American Healthcare REIT (AHR) investor relations material

Key investment highlights

• Acquisition provides access to a leading senior housing operator with a strong track record in high-acuity, premium-rent communities in major U.S. markets.

• Properties are purpose-built Class A assets in affluent, high-barrier infill markets with restrictive zoning and long entitlement timelines.

• Portfolio is located in Los Angeles, San Francisco Bay Area, Washington, D.C., and New York, benefiting from strong demographics and senior population growth.

• Limited new supply and long waitlists support pricing power and margin upside across stabilized communities.

• Acquisition is expected to enhance NFFO growth potential and aligns with targeted yield and risk-adjusted return objectives.

Portfolio overview

• Comprises 8 Class A communities with 745 units and 90.2% occupancy as of June 30, 2026.

• Located in four high-barrier gateway metropolitan areas: Los Angeles, San Francisco Bay Area, Washington, D.C., and New York.

• Revenue per occupied room (RevPOR) ranges from ~$18,000 to $25,000 as of June 30, 2026.

• Most properties were developed by the operator and are designed for luxury hospitality and high-acuity care.

• Bethesda property expected to close by end of 2026; some properties not yet fully stabilized.

Operator and strategic partnership

• Operator founded by industry veterans with over 30 years of experience and a focus on resident care and hospitality.

• Developed and operated seven of the eight communities since inception or acquisition.

• High-touch care model with proprietary programming and portfolio-leading care metrics.

• Strategic partnership provides access to future acquisition and development pipeline in supply-constrained markets.

• Enhances operating and sourcing capabilities in high-barrier markets.