8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

August 4, 2016

Date of Report (Date of earliest event reported)

STORE Capital Corporation

(Exact name of registrant as specified in its charter)

Maryland	001-36739	45-2280254
(State or other jurisdiction	(Commission	(IRS Employer
of incorporation)	File Number)	Identification No.)

8501 East Princess Drive, Suite 190 Scottsdale, AZ	85255
(Address of principal executive offices)	(Zip Code)

Registrant’s telephone number, including area code: (480) 256-1100

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligations of the registrant under any of the following provisions:

o    Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o    Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o    Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o    Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02.  Results of Operations and Financial Condition.

On August 4, 2016, STORE Capital Corporation, a Maryland corporation (the “Company”), issued a press release announcing its financial results for the second quarter ended June 30, 2016.  The press release is furnished as Exhibit 99.1 to this Report and the supplemental financial information is furnished as Exhibit 99.2 to this Report.  The press release and the supplemental financial information are available on the Company’s website.  The information in the press release and the supplemental financial information shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and is not incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01.  Financial Statements and Exhibits.

(d)   Exhibits

Exhibit No.	Description
99.1	Earnings press release dated August 4, 2016.
99.2	Supplemental Financial Information dated August 4, 2016.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	STORE Capital Corporation
Dated: August 4, 2016
	By:	/s/Michael T. Bennett
		Michael T. Bennett
		Executive Vice President-General Counsel

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EXHIBIT INDEX

Exhibit No.	Description
99.1	Earnings press release dated August 4, 2016.
99.2	Supplemental Financial Information dated August 4, 2016.

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EX-99.1

Exhibit 99.1

STORE Capital Announces Second Quarter 2016 Operating Results

Raises 2016 Acquisition Volume Guidance; Narrows 2016 AFFO Per Share Guidance Range

SCOTTSDALE, Ariz., August 4, 2016 — STORE Capital Corporation (NYSE: STOR), an internally managed net-lease real estate investment trust (REIT) that invests in Single Tenant Operational Real Estate, today announced operating results for the second quarter and six months ended June 30, 2016.

Highlights

For the quarter ended June 30, 2016:

·Total revenues of $92.0 million

·Net income per share of common stock of $0.21 (basic and diluted)

·AFFO of $59.0 million

·AFFO of $0.40 per common share (basic and diluted)

·Declared a regular quarterly cash dividend per common share of $0.27

·Invested $356.1 million in 115 properties at an initial weighted average cap rate of 7.8%

·In April 2016, closed second offering of investment-grade unsecured ten-year term notes in an aggregate principal amount of $200 million, closed a $100 million five-year unsecured bank term loan and expanded unsecured credit facility to $500 million

·Raised net equity proceeds of $304.6 million in a follow-on offering of 12.4 million common shares

For the six months ended June 30, 2016:

·Total revenues of $177.2 million

·Net income per share of common stock of $0.38 (basic and diluted)

·AFFO of $114.9 million

·AFFO of $0.80 per common share (basic and diluted)

·Declared regular cash dividends per common share aggregating $0.54

·Invested $640.7 million in 188 properties at an initial weighted average cap rate of 7.9%

Management Commentary

“We were really happy with our second quarter, which saw investment activity continue at a pace in excess of $100 million per month,” said Christopher H. Volk, President and Chief Executive Officer of STORE Capital.  “We grew our customer base to over 330 individual tenants and expanded our profit center assets by five new industries, serving to reinforce our diversification across customers, concepts and geographies.  At the same time, we took deliberate steps to maintain an even more conservative leverage profile, raising more than $300 million in new equity in May.

“Today we are raising our projected 2016 annual real estate acquisition volume, net of property sales, to $1 billion from $900 million based on acquisitions funded year-to-date.  We are also narrowing our 2016 AFFO guidance per share range to $1.61 to $1.63, from $1.60 to $1.63.  We continued apace with good progress in the first half of the year and are optimistic about our 2016 prospects and our ability to generate continued growth, realize greater capital efficiency and deliver returns to our stockholders.”

Financial Results

Total Revenues

Total revenues were $92.0 million for the second quarter of 2016, an increase of 33.5% from $68.9 million for the second quarter of 2015.

Total revenues for the first half of 2016 were $177.2 million, an increase of 35.9% from $130.4 million for the first half of 2015. The increase was driven primarily by the growth in the size of STORE Capital’s real estate investment portfolio, which grew from $3.5 billion in gross investment amount representing 1,175 property locations at June 30, 2015 to $4.6 billion in gross investment amount representing 1,508 property locations at June 30, 2016.

Net Income

Net income increased to $30.2 million, or $0.21 per basic and diluted share, for the second quarter of 2016 compared to $19.6 million in net income, or $0.17 per basic and diluted share, for the second quarter of 2015.  Net income for the second quarter of 2016 includes a $3.1 million gain on the sale of four properties; in comparison, the second quarter of 2015 included a $1.2 million gain on the sale of four properties.

Net income for the six months ended June 30, 2016 was $55.0 million, or $0.38 per basic and diluted share compared to $36.7 million, or $0.31 per basic and diluted share, for the six months ended June 30, 2015. The Company reported an aggregate gain of $2.8 million on the sale of five properties during the first half of 2016 versus $1.2 million in gains on the sale of four properties during the same period in 2015.

Adjusted Funds from Operations (AFFO)

AFFO increased 38.0% to $59.0 million, or $0.40 per basic and diluted share, for the second quarter of 2016, compared to AFFO of $42.8 million, or $0.36 per basic and diluted share, for the second quarter of 2015.  The increase in AFFO between years was primarily driven by additional rental revenues and interest income generated by the growth in the Company’s real estate investment portfolio.

AFFO for the six months ended June 30, 2016 was $114.9 million, or $0.80 per basic and diluted share, compared to $82.3 million, or $0.71 per basic and diluted share, for the six months ended June 30, 2015.

Dividend Information

As previously announced, STORE Capital declared a regular quarterly cash dividend per common share of $0.27 for the second quarter ended June 30, 2016. This dividend, totaling $41.4 million, was paid on July 15, 2016 to stockholders of record on June 30, 2016.

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Real Estate Portfolio Highlights

Investment Activity

The Company originated $356.1 million of gross investments representing 115 property locations during the second quarter of 2016. These investments had an initial weighted average cap rate of 7.8%. Total investment activity for the first half of 2016 was $640.7 million representing 188 property locations with an initial weighted average cap rate of 7.9%.  The Company defines “initial cap rate” for property acquisitions as the initial annual cash rent divided by the purchase price of the property.

Portfolio

At June 30, 2016, STORE Capital’s real estate portfolio totaled $4.6 billion representing 1,508 property locations, substantially all of which are profit centers for the Company’s customers. Approximately 95% of the portfolio represents commercial real estate properties subject to long-term leases, 5% represents mortgage loans and direct financing receivables primarily on commercial real estate buildings (located on land the Company owns and leases to its customers) and a nominal amount represents other loans receivable secured by the tenants’ other assets.  As of June 30, 2016, the portfolio’s annualized base rent and interest (based on rates in effect on June 30, 2016 for all lease and loan contracts) totaled $382.1 million. The weighted average non-cancelable remaining term of the leases at June 30, 2016 was approximately 14 years.

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The Company’s customers operate their businesses across more than 360 brand names, or concepts, and the largest single concept represented approximately 2.9% of the Company’s annualized base rent and interest as of June 30, 2016.

Portfolio At A Glance — As of June 30, 2016

Investment property locations	1,508
Customers	331
Industries in which customers operate	95
States	48
Proportion of portfolio from direct origination	~75%
% of investment portfolio subject to STORE preferred contract terms*	90%
Weighted average annual lease escalation(1)	1.7%
Weighted average remaining lease contract term	~14 years
Occupancy(2)	99.8%
# of properties not currently operating but subject to a lease(3)	7
# of investment locations subject to a ground lease	15
% of investment portfolio subject to NNN leases*	97%
% of investment portfolio subject to master leases*(4)	80%
Average investment amount/replacement cost (new)(5)	82%
% of investment locations with unit-level financial reporting requirements	97%
Median unit fixed charge coverage ratio (FCCR)/4-Wall coverage ratio(6)	2.15x/2.63x
Proportion of investment contracts rated investment grade(7)	~75%

* Based on annualized base rent and interest.

(1)Represents the weighted average annual escalation rate of the entire portfolio as if all escalations occurred annually.  For escalations based on a formula including CPI, assumes the stated fixed percentage in the contract or assumes 1.5% if no fixed percentage is in the contract.  For contracts with no escalations remaining in the current lease term, assumes the escalation in the extension term.  Calculation excludes contracts representing less than 0.3% of annualized base rent and interest where there are no further escalations remaining in the current lease term and there are no extension options.

(2)The Company defines occupancy as a property being subject to a lease or loan contract.  As of June 30, 2016, three of the Company’s properties were vacant and not subject to a contract.

(3)Represents the number of the Company’s investment locations that have been closed by the tenant but remain subject to a lease.

(4)Percentage of investment portfolio in multiple properties with a single customer subject to master leases. Based on annualized base rent and interest, 82% of the investment portfolio involves multiple properties with a single customer, whether or not subject to a master lease.

(5)Represents the ratio of purchase price to replacement cost (new) at acquisition.

(6)STORE Capital calculates a unit’s FCCR generally as the ratio of (i) the unit’s EBITDAR, less a standardized corporate overhead expense based on estimated industry standards, to (ii) the unit’s total fixed charges, which are its lease expense, interest expense and scheduled principal payments on indebtedness. The 4-Wall coverage ratio refers to a unit’s FCCR before taking into account standardized corporate overhead expense.

(7)Represents the percentage of the Company’s contracts that have a STORE Score that is investment grade. The Company measures the credit quality of its portfolio on a contract-by-contract basis using the STORE Score, which is a risk measure reflective of both the credit risk of its tenants and the profitability of the operations at the properties.  As of June 30, 2016, STORE Capital’s tenants had a median tenant credit profile of approximately ‘Ba1’ as measured by Moody’s Analytics RiskCalc rating scale.  Considering the profitability of the operations at each of its properties and STORE’s assessment of the likelihood that each of the tenants will choose to continue to operate at the properties in the event of their insolvency, the credit quality of its contracts, or STORE Score, is enhanced to a median of ‘Baa1’.

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Capital Transactions

During the second quarter, the Company completed a public offering of 12.4 million shares of its common stock sold at a price of $25.60 per share. The offering generated net proceeds to the Company of $304.6 million. The net proceeds from the offering were used to repay amounts outstanding under the Company’s credit facility and to fund real estate acquisitions.

Between February 1, 2016 and April 1, 2016, STORE Holding Company, LLC (“STORE Holding”), the Company’s founding stockholder, which was directly and indirectly owned by certain investment funds managed by Oaktree Capital Management, L.P., completed three public offerings of the Company’s common stock. With the completion of the last offering on April 1, 2016, STORE Holding no longer holds any shares of STORE Capital’s common stock. The Company did not receive any proceeds from these sales of shares of common stock sold by STORE Holding.  Pursuant to a registration rights agreement, the Company incurred approximately $0.8 million of expenses, primarily registration fees, legal and accounting costs, during the first quarter of 2016 on behalf of STORE Holding, the selling stockholder, related to its sale of all its holdings of STORE Capital common stock.

In April 2016, the Company incurred $300 million of additional indebtedness in the form of $200 million of unsecured, investment-grade rated 4.73% Senior Notes and a $100 million floating-rate, unsecured five-year term loan.  Concurrent with the closing of the floating-rate loan, the Company entered into interest rate swaps that effectively convert the floating rate to a fixed rate. The weighted average term of these borrowings was eight years with a blended interest rate at closing of 4.1%. Also in April, the Company increased the total commitment under its unsecured credit facility to $500 million by accessing $100 million of availability under the accordion feature of that facility.

2016 AFFO Guidance

The Company is increasing its expected 2016 annual real estate acquisition volume, net of projected property sales, to approximately $1.0 billion and expects that 2016 AFFO per share will be in the range of $1.61 to $1.63.  AFFO per share guidance equates to anticipated net income, excluding gains or losses on sales of property, of $0.73 to $0.74 per share, plus $0.78 to $0.79 per share of expected real estate depreciation and amortization, plus approximately $0.10 per share related to noncash items and real estate transaction costs. AFFO per share is sensitive to the timing and amount of real estate acquisitions and capital markets activities during the year, as well as to the spread achieved between the lease rates on new acquisitions and the interest rates on borrowings used to finance those acquisitions.

Conference Call and Webcast

A conference call and audio webcast with analysts and investors will be held later today at 12:00 p.m. Eastern Time / 9:00 a.m. Scottsdale, Arizona Time, to discuss second quarter ended June 30, 2016 operating results and answer questions.

·Live conference call: 855-656-0920 (domestic) or 412-542-4168 (international)

·Conference call replay available through August 18, 2016: 877-344-7529 (domestic) or 412-317-0088 (international)

·Replay access code: 10088751

·Live and archived webcast: http://ir.storecapital.com/webcasts

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About STORE Capital

STORE Capital Corporation is an internally managed net-lease real estate investment trust, or REIT, that is the leader in the acquisition, investment and management of Single Tenant Operational Real Estate, which is its target market and the inspiration for its name. STORE Capital is one of the largest and fastest growing net-lease REITs and owns a large, well-diversified portfolio that consists of investments in 1,508 property locations, substantially all of which are profit centers, in 48 states. Additional information about STORE Capital can be found on its website at www.storecapital.com.

Forward-Looking Statements

Certain statements contained in this press release that are not historical facts contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended, that are subject to the “safe harbor” created by those sections. Forward-looking statements can be identified by the use of words such as “estimate,” “anticipate,” “expect,” “believe,” “intend,” “may,” “will,” “should,” “seek,” “approximate” or “plan,” or the negative of these words and phrases or similar words or phrases. Forward-looking statements, by their nature, involve estimates, projections, goals, forecasts and assumptions and are subject to risks and uncertainties that could cause actual results or outcomes to differ materially from those expressed in the forward-looking statements. For more information on risk factors for STORE Capital’s business, please refer to the periodic reports the Company files with the Securities and Exchange Commission from time to time. These forward-looking statements herein speak only as of the date of this press release and should not be relied upon as predictions of future events. STORE Capital expressly disclaims any obligation or undertaking to update or revise any forward-looking statements contained herein, to reflect any change in STORE Capital’s expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except as required by law.

Non-GAAP Financial Measures

FFO and AFFO

STORE Capital’s reported results are presented in accordance with U.S. generally accepted accounting principles, or GAAP. The Company also discloses Funds from Operations, or FFO, and Adjusted Funds from Operations, or AFFO, both of which are non-GAAP measures. Management believes these two non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO do not represent cash generated from operating activities and 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 to cash flows from operations as reported on a statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures.

The Company computes FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income, excluding gains (or losses) from extraordinary items and sales of depreciable property, real estate impairment losses, and depreciation and amortization expense from real estate assets, including the pro rata share of such adjustments of unconsolidated subsidiaries.

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To derive AFFO, the Company modifies the NAREIT computation of FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as straight-line rents, amortization of deferred financing costs and stock-based compensation. In addition, in deriving AFFO, the Company excludes transaction costs associated with acquiring real estate subject to existing leases and certain other expenses not related to its ongoing operations.

FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among the Company’s peers primarily because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. Management believes that AFFO provides more useful information to investors and analysts because it modifies FFO to exclude additional non-cash revenues and expenses such as straight-line rents, amortization of deferred financing costs and stock-based compensation as such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. Additionally, in deriving AFFO, the Company excludes transaction costs associated with acquiring real estate subject to existing leases. The Company views transaction costs to be a part of the investment in the real estate it acquires, similar to the treatment of acquisition and closing costs on sale-leaseback transactions, which are capitalized as a part of the investment in the asset. The Company believes that transaction costs are not an ongoing cost of the portfolio in place at the end of each reporting period and, for these reasons, the portion expensed is added back when computing AFFO.  Similarly, in 2016 the Company excluded the offering expenses incurred on behalf of its selling stockholder, STORE Holding, when it exited all of its holdings in STORE Capital common stock, as those costs are not related to the Company’s ongoing operations.  As a result, the Company believes AFFO to be a more meaningful measurement of ongoing performance that allows for greater performance comparability.  Therefore, the Company discloses both FFO and AFFO and reconciles them to the most appropriate GAAP performance metric, which is net income.  STORE Capital’s FFO and AFFO may not be comparable to similarly titled measures employed by other companies.

Media and Investor Contacts:

Financial Profiles, Inc.

Moira Conlon, 310-622-8220

Paige Hart, 310-622-8244

STORECapital@finprofiles.com

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STORE Capital Corporation
Condensed Consolidated Statements of Income
(In thousands, except share and per share data)

	Three months endedJune 30,				Six months endedJune 30,
	2016		2015		2016		2015
	(unaudited)				(unaudited)
Revenues:
Rental revenues	$	87,140	$	65,662	$	167,907	$	124,500
Interest income on loans and direct financing receivables	4,663		3,217		9,078		5,815
Other income	167		21		219		44
Total revenues	91,970		68,900		177,204		130,359
Expenses:
Interest	25,871		20,637		49,306		37,866
Transaction costs	101		607		335		866
Property costs	1,226		356		1,712		651
General and administrative	8,545		7,210		17,136		13,845
Selling stockholder costs	—		—		800		—
Depreciation and amortization	29,035		21,568		55,514		40,460
Provision for impairment of real estate	—		—		—		1,000
Total expenses	64,778		50,378		124,803		94,688
Income from operations before income taxes	27,192		18,522		52,401		35,671
Income tax expense	90		83		159		166
Income before gain on dispositions of real estate	27,102		18,439		52,242		35,505
Gain on dispositions of real estate	3,147		1,195		2,800		1,195
Net income	$	30,249	$	19,634	$	55,042	$	36,700
Net income per share of common stock - basic and diluted:	$	0.21	$	0.17	$	0.38	$	0.31
Weighted average common shares outstanding:   Basic	145,903,881		117,507,861		143,129,012		116,078,522
Diluted	146,116,422		117,507,861		143,348,134		116,078,522
Dividends declared per common share	$	0.27	$	0.25	$	0.54	$	0.50

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STORE Capital Corporation
Condensed Consolidated Balance Sheets
(In thousands, except share and per share data)

	June 30, 2016			December 31, 2015
	(unaudited)			(audited)
Assets
Investments:
Real estate investments:
Land and improvements	$	1,382,852		$	1,187,482
Buildings and improvements	2,893,910			2,490,394
Intangible lease assets	90,530			88,724
Total real estate investments	4,367,292			3,766,600
Less accumulated depreciation and amortization	(238,846		)	(184,182		)
	4,128,446			3,582,418
Loans and direct financing receivables	235,936			213,342
Net investments	4,364,382			3,795,760
Cash and cash equivalents	118,521			67,115
Other assets	62,187			48,513
Total assets	$	4,545,090		$	3,911,388
Liabilities and stockholders’ equity
Liabilities:
Credit facility	$	—		$	—
Unsecured notes and term loan payable, net	469,853			172,442
Non-recourse debt obligations of consolidated special purpose entities, net	1,650,532			1,597,505
Dividends payable	41,379			38,032
Accounts payable and accrued expenses	32,703			36,196
Other liabilities	10,896			7,420
Total liabilities	2,205,363			1,851,595
Stockholders’ equity:
Common stock, $0.01 par value per share, 375,000,000 shares authorized, 153,254,710 and 140,858,765 shares issued and outstanding, respectively	1,533			1,409
Capital in excess of par value	2,469,038			2,162,130
Distributions in excess of retained earnings	(128,496		)	(103,453		)
Accumulated other comprehensive loss	(2,348		)	(293		)
Total stockholders’ equity	2,339,727			2,059,793
Total liabilities and stockholders’ equity	$	4,545,090		$	3,911,388

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STORE Capital Corporation
Reconciliations of Non-GAAP Financial Measures

(In thousands, except per share data)

Funds from Operations and Adjusted Funds from Operations

	Three months endedJune 30,						Six months endedJune 30,
	2016			2015			2016			2015
	(unaudited)						(unaudited)
Net income	$	30,249		$	19,634		$	55,042		$	36,700
Depreciation and amortization of real estate assets	28,908			21,483			55,280			40,293
Provision for impairment of real estate	—			—			—			1,000
Gain on dispositions of real estate	(3,147		)	(1,195		)	(2,800		)	(1,195		)
Funds from Operations	56,010			39,922			107,522			76,798
Adjustments:
Straight-line rental revenue, net	(1,115		)	(991		)	(1,585		)	(1,099		)
Transaction costs	101			607			335			866
Non-cash equity-based compensation	1,762			1,263			3,423			2,160
Non-cash interest expense	1,791			1,654			3,487			3,051
Amortization of lease-related intangibles and costs	489			335			903			555
Selling stockholder costs	—			—			800			—
Adjusted Funds from Operations	$	59,038		$	42,790		$	114,885		$	82,331
Dividends declared to common stockholders	$	41,379		$	31,715		$	79,416		$	60,537
Net income per share of common stock:
Basic and Diluted (1)	$	0.21		$	0.17		$	0.38		$	0.31
FFO per share of common stock:
Basic and Diluted (1)	$	0.38		$	0.34		$	0.75		$	0.66
AFFO per share of common stock:
Basic and Diluted (1)	$	0.40		$	0.36		$	0.80		$	0.71

(1)Under the two-class method, earnings attributable to unvested restricted stock are deducted from earnings in the computation of per share amounts where applicable.

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STORE Capital Corporation

Investment Portfolio

June 30, 2016

Real Estate Portfolio Information

As of June 30, 2016, STORE Capital’s total investment in real estate and loans approximated $4.6 billion, representing investments in 1,508 property locations, substantially all of which are profit centers for its customers.  The Company’s real estate portfolio is highly diversified.  The following tables summarize the diversification of the real estate portfolio based on the percentage of base rent and interest, annualized based on rates in effect on June 30, 2016, for all leases, loans and direct financing receivables in place as of that date.

Diversification by Customer

STORE Capital has a diverse customer base. At June 30, 2016, the Company’s 1,508 property locations were operated by over 330 customers. No single customer represented more than 2.4% of annualized base rent and interest and the top ten customers totaled 16.6% of annualized base rent and interest. The following table identifies STORE Capital’s ten largest customers as of June 30, 2016:

Customer	% of Annualized Base Rent and Interest		Number of Properties
Gander Mountain Company	2.4	%	13
Cadence Education, Inc.	2.2		28
Mills Fleet Farm Group, LLC	2.1		5
American Multi-Cinema, Inc. (Starplex/Showplex/AMC)	1.8		10
RMH Franchise Holdings, Inc. (Applebee’s)	1.7		33
O’Charley’s LLC	1.5		30
At Home Stores LLC	1.3		5
FreedomRoads, LLC (Camping World)	1.2		8
Sailormen, Inc. (Popeyes Louisiana Kitchen)	1.2		41
Rainbow Early Education Holding, LLC	1.2		36
All other (321 customers)	83.4		1,299
Total	100.0	%	1,508

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STORE Capital Corporation

Investment Portfolio

June 30, 2016

Diversification by Concept

STORE Capital’s customers operate their businesses under a wide range of brand names or business concepts. Of the more than 360 concepts represented in the Company’s investment portfolio as of June 30, 2016, the largest single concept represented approximately 2.9% of annualized base rent and interest and the top ten concepts totaled 18% of annualized base rent and interest. The following table identifies the top ten customer business concepts as of June 30, 2016:

Customer Business Concept	% of Annualized Base Rent and Interest		Number of Properties
Ashley Furniture HomeStore	2.9	%	20
Gander Mountain	2.4		13
Applebee’s	2.1		42
Mills Fleet Farm	2.1		5
Popeyes Louisiana Kitchen	1.7		64
Starplex Cinemas	1.6		8
O’Charley’s	1.5		30
At Home	1.3		5
Camping World	1.2		8
Captain D’s	1.2		67
All other (351 concepts)	82.0		1,246
	100.0	%	1,508

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STORE Capital Corporation

Investment Portfolio

June 30, 2016

Diversification by Industry

The business concepts of STORE Capital’s customers are diversified across 95 industries within the service, retail and industrial sectors of the U.S. economy.  The following table summarizes those industries as of June 30, 2016:

Customer Industry	% of Annualized Base Rent and Interest		Number of Properties	Building Square Footage (in thousands)
Service:
Restaurants — full service	14.5	%	315	2,188
Restaurants — limited service	9.0		389	1,030
Early childhood education centers	7.6		159	1,724
Movie theaters	7.2		37	1,467
Health clubs	6.2		53	1,636
Automotive repair and maintenance facilities	2.2		59	230
Colleges and professional schools	2.1		6	488
All other service (40 industries)	20.8		232	7,106
Total service	69.6		1,250	15,869
Retail:
Furniture stores	4.0		28	1,665
Lawn and garden equipment and supply stores	3.3		20	1,799
Sporting goods and hobby stores	2.8		16	1,050
All other retail (11 industries)	6.8		72	3,268
Total retail	16.9		136	7,782
Industrial:
Total industrial (34 industries)	13.5		122	12,455
Total	100.0	%	1,508	36,106

13

STORE Capital Corporation

Investment Portfolio

June 30, 2016

Diversification by Geography

STORE Capital’s portfolio is also highly diversified by geography, as the Company’s property locations can be found in 48 of the 50 states (excluding Delaware and Rhode Island). The following table details the top ten geographical locations of the properties as of June 30, 2016:

State	% of Annualized Base Rent and Interest		Number of Properties
Texas	12.6	%	156
Illinois	8.2		119
Georgia	6.2		108
Tennessee	5.1		82
Ohio	5.1		88
Florida	4.8		73
California	4.4		23
Arizona	3.7		47
Pennsylvania	3.6		34
Colorado	3.4		25
All other (38 states) (1)	42.9		753
	100.0	%	1,508

(1)Includes one property in Ontario, Canada which represents 0.1% of annualized base rent and interest.

14

STORE Capital Corporation

Investment Portfolio

June 30, 2016

Contracts and Expirations

The Company focuses on long-term, triple-net leases with built-in lease escalators and uses master leases, where appropriate. As of June 30, 2016, 97% of the Company’s investment portfolio was subject to a triple-net lease. Where the Company owns multiple properties leased to a single customer, 80% of this portion of the investment portfolio was subject to a master lease. Leases and loans representing less than 11% of the annualized base rent and interest will expire in the next ten years (before 2026). The following table sets forth the schedule of lease, loan and direct financing receivable expirations as of June 30, 2016:

Year of Lease Expiration or Loan Maturity (1)	% of Annualized Base Rent and Interest		Number of Properties (2)
Remainder of 2016	—	%	—
2017	0.4		10
2018	0.3		2
2019	0.7		8
2020	0.6		5
2021	1.1		8
2022	0.4		5
2023	2.2		36
2024	2.0		23
2025	2.5		22
Thereafter	89.8		1,386
Total	100.0	%	1,505

(1)Expiration year of contracts in place as of June 30, 2016 and excludes any tenant renewal option periods.

(2)Excludes three properties which were vacant and not subject to a lease as of June 30, 2016.

15

EX-99.2

Exhibit 99.2

2Q16 Supplemental Information NYSE: STOR August 4, 2016 ir.storecapital.com SINGLE TENANT OPERATIONAL REAL ESTATE

Table of Contents This Supplemental Information should be read together with the Company’s second quarter 2016 earnings press release (included as Exhibit 99.1 of the Company’s current report on Form 8-K, filed on August 4, 2016) as certain disclosures, definitions and reconciliations in such announcement have not been included in this Supplemental Information. STORE is Single Tenant Operational Real Estate 2 STORE is a Growth REIT addressing a Large Market 3 Financial Condensed Consolidated Statements of Income 4 Funds from Operations and Adjusted Funds from Operations 5 Condensed Consolidated Balance Sheets 6 Adjusted Debt to Adjusted EBITDA 7 Debt Summary and Maturities 8 Portfolio Portfolio – At a Glance 9 Portfolio Contract Quality 10 Diversification Across Customers 11 Diversification Across Geographies and Concepts 12 Contract Expirations and Occupancy 13 Rent Escalations 14 2016 Guidance 15 Definitions and Footnotes 16 Supplemental Reporting Measures and Forward-Looking Statements 17

STORE is Single Tenant Operational Real Estate About STORE Capital STORE Capital Corporation is an internally managed net-lease real estate investment trust, or REIT, that is the leader in the acquisition, investment and management of Single Tenant Operational Real Estate, or STORE Properties, which is our target market and the inspiration for our name. STORE continues the investment activities of our senior leadership team, which has been investing in single-tenant operational, or profit-center, real estate for over three decades. We are the largest and fastest growing net-lease REIT and own a large, well-diversified portfolio that consists of investments in 1,508 property locations or $4.6 billion in gross investment dollars at June 30, 2016. Our customers operate across a wide variety of industries within the service, retail and industrial sectors of the U.S. economy, with restaurants, early childhood education centers, movie theaters, health clubs and furniture stores representing the top industries in our portfolio. We estimate the market for STORE Properties to be among the nation’s largest real estate sectors, exceeding $2.5 trillion in market value and including more than 1.6 million properties. For more information about STORE Capital, please visit our website at www.storecapital.com. Common Stock Our common stock is traded on the New York Stock Exchange under the symbol “STOR” Closing price on June 30, 2016: $29.45 Corporate Headquarters 8501 East Princess Drive, Suite 190 Scottsdale, Arizona 85255 480.256.1100 STORE Senior Leadership Team Christopher H. Volk, President and Chief Executive Officer Catherine Long, Chief Financial Officer Mary Fedewa, Executive Vice President – Acquisitions Christopher K. Burbach, Executive Vice President – Underwriting Michael J. Zieg, Executive Vice President – Portfolio Management Michael T. Bennett, Executive Vice President and General Counsel What We Do We were formed to fill the needs of thousands of middle market and larger companies for efficient long-term capital for their profit-center real estate. In addressing this large market, we have maintained a significant investment pipeline of targeted investment opportunities since the day we opened our doors. These opportunities allow us to be selective, choosing strong tenants and investments that offer attractive risk-adjusted returns.

STORE is a Growth REIT addressing a Large Market The market for STORE Properties exceeds $2.5 trillion in market value and includes more than 1.6 million properties. Despite the market's size, the financing marketplace for STORE Properties is highly fragmented, with few participants addressing the long-term capital needs of middle market and larger nonrated companies. TOTAL TARGET MARKET SIZE ($2.5 TRILLION) KEY GROWTH DRIVERS We Create Demand We create stockholder value through more than real estate aggregation. We originate approximately 75% of our real estate investments through direct tenant relationships which offer both our tenants and investors superior value and 90% of our contracts were created by us or contain our preferred contract terms. We are Scalable in our Operations As we grow, we expect the cost to manage our portfolio to decline as a percentage of investment value. We built STORE with highly efficient systems to enable this operating leverage. We Have an Efficient Capital Structure Our A+ rated long-term debt conduit, STORE Master Funding, is complemented by our access to senior unsecured term notes with our investment-grade rating. These long-term debt strategies, along with our short-term unsecured borrowing capacity and over $2 billion in unencumbered assets provide us with access to long-term, low-cost capital. MARKET OVERVIEW Retail 37% Service 47% Industrial 16%

Condensed Consolidated Statements of Income Three Months Ended June 30, Six Months Ended June 30, $ thousands, except share and per share data 2016 2015 2016 2015 Revenues: (unaudited) (unaudited) Rental revenues $ 87,140 $ 65,662 $ 167,907 $ 124,500 Interest income on loans and direct financing receivables 4,663 3,217 9,078 5,815 Other income 167 21 219 44 Total revenues 91,970 68,900 177,204 130,359 Expenses: Interest 25,871 20,637 49,306 37,866 Transaction costs 101 607 335 866 Property costs 1,226 356 1,712 651 General and administrative 8,545 7,210 17,136 13,845 Selling stockholder costs - - 800 - Depreciation and amortization 29,035 21,568 55,514 40,460 Provision for impairment of real estate - - - 1,000 Total expenses 64,778 50,378 124,803 94,688 Income from operations before income taxes 27,192 18,522 52,401 35,671 Income tax expense 90 83 159 166 Income before gain on dispositions of real estate 27,102 18,439 52,242 35,505 Gain on dispositions of real estate 3,147 1,195 2,800 1,195 Net income $ 30,249 $ 19,634 $ 55,042 $ 36,700 Net income per share of common stock – basic and diluted $ 0.21 $ 0.17 $ 0.38 $ 0.31 Dividends declared per common share $ 0.27 $ 0.25 $ 0.54 $ 0.50 Weighted average common shares outstanding - basic 145,903,881 117,507,861 143,129,012 116,078,522 Weighted average common shares outstanding - diluted 146,116,422 117,507,861 143,348,134 116,078,522

Funds from Operations and Adjusted Funds from Operations 1 Under the two-class method, earnings attributable to unvested restricted stock are deducted from earnings in the computation of per share amounts where applicable. Three Months Ended June 30, Six Months Ended June 30, $ thousands, except per share data 2016 2015 2016 2015 Net income (unaudited) (unaudited) $ 30,249 $ 19,634 $ 55,042 $ 36,700 Depreciation and amortization of real estate assets 28,908 21,483 55,280 40,293 Provision for impairment of real estate - - - 1,000 Gain on dispositions of real estate (3,147 ) (1,195 ) (2,800 ) (1,195 ) Funds From Operations $ 56,010 $ 39,922 $ 107,522 $ 76,798 Adjustments: Straight-line rental revenue, net (1,115 ) (991 ) (1,585 ) (1,099 ) Transaction costs 101 607 335 866 Non-cash equity-based compensation 1,762 1,263 3,423 2,160 Non-cash interest expense 1,791 1,654 3,487 3,051 Amortization of lease-related intangibles and costs 489 335 903 555 Selling stockholder costs - - 800 - Adjusted Funds From Operations $ 59,038 $ 42,790 $ 114,885 $ 82,331 Net income per share of common stock – basic and diluted1 $ 0.21 $ 0.17 $ 0.38 $ 0.31 FFO per share of common stock – basic and diluted1 $ 0.38 $ 0.34 $ 0.75 $ 0.66 AFFO per share of common stock – basic and diluted1 $ 0.40 $ 0.36 $ 0.80 $ 0.71

Condensed Consolidated Balance Sheets $ thousands, except share and per share data June 30, 2016 December 31, 2015 (unaudited) (audited) Assets Investments: Real estate investments: Land and improvements $ 1,382,852 $ 1,187,482 Buildings and improvements 2,893,910 2,490,394 Intangible lease assets 90,530 88,724 Total real estate investments 4,367,292 3,766,600 Less accumulated depreciation and amortization (238,846 ) (184,182 ) 4,128,446 3,582,418 Loans and direct financing receivables 235,936 213,342 Net investments 4,364,382 3,795,760 Cash and cash equivalents 118,521 67,115 Other assets 62,187 48,513 Total assets $ 4,545,090 $ 3,911,388 Liabilities and stockholders’ equity Liabilities: Credit facility $ - $ - Unsecured notes and term loan payable, net 469,853 172,442 Non-recourse debt obligations of consolidated special purpose entities, net 1,650,532 1,597,505 Dividends payable 41,379 38,032 Accounts payable and accrued expenses 32,703 36,196 Other liabilities 10,896 7,420 Total liabilities 2,205,363 1,851,595 Stockholders’ equity: Common stock, $0.01 par value per share, 375,000,000 shares authorized, 153,254,710 and 140,858,765 shares issued and outstanding, respectively 1,533 1,409 Capital in excess of par value 2,469,038 2,162,130 Distributions in excess of retained earnings (128,496 ) (103,453 ) Accumulated other comprehensive loss (2,348 ) (293 ) Total stockholders’ equity 2,339,727 2,059,793 Total liabilities and stockholders’ equity $ 4,545,090 $ 3,911,388

Adjusted Debt to Adjusted EBITDA1 $ thousands, except ratios Three Months Ended June 30, 2016 (unaudited) Credit facility $ - Unsecured notes and term loan payable, net 469,853 Non-recourse debt obligations of consolidated special purpose entities, net 1,650,532 2,120,385 Add/(deduct): Unamortized net debt discount 125 Unamortized deferred financing costs 36,116 Cash and cash equivalents (118,521 ) Restricted cash deposits held for the benefit of lenders (25,545 ) Total adjustments (107,825 ) Adjusted Debt $ 2,012,560 Net income $ 30,249 Add/(deduct): Interest 25,871 Depreciation and amortization 29,035 Income tax expense 90 Total adjustments 54,996 EBITDA 85,245 Add/(deduct): Transaction costs 101 Gain on dispositions of real estate (3,147) Total adjustments (3,046) Adjusted EBITDA $ 82,199 Estimated additional Adjusted EBITDA for the quarter had all leases and loans in place as of June 30, 2016 been in place as of April 1, 2016 3,678 Adjusted EBITDA – Current Estimated Run Rate $ 85,877 Annualized Adjusted EBITDA $ 328,796 Annualized Adjusted EBITDA – Current Estimated Run Rate $ 343,508 Adjusted Debt / Annualized Adjusted EBITDA 6.1 Adjusted Debt / Annualized Adjusted EBITDA – Current Estimated Run Rate 5.9 1 See page 18 for definitions of terms used in the presentation above.

Debt Summary and Maturities Debt maturities Debt summary We seek to employ leverage judiciously, using diverse sources of fixed-rate, long-term financing. Our largest borrowing source to date has been our private conduit program, STORE Master Funding, through which we have issued multiple series of A+ rated notes. The flexibility of STORE Master Funding enables us to better offer our customers tailored lease solutions, which we call Master Funding Solutions. Our capital efficiency is further enhanced by our access to the senior unsecured term debt market, STORE having received a BBB- rating from Fitch Ratings. With our inaugural unsecured note offering in November 2015, we are amongst the very few equity REITs that issue investment-grade unsecured debt in addition to having our own highly-rated, non-recourse secured debt conduit. PROVEN BORROWING STRATEGIES $ millions Weighted Average Interest Rate Expiration/ Maturity Date Outstanding Borrowings Gross Investment Amount of Collateral $500MM unsecured credit facility LIBOR + spread Sept. 2019 $ - $ - Total short-term debt - - Unsecured notes and term loan payable 4.45% 2021 to 2026 475 - STORE Master Funding net-lease mortgage notes payable 4.65% 2019 to 2025 1,426 2,100 Other mortgage notes payable 4.95% 2016 to 2038 256 424 Total long-term debt 4.64% 2,157 2,524 Unencumbered real estate assets 2,079 Totals $ 2,157 $ 4,603

Portfolio – At a Glance OUR PORTFOLIO as of June 30, 2016 Investment Property Locations 1,508 Customers 331 Industries in which our Customers Operate 95 States 48 Proportion of Portfolio from Direct Origination ~75% % of Investment Portfolio subject to STORE preferred contract terms * 90% Weighted Average Annual Lease Escalation1 1.7% Weighted Average Remaining Lease Contract Term ~14 Years Occupancy2 99.8% # of Properties not currently operating but subject to a Lease3 7 # of Investment Locations subject to a Ground Lease 15 % of Investment Portfolio subject to NNN Leases * 97% % of Investment Portfolio subject to Master Leases * 4 80% Average Investment Amount / Replacement Cost (new)5 82% % of Investment Locations with Unit-Level Financial Reporting Requirements 97% Median Unit Fixed Charge Coverage Ratio (FCCR)/4-Wall Coverage Ratio6 2.15x/2.63x Proportion of Investment Contracts Rated Investment Grade7 ~75% *Based on annualized base rent and interest. Note: See page 16 for the definitions and numerical footnotes referenced above.

Portfolio Contract Quality Expected default frequency & STORE score equivalent Ratings Data as of June 30, 2016. We measure the credit quality of our portfolio on a contract-by-contract basis using the STORE Score, which is a risk measure reflective of both the credit risk of our tenants and the profitability of the operations at our properties. The STORE Score is a quantitative measurement of contract risk computed by multiplying tenant default probabilities (using Moody’s RiskCalc) and estimated store closure probabilities (using a simple algorithm we developed that has closure probabilities ranging from 100% to 10%, depending on unit-level profitability). Qualitative features can also impact investment risk, such as low property investment amounts, favorable tenant debt capital stacks, the presence of third party guarantors, or other factors. Such qualitative factors may serve to further mitigate investment risk. We have maintained lease contract quality, averaging approximately 75% investment-grade.

Diversification Across Customers Focus on industries with sustained relevance 1 Excludes customers, representing approximately 3.4% of annualized base rent and interest, that do not report corporate revenues. 2 Shown as of June 30, 2016, by % of annualized base rent and interest (annualized based on rates in effect on June 30, 2016, for all leases, loans and direct financing receivables in place as of that date). Diverse customer base of established, middle-market companies SECTOR BREAKDOWN Customer Industry % Base Rent and Interest 2 Number of Properties Building Square Footage (thousands) Restaurants – full service 14.5% 315 2,188 Restaurants – limited service 9.0% 389 1,030 Early childhood education centers 7.6% 159 1,724 Movie theaters 7.2% 37 1,467 Health clubs 6.2% 53 1,636 Automotive repair and maintenance facilities 2.2% 59 230 Colleges and professional schools 2.1% 6 488 All other service (40 industries) 20.8% 232 7,106 Total service 69.6% 1,250 15,869 Furniture stores 4.0% 28 1,665 Lawn and garden equipment and supply stores 3.3% 20 1,799 Sporting goods and hobby stores 2.8% 16 1,050 All other retail (11 industries) 6.8% 72 3,268 Total retail 16.9% 136 7,782 Total industrial (34 industries) 13.5% 122 12,455 Total 100.0% 1,508 36,106 TOP TENANT ROSTER Customer % Base Rent and Interest 2 Number of Properties Gander Mountain Company 2.4% 13 Cadence Education, Inc. 2.2% 28 Mills Fleet Farm Group, LLC 2.1% 5 American Multi-Cinema, Inc. 1.8% 10 RMH Franchise Holdings, Inc. (Applebee's) 1.7% 33 O'Charley's LLC 1.5% 30 At Home Stores LLC 1.3% 5 FreedomRoads, LLC (Camping World) 1.2% 8 Sailormen, Inc. (Popeyes Louisiana Kitchen) 1.2% 41 Rainbow Early Education Holding, LLC 1.2% 36 Top Ten Customers 16.6% 209 All other (321 customers) 83.4% 1,299 Total 100.0% 1,508

State % Base Rent and Interest¹ Number of Properties Texas 12.6 % 156 Illinois 8.2 % 119 Georgia 6.2 % 108 Tennessee 5.1 % 82 Ohio 5.1 % 88 Florida 4.8 % 73 California 4.4 % 23 Arizona 3.7 % 47 Pennsylvania 3.6 % 34 Colorado 3.4 % 25 Top Ten States 57.1% 755 All other (38 states)2 42.9 % 753 Total 100.0 % 1,508 Diversification Across Geographies and Concepts 1 Shown as of June 30, 2016 by % of annualized base rent and interest (annualized based on rates in effect on June 30, 2016, for all leases, loans and direct financing receivables in place as of that date). 2 Includes one property in Ontario, Canada which represents 0.1% of annualized base rent and interest. TOP ten states Customer Business Concept % Base Rent and Interest¹ Number of Properties Ashley Furniture HomeStore 2.9 % 20 Gander Mountain 2.4 % 13 Applebee’s 2.1 % 42 Mills Fleet Farm 2.1 % 5 Popeyes Louisiana Kitchen 1.7 % 64 Starplex Cinemas 1.6 % 8 O’Charley’s 1.5 % 30 At Home 1.3 % 5 Camping World 1.2 % 8 Captain D’s 1.2 % 67 Top Ten Concepts 18.0% 262 All other (351 concepts) 82.0 % 1,246 Total 100.0 % 1,508 Top 10 concepts

Year of Lease Expiration or Loan Maturity % Base Rent and Interest¹ Number of Properties Remainder of 2016 - % - 2017 0.4 % 10 2018 0.3 % 2 2019 0.7 % 8 2020 0.6 % 5 2021 1.1 % 8 2022 0.4 % 5 2023 2.2 % 36 2024 2.0 % 23 2025 2.5 % 22 Thereafter 89.8 % 1,386 Total 100.0 % 1,505 Contract Expirations and Occupancy 1 Shown as of June 30, 2016, by % of annualized base rent and interest (annualized based on rates in effect on June 30, 2016, for all leases, loans and direct financing receivables in place as of that date). CONTRACT EXPIRATIONS Leases and loans representing less than 11% of the annualized base rent and interest will expire within the next ten years (before 2026); as of June 30, 2016, three of the Company’s properties were vacant and not subject to a contract. OCCUPANCY 89.8% 10.2% Thereafter Expirations prior to 2026

Rent Escalations Lease Escalation Frequency % Base Rent and Interest¹ Weighted Average Annual Escalation Rate1,2 Annually 65 % 1.8 % Every 5 years 29 % 1.7 % Other escalation frequencies 4 % 0.5 % Flat 2 % NA Total / Weighted Average 100 % 1.7 % At June 30, 2016, approximately 65% of our leases provided for annual escalations. We believe such frequent escalations are unusual in the net lease real estate auction marketplace, where escalations are not uncommon, but are usually less frequent. The majority of the remainder of our leases generally provided for payment escalation every five years. FREQUENT RENT ESCALATIONS PROVIDE A MEASURE OF INFLATION PROTECTION AND A STRONG POTENTIAL SOURCE OF INTERNAL GROWTH 1 Shown as of June 30, 2016, by % of annualized base rent and interest (annualized based on rates in effect on June 30, 2016, for all leases, loans and direct financing receivables in place as of that date). Excludes contracts representing less than 0.3% of annualized base rent and interest where there are no further escalations remaining in the current lease term and there are no extension options. 2 Represents the weighted average annual escalation rate of the entire portfolio as if all escalations occurred annually. For escalations based on a formula including CPI, assumes the stated fixed percentage in the contract or assumes 1.5% if no fixed percentage is in the contract. For contracts with no escalations remaining in the current lease term, assumes the escalation in the extension term.

2016 Guidance 2016 Guidance Net income per share (excluding gains or losses on sales of property) $0.73 to $0.74 Depreciation and amortization of real estate assets per share $0.78 to $0.79 FFO per share $1.51 to $1.53 Non-cash items and real estate transaction costs $0.10 AFFO per share1 $1.61 to $1.63 G&A expenses $32 million to $34 million Estimated run-rate funded debt / annualized adjusted EBITDA ~6x Acquisition volume $1.06 billion to $1.08 billion Disposition volume $60 million to $80 million Net volume ~$1.0 billion Weighted average cap rate on new acquisitions 7.75% 1 AFFO per share is sensitive to the timing and amount of real estate acquisitions and capital markets activities during the year, as well as to the spread achieved between the lease rates on new acquisitions and the interest rates on borrowings used to finance those acquisitions.

Definitions and Footnotes 1 Weighted average annual lease escalation represents the weighted average annual escalation rate of the entire portfolio as if all escalations occurred annually. For escalations based on a formula including CPI, assumes the stated fixed percentage in the contract or assumes 1.5% if no fixed percentage is in the contract. For contracts with no escalations remaining in the current lease term, assumes the escalation in the extension term. Calculation excludes contracts representing less than 0.3% of annualized base rent and interest where there are no further escalations remaining in the current lease term and there are no extension options. 2 We define occupancy as a property being subject to a lease or loan contract. 3 The number of properties not currently operating but subject to a lease represents the number of our investment locations that have been closed by the tenant but remain subject to a lease. 4 The percentage of investment portfolio subject to master leases represents the percentage of the investment portfolio in multiple properties with a single customer subject to master leases. Based on annualized base rent and interest, 82% of the investment portfolio involves multiple properties with a single customer, whether or not subject to a master lease. 5 The average investment amount/replacement cost (new) represents the ratio of purchase price to replacement cost (new) at acquisition. 6 STORE Capital calculates unit fixed charge coverage ratio generally as the ratio of (i) the unit’s EBITDAR, less a standardized corporate overhead expense based on estimated industry standards, to (ii) the unit’s total fixed charges, which are its lease expense, interest expense and scheduled principal payments on indebtedness. The 4-Wall coverage ratio refers to a unit’s FCCR before taking into account standardized corporate overhead expense. 7 The proportion of investment contracts rated investment grade represents the percentage of our contracts that have a STORE Score that is investment grade. We measure the credit quality of our portfolio on a contract-by-contract basis using the STORE Score, which is a risk measure reflective of both the credit risk of our tenants and the profitability of the operations at the properties. See Page 9

Supplemental Reporting Measures and Forward-Looking Statements Funds from Operations, or FFO, and Adjusted Funds from Operations, or AFFO Our reported results are presented in accordance with U.S. generally accepted accounting principles, or GAAP. We also disclose Funds from Operations, or FFO, and Adjusted Funds from Operations, or AFFO, both of which are non-GAAP measures. We believe these two non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO do not represent cash generated from operating activities and 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 to cash flows from operations as reported on a statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income, excluding gains (or losses) from extraordinary items and sales of depreciable property, real estate impairment losses and depreciation and amortization expense from real estate assets, including the pro rata share of such adjustments of unconsolidated subsidiaries. To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as straight-line rents, amortization of deferred financing costs and stock-based compensation. In addition, in deriving AFFO, we exclude transaction costs associated with acquiring real estate subject to existing leases and certain other expenses not related to our ongoing operations. FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers primarily because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. Management believes that AFFO provides more useful information to investors and analysts because it modifies FFO to exclude additional non-cash revenues and expenses such as straight-line rents, amortization of deferred financing costs and stock-based compensation as such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. Additionally, in deriving AFFO, we exclude transaction costs associated with acquiring real estate subject to existing leases. We view transaction costs to be a part of our investment in the real estate we acquire, similar to the treatment of acquisition and closing costs on our sale-leaseback transactions, which are capitalized as a part of the investment in the asset. We believe that transaction costs are not an ongoing cost of the portfolio in place at the end of each reporting period and, for these reasons, we add back the portion expensed when computing AFFO. Similarly, in 2016 we excluded the offering expenses incurred on behalf of our selling stockholder, STORE Holding, when it exited all of its holdings of STORE Capital common stock, as those costs are not related to our ongoing operations. As a result, we believe AFFO to be a more meaningful measurement of ongoing performance that allows for greater performance comparability. Therefore, we disclose both FFO and AFFO and reconcile them to the most appropriate GAAP performance metric, which is net income. STORE Capital’s FFO and AFFO may not be comparable to similarly titled measures employed by other companies.

Supplemental Reporting Measures and Forward-Looking Statements EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA and Adjusted Debt EBITDA represents earnings before interest, taxes, depreciation and amortization. Adjusted EBITDA represents EBITDA modified to include other adjustments to GAAP net income for transaction costs, non-cash impairment charges, gains/losses on dispositions of real estate and certain other expenses not related to our ongoing operations. Annualized Adjusted EBITDA is calculated by multiplying Adjusted EBITDA for the quarter by four. Annualized Adjusted EBITDA – Current Estimated Run Rate is calculated based on an estimated Adjusted EBITDA as if all leases and loans in place as of June 30, 2016 had been in place as of April 1, 2016; then annualizing the Adjusted EBITDA for the quarter by multiplying it by four. You should not unduly rely on this metric as it is based on several assumptions and estimates that may prove to be inaccurate. Our actual reported Adjusted EBITDA for future periods may be significantly less than that implied by our reported Annualized Adjusted EBITDA – Current Estimated Run Rate for a variety of reasons. Adjusted Debt represents our outstanding debt obligations excluding unamortized deferred financing costs and net debt premium, further reduced for cash and cash equivalents and restricted cash deposits held for the benefit of lenders. We believe excluding unamortized deferred financing costs and net debt premium, cash and cash equivalents and restricted cash deposits held for the benefit of lenders provides an estimate of the net contractual amount of borrowed capital to be repaid which we believe is a beneficial disclosure to investors and analysts. Adjusted Debt to Annualized Adjusted EBITDA Adjusted Debt to Annualized Adjusted EBITDA, or leverage, is a supplemental non-GAAP financial measure we use to evaluate the level of borrowed capital being used to increase the potential return of our real estate investments. We calculate leverage by dividing Adjusted Debt by Annualized Adjusted EBITDA. Because our portfolio growth level is significant to the overall size of the Company, we believe that presenting this leverage metric on a run rate basis is more meaningful than presenting the metric for the historical quarterly period, and we refer to this metric as Adjusted Debt to Annualized Adjusted EBITDA—Current Estimated Run Rate. Leverage should be considered as a supplemental measure of the level of risk to which stockholder value may be exposed. Our computation of leverage may differ from the methodology employed by other companies and, therefore, may not be comparable to other measures. We believe that presenting supplemental reporting measures, or non-GAAP measures, such as EBITDA and Adjusted EBITDA is useful to investors and analysts because it provides important information concerning our operating performance exclusive of certain non-cash and other costs. These non-GAAP measures have limitations as they do not include all items of income and expense that affect operations. Accordingly, they should not be considered alternatives to net income as a performance measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Our presentation of EBITDA and Adjusted EBITDA may not be comparable to similarly titled measures employed by other companies. The following is a summary of the primary inputs into our presentation of these measures.

Supplemental Reporting Measures and Forward-Looking Statements Forward-Looking Statements Certain statements contained in this document that are not historical facts contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended, that are subject to the “safe harbor” created by those sections. Forward-looking statements can be identified by the use of words such as "estimate," "anticipate," "expect," "believe," "intend," "may," "will," "should," "seek," "approximate" or "plan," or the negative of these words and phrases or similar words or phrases. Forward-looking statements, by their nature, involve estimates, projections, goals, forecasts and assumptions and are subject to risks and uncertainties that could cause actual results or outcomes to differ materially from those expressed in the forward-looking statements. For more information on risk factors for our business, please refer to the periodic reports we file with the Securities and Exchange Commission from time to time. These forward-looking statements herein speak only as of the date of this document and should not be relied upon as predictions of future events. STORE Capital expressly disclaims any obligation or undertaking to update or revise any forward-looking statements contained herein, to reflect any change in STORE Capital’s expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except as required by law. Media and Investor Contacts: Financial Profiles, Inc. Moira Conlon, (310) 622-8220 Paige Hart, (310) 622-8244 STORECapital@finprofiles.com