NNN REIT (NNN) investor relations material

Executive summary

• Achieved strong Q3 2025 performance with 20 deals closed, 57 assets acquired for $283 million, and maintained $1.4 billion in liquidity with an industry-leading average debt maturity of nearly 11 years.

• Reported 36 consecutive annual dividend increases, among the longest streaks in the REIT sector.

• Owned 3,697 properties in 50 states with 39.2 million sq. ft. and 97.5% occupancy as of September 30, 2025.

• Focused on single-tenant, net-leased properties with a disciplined acquisition strategy and high portfolio diversification.

• Demonstrated proactive risk management, resolving major tenant bankruptcies and repositioning assets for future growth.

Financial highlights

• Core FFO and AFFO per share for Q3 2025 were $0.85 and $0.86, up 1.2% and 2.4% year-over-year; rental income for Q3 was $229.8M, up 5.3% year-over-year.

• Annualized base rent reached $912 million, a 7.2% increase year-over-year.

• Closed $283 million in Q3 2025 investments at a 7.3% cap rate and $748 million YTD, exceeding guidance.

• Sold 23 properties for $41.3 million, including $22.3 million of income-producing assets at a 5.9% cap rate.

• Paid a $0.60 quarterly dividend, up 3.4%, with a 5.6% annualized yield and 70% AFFO payout ratio.

Outlook and guidance

• Raised 2025 Core FFO per share guidance to $3.36–$3.40 and AFFO per share to $3.41–$3.45.

• Increased acquisition guidance to $850–$950 million, with a midpoint of $900 million, and disposition outlook to $170–$200 million.

• Exceeded the high end of previously provided investment guidance for the nine months ended September 30, 2025.

• Bad debt assumption for the year reduced to 25 basis points from 60, reflecting successful tenant resolutions.

• Management expects to meet long-term obligations through cash from operations, available credit, and capital market activities.