Term? Contractual Rental Increases!” Average Annual Portfolio Rental Bumps” Geographic Diversification Property Diversification Industry Diversification — . Ret
Slide 5: Financial Highlights as of June 30, 2022
FINANCIAL HIGHLIGHTS AS OF JUNE 30, 2022 MODIV.! $540m $1.26-$136 35%+ ‘Gross Real Estate Value (2022 AFFO per share Guidance Discount to Consensus Target Price Annual Per Share Dividend Purchasing Power (Paid Monthly) From Revolverand Cash Capitalization Table Maturity Schedule Mortgage Revolver De
Slide 6: Disciplined Execution Is Well Underway
DISCIPLINED EXECUTION MODIV\\|' Is Well Underway Modiv's Strat Prior Portfolio Current Portfolio (Asof August 10,2022} (Asof September30, 2021 . (sot Ser y Properties: 48 Annual Base Rent: $35.6M™ Properties: 38 Annual Base Rent: $28.8M Contractual Rent Increases: 75% WALT:11.6Years 4 Contractual Re
Slide 7: Recent Acquisitions
RECENT ACQUISITIONS MODIV)I' ic Acquisitions in industrial Manufactu. Producto Precision manufacturer in the medical, semiconductor, aerospace and defense markets + Two properties located in upstate New York Funded the purchase and related closing costs with a $5,000,000 draw on the Company's Credit
Slide 8: Experienced Management Team
EXPERIENCED MANAGEMENT TEAM Public Compa. 1 MODIV\! and Capital Markets Experie. Aaron Halfacre | presidents chief Executive officer Chief Executive Oficerof Modivine sinos 2018 Former President and Chief Investment Officeraf Campus Crest Cammunities,ine, a student housing REIT, fram 2014-2016 Forme
Slide 9: Independent Board of Directors
INDEPENDENT BOARD OF DIRECTORS MODIV.! Seasoned Boa: + Specifically Nominated to Help Guide Modiv's Transformation + Focused on Ethics and Integrity + Invaluable Industryand Company Experience + Vast Working Knowledge and Networks Detailed, Disciplined and Pragmatic Procedurally Efficient and Effect
Slide 10: Case Study: Off-Market Acquisitions
CASE STUDY: OFF-MARKET ACQUISITIONS MODIV.!' Kalera + KIA of Cason is highly profitable and one of top 3 Kia dealerships in the country Kalera is a leader in the emerging low-water, low-energy vertical farming industry + Prominent frontage along Interstate 405 + Well-positioned within the Minneapoli
Slide 11: Case Study: Relationship Driven Acquisitions
CASE STUDY: RELATIONSHIP DRIVEN ACQUISITIONS MODIV.!' Arrow Tru-Line Lindsay PreCast Established garage door hardware components + Lindsay PreCast is an industry-leading precast concrete manufacturing company manufacturer and steel fabricator with a 60-year operating history Company has been operati
Slide 12: Case Study: 3M Lease Renewal
CASE STUDY: 3M LEASE RENEWAL Originally developed in 2007 asa build-to-suit industrial property for 3M in DeKalb, IL, this Class A distribution center features approximately 396,000 square feet of warehouse space and 14,000 square feet of office space + Located on the western edge of the greater Chi
Slide 13: Case Study: Dana Incorporated Disposition
CASE STUDY: DANA INCORPORATED DISPOSITION MODIV.!! Discipline and Data are Critical Industrial asset located within the Austin, TX MSA that was purchased in December 2016 for $9.1M by the legacy rnanagernent team + Building wasleased to Dana Incorporated ["Dana’), a leading supplier of fully integra
Slide 14: Strong Banking Support
STRONG BANKING SUPPORT MODIViI' Modiv has Developed a Cadre of Strate Research Coverage ATM B|RILEY Financial BMO (a) Capital Markets: (Bryan Maher) Target Price TRUIST AH ‘auicaT $23 Financial $22 a Securities Securities {Barry Oxford) Target Price () Huntington 4
Slide 15: Modivated
MODIVATED | \!! www.meadiv.com | 888.686.6348, M O iD) | V I 120 Newport Center Drive | Newport Beach, CA92660