Medical Properties Trust, Inc. · NYSE:MPT

Medical Properties Trust — Debt Investor Presentation (August 2026)

24 slides from Medical Properties Trust's debt investor presentation, Aug 10, 2026

1. Slide 1: Information Packet August 2026

   Exhibit 99.4 PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9

2. Slide 2: Forward Looking Statements; Non-GAAP Financial Measures and Related Information

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S FORWARD LOOKING STATEMENTS; NON-GAAP FINANCIAL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S MEAS

3. Slide 3: Table of Contents

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 #

4. Slide 4: Transaction Overview

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 #

5. Slide 5: Transaction Overview – $2.4bn New 1st Lien Priority Guaranteed Note (PGN)

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S ST TRANSACTION OVERVIEW – $2.4BN NEW 1 LIEN H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69

6. Slide 6: High-Quality, Diversified Collateral Pool

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S HIGH-QUALITY, DIVERSIFIED 1L COLLATERAL POOL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69

7. Slide 7: High-Quality, Diversified Tenant Operators

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S HIGH-QUALITY, DIVERSIFIED TENANT OPERATORS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 #

8. Slide 8: Collateral Securing 7.00% and 8.50% Senior Secured Notes due 2032 and Credit Facility and Circle Properties

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S COLLATERAL SECURING 7.00% AND 8.50% SENIOR H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 S

9. Slide 9: Credit Support Overview

   PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S CREDIT SUPPORT OVERVIEW H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45

10. Slide 10: Transaction Impact

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S TRANSACTION IMPACT H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #

11. Slide 11: Strategically Diversified Asset Pool

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S STRATEGICALLY DIVERSIFIED ASSET POOL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C

12. Slide 12: Company Overview

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 #

13. Slide 13: Global Leader in Healthcare Real Estate

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S GLOBAL LEADER IN HEALTHCARE REAL ESTATE H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0

14. Slide 14: Substantial Scale and Meaningful Growth Achieved

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S SUBSTANTIAL SCALE AND MEANINGFUL GROWTH H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 ACHI

15. Slide 15: Well-Diversified, Global Mission Critical Portfolio

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S WELL-DIVERSIFIED, GLOBAL MISSION CRITICAL H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 PO

16. Slide 16: Exclusive Focus on Hospitals

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S EXCLUSIVE FOCUS ON HOSPITALS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 0

17. Slide 17: Strength Across Many Assets

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S STRENGTH ACROSS MANY ASSETS H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04

18. Slide 18: Long-Term Leases Structured for Predictable Cash Flow

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S LONG-TERM LEASES STRUCTURED FOR H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 PREDICTABLE

19. Slide 19: Experienced Management Team

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S EXPERIENCED MANAGEMENT TEAM H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04

20. Slide 20: Best-in-Class Hospital Operators in 9 Countries Worldwide

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S BEST-IN-CLASS HOSPITAL OPERATORS IN 9 H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 COUNTR

21. Slide 21: Appendix

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 #

22. Slide 22: Optionality and Flexibility in 2026

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S OPTIONALITY AND FLEXIBILITY IN 2026 H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C

23. Slide 23: Substantial Portfolio Expansion Over Time

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S SUBSTANTIAL PORTFOLIO EXPANSION OVER TIME H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 #

24. Slide 24: At the Very Heart of Healthcare

    PRIMAR PRIMARY Y PAL PALE ETTE TTE KEY KEY TEXT TEXT S STYL TYLE ES S H HE ERI RITAG TAGE E G GRE REE EN N C CAD ADE EU USIS SIS G GRE REE EN N G GO OLD LD 122,155, 181,140, 12,96,69 TITLE: S TITLE: SOU OURCE RCE SERI SERIF 4 F 4 ALL CAP ALL CAPS S 144 69 # #0 0C C6 60 04 45 5 # #7 7A9 A9B B9 90 0 #

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