Medical Properties Trust (MPT) investor relations material

Executive summary

• Announced a comprehensive $2.4 billion refinancing, extending debt maturities to 2032, reducing near-term maturities, and supporting a balanced capital allocation strategy.

• Net income for the first half of 2026 was $30.2 million, a turnaround from a $216.6 million loss in the prior year, driven by higher revenues, a one-time tax benefit, and lower impairment charges.

• Portfolio consists of 373 properties and approximately 38,000 licensed beds across nine countries as of June 30, 2026.

• Swiss joint venture Infracore went public, providing access to growth capital and validating asset values above book value.

• Consolidated ScionHealth and LifePoint leases into a single master lease, enhancing credit profile and operational efficiency.

Financial highlights

• Normalized FFO for Q2 2026 was $0.15 per share, up from $0.14 in the prior quarter; for the first half of 2026, normalized FFO was $174.5 million ($0.29 per diluted share), up from $162.5 million ($0.27 per diluted share) in the prior year.

• Rent billed rose to $400.9 million for the six months ended June 30, 2026, up from $343.1 million year-over-year.

• Interest expense increased to $268.6 million from $245.5 million, reflecting higher average borrowings.

• Impaired approximately $17 million in working capital loans, mainly related to two Steward replacement tenants.

• Post-acute EBITDARM increased by over $70 million year-over-year, led by 24% growth at MEDIAN and 13% at Ernest Health.

Outlook and guidance

• Targeting over $1 billion in annualized cash rent by year-end, supported by strong portfolio trends and extended debt runway.

• Management expects monthly rent and interest receipts to increase due to contractual escalations and ramp-up from retenanting activities.

• Further deleveraging anticipated through asset sales and operational improvements.

• No material new real estate investments are anticipated in the near term.

• HSA expected to return to 100% rent payments by mid-September; NOR to reach 100% by mid-December.