EX-99.1 2 netstreitearningsrelease.htm EX-99.1 Document

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NETSTREIT REPORTS THIRD QUARTER 2026 FINANCIAL AND OPERATING RESULTS

– Net Income of $0.08 and Adjusted Funds from Operations ("AFFO") of $0.35 Per Diluted Share –

– Completed Strong Gross Investment Activity of $273.1 Million at 7.4% Blended Cash Yield –

– Maintains 2026 AFFO Per Share Guidance Range of $1.37 to $1.39 –

– Secured $550.0 Million of Additional Financing Commitments –

– Extended Weighted Average Debt Maturity Profile with No Major Debt Maturities until 2029 –


Dallas, TX – October 21, 2026 – NETSTREIT Corp. (NYSE: NTST) (the “Company”) today announced financial and operating results for the third quarter ended September 30, 2026.

“I am pleased to report another solid quarter of investments that are leased to high quality net lease tenants. While rapid changes in the capital markets have increased capital costs across the net lease space, NETSTREIT’s low leverage and ample liquidity have uniquely positioned us to capitalize on future opportunities that may arise from any prolonged market dislocation. As such, we are reiterating our 2026 AFFO per share guidance and remain optimistic about our growth prospects given our resilient portfolio and capital runway through 2027,” said Mark Manheimer, Chief Executive Officer of NETSTREIT.

THIRD QUARTER 2026 HIGHLIGHTS

The following tables summarize the Company's select financial results1 for the three and nine months ended September 30, 2026.

Three Months Ended September 30,
20262025% Change
(Unaudited)
Net Income per Diluted Share$0.08 $0.01 700.0 %
Funds from Operations per Diluted Share$0.35 $0.29 20.7 %
Core Funds from Operations per Diluted Share$0.34 $0.31 9.7 %
Adjusted Funds from Operations per Diluted Share$0.35 $0.33 6.1 %
Nine Months Ended September 30,
20262025% Change
(Unaudited)
Net Income per Diluted Share$0.20 $0.07 185.7 %
Funds from Operations per Diluted Share$1.00 $0.89 12.4 %
Core Funds from Operations per Diluted Share$0.99 $0.92 7.6 %
Adjusted Funds from Operations per Diluted Share$1.03 $0.98 5.1 %






1.Funds from operations ("FFO"), core funds from operations ("Core FFO"), and adjusted funds from operations ("AFFO") are non-GAAP financial measures. See "Non-GAAP Financial Measures."


INVESTMENT ACTIVITY

The following tables summarize the Company's investment, disposition, and loan repayment activities (dollars in thousands) for the three and nine months ended September 30, 2026.
Three Months Ended
September 30, 2026		Nine Months Ended
September 30, 2026
Number of InvestmentsAmount Number of InvestmentsAmount
Investments84$273,144235$810,965
Less Dispositions1539,5223699,718
Less Loan Repayments1
1528,222 4465,131 
Net Investment Activity$205,400 $646,116 
Investment Activity
Cash Yield %
7.4 %7.4 %
% of ABR derived from Investment Grade Tenants25.2 %25.6 %
% of ABR derived from Investment Grade Profile Tenants18.7 %15.9 %
Weighted Average Lease Term (years)13.0 12.3 
Disposition Activity
Cash Yield %2
7.2 %7.0 %
Weighted Average Lease Term (years)13.7 11.4 
Loan Repayments
Cash Yield %
8.8 %8.9 %

1.Amount includes mortgage loan sales and partial principal repayment of mortgage loan receivables.
2.Excludes vacant property sales.

The following table summarizes the Company's ongoing development projects and estimated development costs (dollars in thousands) as of and for the three months ended September 30, 2026.
DevelopmentsThree Months Ended
September 30, 2026
Amount Funded During the Quarter
$14,928 
As of September 30, 2026
Number of Developments6 
Amount Funded to Date
$28,507 
Estimated Funding Remaining on Developments
18,378 
Total Estimated Development Cost$46,885 


2

PORTFOLIO UPDATE

The following table summarizes the Company's real estate portfolio (weighted by ABR, dollars in thousands) as of September 30, 2026.
As of September 30, 2026
Number of Investments913
ABR$246,322
States46
Square Feet16,466,499
Tenants158
Industries28
Occupancy99.9 %
Weighted Average Lease Term (years)10.1
Investment Grade %40.1 %
Investment Grade Profile %18.1 %

CAPITAL MARKETS AND BALANCE SHEET

The following tables summarize the Company's leverage, liquidity, at-the-market equity program ("ATM") sales, and forward equity activity (dollars in thousands, except per share data) as of and for the three months ended September 30, 2026.

Leverage1
As of September 30, 2026
Net Debt / Annualized Adjusted EBITDAre
5.0x
Adjusted Net Debt / Annualized Adjusted EBITDAre
3.7x
LiquidityAs of September 30, 2026
Unused Unsecured Revolver Capacity$499,850 
Cash, Cash Equivalents and Restricted Cash42,305 
Net Value of Unsettled Forward Equity311,879 
Undrawn 2033 Term Loan Balance400,000 
Total Liquidity
$1,254,034 
ATM Program
Shares Sold During Quarter991,775 
Weighted Average Price Per Share (Gross)$21.39 
Forward Equity Settlement Activity
As of September 30, 2026
Shares Settled During Quarter
24,000,000
Weighted Average Price Per Share$17.49 
Net Value of Settled Proceeds$419,645 
Unsettled Forward Equity
Shares Unsettled as of September 30, 202615,933,883 
Weighted Average Price Per Share (Gross)
$20.09 
Net Value of Unsettled Forward Equity as of September 30, 2026$311,879 







1.See "Non-GAAP Financial Measures" on page 6.
3

As of September 30, 2026
Outstanding Forward Equity Offerings
Shares Remaining
Anticipated Net Proceeds Remaining
Q1 2026 ATM1,366,629$27,250 
February 2026 Follow On4,570,28981,835 
Q2 2026 ATM9,005,190181,878 
Q3 2026 ATM991,77520,917 
Total15,933,883$311,879 


DIVIDEND

On October 15, 2026, the Company’s Board of Directors declared a quarterly cash dividend of $0.225 per share for the fourth quarter of 2026. On an annualized basis, the dividend of $0.90 per share of common stock represents an increase of $0.02 per share over the prior annualized dividend. The dividend will be paid on December 15, 2026 to shareholders of record on December 1, 2026.

2026 GUIDANCE

The Company is maintaining both its full year 2026 AFFO per share guidance range of $1.37 to $1.39 and its cash G&A range of $16.5 million to $17.0 million (exclusive of transaction costs and severance payments). The Company now expects 2026 net investment activity of at least $800 million vs. its prior range of $700 million to $800 million. In addition, the Company's AFFO per share guidance now includes approximately $0.035 to $0.04 per share of estimated dilution (or 2.8 million to 3.1 million shares) due to the impact of the Company's outstanding forward equity calculated in accordance with the treasury stock method, which compares to the prior range of $0.05 to $0.08 per share of estimated dilution (or 3.6 million to 5.9 million shares). However, with the Company settling 24.0 million forward shares in the third quarter, the Company's estimated weighted average share count for 2026 is now approximately 2.0 million to 2.3 million shares higher than previously anticipated, which has an estimated dilutive impact of $0.025 to $0.03 per share.

The Company's 2026 guidance is based on a number of assumptions that are subject to change and many of which are outside the Company's control. If actual results vary from these assumptions, the Company's expectations may change. There can be no assurance that the Company will achieve these results.

AFFO is a non-GAAP financial measure. The Company does not provide a reconciliation of such forward-looking non-GAAP measure to the most directly comparable financial measures calculated and presented in accordance with GAAP because to do so would be potentially misleading and not practical given the difficulty of projecting event driven transactional and other non-core operating items in any future period. The magnitude of these items, however, may be significant.


4

EARNINGS CONFERENCE CALL

A conference call will be held on Thursday, October 22, 2026 at 11:00 AM ET. During the conference call the Company’s officers will review third quarter 2026 performance, discuss recent events, and conduct a question and answer period.

The webcast will be accessible on the “Investor Relations” section of the Company’s website at www.NETSTREIT.com. To listen to the live webcast, please go to the site at least 15 minutes prior to the scheduled start time to register, as well as download and install any necessary audio software.

The conference call can also be accessed by dialing 1-877-451-6152 for domestic callers or 1-201-389-0879 for international callers. A dial-in replay will be available starting shortly after the call until November 5, 2026, which can be accessed by dialing 1-844-512-2921 for domestic callers or 1-412-317-6671 for international callers. The passcode for this dial-in replay is 13763156.

SUPPLEMENTAL PACKAGE

The Company’s supplemental package will be available prior to the conference call in the Investor Relations section of the Company’s website at www.investors.netstreit.com.

About NETSTREIT Corp.

NETSTREIT Corp. is an internally managed real estate investment trust (REIT) based in Dallas, Texas that specializes in acquiring single-tenant net lease retail properties nationwide. The growing portfolio consists of high-quality properties leased to e-commerce resistant tenants with healthy balance sheets. Led by a management team of seasoned commercial real estate executives, NETSTREIT’s strategy is to create the highest quality net lease retail portfolio in the country with the goal of generating consistent cash flows and dividends for its investors.

Investor Relations
ir@netstreit.com
972-694-3066


5

NON-GAAP FINANCIAL MEASURES

This press release contains non-GAAP financial measures, which may include FFO, Core FFO, AFFO, EBITDA, EBITDAre, Adjusted EBITDAre, Annualized Adjusted EBITDAre, Property-Level NOI, Property-Level Cash NOI, Property-Level Cash NOI - Estimated Run Rate, Net Debt, Adjusted Net Debt, and Pro Forma Net Debt. A reconciliation of each non-GAAP financial measure to the most comparable GAAP measure, and definitions of each non-GAAP measure, are included below.

FORWARD LOOKING STATEMENTS

This press release contains 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. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities, including estimated development costs, trends in our business, including trends in the market for single-tenant, retail commercial real estate, and our 2026 guidance. Words such as “expects,” “anticipates,” “intends,” “plans,” “likely,” “will,” “believes,” “seeks,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this press release may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. For a further discussion of these and other factors that could impact future results, performance or transactions, see the information under the heading “Risk Factors” in our Form 10-K for the year ended December 31, 2025 filed with the Securities and Exchange Commission (the “SEC”) on February 10, 2026 and other reports filed with the SEC from time to time.  Forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this press release. New risks and uncertainties may arise over time and it is not possible for us to predict those events or how they may affect us. Many of the risks identified herein and in our periodic reports have been and will continue to be heightened as a result of the ongoing and numerous adverse effects arising from macroeconomic conditions, including inflation and interest rates. We expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.
6

NETSTREIT CORP. AND SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(In thousands, except share and per share data)
(Unaudited)

September 30, 2026December 31, 2025
Assets
Real estate, at cost:
Land$1,001,153 $772,417 
Buildings and improvements1,953,370 1,590,714 
Total real estate, at cost2,954,523 2,363,131 
Less accumulated depreciation(241,350)(188,858)
Property under development28,349 5,500 
Real estate held for investment, net2,741,522 2,179,773 
Assets held for sale52,783 40,976 
Mortgage loans receivable, net132,356 142,464 
Cash, cash equivalents, and restricted cash42,305 14,467 
Lease intangible assets, net206,404 173,440 
Other assets, net104,372 63,076 
Total assets$3,279,742 $2,614,196 
Liabilities and equity
Liabilities:
Term loans, net$1,191,813 $1,093,331 
Mortgage note payable, net7,780 7,814 
Lease intangible liabilities, net15,066 16,910 
Liabilities related to assets held for sale1,027 1,016 
Accounts payable, accrued expenses, and other liabilities55,255 42,559 
Total liabilities1,270,941 1,161,630 
Commitments and contingencies
Equity:
Stockholders’ equity
Common stock, $0.01 par value, 400,000,000 shares authorized; 125,632,968 and 93,070,533 shares issued and outstanding as of September 30, 2026 and December 31, 2025, respectively
1,257 931 
Additional paid-in capital2,262,541 1,701,572 
Distributions in excess of retained earnings(297,529)(251,926)
Accumulated other comprehensive income (loss)36,967 (4,565)
Total stockholders’ equity2,003,236 1,446,012 
Noncontrolling interests5,565 6,554 
Total equity2,008,801 1,452,566 
Total liabilities and equity$3,279,742 $2,614,196 



7

NETSTREIT CORP. AND SUBSIDIARIES
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(In thousands, except share and per share data)
(Unaudited)

Three Months Ended
September 30,		Nine Months Ended
September 30,
2026202520262025
Revenues
Rental revenue (including reimbursable)$63,215 $45,026 $175,064 $132,774 
Interest income on loans receivable3,047 3,282 8,988 9,485 
Other revenue— — 556 245 
Total revenues66,262 48,308 184,608 142,504 
Operating expenses
Property5,944 4,302 17,065 13,589 
General and administrative6,543 5,128 18,139 15,772 
Depreciation and amortization28,569 21,389 78,839 63,818 
Provisions for impairment1,878 5,493 8,139 13,531 
Transaction costs, net5 19 (49)139 
Total operating expenses42,939 36,331 122,133 106,849 
Other (expense) income
Interest expense, net(17,705)(12,636)(47,525)(36,734)
Gain on sales of real estate, net1,361 1,122 3,142 6,730 
Loss on debt extinguishment(48)— (48)(46)
Other income, net1,658 170 2,659 46 
Total other expense, net(14,734)(11,344)(41,772)(30,004)
Net income before income taxes8,589 633 20,703 5,651 
Income tax expense(82)(12)(174)(41)
Net income8,507 621 20,529 5,610 
Less: net income attributable to noncontrolling interests30 3 80 29 
Net income attributable to common stockholders$8,477 $618 $20,449 $5,581 
Amounts available to common stockholders per common share:
Basic$0.08 $0.01 $0.21 $0.07 
Diluted$0.08 $0.01 $0.20 $0.07 
Weighted average common shares:
Basic103,148,396 83,472,089 98,710,054 82,344,168 
Diluted108,174,030 85,641,948 103,384,685 83,429,550 




8

NETSTREIT CORP. AND SUBSIDIARIES
RECONCILIATION OF NET INCOME TO FFO, CORE FFO AND ADJUSTED FFO
(In thousands, except share and per share data)
(Unaudited)

Three Months Ended
September 30,		Nine Months Ended
September 30,
2026202520262025
Net income$8,507 $621 $20,529 $5,610 
Depreciation and amortization of real estate28,495 21,315 78,611 63,598 
Provisions for impairment1,878 4,134 7,565 12,173 
Gain on sales of real estate, net(1,361)(1,122)(3,142)(6,730)
FFO37,519 24,948 103,563 74,651 
Adjustments:
Non-recurring executive transition costs, severance, and related charges511 1 511 80 
Debt-related transaction costs177 92 193 495 
Other non-recurring gain— — (375)— 
Other (gain) loss, net(1,605)1,314 (1,031)1,314 
Core FFO36,602 26,355 102,861 76,540 
Adjustments:
Straight-line rent adjustments(2,543)(1,126)(6,977)(3,263)
Amortization of deferred financing costs852 756 2,795 2,164 
Amortization of above/below-market assumed debt29 29 86 86 
Amortization of loan origination costs and discounts(81)(147)(316)(197)
Amortization of lease-related intangibles108 (35)267 (110)
Earned development interest246 36 543 118 
Capitalized interest expense(162)(24)(352)(112)
Non-cash interest expense720 721 2,138 2,138 
Non-cash compensation expense1,735 1,484 5,176 4,393 
AFFO$37,506 $28,049 $106,221 $81,757 
Weighted average common shares outstanding, basic103,148,396 83,472,089 98,710,054 82,344,168 
Operating partnership units outstanding391,510 421,954 400,567 423,944 
Unvested restricted stock units and LTIP Units563,951 420,132 543,115 218,847 
Unsettled shares under open forward equity contracts4,070,173 1,327,773 3,730,949 442,591 
Weighted average common shares outstanding, diluted108,174,030 85,641,948 103,384,685 83,429,550 
FFO per common share, diluted$0.35 $0.29 $1.00 $0.89 
Core FFO per common share, diluted$0.34 $0.31 $0.99 $0.92 
AFFO per common share, diluted$0.35 $0.33 $1.03 $0.98 
9

NETSTREIT CORP. AND SUBSIDIARIES
RECONCILIATION OF NET INCOME TO EBITDA, EBITDAre AND ADJUSTED EBITDAre
(In thousands)
(Unaudited)
Three Months Ended September 30,
2026
Net income$8,507 
Depreciation and amortization of real estate28,495 
Amortization of lease-related intangibles108 
Non-real estate depreciation and amortization74 
Interest expense, net17,705 
Income tax expense82 
Amortization of loan origination costs and discounts(81)
EBITDA54,890 
Adjustments:
Provisions for impairment1,878 
Gain on sales of real estate, net(1,361)
EBITDAre
55,407 
Adjustments:
Debt-related transaction costs177 
Non-recurring executive transition costs, severance, and related charges511 
Other gain, net(1,605)
Other income, net(115)
Transaction costs, net5 
Adjustment for construction in process (1)
550 
Adjustment for intraquarter investment activities (2)
3,168 
Adjusted EBITDAre
$58,098 
Annualized Adjusted EBITDAre (3)
$232,392 
Net Debt
As of September 30, 2026
Principal amount of total debt$1,207,915 
Less: Cash, cash equivalents and restricted cash(42,305)
Net Debt1,165,610 
Less: Net value of unsettled forward equity (4)
(311,879)
Adjusted Net Debt$853,731 
Leverage
Net Debt / Annualized Adjusted EBITDAre
5.0 x
Adjusted Net Debt / Annualized Adjusted EBITDAre
3.7 x








1.Adjustment reflects the estimated cash yield on developments in process as of September 30, 2026.
2.Adjustment assumes all re-leasing activity, investments in and dispositions of real estate, including any developments completed during the three months ended September 30, 2026, had occurred on July 1, 2026.
3.We calculate Annualized Adjusted EBITDAre by multiplying Adjusted EBITDAre by four.
4.Reflects 15,933,883 of unsettled forward equity shares at the September 30, 2026, weighted-average net settlement price of $19.57 per share.

10

NETSTREIT CORP. AND SUBSIDIARIES
RECONCILIATION OF NET INCOME TO NOI, PROPERTY-LEVEL CASH NOI, AND PROPERTY-LEVEL
CASH NOI - ESTIMATED RUN RATE
(in thousands)
(Unaudited)

Three Months Ended September 30,
20262025
Net income$8,507 $621 
General and administrative6,543 5,128 
Depreciation and amortization28,569 21,389 
Provisions for impairment1,878 5,493 
Transaction costs, net5 19 
Interest expense, net17,705 12,636 
Gain on sales of real estate, net(1,361)(1,122)
Income tax expense82 12 
Amortization of loan origination costs and discounts(81)(147)
Loss on debt extinguishment48 — 
Interest income on mortgage loans receivable(3,047)(3,282)
Other income, net(1,727)(170)
Property-Level NOI57,121 40,577 
Straight-line rent adjustments(2,543)(1,126)
Amortization of lease-related intangibles108 (35)
Property-Level Cash NOI$54,686 $39,416 
Adjustment for intraquarter acquisitions, dispositions, and completed development(1)
3,116 
Property-Level Cash NOI Estimated Run Rate$57,802 

























1.Adjustment assumes all re-leasing activity, investments in and dispositions of real estate, including any developments completed during the three months ended September 30, 2026, had occurred on July 1, 2026.
11

NON-GAAP FINANCIAL MEASURES

FFO, Core FFO, and AFFO

The National Association of Real Estate Investment Trusts (“NAREIT”), an industry trade group, has promulgated a widely accepted non-GAAP financial measure of operating performance known as FFO. Our FFO is net income in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property.

Core FFO is a non-GAAP financial measure defined as FFO adjusted to exclude infrequent and unusual items not expected to impact our operating performance on an ongoing basis. These include executive transition costs, severance, and related charges, insurance proceeds, debt-related transaction costs, and other non-core losses (gains) as they occur.

AFFO is a non-GAAP financial measure defined as Core FFO adjusted for GAAP net income related to non-cash revenues and expenses, such as straight-line rent, amortization of above- and below-market lease-related intangibles, amortization of lease incentives, capitalized interest expense and earned development interest, non-cash interest expense, non-cash compensation expense, amortization of deferred financing costs, amortization of above/below-market assumed debt, and amortization of loan origination costs.

Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. In fact, real estate values historically have risen or fallen with market conditions. FFO is intended to be a standard supplemental measure of operating performance that excludes historical cost depreciation and valuation adjustments from net income. We consider FFO to be useful in evaluating potential property acquisitions and measuring operating performance.

We further consider FFO, Core FFO, and AFFO to be useful in determining funds available for payment of distributions. FFO, Core FFO, and AFFO do not represent net income or cash flows from operations as defined by GAAP. You should not consider FFO, Core FFO, and AFFO to be alternatives to net income as a reliable measure of our operating performance nor should you consider FFO, Core FFO, and AFFO to be alternatives to cash flows from operating, investing, or financing activities (as defined by GAAP) as measures of liquidity.

FFO, Core FFO, and AFFO do not measure whether cash flow is sufficient to fund our cash needs, including debt service obligations, capital improvements, and distributions to stockholders. FFO, Core FFO, and AFFO do not represent cash flows from operating, investing, or financing activities as defined by GAAP. Further, FFO, Core FFO, and AFFO as disclosed by other REITs might not be comparable to our calculations of FFO, Core FFO, and AFFO.

EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre

We compute EBITDA as earnings before interest expense, income tax expense, and depreciation and amortization. In 2017, NAREIT issued a white paper recommending that companies that report EBITDA also report EBITDAre. We compute EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and impairment charges on depreciable real property.

Adjusted EBITDAre is a non-GAAP financial measure defined as EBITDAre further adjusted to exclude debt related transaction costs, executive transition costs, severance, and related charges, transaction costs, other non-recurring losses (gains), other non-recurring expenses (income), including lease termination fees, as well as adjustments for construction in process and for intraquarter activities. Annualized Adjusted EBITDAre is Adjusted EBITDAre multiplied by four.

We present EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre as they are measures commonly used in our industry. We believe that these measures are useful to investors and analysts because they provide supplemental information concerning our operating performance, exclusive of certain non-cash items and other costs. We use EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre as measures of our operating performance and not as measures of liquidity.

EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.
12


Net Debt, Adjusted Net Debt, and Pro Forma Adjusted Net Debt

We calculate Net Debt as the principal amount of our total debt outstanding, which excludes deferred financing costs, net discounts, and debt issuance costs, less cash, cash equivalents, and restricted cash available for future investment.

We then reduce Net Debt by the net value of unsettled forward equity as of period end to derive Adjusted Net Debt. Further, we reduce Adjusted Net Debt by the net value of any at-the-market sales, including forward equity sales, executed subsequent to the period to derive Pro Forma Adjusted Net Debt.

We believe reducing cash, cash equivalents, and restricted cash available for future investment from the principal amount of our total debt outstanding, together with the reduction of the net value of unsettled forward equity as of period end and the net value of any at-the-market sales, including forward equity sales, executed subsequent to the period, all of which could be used to repay debt, provides a useful estimate of the net contractual amount of borrowed capital to be repaid. We believe these adjustments are additional beneficial disclosures to investors and analysts.

Property-Level NOI, Property-Level Cash NOI, and Property-Level Cash NOI - Estimated Run Rate

Property-Level NOI, Property-Level Cash NOI, and Property-Level Cash NOI - Estimated Run Rate are non-GAAP financial measures which we use to assess our operating results. We compute Property-Level NOI as net income (computed in accordance with GAAP), excluding general and administrative expenses, interest expense, net, income tax expense, amortization of loan origination costs and discounts, transaction costs, depreciation and amortization, gains (or losses) on sales of depreciable property, real estate impairment losses, interest income on mortgage loans receivable, debt-related transaction costs, and other expense (income), net, including lease termination fees. We further adjust Property-Level NOI for non-cash revenue components of straight-line rent and amortization of lease-intangibles to derive Property-Level Cash NOI. We further adjust Property-Level Cash NOI for intraquarter acquisitions, dispositions, and completed development to derive Property-Level Cash NOI - Estimated Run Rate. We believe Property-Level NOI, Property-Level Cash NOI, and Property-Level Cash NOI - Estimated Run Rate provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level and present such items on an unlevered basis.

Property-Level NOI, Property-Level Cash NOI, and Property-Level Cash NOI - Estimated Run Rate are not measurements of financial performance under GAAP and may not be comparable to similarly titled measures of other companies. You should not consider our measures as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

OTHER DEFINITIONS

ABR is annualized base rent for all leases that commenced and annualized cash interest for all executed mortgage loans as of period end.

Cash Yield is the annualized base rent contractually due from acquired properties and completed developments, and interest income from mortgage loans receivable, divided by the gross investment amount, gross proceeds in the case of dispositions, or loan repayment amount.

Investments are lease agreements in place at owned properties, properties that have leases associated with mortgage loans receivable, developments where rent commenced, interest earning developments, or in the case of master lease arrangements each property under the master lease is counted as a separate lease.

Investment Grade are investments, or investments that are subsidiaries of a parent entity, with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody's) or NAIC2 (National Association of Insurance Commissioners) or higher.

Investment Grade Profile are investments with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Fitch, Moody's, or NAIC.

Occupancy is expressed as a percentage, and is the number of leased investments divided by the total number of investments owned, excluding properties under development.

Weighted Average Lease Term is weighted by the annualized base rent, excluding lease extension options and investments associated with mortgage loans receivable.

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