Document


TABLE OF CONTENTS

SECTION																								PAGE

Company Profile																								4
Investor Information																								5
Selected Financial Information																								6
Selected Balance Sheet Information																								7
Selected Operating Data																								8
Funds From Operations and Funds From Operations as Adjusted																								9
Adjusted Funds From Operations																								10
Capital Structure																								11
Summary of Ratios																								16
Summary of Mortgage Notes Receivable																								17

Investment Spending and Disposition Summaries																								18
Property Under Development - Investment Spending Estimates																								19
Portfolio Detail																								20

Lease Expirations																								21
Top Ten Customers by Total Revenue																								22

Guidance																								23
Definitions-Non-GAAP Financial Measures																								24
Appendix-Reconciliation of Certain Non-GAAP Financial Measures																								27

The financial results in this document reflect preliminary, unaudited results, which are not final until the Company’s Quarterly Report on Form 10-Q is filed. With the exception of historical information, certain statements contained or incorporated by reference herein may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), such as those pertaining to our guidance, our capital resources and liquidity, our pursuit of growth opportunities, the timing of transaction closings and investment spending, our ongoing negotiations to exit from certain joint ventures or the ultimate terms of any such exit, our expected cash flows, the performance of our customers, our expected cash collections and our results of operations and financial condition. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of actual events. There is no assurance that the events or circumstances reflected in the forward-looking statements will occur. You can identify forward-looking statements by use of words such as “will be,” “intend,” “continue,” “believe,” “may,” “expect,” “hope,” “anticipate,” “goal,” “forecast,” “pipeline,” “estimates,” “offers,” “plans,” “would” or other similar expressions or other comparable terms or discussions of strategy, plans or intentions contained or incorporated by reference herein. Forward-looking statements necessarily are dependent on assumptions, data or methods that may be incorrect or imprecise. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see “Item 1A. Risk Factors” in our most recent Annual Report on Form 10-K and, to the extent applicable, our Quarterly Reports on Form 10-Q.

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date hereof or the date of any document incorporated by reference herein. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. Except as required by law, we do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances after the date hereof.

This document contains certain non-GAAP measures. These non-GAAP measures, as calculated by the Company, are not necessarily comparable to similarly titled measures reported by other companies. Additionally, these non-GAAP measures are not measurements of financial performance or liquidity under GAAP and should not be considered alternatives to the Company's other financial information determined under GAAP. See pages 24 through 26 for definitions of certain non-GAAP financial measures used in this document and the reconciliations of certain non-GAAP measures on pages 9 and 10 and in the Appendix on pages 27 through 31.


THE COMPANY						COMPANY STRATEGY
EPR Properties ("we," "us," "our," "EPR" or the "Company") is a self-administered and self-managed real estate investment trust. EPR was formed in August 1997 as a Maryland real estate investment trust ("REIT"), and an initial public offering was completed on November 18, 1997.						Our primary business objective is to enhance shareholder value by achieving predictable growth in Funds from Operations As Adjusted ("FFOAA") and dividends per share.
						Our strategic growth is focused on acquiring or developing a diversified portfolio of experiential real estate venues which create value by facilitating out-of-home congregate entertainment, recreation and leisure experiences where consumers choose to spend their discretionary time and money. This strategy is driven by the long-term trends of the growing experience economy.
Since that time, the Company has been a leading Experiential net lease REIT, specializing in select enduring experiential properties. We are focused on growing our Experiential portfolio with properties that offer a variety of enduring, congregate entertainment, recreation and leisure activities. Separately, our Education portfolio is a legacy investment that provides additional geographic and operator diversity.
						This focus is consistent with our depth of knowledge across each of our property types, creating a competitive advantage that allows us to more quickly identify key market trends. We deliberately apply information and our ingenuity to target properties that represent logical extensions within each of our existing property types or potential future investments.

						As part of our strategic planning and portfolio management process we assess new opportunities against the following underwriting principles:

BUILDING THE PREMIER EXPERIENTIAL REAL ESTATE PORTFOLIO


EQUITY RESEARCH COVERAGE

Bank of America Merrill Lynch	Jana Galan	646-855-5042
Citi Global Markets	Nick Joseph/Smedes Rose	212-816-6243

Citizens Capital Markets & Advisory	Mitch Germain	212-906-3537
Huntington Capital Markets	Rob Stevenson	212-845-6139
J.P. Morgan	Anthony Paolone	212-622-6682
Kansas City Capital Associates	Jonathan Braatz	816-932-8019
KeyBanc Capital Markets	Todd Thomas/Upal Rana	917-368-2286

Raymond James & Associates	RJ Milligan	727-567-2585
RBC Capital Markets	Michael Carroll	440-715-2649
Stifel	Simon Yarmak	443-224-1345
Truist	Michael Lewis	212-319-5659
UBS	Michael Goldsmith	212-713-2951
Wells Fargo	James Feldman/John Kilichowski	212-214-5311


SELECTED FINANCIAL INFORMATION
(UNAUDITED, DOLLARS AND SHARES IN THOUSANDS)
	THREE MONTHS ENDED JUNE 30,						SIX MONTHS ENDED JUNE 30,
OPERATING INFORMATION:	2026			2025			2026		2025
Revenue	$	196,079		$	178,068		$	377,331	$	353,101
Net income available to common shareholders of EPR Properties	61,126			69,603			117,704		129,374
EBITDAre (1)	156,004			136,286			299,420		268,362
Adjusted EBITDAre (1)	156,187			137,952			295,722		269,943
Interest expense, net	38,275			33,246			73,038		66,267

Capitalized interest	205			961			588		2,396
Straight-lined rental revenue	5,006			5,137			8,496		8,534
Percentage rent and participating interest	4,825			4,594			7,361		9,678
Dividends declared on preferred shares	6,040			6,040			12,072		12,072
Dividends declared on common shares	71,166			67,335			139,982		133,088
General and administrative expense	13,976			13,230			28,218		27,254

	JUNE 30,
BALANCE SHEET INFORMATION:	2026			2025
Total assets	$	6,052,113		$	5,560,880
Accumulated depreciation	1,801,757			1,641,916
Cash and cash equivalents	16,197			12,955
Total assets before accumulated depreciation less cash and cash equivalents (gross assets)	7,837,673			7,189,841
Debt	3,293,013			2,792,970
Deferred financing costs, net	21,579			16,622
Net debt (1)	3,298,395			2,796,637
Estimated net proceeds from forward sales agreements (2)	69,536			—
Proforma net debt (1)	3,228,859			2,796,637
Equity	2,309,424			2,331,091
Common shares outstanding	76,550			76,115
Total market capitalization (using EOP closing price and liquidation values)(3)	8,110,005			7,602,049
Net debt/total market capitalization ratio (1)	41		%	37		%
Debt to total assets ratio	54		%	50		%
Net debt/gross assets ratio (1)	42		%	39		%
Proforma net debt/gross assets ratio (1)	41		%	n/a

Net debt/Adjusted EBITDAre ratio (1) (4)	5.3			5.1
Proforma net debt/Adjusted EBITDAre ratio (1) (4)	5.2			n/a
Net debt/Annualized adjusted EBITDAre ratio (1) (5)	5.2			5.0
Proforma net debt/Annualized adjusted EBITDAre ratio (1) (5)	5.1			n/a
(1) See pages 24 through 26 for definitions. See calculation on page 30, as applicable.
(2) Represents proforma adjustment for estimated net proceeds from forward sale agreements that have not settled as if they had been physically settled for cash as of the date presented.
(3) See calculation on page 15.
(4) Adjusted EBITDAre in this calculation is for the three-month period multiplied times four. See pages 24 through 26 for definitions. See calculation on page 30.

(5) Annualized adjusted EBITDAre is adjusted EBITDAre for the quarter further adjusted for in-service and disposed projects, percentage rent and participating interest and other items which is then multiplied times four. These calculations can be found on page 30 under the reconciliation of Adjusted EBITDAre and Annualized Adjusted EBITDAre. See pages 24 through 26 for definitions.


SELECTED BALANCE SHEET INFORMATION
(UNAUDITED, DOLLARS IN THOUSANDS)

ASSETS	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025
Real estate investments	$	6,755,716	$	6,346,438	$	6,209,145	$	6,051,937	$	6,044,295	$	5,949,713
Less: accumulated depreciation	(1,801,757)		(1,756,760)		(1,714,886)		(1,671,309)		(1,641,916)		(1,595,820)
Land held for development	20,168		20,168		20,168		20,168		20,168		20,168
Property under development	10,046		23,377		54,905		67,381		84,195		118,264
Operating lease right-of-use assets	199,192		166,646		170,755		168,730		177,919		180,557
Mortgage notes and related accrued interest receivable, net	616,881		614,759		679,254		696,438		666,154		659,004

Investment in joint ventures	8,693		9,684		12,316		14,046		9,680		11,361
Cash and cash equivalents	16,197		68,465		90,577		13,710		12,955		20,572
Restricted cash	4,388		6,091		8,071		15,982		15,765		6,354
Accounts receivable	111,421		101,230		97,855		92,291		94,514		85,811
Other assets	111,168		82,714		71,602		74,523		77,151		76,565
Total assets	$	6,052,113	$	5,682,812	$	5,699,762	$	5,543,897	$	5,560,880	$	5,532,549
LIABILITIES AND EQUITY
Liabilities:
Accounts payable and accrued liabilities	$	78,750	$	100,697	$	99,392	$	113,475	$	101,543	$	93,248
Operating lease liabilities	231,884		200,118		204,747		203,269		216,411		219,305
Common dividends payable	23,730		23,717		22,463		22,461		22,454		22,440
Preferred dividends payable	6,032		6,032		6,032		6,032		6,032		6,032
Unearned rents and interest	109,280		104,701		108,546		101,491		90,379		78,550
Line of credit	360,000		—		—		379,000		405,000		105,000
Deferred financing costs, net	(21,579)		(23,215)		(25,181)		(15,205)		(16,622)		(17,630)
Other debt	2,954,592		2,954,592		2,954,592		2,404,592		2,404,592		2,704,592
Total liabilities	3,742,689		3,366,642		3,370,591		3,215,115		3,229,789		3,211,537
Equity:
Common shares and additional paid-in-capital	3,996,545		3,991,743		3,978,935		3,973,626		3,968,520		3,964,272
Preferred shares at par value	148		148		148		148		148		148
Treasury shares	(308,561)		(308,433)		(295,290)		(295,268)		(295,258)		(295,258)
Accumulated other comprehensive (loss) income	(771)		609		1,037		(587)		(4)		(3,567)
Distributions in excess of net income	(1,377,937)		(1,367,897)		(1,355,659)		(1,349,137)		(1,342,315)		(1,344,583)


Total equity	2,309,424		2,316,170		2,329,171		2,328,782		2,331,091		2,321,012
Total liabilities and equity	$	6,052,113	$	5,682,812	$	5,699,762	$	5,543,897	$	5,560,880	$	5,532,549


SELECTED OPERATING DATA
(UNAUDITED, DOLLARS IN THOUSANDS)

	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025
Rental revenue	$	169,033	$	155,185	$	157,057	$	154,838	$	150,351	$	146,359
Other income (1)	11,764		10,070		9,603		12,135		12,218		11,636
Mortgage and other financing income	15,282		15,997		16,290		15,333		15,499		17,038
Total revenue	196,079		181,252		182,950		182,306		178,068		175,033
Property operating expense	15,366		15,353		14,862		14,478		14,661		15,171
Other expense (1)	11,064		10,989		10,013		11,173		11,959		12,611
General and administrative expense	13,976		14,242		14,575		14,001		13,230		14,024
Retirement and severance expense	—		1,423		1,901		1,094		—		—

Transaction costs	45		293		471		492		669		567
Provision (benefit) for credit losses, net	138		(5,597)		(985)		9,117		997		(652)

Depreciation and amortization	48,630		44,957		43,582		42,409		42,080		41,089
Total operating expenses	89,219		81,660		84,419		92,764		83,596		82,810
Gain on real estate transactions	182		1,027		5,297		8,073		16,779		9,384
Income from operations	107,042		100,619		103,828		97,615		111,251		101,607

Interest expense, net	38,275		34,763		33,574		33,238		33,246		33,021
Equity in loss (income) from joint ventures	984		2,632		2,396		(2,934)		1,681		2,647

Income before income taxes	67,783		63,224		67,858		67,311		76,324		65,939
Income tax expense	617		614		954		725		681		136








Net income	67,166		62,610		66,904		66,586		75,643		65,803

Preferred dividend requirements	6,040		6,032		6,040		6,032		6,040		6,032

Net income available to common shareholders of EPR Properties	$	61,126	$	56,578	$	60,864	$	60,554	$	69,603	$	59,771

(1) Other income and other expense consist primarily of results from the Company's properties operated through third-party managers.


FUNDS FROM OPERATIONS AND FUNDS FROM OPERATIONS AS ADJUSTED
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT PER SHARE INFORMATION)
FUNDS FROM OPERATIONS ("FFO") (1):	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025
Net income available to common shareholders of EPR Properties	$	61,126	$	56,578	$	60,864	$	60,554	$	69,603	$	59,771
Gain on real estate transactions	(182)		(1,027)		(5,297)		(8,073)		(16,779)		(9,384)




Real estate depreciation and amortization	48,468		44,797		43,417		42,257		41,939		40,932
Allocated share of joint venture depreciation	996		996		1,000		989		985		1,036

FFO available to common shareholders of EPR Properties	$	110,408	$	101,344	$	99,984	$	95,727	$	95,748	$	92,355
FFO available to common shareholders of EPR Properties	$	110,408	$	101,344	$	99,984	$	95,727	$	95,748	$	92,355
Add: Preferred dividends for Series C preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Add: Preferred dividends for Series E preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Diluted FFO available to common shareholders of EPR Properties	$	114,284	$	105,220	$	103,860	$	99,603	$	99,624	$	96,231
FUNDS FROM OPERATIONS AS ADJUSTED ("FFOAA") (1):
FFO available to common shareholders of EPR Properties	$	110,408	$	101,344	$	99,984	$	95,727	$	95,748	$	92,355
Retirement and severance expense	—		1,423		1,901		1,094		—		—
Transaction costs	45		293		471		492		669		567
Provision (benefit) for credit losses, net	138		(5,597)		(985)		9,117		997		(652)










Deferred income tax expense (benefit)	255		114		(170)		(53)		(93)		(530)
FFO as adjusted available to common shareholders of EPR Properties	$	110,846	$	97,577	$	101,201	$	106,377	$	97,321	$	91,740
FFO as adjusted available to common shareholders of EPR Properties	$	110,846	$	97,577	$	101,201	$	106,377	$	97,321	$	91,740
Add: Preferred dividends for Series C preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Add: Preferred dividends for Series E preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Diluted FFO as adjusted available to common shareholders of EPR Properties	$	114,722	$	101,453	$	105,077	$	110,253	$	101,197	$	95,616
FFO per common share:
Basic	$	1.44	$	1.33	$	1.31	$	1.26	$	1.26	$	1.22
Diluted	1.41		1.31		1.29		1.23		1.24		1.20
FFO as adjusted per common share:
Basic	$	1.45	$	1.28	$	1.33	$	1.40	$	1.28	$	1.21
Diluted	1.42		1.26		1.30		1.37		1.26		1.19
Shares used for computation (in thousands):
Basic	76,521		76,326		76,141		76,127		76,083		75,804
Diluted	77,017		76,573		76,654		76,668		76,571		76,215

Effect of dilutive Series C preferred shares	2,380		2,371		2,361		2,352		2,344		2,336

Effect of dilutive Series E preferred shares	1,674		1,672		1,670		1,668		1,667		1,665
Adjusted weighted-average shares outstanding-diluted Series C and Series E	81,071		80,616		80,685		80,688		80,582		80,216
(1) See pages 24 through 26 for definitions.


ADJUSTED FUNDS FROM OPERATIONS
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT PER SHARE INFORMATION)
ADJUSTED FUNDS FROM OPERATIONS ("AFFO") (1):	2ND QUARTER 2026			1ST QUARTER 2026			4TH QUARTER 2025			3RD QUARTER 2025			2ND QUARTER 2025			1ST QUARTER 2025
FFO available to common shareholders of EPR Properties	$	110,408		$	101,344		$	99,984		$	95,727		$	95,748		$	92,355
Adjustments:
Retirement and severance expense	—			1,423			1,901			1,094			—			—
Transaction costs	45			293			471			492			669			567
Provision (benefit) for credit losses, net	138			(5,597)			(985)			9,117			997			(652)










Deferred income tax expense (benefit)	255			114			(170)			(53)			(93)			(530)

Non-real estate depreciation and amortization	162			160			165			152			141			157
Deferred financing fees amortization	2,699			2,672			2,380			2,120			2,102			2,206
Share-based compensation expense to management and trustees	4,296			4,099			3,643			3,907			3,912			3,867
Amortization of above/below market leases, net and tenant allowances	(75)			(81)			(81)			(81)			(81)			(81)
Maintenance capital expenditures (2)	(509)			(211)			(1,532)			(564)			(1,858)			(1,251)
Straight-lined rental revenue	(5,006)			(3,490)			(4,025)			(3,541)			(5,137)			(3,397)
Straight-lined ground sublease expense	(282)			(49)			(35)			(4)			—			2
Non-cash portion of mortgage and other financing income	(381)			(546)			(343)			(296)			(566)			(297)

AFFO available to common shareholders of EPR Properties	$	111,750		$	100,131		$	101,373		$	108,070		$	95,834		$	92,946

AFFO available to common shareholders of EPR Properties	$	111,750		$	100,131		$	101,373		$	108,070		$	95,834		$	92,946
Add: Preferred dividends for Series C preferred shares	1,938			1,938			1,938			1,938			1,938			1,938
Add: Preferred dividends for Series E preferred shares	1,938			1,938			1,938			1,938			1,938			1,938
Diluted AFFO available to common shareholders of EPR Properties	$	115,626		$	104,007		$	105,249		$	111,946		$	99,710		$	96,822

Weighted average diluted shares outstanding (in thousands)	77,017			76,573			76,654			76,668			76,571			76,215
Effect of dilutive Series C preferred shares	2,380			2,371			2,361			2,352			2,344			2,336
Effect of dilutive Series E preferred shares	1,674			1,672			1,670			1,668			1,667			1,665
Adjusted weighted-average shares outstanding-diluted	81,071			80,616			80,685			80,688			80,582			80,216

AFFO per diluted common share	$	1.43		$	1.29		$	1.30		$	1.39		$	1.24		$	1.21
Dividends declared per common share	$	0.930		$	0.900		$	0.885		$	0.885		$	0.885		$	0.865
AFFO payout ratio (3)	65		%	70		%	68		%	64		%	71		%	71		%

(1) See pages 24 through 26 for definitions.

(2) Includes maintenance capital expenditures and certain second-generation tenant improvements and leasing commissions.
(3) AFFO payout ratio is calculated by dividing dividends declared per common share by AFFO per diluted common share.


CAPITAL STRUCTURE AS OF JUNE 30, 2026
(UNAUDITED, DOLLARS IN THOUSANDS)

CONSOLIDATED DEBT
PRINCIPAL PAYMENTS DUE ON DEBT:
	BONDS/TERM LOAN/OTHER (1)		UNSECURED CREDIT FACILITY (2)		UNSECURED SENIOR NOTES			TOTAL		WEIGHTED AVG INTEREST RATE
YEAR
2026	$	—	$	—	$	629,597		$	629,597	4.70%
2027	—		—		450,000			450,000		4.50%
2028	—		—		400,000			400,000		4.95%
2029	—		—		500,000			500,000		3.75%
2030	—		360,000		550,000			910,000		4.72%
2031	—		—		400,000			400,000		3.60%
2032	—		—		—			—		—%
2033	—		—		—			—		—%
2034	—		—		—			—		—%
2035	—		—		—			—		—%
2036	—		—		—			—		—%
Thereafter	24,995		—		—			24,995		2.53%
Less: deferred financing costs, net	—		—		—			(21,579)		—%
Total	$	24,995	$	360,000	$	2,929,597		$	3,293,013	4.42%

			BALANCE		WEIGHTED AVG INTEREST RATE			WEIGHTED AVG MATURITY
Fixed rate unsecured debt			$	2,929,597	4.40		%	2.53
Fixed rate secured debt (1)			24,995		2.53		%	21.09

Variable rate unsecured debt			360,000		4.67		%	4.04
Less: deferred financing costs, net			(21,579)		—		%	—
Total			$	3,293,013	4.42		%	2.85


(1) Includes $25.0 million of secured bonds that have been fixed through interest rate swaps through September 30, 2026.
(2) Unsecured Revolving Credit Facility Summary:
			BALANCE					RATE
	COMMITMENT		AT 6/30/2026		MATURITY (3)			AT 6/30/2026

	$1,000,000		$360,000		July 17, 2030			4.67%

(3) Subsequent to June 30, 2026, the Company entered into a Fifth Amended, Restated and Consolidated Credit Agreement (the "Amended Credit Agreement") governing its $1.0 billion senior unsecured revolving credit facility and a new $600.0 million senior unsecured delayed draw term loan facility. The Amended Credit Agreement, among other things, extends the maturity date of the revolver to July 17, 2030, has two six-month extension options available at the Company's option and generally reduces the interest rate payable on its $1.0 billion senior unsecured revolving credit facility by 5 basis points. The $600.0 million senior unsecured delayed draw term loan facility may be drawn upon prior to January 17, 2027, bears interest at SOFR plus 115 basis points based on the Company's current credit ratings and matures on January 17, 2032. The Amended Credit Agreement also includes a $1.0 billion accordion feature pursuant to which the maximum borrowing amount under the combined facilities can be increased from $1.6 billion to $2.6 billion, in each case, subject to lender consent and customary conditions.


CAPITAL STRUCTURE AS OF JUNE 30, 2026 AND DECEMBER 31, 2025
(UNAUDITED, DOLLARS IN THOUSANDS)

CONSOLIDATED DEBT (continued)

SUMMARY OF DEBT:	June 30, 2026		December 31, 2025
Senior unsecured notes payable, 4.56%, due August 22, 2026	$	179,597	$	179,597
Senior unsecured notes payable, 4.75%, due December 15, 2026	450,000		450,000
Senior unsecured notes payable, 4.50%, due June 1, 2027	450,000		450,000
Senior unsecured notes payable, 4.95%, due April 15, 2028	400,000		400,000
Unsecured revolving variable rate credit facility, SOFR + 1.00%, due July 17, 2030 (1)	360,000		—
Senior unsecured notes payable, 3.75%, due August 15, 2029	500,000		500,000
Senior unsecured notes payable, 4.75%, due November 15, 2030	550,000		550,000
Senior unsecured notes payable, 3.60%, due November 15, 2031	400,000		400,000
Bonds payable, variable rate, fixed at 2.53% through September 30, 2026, due August 1, 2047	24,995		24,995
Less: deferred financing costs, net	(21,579)		(25,181)
Total debt	$	3,293,013	$	2,929,411

(1) Subsequent to June 30, 2026, the Company entered into the Amended Credit Agreement governing its $1.0 billion senior unsecured revolving credit facility and a new $600.0 million senior unsecured delayed draw term loan facility. The Amended Credit Agreement, among other things, extends the maturity date of the revolver to July 17, 2030, has two six-month extension options available at the Company's option and generally reduces the interest rate payable on its $1.0 billion senior unsecured revolving credit facility by 5 basis points. The $600.0 million senior unsecured delayed draw term loan facility may be drawn upon prior to January 17, 2027, bears interest at SOFR plus 115 basis points based on the Company's current credit ratings and matures on January 17, 2032. The Amended Credit Agreement also includes a $1.0 billion accordion feature pursuant to which the maximum borrowing amount under the combined facilities can be increased from $1.6 billion to $2.6 billion, in each case, subject to lender consent and customary conditions.

CAPITAL STRUCTURE

SENIOR NOTES

SENIOR DEBT RATINGS AS OF JUNE 30, 2026

Moody's

Baa3 (stable)

Fitch

BBB- (stable)

Standard and Poor's

BBB- (stable)

SUMMARY OF COVENANTS

The Company had outstanding public senior unsecured notes with fixed interest rates of 3.60%, 3.75%, 4.50%, 4.75% and 4.95% at June 30, 2026. Interest on these notes is paid semiannually. These public senior unsecured notes contain various covenants, including: (i) a limitation on incurrence of any debt that would cause the Company's debt to adjusted total assets ratio to exceed 60%; (ii) a limitation on incurrence of any secured debt which would cause the Company’s secured debt to adjusted total assets ratio to exceed 40%; (iii) a limitation on incurrence of any debt which would cause the Company’s debt service coverage ratio to be less than 1.5 times; and (iv) the maintenance at all times of total unencumbered assets not less than 150% of the Company’s outstanding unsecured debt.

The following is a summary of the key financial covenants for the Company's 3.60%, 3.75%, 4.50%, 4.75% and 4.95% public senior unsecured notes, as defined and calculated per the Company's interpretation of the terms of the notes. These calculations, which are not based on U.S. generally accepted accounting principles ("GAAP") measurements, are presented to investors to show the Company's ability to incur additional debt under the terms of the senior unsecured notes only and are not measures of the Company's liquidity or performance. The actual amounts as of June 30, 2026 and March 31, 2026 are:

Actual

NOTE COVENANTS

Required

2nd Quarter 2026 (1)

1st Quarter 2026 (1)

Limitation on incurrence of total debt (Total Debt/Total Assets)

≤ 60%

43%

40%

Limitation on incurrence of secured debt (Secured Debt/Total Assets)

≤ 40%

—%

Limitation on incurrence of debt: Debt service coverage (Consolidated Income Available for Debt Service/Annual Debt Service) - trailing twelve months

≥ 1.5 x

4.2x

Maintenance of total unencumbered assets (Unencumbered Assets/Unsecured Debt)

≥ 150% of unsecured debt

232%

247%

(1) See page 14 for details of calculations.


CAPITAL STRUCTURE
SENIOR NOTES
(UNAUDITED, DOLLARS IN THOUSANDS)

COVENANT CALCULATIONS

TOTAL ASSETS:	June 30, 2026				TOTAL DEBT:				June 30, 2026
Total Assets per balance sheet	$	6,052,113			Secured debt obligations				$	24,995
Add: accumulated depreciation	1,801,757				Unsecured debt obligations:
Less: intangible assets, net	(66,093)				Unsecured debt				3,289,597
Total Assets	$	7,787,777			Outstanding letters of credit				—
					Guarantees				10,000
TOTAL UNENCUMBERED ASSETS:	June 30, 2026				Derivatives at fair market value, net, if liability				—
Total Assets, per above	$	7,787,777			Total unsecured debt obligations:				$	3,299,597
Less: investment in joint ventures	(8,693)				Total Debt				$	3,324,592
Less: accounts receivable	(111,421)
Less: encumbered assets	(25,665)
Total Unencumbered Assets	$	7,641,998


CONSOLIDATED INCOME AVAILABLE FOR DEBT SERVICE:	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		TRAILING TWELVE MONTHS
Adjusted EBITDAre	$	156,187	$	139,535	$	142,620	$	147,074	$	585,416



Less: straight-line revenue, net, included in adjusted EBITDAre	(5,006)		(3,490)		(4,025)		(3,541)		(16,062)
Less: joint venture EBITDA	(514)		1,133		880		(4,420)		(2,921)
CONSOLIDATED INCOME AVAILABLE FOR DEBT SERVICE	$	150,667	$	137,178	$	139,475	$	139,113	$	566,433

ANNUAL DEBT SERVICE:
Interest expense, gross	$	38,830	$	35,893	$	34,768	$	34,239	$	143,730

Less: deferred financing fees amortization	(2,699)		(2,672)		(2,380)		(2,120)		(9,871)
ANNUAL DEBT SERVICE	$	36,131	$	33,221	$	32,388	$	32,119	$	133,859

DEBT SERVICE COVERAGE	4.2		4.1		4.3		4.3		4.2


CALCULATION OF TOTAL MARKET CAPITALIZATION:
Common shares outstanding at June 30, 2026 multiplied by closing price at June 30, 2026	$	4,440,645
Aggregate liquidation value of Series C preferred shares (3)	134,815
Aggregate liquidation value of Series E preferred shares (3)	86,150
Aggregate liquidation value of Series G preferred shares (3)	150,000
Net debt at June 30, 2026 (4)	3,298,395
Total consolidated market capitalization	$	8,110,005

(1) Excludes 1,189,884 common shares subject to forward sales agreement.
(2) Total monthly dividends declared in the second quarter of 2026 were $0.93 per share.
(3) Excludes accrued unpaid dividends at June 30, 2026.
(4) See pages 24 through 26 for definitions.


SUMMARY OF RATIOS
(UNAUDITED)

	2ND QUARTER 2026	1ST QUARTER 2026	4TH QUARTER 2025	3RD QUARTER 2025	2ND QUARTER 2025	1ST QUARTER 2025
Debt to total assets ratio	54%	52%	51%	50%	50%	50%

Net debt to total market capitalization ratio (1)	41%	41%	41%	37%	37%	39%

Net debt to gross assets ratio (1)	42%	39%	39%	38%	39%	39%

Proforma net debt to gross assets ratio (1)	41%	39%	n/a	n/a	n/a	n/a

Net debt/Adjusted EBITDAre ratio (1)(2)	5.3	5.2	5.0	4.7	5.1	5.3

Proforma net debt/Adjusted EBITDAre ratio (1)(2)	5.2	5.1	n/a	n/a	n/a	n/a

Net debt/Annualized adjusted EBITDAre ratio (1)(3)	5.2	4.9	4.9	4.9	5.0	5.1

Proforma net debt/Annualized adjusted EBITDAre ratio (1)(3)	5.1	4.8	n/a	n/a	n/a	n/a







Interest coverage ratio (4)	4.0	3.9	4.0	4.2	3.9	3.8

Fixed charge coverage ratio (4)	3.4	3.3	3.4	3.6	3.3	3.2

Debt service coverage ratio (4)	4.0	3.9	4.0	4.2	3.9	3.8

FFO payout ratio (5)	66%	69%	69%	72%	71%	72%

FFO as adjusted payout ratio (6)	65%	71%	68%	65%	70%	73%

AFFO payout ratio (7)	65%	70%	68%	64%	71%	71%

(1) See pages 24 through 26 for definitions. See prior period supplementals for detailed calculations, as applicable.
(2) Adjusted EBITDAre is for the quarter multiplied times four. See calculation on page 30.
(3) Annualized adjusted EBITDAre is adjusted EBITDAre for the quarter further adjusted for in-service and disposed projects, percentage rent and participating interest and other items which is then multiplied times four. These calculations can be found on page 30 under the reconciliation of Adjusted EBITDAre and Annualized Adjusted EBITDAre. See pages 24 through 26 for definitions.
(4) See page 28 for detailed calculation.
(5) FFO payout ratio is calculated by dividing dividends declared per common share by FFO per diluted common share.
(6) FFO as adjusted payout ratio is calculated by dividing dividends declared per common share by FFO as adjusted per diluted common share.
(7) AFFO payout ratio is calculated by dividing dividends declared per common share by AFFO per diluted common share.



SUMMARY OF MORTGAGE NOTES RECEIVABLE
(UNAUDITED, DOLLARS IN THOUSANDS)
						CARRYING AMOUNT AS OF (1)
LOCATION	INTEREST RATE (2)		PAYOFF DATE/MATURITY DATE	OUTSTANDING PRINCIPAL AMOUNT OF MORTGAGE		JUNE 30, 2026		DECEMBER 31, 2025
North Carolina (3)	7.48	%	6/30/2027	$	29,378	$	29,268	$	28,992
Oregon (4)	10.50	%	12/31/2028	—		—		10,417
Kansas	8.15	%	7/31/2029	9,090		9,206		9,201
Nebraska	9.75	%	6/30/2030	10,905		11,028		10,957
Nebraska	9.75	%	6/30/2030	10,539		10,704		10,676
Tennessee (5)	7.69	%	9/30/2031	—		—		70,293
Alaska	8.80	%	7/31/2032	82,000		80,925		80,398
Colorado and California	7.15	%	1/10/2033	46,300		45,938		46,046
Texas	11.31	%	6/1/2033	8,015		8,015		8,330
Texas	10.25	%	11/26/2033	6,449		—		—
Colorado	8.37	%	8/16/2034	75,562		75,721		72,683
Vermont	12.88	%	12/1/2034	51,050		51,050		51,708
Ohio and Pennsylvania	11.75	%	12/1/2034	37,562		37,535		37,439
Ohio	12.26	%	12/1/2034	4,550		4,521		4,410
Georgia	8.65	%	6/1/2035	5,923		5,965		5,963
New York	9.52	%	1/5/2036	21,000		21,000		21,000
Utah	10.25	%	5/31/2036	17,505		17,505		17,505
Mississippi	8.40	%	6/12/2036	12,803		11,897		—
Ohio	9.75	%	8/1/2036	18,068		18,068		18,067
Colorado	8.00	%	1/31/2038	10,292		10,115		9,891
Michigan	8.25	%	10/14/2042	69,139		70,703		68,485
Massachusetts and New York	8.59	%	1/10/2044	77,000		77,977		76,589
Canada	7.75	%	9/25/2055	19,634		19,740		20,204
Total				$	622,764	$	616,881	$	679,254


INVESTMENT SPENDING AND DISPOSITION SUMMARIES
(UNAUDITED, DOLLARS IN THOUSANDS)
INVESTMENT SPENDING THREE MONTHS ENDED JUNE 30, 2026
INVESTMENT TYPE	TOTAL INVESTMENT SPENDING		NEW DEVELOPMENT		RE-DEVELOPMENT		ASSET ACQUISITION		MORTGAGE NOTES OR NOTES RECEIVABLE		INVESTMENT IN JOINT VENTURES
Theatres	$	17	$	—	$	17	$	—	$	—	$	—
Eat & Play	6,974		6,038		936		—		—		—
Attractions	387,599		—		—		387,599		—		—

Experiential Lodging	—		—		—		—		—		—
Fitness & Wellness	46,231		—		1,768		31,143		13,320		—


Total Experiential	440,821		6,038		2,721		418,742		13,320		—





Total Investment Spending	$	440,821	$	6,038	$	2,721	$	418,742	$	13,320	$	—

INVESTMENT SPENDING SIX MONTHS ENDED JUNE 30, 2026
INVESTMENT TYPE	TOTAL INVESTMENT SPENDING		NEW DEVELOPMENT		RE-DEVELOPMENT		ASSET ACQUISITION		MORTGAGE NOTES OR NOTES RECEIVABLE		INVESTMENT IN JOINT VENTURES
Theatres	$	33	$	—	$	33	$	—	$	—	$	—
Eat & Play	18,875		17,907		968		—		—		—
Attractions	387,599		—		—		387,599		—		—

Experiential Lodging	571		—		—		501		—		70
Fitness & Wellness	85,074		—		4,751		65,628		14,695		—


Total Experiential	492,152		17,907		5,752		453,728		14,695		70





Total Investment Spending	$	492,152	$	17,907	$	5,752	$	453,728	$	14,695	$	70



PROPERTY UNDER DEVELOPMENT - INVESTMENT SPENDING ESTIMATES AT JUNE 30, 2026 (1)
(UNAUDITED, DOLLARS IN THOUSANDS)

	JUNE 30, 2026			OWNED BUILD-TO-SUIT SPENDING ESTIMATES
	PROPERTY UNDER DEVELOPMENT		# OF PROJECTS	3RD QUARTER 2026		4TH QUARTER 2026		1ST QUARTER 2027		2ND QUARTER 2027		THEREAFTER		TOTAL EXPECTED COSTS (2)		% LEASED
Total Build-to-Suit	$	5,019	7	$	2,443	$	1,581	$	676	$	585	$	920	$	11,224	100		%
Non Build-to-Suit Development	5,027

Total Property Under Development	$	10,046

			JUNE 30, 2026	OWNED BUILD-TO-SUIT IN-SERVICE ESTIMATES
			# OF PROJECTS	3RD QUARTER 2026		4TH QUARTER 2026		1ST QUARTER 2027		2ND QUARTER 2027		THEREAFTER		TOTAL IN-SERVICE (2)		ACTUAL IN-SERVICE 2ND QUARTER 2026
Total Build-to-Suit			7	$	—	$	9,044	$	—	$	2,180	$	—	$	11,224	$	27,900

	JUNE 30, 2026			MORTGAGE BUILD-TO-SUIT SPENDING ESTIMATES
	MORTGAGE NOTES RECEIVABLE		# OF PROJECTS	3RD QUARTER 2026		4TH QUARTER 2026		1ST QUARTER 2027		2ND QUARTER 2027		THEREAFTER		TOTAL EXPECTED COSTS (2)
Total Build-to-Suit Mortgage Notes	$	153,698	2	$	10,695	$	45,500	$	—	$	—	$	—	$	209,893
Non Build-to-Suit Mortgage Notes	463,183
Total Mortgage Notes Receivable	$	616,881

(1) This schedule includes only those properties for which the Company has commenced construction as of June 30, 2026.
(2) "Total Expected Costs" and "Total In-Service" each reflect the total capital costs expected to be funded by the Company through completion (including capitalized interest or accrued interest, as applicable).


Note: This schedule includes future estimates for which the Company can give no assurance as to timing or amounts. Development projects have risks. See Item 1A - "Risk Factors" in the Company's most recent Annual Report on Form 10-K and, to the extent applicable, the Company's Quarterly Reports on Form 10-Q.



PORTFOLIO DETAIL AS OF JUNE 30, 2026
(UNAUDITED)


PROPERTY TYPE	PROPERTIES	OPERATORS		ANNUALIZED BASE REVENUE (ABR) (1)		STRATEGIC FOCUS

Theatres (2) (4)	148	17		34	%	Reduce
Eat & Play	61	8	(3)	24	%	Grow
Attractions	35	10		16	%	Grow
Ski	11	3		7	%	Grow
Experiential Lodging (5)	4	4		1	%	Grow
Fitness & Wellness	30	13		10	%	Grow
Gaming	1	1		2	%	Grow
Cultural	1	1		1	%	Grow
EXPERIENTIAL PORTFOLIO	291	57		95	%

Early Childhood Education	46	4		4	%	Reduce
Private schools	9	1		1	%	Reduce
EDUCATION PORTFOLIO	55	5		5	%

TOTAL PORTFOLIO	346	62		100	%

(1) ABR represents annualized base revenue for all leases that have commenced and annualized cash interest for all executed mortgage notes receivable as of the balance sheet date. ABR excludes ground lease base rent paid by the Company's tenants for ground lease payments where the Company is the lessee.

(2) Excludes seven theatres located in Entertainment Districts (included in Eat & Play).
(3) Excludes non-theatre operators at Entertainment districts.
(4) Includes one vacant theatre property that the Company intends to sell.
(5) Excludes one experiential lodging property held in unconsolidated joint ventures. The Company is working in good faith with the Company's joint venture partners, the non-recourse debt provider and insurance companies with respect to this property to identify a path forward that the Company expects will result in the eventual removal of this property from the Company's portfolio. Accordingly, the carrying value of the investment in these joint ventures was zero at June 30, 2026.



LEASE EXPIRATIONS
AS OF JUNE 30, 2026
(UNAUDITED, DOLLARS IN THOUSANDS)

YEAR	TOTAL NUMBER OF PROPERTIES	RENTAL REVENUE FOR THE TWELVE MONTHS ENDED JUNE 30, 2026 (1)		% OF TOTAL REVENUE
2026	1	$	999	—	%
2027	3	5,476		1	%
2028	9	15,294		2	%
2029	13	19,702		3	%
2030	20	34,485		5	%
2031	2	2,811		—	%
2032	8	12,238		2	%
2033	7	10,282		1	%
2034	35	70,503		9	%
2035	30	76,391		10	%
2036	41	80,333		11	%
2037	28	76,115		10	%
2038	40	64,683		9	%
2039	2	4,987		1	%
2040	3	9,953		1	%
2041	31	19,958		3	%
2042	4	18,880		2	%
2043	7	19,971		3	%
2044	—	—		—	%
2045	5	27,260		4	%
Thereafter	21	26,469		3	%
	310	$	596,790	80	%

Note: This schedule excludes non-theatre tenant leases within the Company's entertainment districts, properties under development, land held for development, properties operated by the Company and investments in mortgage notes receivable.

(1) Rental revenue for the trailing twelve months ended June 30, 2026 includes lease revenue related to the Company's existing operating ground leases (leases in which the Company is a sub-lessor) as well as the gross-up of tenant reimbursed expenses recognized during the trailing twelve months ended June 30, 2026 in accordance with Accounting Standards Update (ASU) No. 2016-02 Leases (Topic 842).


MEASURE		2026 GUIDANCE
	YTD ACTUALS	CURRENT			PRIOR
Investment spending	$492.2	$600.0	to	$700.0	$500.0	to	$600.0
Disposition proceeds and mortgage note payoff	$11.4	$50.0	to	$100.0	$50.0	to	$100.0
Percentage rent and participating interest	$7.4	$18.5	to	$22.5	$18.5	to	$22.5
General and administrative expense	$28.2	$56.0	to	$59.0	$56.0	to	$59.0
Other income (1)	$21.8	$40.0	to	$50.0	$41.0	to	$51.0
Other expense (1)	$22.1	$40.0	to	$50.0	$41.0	to	$51.0


FFO per diluted share	$2.71	$5.43	to	$5.59	$5.41	to	$5.57
FFOAA per diluted share	$2.67	$5.41	to	$5.57	$5.37	to	$5.53

RECONCILIATION FROM NET INCOME AVAILABLE TO COMMON SHAREHOLDERS OF EPR PROPERTIES (PER DILUTED SHARE):	YTD ACTUALS	2026 GUIDANCE
Net income available to common shareholders of EPR Properties	$1.53	$3.03	to	$3.19
Gain on real estate transactions	(0.02)	(0.02)

Real estate depreciation and amortization	1.21	2.46
Allocated share of joint venture depreciation	0.03	0.05

Impact of Series C and Series E Dilution, if applicable	(0.04)	(0.09)
FFO available to common shareholders of EPR Properties	$2.71	$5.43	to	$5.59
Retirement and severance expense	0.02	0.02
Transaction costs	—	0.02

Provision (benefit) for credit losses, net	(0.07)	(0.07)



Deferred income tax expense	0.01	0.01

FFO as adjusted (FFOAA) available to common shareholders of EPR Properties	$2.67	$5.41	to	$5.57

(1) Other income and other expense consist primarily of results from the Company's properties operated through third-party managers.

The National Association of Real Estate Investment Trusts (“NAREIT”) developed EBITDAre as a relative non-GAAP financial measure of REITs, independent of a company's capital structure, to provide a uniform basis to measure the enterprise value of a company. Pursuant to the definition of EBITDAre by the Board of Governors of NAREIT, the Company calculates EBITDAre as net income, computed in accordance with GAAP, excluding interest expense (net), income tax expense (benefit), depreciation and amortization, gains and losses on real estate transactions, impairment losses on real estate, costs associated with loan refinancing or payoff and adjustments for unconsolidated partnerships, joint ventures and other affiliates. Management provides EBITDAre herein because it believes this information is useful to investors as a supplemental performance measure because it can help facilitate comparisons of operating performance between periods and with other REITs. The Company's method of calculating EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. EBITDAre is not a measure of performance under GAAP, does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. This measure should not be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or cash flows or liquidity as defined by GAAP.

Management uses Adjusted EBITDAre in its analysis of the performance of the business and operations of the Company. Management believes Adjusted EBITDAre is useful to investors because it excludes various items that management believes are not indicative of operating performance, and because it is an informative measure to use in computing various financial ratios to evaluate the Company. The Company defines Adjusted EBITDAre as EBITDAre (defined above) for the quarter excluding sale participation income, gain on insurance recovery, retirement and severance expense, transaction costs, provision (benefit) for credit losses, net, impairment losses on operating lease right-of-use assets and prepayment fees. This number for the quarter is then multiplied by four to get an annual amount. Annualized Adjusted EBITDAre is Adjusted EBITDAre further adjusted to reflect (1) in-service and disposed projects (2) property under development that is build-to-suit at the initial cash yields of the projects upon completion (3) removal of other non-recurring items including out of period deferrals and stub rent payments and (4) annualization of the following items to ultimately reflect the financial results of the trailing twelve months or mid-point of guidance: (i) percentage rent and participating interest income and (ii) adjusted EBITDAre of managed properties and joint ventures.

The Company's method of calculating Adjusted EBITDAre and Annualized Adjusted EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. Adjusted EBITDAre and Annualized Adjusted EBITDAre are not measures of performance under GAAP, do not represent cash generated from operations as defined by GAAP and are not indicative of cash available to fund all cash needs, including distributions. These measures should not be considered as an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or cash flows or liquidity as defined by GAAP.

Net Debt represents debt (reported in accordance with GAAP) adjusted to exclude deferred financing costs, net and reduced by cash and cash equivalents. By excluding deferred financing costs, net, and reducing debt for cash and cash equivalents on hand, the result provides an estimate of the contractual amount of borrowed capital to be repaid, net of cash available to repay it. Proforma Net Debt is presented by subtracting the estimated net proceeds from forward sales agreements under the Company's ATM Program from Net Debt. The Company believes both of these calculations constitute beneficial supplemental non-GAAP financial disclosures to investors in understanding its financial condition. The Company's method of calculating Net Debt and Proforma Net Debt may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

Net Debt to Adjusted EBITDAre Ratio, Proforma Net Debt to Adjusted EBITDAre Ratio, Net Debt to Gross Assets Ratio, Proforma Net Debt to Gross Assets Ratio and Net Debt to Total Market Capitalization Ratio are supplemental measures derived from non-GAAP financial measures that the Company uses to evaluate its capital structure and the magnitude of its debt against its operating performance. The Company believes that investors commonly use versions of these ratios in a similar manner. In addition, financial institutions use versions of these ratios in connection with debt agreements to set pricing and covenant limitations. The Company's method of calculating Net Debt to Adjusted EBITDAre Ratio, Proforma Net Debt to Adjusted EBITDAre Ratio, Net Debt to Gross Assets Ratio, Proforma Net Debt to Gross Assets Ratio and Net Debt to Total Market Capitalization Ratio may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

NAREIT developed FFO as a relative non-GAAP financial measure of performance of an equity REIT in order to recognize that income-producing real estate historically has not depreciated on the basis determined under GAAP and management provides FFO herein because it believes this information is useful to investors in this regard. FFO is a widely used measure of the operating performance of real estate companies and is provided here as a supplemental measure to GAAP net income available to common shareholders and earnings per share. Pursuant to the definition of FFO by the Board of Governors of NAREIT, the Company calculates FFO as net income available to common shareholders, computed in accordance with GAAP, excluding gains and losses on real estate transactions and impairment losses on real estate, plus real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships, joint ventures and other affiliates. Adjustments for unconsolidated partnerships, joint ventures and other affiliates are calculated to reflect FFO on the same basis. The Company has calculated FFO for all periods presented in accordance with this definition. In addition, the Company presents FFO as adjusted. Management believes it is useful to provide FFO as adjusted as a supplemental measure to GAAP net income available to common shareholders and earnings per share. FFO as adjusted is FFO plus retirement and severance expense, transaction costs, provision (benefit) for credit losses, net, costs associated with loan refinancing or payoff, preferred share redemption costs and impairment of operating lease right-of-use assets, and by subtracting sale participation income, gain on insurance recovery and deferred income tax expense (benefit). FFO and FFO as adjusted are non-GAAP financial measures. FFO and FFO as adjusted do not represent cash flows from operations as defined by GAAP and are not indicative that cash flows are adequate to fund all cash needs and are not to be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations, cash flows or liquidity as defined by GAAP. It should also be noted that not all REITs calculate FFO and FFO as adjusted the same way so comparisons with other REITs may not be meaningful.

In addition to FFO, the Company presents AFFO by adding to FFO retirement and severance expense, transaction costs, provision (benefit) for credit losses, net, costs associated with loan refinancing or payoff, preferred share redemption costs, impairment of operating lease right-of-use assets, non-real estate depreciation and amortization, deferred financing fees amortization and share-based compensation expense to management and trustees; and by subtracting amortization of above and below market leases, net and tenant allowances, sale participation income, maintenance capital expenditures (including second-generation tenant improvements and leasing commissions), straight-lined rental revenue (removing the impact of straight-line ground sublease expense), non-cash portion of mortgage and other financing income, allocated share of joint venture non-cash items, gain on insurance recovery and deferred income tax (benefit) expense. AFFO is a widely used measure of the operating performance of real estate companies and is provided here as a supplemental measure to GAAP net income available to common shareholders and earnings per share and management provides AFFO herein because it believes this information is useful to investors in this regard. AFFO is a non-GAAP financial measure. AFFO does not represent cash flows from operations as defined by GAAP and is not indicative that cash flows are adequate to fund all cash needs and is not to be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or its cash flows or liquidity as defined by GAAP. It should also be noted that not all REITs calculate AFFO the same way so comparisons with other REITs may not be meaningful.

The interest coverage ratio is calculated as the interest coverage amount divided by interest expense, gross. The Company calculates the interest coverage amount by adding to net income impairment charges, provision (benefit) for credit losses, net, transaction costs, interest expense, gross (including interest expense in discontinued operations), retirement and severance expense, depreciation and amortization, share-based compensation expense to management and trustees and costs associated with loan refinancing or payoff; subtracting sale participation income, interest cost capitalized, straight-line rental revenue, gain on early extinguishment of debt, gain (loss) on real estate transactions from continuing and discontinued operations, gain on insurance recovery, gain on previously held equity interest, gain on early extinguishment of debt, prepayment fees and deferred income tax benefit (expense). The Company calculates interest expense, gross, by adding to interest expense, net, interest income and interest cost capitalized. The Company considers the interest coverage ratio to be an appropriate supplemental measure of a company’s ability to meet its interest expense obligations and management believes it is useful to investors in this regard. The Company's calculation of the interest coverage ratio may be different from the calculation used by other companies, and therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.

The fixed charge coverage ratio is calculated in exactly the same manner as the interest coverage ratio, except that interest expense, gross and preferred share dividends are also added to the denominator. The Company considers the fixed charge coverage ratio to be an appropriate supplemental measure of a company’s ability to make its interest and preferred share dividend payments and management believes it is useful to investors in this regard. The Company's calculation of the fixed charge coverage ratio may be different from the calculation used by other companies and, therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.

The debt service coverage ratio is calculated in exactly the same manner as the interest coverage ratio, except that interest expense, gross and recurring principal payments are also added to the denominator. The Company considers the debt service coverage ratio to be an appropriate supplemental measure of a company’s ability to make its debt service payments and management believes it is useful to investors in this regard. The Company's calculation of the debt service coverage ratio may be different from the calculation used by other companies and, therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.


CALCULATION OF INTEREST, FIXED CHARGE AND DEBT SERVICE COVERAGE RATIOS
(UNAUDITED, DOLLARS IN THOUSANDS)
INTEREST COVERAGE RATIO (1):	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025
Net income	$	67,166	$	62,610	$	66,904	$	66,586	$	75,643	$	65,803


Retirement and severance expense	—		1,423		1,901		1,094		—		—
Transaction costs	45		293		471		492		669		567
Provision (benefit) for credit losses, net	138		(5,597)		(985)		9,117		997		(652)
Interest expense, gross	38,830		35,893		34,768		34,239		34,510		34,784

Depreciation and amortization	48,630		44,957		43,582		42,409		42,080		41,089
Share-based compensation expense
to management and trustees	4,296		4,099		3,643		3,907		3,912		3,867


Interest cost capitalized	(205)		(383)		(710)		(758)		(961)		(1,435)
Straight-line rental revenue	(5,006)		(3,490)		(4,025)		(3,541)		(5,137)		(3,397)

Gain on real estate transactions	(182)		(1,027)		(5,297)		(8,073)		(16,779)		(9,384)




Deferred income tax expense (benefit)	255		114		(170)		(53)		(93)		(530)
Interest coverage amount	$	153,967	$	138,892	$	140,082	$	145,419	$	134,841	$	130,712

Interest expense, net	$	38,275	$	34,763	$	33,574	$	33,238	$	33,246	$	33,021
Interest income	350		747		484		243		303		328
Interest cost capitalized	205		383		710		758		961		1,435
Interest expense, gross	$	38,830	$	35,893	$	34,768	$	34,239	$	34,510	$	34,784

Interest coverage ratio	4.0		3.9		4.0		4.2		3.9		3.8

FIXED CHARGE COVERAGE RATIO (1):
Interest coverage amount	$	153,967	$	138,892	$	140,082	$	145,419	$	134,841	$	130,712

Interest expense, gross	$	38,830	$	35,893	$	34,768	$	34,239	$	34,510	$	34,784
Preferred share dividends	6,040		6,032		6,040		6,032		6,040		6,032
Fixed charges	$	44,870	$	41,925	$	40,808	$	40,271	$	40,550	$	40,816

Fixed charge coverage ratio	3.4		3.3		3.4		3.6		3.3		3.2

DEBT SERVICE COVERAGE RATIO (1):
Interest coverage amount	$	153,967	$	138,892	$	140,082	$	145,419	$	134,841	$	130,712
Interest expense, gross	$	38,830	$	35,893	$	34,768	$	34,239	$	34,510	$	34,784
Recurring principal payments	—		—		—		—		—		—
Debt service	$	38,830	$	35,893	$	34,768	$	34,239	$	34,510	$	34,784

Debt service coverage ratio	4.0		3.9		4.0		4.2		3.9		3.8

(1) See pages 24 through 26 for definitions.


RECONCILIATION OF INTEREST COVERAGE AMOUNT TO NET CASH PROVIDED BY OPERATING ACTIVITIES
(UNAUDITED, DOLLARS IN THOUSANDS)

The interest coverage amount per the table on page 28 is a non-GAAP financial measure and should not be considered an alternative to any GAAP liquidity measures. It is most directly comparable to the GAAP liquidity measure, “Net cash provided by operating activities,” and is not directly comparable to the GAAP liquidity measures, “Net cash used by investing activities” and “Net cash provided by financing activities.” The interest coverage amount can be reconciled to “Net cash provided by operating activities” per the consolidated statements of cash flows as follows:
	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025

Net cash provided by operating activities	$	93,169	$	113,367	$	97,780	$	136,483	$	87,321	$	99,369

Equity in (loss) income from joint ventures	(984)		(2,632)		(2,396)		2,934		(1,681)		(2,647)
Distributions from joint ventures	(7)		—		—		—		—		(11)
Amortization of deferred financing costs	(2,699)		(2,672)		(2,380)		(2,120)		(2,102)		(2,206)
Amortization of above and below market leases and tenant allowances, net	75		81		81		81		81		81
Changes in assets and liabilities:
Operating lease assets and liabilities	787		520		532		496		259		293
Mortgage notes accrued interest receivable	312		956		(1,449)		1,824		(1,266)		1,687
Accounts receivable	10,222		3,431		4,307		(2,209)		8,619		3,862


Other assets	(431)		3,374		(1,238)		(1,318)		3,370		1,507
Accounts payable and accrued liabilities	17,524		(17,089)		15,141		(15,929)		10,160		(3,759)
Unearned rents and interest	2,335		6,861		(1,373)		(5,502)		999		2,017

Straight-line rental revenue	(5,006)		(3,490)		(4,025)		(3,541)		(5,137)		(3,397)
Interest expense, gross	38,830		35,893		34,768		34,239		34,510		34,784
Interest cost capitalized	(205)		(383)		(710)		(758)		(961)		(1,435)

Transaction costs	45		293		471		492		669		567

Retirement and severance expense (cash portion)	—		382		573		247		—		—


Interest coverage amount (1)	$	153,967	$	138,892	$	140,082	$	145,419	$	134,841	$	130,712

Net cash (used) provided by investing activities	$	(429,414)	$	(50,865)	$	(115,175)	$	(36,329)	$	(12,574)	$	42,397

Net cash provided (used) by financing activities	$	282,829	$	(86,471)	$	86,238	$	(99,058)	$	(73,416)	$	(150,490)

(1) See pages 24 through 26 for definitions.


RECONCILIATION OF EBITDAre, ADJUSTED EBITDAre AND ANNUALIZED ADJUSTED EBITDAre
(UNAUDITED, DOLLARS IN THOUSANDS)
ADJUSTED EBITDAre (1):	2ND QUARTER 2026		1ST QUARTER 2026		4TH QUARTER 2025		3RD QUARTER 2025		2ND QUARTER 2025		1ST QUARTER 2025
Net income	$	67,166	$	62,610	$	66,904	$	66,586	$	75,643	$	65,803
Interest expense, net	38,275		34,763		33,574		33,238		33,246		33,021
Income tax expense	617		614		954		725		681		136
Depreciation and amortization	48,630		44,957		43,582		42,409		42,080		41,089
Gain on real estate transactions	(182)		(1,027)		(5,297)		(8,073)		(16,779)		(9,384)





Allocated share of joint venture depreciation	996		996		1,000		989		985		1,036
Allocated share of joint venture interest expense	502		503		516		497		430		375

EBITDAre	$	156,004	$	143,416	$	141,233	$	136,371	$	136,286	$	132,076


Retirement and severance expense	—		1,423		1,901		1,094		—		—


Transaction costs	45		293		471		492		669		567

Provision (benefit) for credit losses, net	138		(5,597)		(985)		9,117		997		(652)





Adjusted EBITDAre (for the quarter)	$	156,187	$	139,535	$	142,620	$	147,074	$	137,952	$	131,991
Adjusted EBITDAre (2)	$	624,748	$	558,140	$	570,480	$	588,296	$	551,808	$	527,964

ANNUALIZED ADJUSTED EBITDAre (1):
Adjusted EBITDAre (for the quarter)	$	156,187	$	139,535	$	142,620	$	147,074	$	137,952	$	131,991

In-service and disposition adjustments (3)	1,614		1,356		2,145		834		200		(500)
Managed and JV property adjustments (4)	(423)		2,432		1,914		(4,804)		285		2,420
Property under development adjustments (5)	—		332		934		1,303		1,715		2,336
Percentage rent/participation adjustments (6)	300		2,589		(2,829)		(1,906)		496		40

Non-recurring adjustments (7)	289		761		260		231		(606)		1,313
Annualized Adjusted EBITDAre (for the quarter)	$	157,967	$	147,005	$	145,044	$	142,732	$	140,042	$	137,600
Annualized Adjusted EBITDAre (8)	$	631,868	$	588,020	$	580,176	$	570,928	$	560,168	$	550,400












See footnotes on the following page.

(1) See pages 24 through 26 for definitions.

(2) Adjusted EBITDAre for the quarter is multiplied by four to calculate an annualized amount but does not include the annualization of investments put in service, acquired or disposed of during the quarter, as well as the potential earnings on property under development, the annualization of percentage rent and participating interest and adjustments for other items. These adjustments are considered in the calculation of Annualized Adjusted EBITDAre.

(3) Adjustments for rental properties commencing or terminating GAAP net operating income during the quarter and adjustments to revenue from mortgage notes receivable to be consistent with end of quarter balance.

(4) To annualize amounts from the actual latest quarterly amount to the trailing 12-month amount divided by four.

(5) To add in income for property under development that is build-to-suit at the initial cash yields of the projects upon completion.

(6) To adjust percentage rents and participating interest income from the actual quarterly amount to the mid-point of the guidance amount shown on page 23, less non-recurring adjustments, divided by four.

(7) Adjustments for various non-recurring items during the quarter.

(8) Annualized Adjusted EBITDAre for the quarter is multiplied by four to calculate an annualized amount.


INVESTOR INFORMATION
SENIOR MANAGEMENT

Greg Silvers						Mark Peterson
Chairman and Chief Executive Officer						Executive Vice President and Chief Financial Officer

Tonya Mater						Ben Fox
Senior Vice President and Chief Accounting Officer						Executive Vice President and Chief Investment Officer

Paul Turvey						Elizabeth Grace
Senior Vice President, General Counsel and Secretary						Senior Vice President - Human Resources and Administration

Brian Moriarty						Gwen Johnson
Senior Vice President - Corporate Communications						Senior Vice President - Asset Management


COMPANY INFORMATION

CORPORATE HEADQUARTERS						TRADING SYMBOLS
909 Walnut Street, Suite 200						Common Stock:
Kansas City, MO 64106						EPR
816-472-1700						Preferred Stock:
www.eprkc.com						EPR-PrC
STOCK EXCHANGE LISTING						EPR-PrE
New York Stock Exchange						EPR-PrG


CAPITAL STRUCTURE AS OF JUNE 30, 2026
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT SHARE INFORMATION)

EQUITY
SECURITY	SHARES OUTSTANDING	PRICE PER SHARE AT JUNE 30, 2026	LIQUIDATION PREFERENCE	DIVIDEND RATE	CONVERTIBLE	CONVERSION RATIO AT JUNE 30, 2026	CONVERSION PRICE AT JUNE 30, 2026
Common shares (1)	76,549,643	$58.01	N/A	(2)	N/A	N/A	N/A
Series C	5,392,616	$25.62	$134,815	5.750%	Y	0.4414	$56.64
Series E	3,445,980	$31.77	$86,150	9.000%	Y	0.4858	$51.46
Series G	6,000,000	$20.42	$150,000	5.750%	N	N/A	N/A


2026 DISPOSITIONS
	THREE MONTHS ENDED JUNE 30, 2026						SIX MONTHS ENDED JUNE 30, 2026
INVESTMENT TYPE	TOTAL DISPOSITIONS		NET PROCEEDS FROM SALE OF REAL ESTATE		NET PROCEEDS FROM PAYDOWN OF MORTGAGE NOTES		TOTAL DISPOSITIONS		NET PROCEEDS FROM SALE OF REAL ESTATE		NET PROCEEDS FROM PAYDOWN OF MORTGAGE NOTES
Theatres	$	473	$	473	$	—	$	473	$	473	$	—
Eat & Play	10,967		217		10,750		10,967		217		10,750



Total Experiential	11,440		690		10,750		11,440		690		10,750





Total Dispositions	$	11,440	$	690	$	10,750	$	11,440	$	690	$	10,750



TOP TEN CUSTOMERS BY PERCENTAGE OF TOTAL REVENUE
(UNAUDITED)

		PERCENTAGE OF TOTAL REVENUE	PERCENTAGE OF TOTAL REVENUE
		FOR THE THREE MONTHS ENDED	FOR THE SIX MONTHS ENDED
	CUSTOMERS	JUNE 30, 2026	JUNE 30, 2026

1.	Topgolf	13.1%	13.6%
2.	American Multi-Cinema, Inc.	13.1%	13.5%
3.	Regal Entertainment Group	11.7%	11.0%
4.	Cinemark	5.4%	5.6%
5.	Premier Parks	4.5%	4.5%
6.	Enchanted Parks	4.5%	2.6%
7.	Vail Resorts	3.7%	3.9%
8.	Camelback Resort	2.9%	3.0%
9.	Andretti Indoor Karting & Games	2.5%	2.4%
10.	Santikos Theaters, LLC	2.3%	2.4%

	Total	63.7%	62.5%



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