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

July 26, 2023

Date of Report (Date of earliest event reported)

Essential Properties Realty Trust, Inc.

(Exact name of registrant as specified in its charter)

Maryland	001-38530	82-4005693
(State or other jurisdiction of incorporation)	(Commission File Number)	(IRS Employer Identification No.)
902 Carnegie Center Blvd., Suite 520
Princeton, New Jersey		08540
(Address of principal executive offices)		(Zip Code)
Registrant’s telephone number, including area code:		(609) 436-0619

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:
☐	Written communications pursuant to Rule 425 under the Securities Act 17 CFR 230.425)
☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of Each Class	Trading Symbol(s)	Name of Each Exchange on Which Registered
Common stock, $0.01 par value	EPRT	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act ☐

Item 2.02 — Results of Operations and Financial Condition.

On July 26, 2023, Essential Properties Realty Trust, Inc. (the “Company”) issued a press release announcing the Company’s financial results for the three and six months ended June 30, 2023. The press release is furnished hereto as Exhibit 99.1 and incorporated herein by reference.

Item 7.01— Regulation FD Disclosure.

On July 26, 2023, the Company issued its Supplemental Information—Second Quarter Ended June 30, 2023. The Supplemental Information is furnished hereto as Exhibit 99.2 and incorporated herein by reference.

The foregoing information is furnished pursuant to Item 2.02, “Results of Operations and Financial Condition,” and Item 7.01, “Regulation FD Disclosure.” The information in Items 2.02 and 7.01 of this Current Report on Form 8-K and the exhibits furnished therewith shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934 or otherwise subject to the liabilities of that Section, and shall not be or be deemed to be incorporated by reference in any filing under the Securities Act of 1933 or the Securities Exchange Act of 1934, 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 July 26, 2023 for the quarter ended June 30, 2023
99.2	Supplemental Information—Second Quarter Ended June 30, 2023
104	Cover Page Interactive Data File (embedded within the Inline XBRL document)

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.

Date: July 26, 2023	ESSENTIAL PROPERTIES REALTY TRUST, INC.
	By:	/s/ Mark E. Patten
		Mark E. Patten
		Executive Vice President, Chief Financial Officer, Treasurer and Secretary

EX-99.1

Exhibit 99.1

Essential Properties Announces Second Quarter 2023 Results

- Second Quarter Net Income per Share of $0.35 and AFFO per Share of $0.41 -

- Closed Investments of $277.4 million at a 7.4% Weighted Average Cash Cap Rate -

- Increases 2023 AFFO Guidance to $1.62 to $1.65 per Share -

July 26, 2023

PRINCETON, N.J.--(BUSINESS WIRE)--Essential Properties Realty Trust, Inc. (NYSE: EPRT; “Essential Properties” or the “Company”) today announced operating results for the three and six months ended June 30, 2023.

Second Quarter 2023 Financial and Operating Highlights:

Operating Results (compared to Second Quarter 2022):
•Investments (78 properties)	$ Invested	$277.4 million
	Weighted Avg Cash Cap Rate	7.4%
•Dispositions (16 properties)	Net Proceeds	$41.7 million
	Weighted Avg Cash Cap Rate	6.2%
•Net Income per Share	Increased by 30%	$0.35
•Funds from Operations ("FFO") per Share	Increased by 5%	$0.43
•Core Funds from Operations ("Core FFO") per Share	Increased by 7%	$0.44
•Adjusted Funds from Operations ("AFFO") per Share	Increased by 8%	$0.41
Equity Activity:
•Equity Raised (Gross) - ATM Program(1)	$24.48/share	$65.9 million

Year to Date 2023 Financial and Operating Highlights:

Operating Results (compared to YTD Second Quarter 2022):
•Investments (135 properties)	$ Invested	$484.5 million
	Weighted Avg Cash Cap Rate	7.5%
•Dispositions (33 properties)	Net Proceeds	$78.9 million
	Weighted Avg Cash Cap Rate	6.1%
•Net Income per share	Increased by 33%	$0.64
•FFO per share	Increased by 9%	$0.86
•Core FFO per share	Increased by 6%	$0.86
•AFFO per share	Increased by 7%	$0.81
Equity Activity:
•Equity Raised (Gross) - Follow-On Offering (February 22, 2023)	$24.60/share	$217.8 million
•Equity Raised (Gross) - ATM Program(1)	$24.39/share	$86.6 million

Highlights Subsequent to Second Quarter 2023:

•Investments (2 properties)	$ Invested	$7.5 million
•Dispositions (1 property)	$ Gross Proceeds	$4.2 million
•Proceeds from Early Loan Repayment	($ Principal and Prepayment Penalties)	$1.0 million
Equity Activity:
•Equity Raised (Gross) - ATM Program	$24.30/share	$3.9 million

1.Includes 836,050 shares sold on a forward basis for gross proceeds of $20.6 million that were physically settled in July 2023.

1

CEO Comments

Commenting on the second quarter 2023 results, the Company's President and Chief Executive Officer, Pete Mavoides, said, “We are pleased to report that our second quarter was another quarter of strong results driven by a portfolio that continues to perform at a very high level, and a differentiated investment model that continues to generate attractive risk adjusted return opportunities, supported by a well-capitalized balance sheet providing us with great flexibility to continue to execute on our strategy.”

Portfolio Highlights

The Company’s investment portfolio as of June 30, 2023 is summarized as follows:

Number of properties	1,742
Weighted average lease term (WALT)	14.0 years
Weighted average rent coverage ratio	4.1x
Number of tenants	360
Number of concepts (i.e., brands)	560
Number of industries	16
Number of states	48
Weighted average occupancy	99.9%
Total square feet of rentable space	17,194,366
Cash ABR - service-oriented or experience-based	92.5%
Cash ABR - properties subject to master lease	65.8%

Portfolio Update

Investments

The Company’s investment activity during the three and six months ended June 30, 2023 is summarized as follows:

	Quarter Ended June 30, 2023	Year to Date June 30, 2023
Investments:
Investment volume	$277.4 million	$484.5 million
Number of transactions	29	53
Property count	78	135
Weighted average cash / GAAP cap rate	7.4%/8.7%	7.5%/8.8%
Weighted average lease escalation	1.9%	2.0%
% Subject to master lease	57%	69%
% Sale-leaseback transactions	99%	99%
% Existing relationship	66%	78%
% Required financial reporting (tenant/guarantor)	100%	100%
WALT	19.3 years	19.2 years

Dispositions

The Company’s disposition activity during the three and six months ended June 30, 2023 is summarized as follows:

	Quarter Ended June 30, 2023	Year to Date June 30, 2023
Dispositions:
Net proceeds	$41.7 million	$78.9 million
Number of properties sold	16	33
Net gain / (loss)	$12.5 million	$17.5 million
Weighted average cash cap rate (excluding vacant properties and sales subject to a tenant purchase option )	6.2%	6.1%

2

Loan Repayments

Loan repayments to the Company during the three and six months ended June 30, 2023 are summarized as follows:

	Quarter Ended June 30, 2023	Year to Date June 30, 2023
Loan Repayments:
Proceeds—Principal	$7.6 million	$18.7 million
Proceeds—Prepayment penalties	$49 thousand	$0.2 million
Number of properties	8	12
Weighted average cash cap rate	7.5%	7.3%

Leverage and Balance Sheet and Liquidity

The Company's leverage, balance sheet and liquidity are summarized in the following table.

	June 30, 2023	Pro Forma June 30, 2023
Leverage:
Net debt to Annualized Adjusted EBITDAre	4.3x	4.2x
Balance Sheet and Liquidity:
Cash and cash equivalents and restricted cash	$14.1 million	$34.2 million
Unused revolving credit facility capacity	$600.0 million	$600.0 million
Forward equity sales - unsettled	$20.1 million	$—
Total available liquidity	$634.2 million	$634.2 million
ATM Program:
2022 ATM Program initial availability	$500.0 million
Aggregate gross sales under the 2022 ATM Program	$162.0 million
Availability remaining under the 2022 ATM Program	$338.0 million
Average price per share of gross sales since inception in May 2022	$23.27

Guidance

2023 Guidance

The Company is increasing its guidance for 2023 AFFO per share on a fully diluted basis to a range of $1.62 to $1.65 from its previously announced range of $1.60 to 1.64.

Note: The Company does not provide guidance for the most comparable GAAP financial measure, net income, or a reconciliation of the forward-looking non-GAAP financial measure of AFFO to net income computed in accordance with GAAP, because it is unable to reasonably predict, without unreasonable efforts, certain items that would be contained in the GAAP measure, including items that are not indicative of the Company's ongoing operations, such as, without limitation, potential impairments of real estate assets, net gain/loss on dispositions of real estate assets, changes in allowance for credit losses and stock-based compensation expense. These items are uncertain, depend on various factors, and could have a material impact on the Company's GAAP results for the guidance period.

Dividend Information

As previously announced, on June 9, 2023, Essential Properties' board of directors declared a cash dividend of $0.28 per share of common stock for the quarter ended June 30, 2023. The dividend was paid on July 14, 2023 to stockholders of record as of the close of business on June 30, 2023.

3

Conference Call Information

In conjunction with the release of Essential Properties’ operating results, the Company will host a conference call on Thursday, July 27, 2023 at 10:00 a.m. EDT to discuss the results. To access the conference, dial 877-407-9208 (International: 201-493-6784). A live webcast will also be available in listen-only mode by clicking on the webcast link in the Investor Relations section at www.essentialproperties.com.

A telephone replay of the conference call can also be accessed by calling 844-512-2921 (International: 412-317-6671) and entering the access code: 13739788. The telephone replay will be available through August 10, 2023.

A replay of the conference call webcast will be available on our website approximately two hours after the conclusion of the live broadcast. The webcast replay will be available for 90 days. No access code is required for this replay.

Supplemental Materials

The Company’s Supplemental Operating & Financial Data—Second Quarter Ended June 30, 2023 is available on Essential Properties’ website at investors.essentialproperties.com.

About Essential Properties Realty Trust, Inc.

Essential Properties Realty Trust, Inc. is an internally managed REIT that acquires, owns and manages primarily single- tenant properties that are net leased on a long-term basis to companies operating service-oriented or experience-based businesses. As of June 30, 2023, the Company’s portfolio consisted of 1,742 freestanding net lease properties with a weighted average lease term of 14.0 years and a weighted average rent coverage ratio of 4.1x. In addition, as of June 30, 2023, the Company’s portfolio was 99.9% leased to 360 tenants operating 560 different concepts in 16 industries across 48 states.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the federal securities laws. When used in this press release, the words “estimate,” “anticipate,” “expect,” “believe,” “intend,” “may,” “will,” “should,” “seek,” “approximately” or “plan,” or the negative of these words and phrases or similar words or phrases that are predictions of or indicate future events or trends and that do not relate solely to historical matters are intended to identify forward-looking statements. You can also identify forward-looking statements by discussions of strategy, plans or intentions of management. Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods that may be incorrect or imprecise and the Company may not be able to realize them. The Company does not guarantee that the transactions and events described will happen as described (or that they will happen at all). You are cautioned not to place undue reliance on forward-looking statements, which speak only as of the date of this press release. While forward-looking statements reflect the Company’s good faith beliefs, they are not guarantees of future performance. The Company undertakes no obligation to publicly release the results of any revisions to these forward-looking statements that may be made to reflect events or circumstances after the date of this press release or to reflect the occurrence of unanticipated events, except as required by law. In light of these risks and uncertainties, the forward-looking events discussed in this press release might not occur as described, or at all.

Additional information concerning factors that could cause actual results to differ materially from these forward-looking statements is contained in the company’s Securities and Exchange Commission (the "Commission”) filings, including, but not limited to, the Company’s most recent Annual Report on Form 10-K and subsequent Quarterly Reports on Form 10-Q. Copies of each filing may be obtained from the Company or the Commission. Such forward-looking statements should be regarded solely as reflections of the Company’s current operating plans and estimates. Actual operating results may differ materially from what is expressed or forecast in this press release.

The results reported in this press release are preliminary and not final. There can be no assurance that these results will not vary from the final results reported in the Company’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2023 that it will file with the Commission.

4

Non-GAAP Financial Measures and Certain Definitions

The Company’s reported results are presented in accordance with GAAP. The Company also discloses the following non-GAAP financial measures: FFO, Core FFO, AFFO, earnings before interest, taxes, depreciation and amortization (“EBITDA”), EBITDA further adjusted to exclude gains (or losses) on sales of depreciable property and real estate impairment losses (“EBITDAre”), adjusted EBITDAre, annualized adjusted EBITDAre, net debt, net operating income (“NOI”) and cash NOI (“Cash NOI”). The Company believes these non-GAAP financial measures are industry measures used by analysts and investors to compare the operating performance of REITs.

FFO, Core FFO and AFFO

The Company computes FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts ("NAREIT"). NAREIT defines FFO as GAAP net income or loss adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO is used by management, and may be useful to 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 and losses on sales (which are dependent on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions).

The Company computes Core FFO by adjusting FFO, as defined by NAREIT, to exclude certain GAAP income and expense amounts that it believes are infrequent and unusual in nature and/or not related to its core real estate operations. Exclusion of these items from similar FFO-type metrics is common within the equity REIT industry, and management believes that presentation of Core FFO provides investors with a metric to assist in their evaluation of our operating performance across multiple periods and in comparison to the operating performance of our peers, because it removes the effect of unusual items that are not expected to impact our operating performance on an ongoing basis.

Core FFO is used by management in evaluating the performance of our core business operations. Items included in calculating FFO that may be excluded in calculating Core FFO include certain transaction related gains, losses, income or expense or other non-core amounts as they occur.

To derive AFFO, the Company modifies its computation of Core FFO to include other adjustments to GAAP net income related to certain items that it believes are not indicative of the Company’s operating performance, including straight-line rental revenue, non-cash interest expense, non-cash compensation expense, other amortization expense, other non-cash charges and capitalized interest expense. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. The Company believes that AFFO is an additional useful supplemental measure for investors to consider when assessing the Company’s operating performance without the distortions created by non-cash items and certain other revenues and expenses.

FFO, Core FFO and AFFO do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they 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 cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of FFO, Core FFO and AFFO may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

EBITDA and EBITDAre

The Company computes EBITDA as earnings before interest, income taxes and depreciation and amortization. In 2017, NAREIT issued a white paper recommending that companies that report EBITDA also report EBITDAre. The Company computes EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and real estate impairment losses. The Company presents EBITDA and EBITDAre as they are measures commonly used in its industry and the Company

5

believes that these measures are useful to investors and analysts because they provide supplemental information concerning its operating performance, exclusive of certain non-cash items and other costs. The Company uses EBITDA and EBITDAre as measures of its operating performance and not as measures of liquidity.

EBITDA and EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they 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 cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, the Company’s computation of EBITDA and EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Net Debt

The Company calculates its net debt as its gross debt (defined as total debt plus net deferred financing costs on its secured borrowings) less cash and cash equivalents and restricted cash available for future investment. The Company believes excluding cash and cash equivalents and restricted cash available for future investment from gross debt, all of which could be used to repay debt, provides an estimate of the net contractual amount of borrowed capital to be repaid, which it believes is a beneficial disclosure to investors and analysts.

NOI and Cash NOI

The Company computes NOI as total revenues less property expenses. NOI excludes all other items of expense and income included in the financial statements in calculating net income or loss. Cash NOI further excludes non-cash items included in total revenues and property expenses, such as straight-line rental revenue and other amortization and non-cash charges. The Company believes NOI and Cash NOI provide useful information because they reflect only those revenue and expense items that are incurred at the property level and present such items on an unlevered basis.

NOI and Cash NOI are not measures of financial performance under GAAP. You should not consider the Company’s NOI and Cash NOI as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Additionally, the Company’s computation of NOI and Cash NOI may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Adjusted EBITDAre / Adjusted NOI / Adjusted Cash NOI

The Company further adjusts EBITDAre, NOI and Cash NOI i) based on an estimate calculated as if all investment and disposition activity that took place during the quarter had occurred on the first day of the quarter, ii) to exclude certain GAAP income and expense amounts that the Company believes are infrequent and unusual in nature and iii) to eliminate the impact of lease termination or loan prepayment fees and contingent rental revenue from its tenants which is subject to sales thresholds specified in the lease. The Company then annualizes these estimates for the current quarter by multiplying them by four, which it believes provides a meaningful estimate of the Company’s current run rate for all investments as of the end of the current quarter. You should not unduly rely on these measures, as they are based on assumptions and estimates that may prove to be inaccurate. The Company’s actual reported EBITDAre, NOI and Cash NOI for future periods may be significantly less than these estimates of current run rates.

Cash ABR

Cash ABR means annualized contractually specified cash base rent in effect as of the end of the current quarter for all of the Company’s leases (including those accounted for as direct financing leases) commenced as of that date and annualized cash interest on its mortgage loans receivable as of that date.

Cash Cap Rate

Cash Cap Rate means annualized contractually specified cash base rent for the first full month after investment or disposition divided by the purchase or sale price, as applicable, for the property.

6

GAAP Cap Rate

GAAP Cap Rate means annualized rental income computed in accordance with GAAP for the first full month after investment divided by the purchase price, as applicable, for the property.

Rent Coverage Ratio

Rent coverage ratio means the ratio of tenant-reported or, when unavailable, management’s estimate based on tenant-reported financial information, annual EBITDA and cash rent attributable to the leased property (or properties, in the case of a master lease) to the annualized base rental obligation as of a specified date.

7

Essential Properties Realty Trust, Inc.

Consolidated Statements of Operations

	Three months ended June 30,				Six months ended June 30,
(in thousands, except share and per share data)	2023		2022		2023		2022
	(unaudited)		(unaudited)		(unaudited)		(unaudited)
Revenues:
Rental revenue1,2	$	81,819	$	67,089	$	159,991	$	133,201
Interest on loans and direct financing lease receivables	4,534		3,949		8,981		7,771
Other revenue	163		408		1,232		595
Total revenues	86,516		71,446		170,204		141,567
Expenses:
General and administrative	7,585		7,026		16,169		15,089
Property expenses3	1,144		828		1,987		1,837
Depreciation and amortization	24,742		22,074		48,567		42,387
Provision for impairment of real estate	802		6,258		1,479		10,193
Change in provision for credit losses	8		107		(22)		167
Total expenses	34,281		36,293		68,180		69,673
Other operating income:
Gain on dispositions of real estate, net	12,547		10,094		17,461		11,752
Income from operations	64,782		45,247		119,485		83,646
Other (expense)/income:
Loss on debt extinguishment4	—		—		—		(2,138)
Interest expense	(12,071)		(9,190)		(24,204)		(18,350)
Interest income	448		30		1,086		48
Income before income tax expense	53,159		36,087		96,367		63,206
Income tax expense	159		275		311		576
Net income	53,000		35,812		96,056		62,630
Net income attributable to non-controlling interests	(198)		(159)		(358)		(278)
Net income attributable to stockholders	$	52,802	$	35,653	$	95,698	$	62,352
Basic weighted-average shares outstanding	150,492,454		131,271,882		147,466,087		129,068,197
Basic net income per share	$	0.35	$	0.27	$	0.65	$	0.48
Diluted weighted-average shares outstanding	151,522,350		132,019,501		148,776,458		129,983,198
Diluted net income per share	$	0.35	$	0.27	$	0.64	$	0.48

1.Includes contingent rent (based on a percentage of the tenant's gross sales at the leased property) of $144, $159, $320 and $315 for the three and six months ended June 30, 2023 and 2022, respectively.

2.Includes reimbursable income from the Company’s tenants of $750, $501, $1,341 and $1,054 for the three and six months ended June 30, 2023 and 2022, respectively.

3.Includes reimbursable expenses from the Company’s tenants of $750, $500, $1,341 and $1,054 for the three and six months ended June 30, 2023 and 2022, respectively.

4.During the six months ended June 30, 2022, includes debt extinguishment costs associated with the Company's restructuring of its credit and term loan facilities.

8

Essential Properties Realty Trust, Inc.

Consolidated Balance Sheets

(in thousands, expect share and per share amounts)	June 30, 2023		December 31, 2022
	(Unaudited)		(Audited)
ASSETS
Investments:
Real estate investments, at cost:
Land and improvements	$	1,370,069	$	1,228,687
Building and improvements	2,684,807		2,440,630
Lease incentive	17,681		18,352
Construction in progress	59,570		34,537
Intangible lease assets	87,946		88,364
Total real estate investments, at cost	4,220,073		3,810,570
Less: accumulated depreciation and amortization	(318,862)		(276,307)
Total real estate investments, net	3,901,211		3,534,263
Loans and direct financing lease receivables, net	227,405		240,035
Real estate investments held for sale, net	4,617		4,780
Net investments	4,133,233		3,779,078
Cash and cash equivalents	14,108		62,345
Restricted cash	—		9,155
Straight-line rent receivable, net	92,135		78,587
Derivative assets	47,865		47,877
Rent receivables, prepaid expenses and other assets, net	25,481		22,991
Total assets	$	4,312,822	$	4,000,033
LIABILITIES AND EQUITY
Unsecured term loans, net of deferred financing costs	$	1,026,053	$	1,025,492
Senior unsecured notes, net	395,566		395,286
Revolving credit facility	—		—
Intangible lease liabilities, net	11,399		11,551
Dividend payable	43,705		39,398
Derivative liabilities	657		2,274
Accrued liabilities and other payables	28,182		29,261
Total liabilities	1,505,562		1,503,262
Commitments and contingencies	—		—
Stockholders' equity:
Preferred stock, $0.01 par value; 150,000,000 authorized; none issued and outstanding as of June 30, 2023 and December 31, 2022	—		—
Common stock, $0.01 par value; 500,000,000 authorized; 155,172,501 and 142,379,655 issued and outstanding as of June 30, 2023 and December 31, 2022, respectively	1,552		1,424
Additional paid-in capital	2,863,857		2,563,305
Distributions in excess of cumulative earnings	(109,466)		(117,187)
Accumulated other comprehensive loss	42,785		40,719
Total stockholders' equity	2,798,728		2,488,261
Non-controlling interests	8,532		8,510
Total equity	2,807,260		2,496,771
Total liabilities and equity	$	4,312,822	$	4,000,033

9

Essential Properties Realty Trust, Inc.

Reconciliation of Non-GAAP Financial Measures

	Three months ended June 30,				Six months ended June 30,
(unaudited, in thousands except per share amounts)	2023		2022		2023		2022
Net income	$	53,000	$	35,812	$	96,056	$	62,630
Depreciation and amortization of real estate	24,717		22,048		48,515		42,335
Provision for impairment of real estate	802		6,258		1,479		10,193
Gain on dispositions of real estate, net	(12,547)		(10,094)		(17,461)		(11,752)
Funds from Operations	65,972		54,024		128,589		103,406
Non-core expense (income)1	172		—		(704)		2,138
Core Funds from Operations	66,144		54,024		127,885		105,544
Adjustments:
Straight-line rental revenue, net	(6,710)		(6,535)		(13,548)		(12,801)
Non-cash interest expense	615		689		1,434		1,350
Non-cash compensation expense	2,157		2,188		4,878		5,024
Other amortization expense	254		208		535		402
Other non-cash charges	2		104		(33)		160
Capitalized interest expense	(582)		(61)		(1,015)		(127)
Adjusted Funds from Operations	$	61,880	$	50,617	$	120,136	$	99,552
Net income per share2:
Basic	$	0.35	$	0.27	$	0.65	$	0.48
Diluted	$	0.35	$	0.27	$	0.64	$	0.48
FFO per share2:
Basic	$	0.44	$	0.41	$	0.87	$	0.80
Diluted	$	0.43	$	0.41	$	0.86	$	0.79
Core FFO per share2:
Basic	$	0.44	$	0.41	$	0.86	$	0.81
Diluted	$	0.44	$	0.41	$	0.86	$	0.81
AFFO per share2:
Basic	$	0.41	$	0.38	$	0.81	$	0.77
Diluted	$	0.41	$	0.38	$	0.81	$	0.76

1.During the three and six months ended June 30, 2023, includes $0.2 million of severance expense and non-cash compensation expense in connection with the departure of one of our junior executives; during the six months ended June 30, 2023, includes $0.9 million of insurance recovery income related to two properties; and during the six months ended June 30, 2022, includes our $2.1 million loss on debt extinguishment.

2.Calculations exclude $102, $97, $203 and $187 from the numerator for the three and six months ended June 30, 2023 and 2022, respectively, related to dividends paid on unvested restricted stock awards and restricted stock units.

10

Essential Properties Realty Trust, Inc.

Reconciliation of Non-GAAP Financial Measures

(in thousands)	Three months ended June 30, 2023
Net income	$	53,000
Depreciation and amortization	24,742
Interest expense	12,071
Interest income	(448)
Income tax expense	159
EBITDA	89,524
Provision for impairment of real estate	802
Gain on dispositions of real estate, net	(12,547)
EBITDAre	77,779
Adjustment for current quarter re-leasing, acquisition and disposition activity1	4,370
Adjustment to exclude other non-core or non-recurring activity2	833
Adjustment to exclude termination/prepayment fees and certain percentage rent3	(53)
Adjusted EBITDAre - Current Estimated Run Rate	82,929
General and administrative expense	7,230
Adjusted net operating income ("NOI")	90,159
Straight-line rental revenue, net1	(8,652)
Other amortization expense	254
Adjusted Cash NOI	$	81,761
Annualized EBITDAre	$	311,116
Annualized Adjusted EBITDAre	$	331,716
Annualized Adjusted NOI	$	360,636
Annualized Adjusted Cash NOI	$	327,044

1.Adjustment is made to reflect EBITDAre, NOI and Cash NOI as if all re-leasing activity, investments in and dispositions of real estate and loan repayments completed during the three months ended June 30, 2023 had occurred on April 1, 2023.

2.Adjustment is made to i) exclude non-core income and expense adjustments made in computing Core FFO, ii) exclude changes in our provision for credit losses, iii) exclude the write-off of receivables from prior periods and iv) eliminate the impact of seasonal fluctuation in certain non-cash compensation expense recorded in the period.

3.Adjustment excludes lease termination or loan prepayment fees and contingent rent (based on a percentage of the tenant's gross sales at the leased property) where payment is subject to exceeding a sales threshold specified in the lease, if any.

11

Essential Properties Realty Trust, Inc.

Reconciliation of Non-GAAP Financial Measures

(dollars in thousands, except share and per share amounts)	June 30, 2023			Rate	Wtd. Avg. Maturity
Unsecured debt:
April 2024 term loan1	$	200,000		2.9%	0.8 years
February 2027 term loan1	430,000			2.4%	3.6 years
January 2028 term loan1,2	400,000			4.6%	4.6 years
Senior unsecured notes due July 2031	400,000			3.1%	8.0 years
Revolving credit facility2	—			—%	2.6 years
Total unsecured debt	1,430,000			3.3%	4.7 years
Gross debt	1,430,000
Less: cash & cash equivalents	(14,108)
Less: restricted cash available for future investment	—
Net debt	1,415,892
Equity:
Preferred stock	—
Common stock and OP units (155,726,348 shares @ $23.54/share as of 6/30/23)3	3,665,798
Total equity	3,665,798
Total enterprise value ("TEV")	$	5,081,690
Pro forma adjustments to Net Debt and TEV:4
Net debt	$	1,415,892
Less: cash received — unsettled forward equity	(20,122)
Pro forma net debt	1,395,770
Total equity	3,665,798
Common stock — unsettled forward equity (836,050 shares @ $23.54/share as of 6/30/23)	19,681
Pro forma TEV	$	5,081,249
Gross Debt / Undepreciated Gross Assets	30.9		%
Net Debt / TEV	27.9		%
Net Debt / Annualized Adjusted EBITDAre	4.3x
Pro Forma Gross Debt / Undepreciated Gross Assets	30.7		%
Pro Forma Net Debt / Pro Forma TEV	27.5		%
Pro Forma Net Debt / Annualized Adjusted EBITDAre	4.2x

1.Rates presented for the Company's term loans are fixed at the stated rates after giving effect to its interest rate swaps, applicable margin of 85bps and SOFR premium of 10bps.

2.The Company's revolving credit facility provides a maximum aggregate initial original principal amount of up to $600 million and includes an accordion feature to increase, subject to certain conditions, the maximum availability of the facility by up to $600 million. Borrowings bear interest at Term SOFR plus applicable margin of 77.5bps and SOFR premium of 10bps.

3.Common stock and OP units as of June 30, 2023, based on 155,172,501 common shares outstanding (including unvested restricted share awards) and 553,847 OP units held by non-controlling interests.

4.Pro forma adjustments have been made to reflect 836,050 shares sold on a forward basis through the Company's ATM Program as if they had been physically settled on June 30, 2023.

12

Investor/Media:

Essential Properties Realty Trust, Inc.

Mark E. Patten, Chief Financial Officer

609-436-0619

investors@essentialproperties.com

Source: Essential Properties Realty Trust, Inc.

13

EX-99.2

Supplemental Information | As of June 30, 20230 Exhibit 99.2 Second Quarter 2023 Supplemental Information

Supplemental Information | As of June 30, 20231 Table of Contents Financial Summary Consolidated Statements of Operations 2 Funds from Operations and Adjusted Funds from Operations 3 Consolidated Balance Sheets 4 GAAP Reconciliations to EBITDAre, GAAP NOI and Cash NOI 5 Market Capitalization, Debt Summary and Leverage Metrics 6 Net Investment Activity Investment Summary 7 Disposition Summary 8 Portfolio Summary Portfolio Highlights 9 Tenant and Industry Diversification 10 Portfolio Health 11 Leasing Summary Leasing Expiration Schedule, Leasing Activity and Statistics 12 Same-Store Analysis 13 Lease Escalations 14 Glossary 15-17

Supplemental Information | As of June 30, 20232 l t l I f r ti | s f J , 2 1. Includes contingent rent (based on a percentage of the tenant's gross sales at the leased property) of $144, $159, $320 and $315 for the three and six months ended June 30, 2023 and 2022, respectively. 2. Includes reimbursable income from the Company’s tenants of $750, $501, $1,341 and $1,054 for the three and six months ended June 30, 2023 and 2022, respectively. 3. Includes reimbursable expenses from the Company’s tenants of $750, $500, $1,341 and $1,054 for the three and six months ended June 30, 2023 and 2022, respectively. 4. During the six months ended June 30, 2022, includes debt extinguishment costs associated with the Company's restructuring of its credit and term loan facilities. Financial Summary Consolidated Statements of Operations Three Months Ended June 30, Six Months Ended June 30, (in thousands, except share and per share data) 2023 2022 2023 2022 (unaudited) (unaudited) (unaudited) (unaudited) Revenues: Rental revenue1,2 $ 81,819 $ 67,089 $ 159,991 $ 133,201 Interest on loans and direct financing lease receivables 4,534 3,949 8,981 7,771 Other revenue, net 163 408 1,232 595 Total revenues 86,516 71,446 170,204 141,567 Expenses: General and administrative 7,585 7,026 16,169 15,089 Property expenses3 1,144 828 1,987 1,837 Depreciation and amortization 24,742 22,074 48,567 42,387 Provision for impairment of real estate 802 6,258 1,479 10,193 Change in provision for loan losses 8 107 (22) 167 Total expenses 34,281 36,293 68,180 69,673 Other operating income: Gain on dispositions of real estate, net 12,547 10,094 17,461 11,752 Income from operations 64,782 45,247 119,485 83,646 Other (expense)/income: Loss on debt extinguishment4 — — — (2,138) Interest expense (12,071) (9,190) (24,204) (18,350) Interest income 448 30 1,086 48 Income before income tax expense 53,159 36,087 96,367 63,206 Income tax expense 159 275 311 576 Net income 53,000 35,812 96,056 62,630 Net income attributable to non-controlling interests (198) (159) (358) (278) Net income attributable to stockholders $ 52,802 $ 35,653 $ 95,698 $ 62,352 Basic weighted-average shares outstanding 150,492,454 131,271,882 147,466,087 129,068,197 Basic net income per share $ 0.35 $ 0.27 $ 0.65 $ 0.48 Diluted weighted-average shares outstanding 151,522,350 132,019,501 148,776,458 129,983,198 Diluted net income per share $ 0.35 $ 0.27 $ 0.64 $ 0.48

Supplemental Information | As of June 30, 20233 l t l I f r ti | s f J , 3 1. During the three and six months ended June 30, 2023, includes $0.2 million of severance expense and non-cash compensation expense in connection with the departure of one of our junior executives; during the six months ended June 30, 2023, includes $0.9 million of insurance recovery income related to two properties; and during the six months ended June 30, 2022, includes our $2.1 million loss on debt extinguishment. 2. Calculations exclude $102, $97, $203 and $187 from the numerator for the three and six months ended June 30, 2023 and 2022, respectively, related to dividends paid on unvested restricted stock awards and restricted stock units. Financial Summary Funds from Operations (FFO) and Adjusted Funds from Operations (AFFO) Three months ended June 30, Six months ended June 30, (unaudited, in thousands except per share amounts) 2023 2022 2023 2022 Net income $ 53,000 $ 35,812 $ 96,056 $ 62,630 Depreciation and amortization of real estate 24,717 22,048 48,515 42,335 Provision for impairment of real estate 802 6,258 1,479 10,193 Gain on dispositions of real estate, net (12,547) (10,094) (17,461) (11,752) Funds from Operations 65,972 54,024 128,589 103,406 Non-core expense (income)1 172 — (704) 2,138 Core Funds from Operations 66,144 54,024 127,885 105,544 Adjustments: Straight-line rental revenue, net (6,710) (6,535) (13,548) (12,801) Non-cash interest expense 615 689 1,434 1,350 Non-cash compensation expense 2,157 2,188 4,878 5,024 Other amortization expense 254 208 535 402 Other non-cash charges 2 104 (33) 160 Capitalized interest expense (582) (61) (1,015) (127) Adjusted Funds from Operations $ 61,880 $ 50,617 $ 120,136 $ 99,552 Net income per share2: Basic $ 0.35 $ 0.27 $ 0.65 $ 0.48 Diluted $ 0.35 $ 0.27 $ 0.64 $ 0.48 FFO per share2: Basic $ 0.44 $ 0.41 $ 0.87 $ 0.80 Diluted $ 0.43 $ 0.41 $ 0.86 $ 0.79 Core FFO per share2: Basic $ 0.44 $ 0.41 $ 0.86 $ 0.81 Diluted $ 0.44 $ 0.41 $ 0.86 $ 0.81 AFFO per share2: Basic $ 0.41 $ 0.38 $ 0.81 $ 0.77 Diluted $ 0.41 $ 0.38 $ 0.81 $ 0.76

Supplemental Information | As of June 30, 20234 l t l I f r ti | s f J , 4 Financial Summary Consolidated Balance Sheets (in thousands, except share and per share amounts) June 30, 2023 December 31, 2022 ASSETS (unaudited) (audited) Investments: Real estate investments, at cost: Land and improvements $ 1,370,069 $ 1,228,687 Building and improvements 2,684,807 2,440,630 Lease incentive 17,681 18,352 Construction in progress 59,570 34,537 Intangible lease assets 87,946 88,364 Total real estate investments, at cost 4,220,073 3,810,570 Less: accumulated depreciation and amortization (318,862) (276,307) Total real estate investments, net 3,901,211 3,534,263 Loans and direct financing lease receivables, net 227,405 240,035 Real estate investments held for sale, net 4,617 4,780 Net investments 4,133,233 3,779,078 Cash and cash equivalents 14,108 62,345 Restricted cash — 9,155 Straight-line rent receivable, net 92,135 78,587 Derivative assets 47,865 47,877 Rent receivables, prepaid expenses and other assets, net 25,481 22,991 Total assets $ 4,312,822 $ 4,000,033 LIABILITIES AND EQUITY Unsecured term loans, net of deferred financing costs $ 1,026,053 $ 1,025,492 Senior unsecured notes, net 395,566 395,286 Revolving credit facility — — Intangible lease liabilities, net 11,399 11,551 Dividend payable 43,705 39,398 Derivative liabilities 657 2,274 Accrued liabilities and other payables 28,182 29,261 Total liabilities 1,505,562 1,503,262 Commitments and contingencies — — Stockholders' equity: Preferred stock, $0.01 par value; 150,000,000 authorized; none issued and outstanding as of 6/30/23 and 12/31/22 — — Common stock, $0.01 par value; 500,000,000 authorized; 155,172,501 and 142,379,655 issued and outstanding as of 6/30/23 and 12/31/22, respectively 1,552 1,424 Additional paid-in capital 2,863,857 2,563,305 Distributions in excess of cumulative earnings (109,466) (117,187) Accumulated other comprehensive loss 42,785 40,719 Total stockholders' equity 2,798,728 2,488,261 Non-controlling interests 8,532 8,510 Total equity 2,807,260 2,496,771 Total liabilities and equity $ 4,312,822 $ 4,000,033

Supplemental Information | As of June 30, 20235 l t l I f r ti | s f J , 5 Financial Summary GAAP Reconciliations to EBITDAre, GAAP NOI, Cash NOI and Estimated Run Rate Metrics 1. Adjustment made to reflect EBITDAre, NOI and Cash NOI as if all re-leasing activity, investments in and dispositions of real estate and loan repayments completed during the three months ended June 30, 2023 had occurred on April 1, 2023. 2. Adjustment is made to i) exclude non-core income and expense adjustments made in computing Core FFO, ii) exclude changes in our provision for credit losses, iii) exclude the write-off of receivables from prior periods and iv) eliminate the impact of seasonal fluctuation in certain non-cash compensation expense recorded in the period. 3. Adjustment excludes lease termination or loan prepayment fees and contingent rent (based on a percentage of the tenant's gross sales at the leased property) where payment is subject to exceeding a sales threshold specified in the lease, if any. Three Months Ended (unaudited, in thousands) June 30, 2023 Net income $ 53,000 Depreciation and amortization 24,742 Interest expense 12,071 Interest income (448) Income tax expense 159 EBITDA 89,524 Provision for impairment of real estate 802 Gain on dispositions of real estate, net (12,547) EBITDAre 77,779 Adjustment for current quarter re-leasing, acquisition and disposition activity1 4,370 Adjustment to exclude other non-core and non-recurring activity2 833 Adjustment to exclude termination/prepayment fees and certain percentage rent3 (53) Adjusted EBITDAre - Current Estimated Run Rate 82,929 General and administrative 7,230 Adjusted net operating income ("NOI") 90,159 Straight-line rental revenue, net1 (8,652) Other amortization expense 254 Adjusted Cash NOI $ 81,761 Annualized EBITDAre $ 311,116 Annualized Adjusted EBITDAre $ 331,716 Annualized Adjusted NOI $ 360,636 Annualized Adjusted Cash NOI $ 327,044

Supplemental Information | As of June 30, 20236 l t l I f r ti | s f J , 6 Financial Summary Market Capitalization, Debt Summary and Leverage Metrics 1. Rates presented for our term loans are fixed at the stated rates after giving effect to our interest rate swaps, applicable margin of 85bps and SOFR premium of 10bps. 2. Our revolving credit facility provides a maximum aggregate initial original principal amount of up to $600 million and includes an accordion feature to increase, subject to certain conditions, the maximum availability of the facility by up to $600 million. Borrowings bear interest at Term SOFR plus applicable margin of 77.5bps and SOFR premium of 10bps. 3. Common stock and OP units as of June 30, 2023, based on 155,172,501 common shares outstanding and 553,847 OP units held by non-controlling interests. 4. Pro forma adjustments have been made to reflect 836,050 shares sold on a forward basis through the Company's ATM Program as if they had been physically settled on June 30, 2023. (dollars in thousands, except share and per share amounts) June 30, 2023 Rate Wtd. Avg. Maturity Unsecured debt: April 2024 term loan1 $ 200,000 2.9% 0.8 years February 2027 term loan1 430,000 2.4% 3.6 years January 2028 term loan1 400,000 4.6% 4.6 years Senior unsecured notes due July 2031 400,000 3.1% 8.0 years Revolving credit facility2 — —% 2.6 years Total unsecured debt 1,430,000 3.3% 4.7 years Gross debt 1,430,000 Less: cash & cash equivalents (14,108) Less: restricted cash available for future investment — Net debt 1,415,892 Equity: Preferred stock — Common stock and OP units (155,726,348 shares @ $23.54/share as of 6/30/23)3 3,665,798 Total equity 3,665,798 Total enterprise value ("TEV") $ 5,081,690 Pro forma adjustments to Net Debt and TEV:4 Net debt $ 1,415,892 Less: cash received — unsettled forward equity (20,122) Pro forma net debt 1,395,770 Total equity 3,665,798 Common stock — unsettled forward equity (836,050 shares @ $23.54/share as of 6/30/23) s19,681 Pro forma TEV $ 5,081,249 Gross Debt / Undepreciated Gross Assets 30.9% Net Debt / TEV 27.9% Net Debt / Annualized Adjusted EBITDAre 4.3x Pro Forma Gross Debt / Undepreciated Gross Assets 30.7% Pro Forma Net Debt / Pro Forma TEV 27.5% Pro Forma Net Debt / Annualized Adjusted EBITDAre 4.2x

Supplemental Information | As of June 30, 20237 $230,755 $322,203 $237,795 $175,738 $195,454 $328,370 $207,147 $277,361 $0 $40,000 $80,000 $120,000 $160,000 $200,000 $240,000 $280,000 $320,000 $360,000 In ve st m en t Ac tiv ity ($ 00 0s ) Net Investment Activity Investment Summary 1. Includes investments in mortgage loans receivable. 2. Cash ABR for the first full month after the investment divided by the gross investment in the property plus transaction costs. 3. GAAP rent and interest income for the first twelve months after the investment divided by the gross investment in the property plus transaction costs. 4. As a percentage of cash ABR for the quarter. 5. Includes investments in mortgage loans receivable collateralized by more than one property. 6. Includes investments in mortgage loans receivable made in support of sale-leaseback transactions. Investments1 3Q'21 4Q'21 1Q’22 2Q’22 3Q’22 4Q’22 1Q’23 2Q’23 Number of Transactions 31 55 23 23 27 39 24 29 Property Count 85 96 105 39 40 115 57 78 Average Investment per Unit (in 000s) $2,676 $3,230 $2,187 $3,870 $3,750 $2,782 $3,401 $3,350 Cash Cap Rates2 7.0% 6.9% 7.0% 7.0% 7.1% 7.5% 7.6% 7.4% GAAP Cap Rates3 7.9% 7.8% 7.8% 8.0% 8.2% 8.8% 9.0% 8.7% Weighted Average Lease Escalation 1.6% 1.6% 1.4% 1.5% 1.6% 1.8% 2.0% 1.9% Master Lease %4,5 80% 59% 83% 86% 68% 90% 86% 57% Sale-Leaseback %4,6 84% 96% 100% 100% 89% 99% 100% 99% Existing Relationship %4 81% 89% 83% 79% 94% 95% 94% 66% % of Financial Reporting4 100% 98% 100% 100% 100% 100% 100% 100% Rent Coverage Ratio 2.8x 3.0x 3.3x 2.7x 4.4x 3.2x 3.3x 3.9x Lease Term Years 16.4 16.3 15.0 17.2 16.5 18.7 19.0 19.3

Supplemental Information | As of June 30, 20238 $10,089 $4,466 $18,443 $26,091 $35,513 $75,522 $37,161 $41,736 $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 D is po si tio n Ac tiv ity ($ 00 0s )1 Net Investment Activity Disposition Summary 1. Includes the impact of transaction costs. 2. Gains/(losses) based on our initial purchase price. 3. Cash ABR at time of sale divided by gross sale price (excluding transaction costs) for the property. 4. Property count excludes dispositions of undeveloped land parcels or dispositions where only a portion of the owned parcel is sold. 5. Excludes properties sold pursuant to an existing tenant purchase option or properties purchased by the tenant. Dispositions 3Q'21 4Q'21 1Q’22 2Q’22 3Q’22 4Q’22 1Q’23 2Q’23 Realized Gain/(Loss)1,2 29.8%5 7.5% 0.4% 38.6% 11.1% 7.2% (2.1%) (0.9%) Cash Cap Rate on Leased Assets3 6.5%5 6.0% 7.1%5 6.2% 6.2%5 6.9% 6.1%5 6.2%5 Leased Properties Sold4 11 2 6 8 12 25 17 14 Vacant Properties Sold4 — — — — — 1 — 2 Rent Coverage Ratio 1.2x 0.0x 2.5x5 1.1x 1.2x 2.1x 2.3x 2.2x

Supplemental Information | As of June 30, 20239 Portfolio Summary Portfolio Highlights Investment Properties (#)1 1,742 Square Footage (mm) 17.2 Tenants (#) 360 Concepts (#) 560 Industries (#) 16 States (#) 48 Weighted Average Remaining Lease Term (Years) 14.0 Triple-Net Leases (% of Cash ABR) 95.4% Master Leases (% of Cash ABR) 65.8% Sale-Leaseback (% of Cash ABR)2,3 89.0% Unit-Level Rent Coverage 4.1x Unit-Level Financial Reporting (% of Cash ABR) 98.6% Leased (%) 99.9% Top 10 Tenants (% of Cash ABR) 17.5% Average Investment Per Property ($mm) $2.4 Total Cash ABR ($mm) $328.7 1. Includes 142 properties that secure mortgage loans receivable. 2. Exclusive of our Initial Portfolio. 3. Includes investments in mortgage loans receivable made in support of sale-leaseback transactions. As of June 30, 2023

Supplemental Information | As of June 30, 202310 Top 10 Tenants1 Properties2 % of Cash ABR 40 3.6% 6 1.7% 10 1.7% 77 1.7% 6 1.7% 16 1.5% 12 1.4% 21 1.4% 17 1.4% 13 1.4% Top 10 Tenants 218 17.5% Total 1,742 100.0% Portfolio Summary Tenant and Industry Diversification Top 10 Tenants Diversification by Industry 1. Represents tenant, guarantor or parent company. 2. Property count includes 142 properties that secure mortgage loans receivable and excludes two vacant properties. 3. Calculation excludes properties with no annualized base rent and properties under construction. Tenant Industry Type of Business Cash ABR ($'000s) % of Cash ABR # of Properties2 Building SqFt Rent Per SqFt3 Car Washes Service $ 51,190 15.6% 175 848,609 $ 60.71 Early Childhood Education Service 39,510 12.0% 175 1,872,795 21.10 Quick Service Service 35,400 10.8% 398 1,106,549 31.88 Medical / Dental Service 34,837 10.6% 200 1,423,365 24.48 Automotive Service Service 26,990 8.2% 207 1,315,837 20.29 Casual Dining Service 22,607 6.9% 104 748,330 29.48 Equipment Rental and Sales Service 15,904 4.8% 63 1,049,428 14.47 Convenience Stores Service 14,411 4.4% 129 496,240 30.38 Other Services Service 7,691 2.3% 36 444,665 17.30 Family Dining Service 6,743 2.1% 38 249,173 27.06 Pet Care Services Service 4,486 1.4% 37 253,305 15.47 Service Subtotal $ 259,769 79.1% 1,562 9,808,294 $ 26.35 Entertainment Experience 26,275 8.0% 50 1,485,043 17.69 Health and Fitness Experience 13,626 4.1% 34 1,321,388 9.25 Movie Theatres Experience 4,366 1.3% 6 293,206 14.89 Experience Subtotal $ 44,267 13.4% 90 3,099,637 $ 13.96 Grocery Retail 11,566 3.5% 32 1,477,780 7.83 Home Furnishings Retail 1,492 0.5% 3 176,809 8.44 Retail Subtotal $ 13,058 4.0% 35 1,654,589 $ 7.89 Other Industrial Industrial 7,713 2.3% 30 1,368,677 5.64 Building Materials Industrial 3,855 1.2% 23 1,257,017 3.07 Industrial Subtotal $ 11,568 3.5% 53 2,625,694 $ 4.41 Total $ 328,662 100.0% 1,740 17,188,214 $ 18.96

Supplemental Information | As of June 30, 202311 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% 20% C C C + B- B B+ BB - BB BB + BB B- BB B BB B+ A- A A+ AA - % o f C as h AB R < 1.00x 1.00 to 1.49x 1.50 to 1.99x ≥ 2.00x NR ≥ 2.00x 73.3% Not Reported 1.7% 1.50x to 1.99x 12.1% 1.00x to 1.49x 9.8% < 1.00x 3.1% Portfolio Summary Portfolio Health Tenant Financial Reporting Requirements % of Cash ABR by Unit-Level Coverage Tranche1 Unit-Level Coverage by Lease ExpirationUnit-Level Coverage by Tenant Credit2 Note: ‘NR’ means not reported. 1. Certain tenants, whose leases do not require unit-level financial reporting, provide the Company with unit-level financial information. The data shown includes unit-level coverage for these leases. 2. The chart illustrates the portions of annualized base rent as of June 30, 2023, attributable to leases with tenants having specified implied credit ratings based on their Moody’s RiskCalc scores. Moody’s equates the EDF scores generated using RiskCalc with a corresponding credit rating. Reporting Requirements % of Cash ABR Unit-Level Financial Information 98.6% Corporate-Level Financial Reporting 98.9% Both Unit-Level and Corporate-Level Financial Information 98.3% No Financial Information 0.8% Rent Coverage Ratio (x) 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% 20% 20 23 20 24 20 25 20 26 20 27 20 28 20 29 20 30 20 31 20 32 20 33 20 34 20 35 20 36 20 37 20 38 Th er ea fte r % o f C as h AB R < 1.00x 1.00 to 1.49x 1.50 to 1.99x ≥ 2.00x NR 40.4% Rent Coverage Ratio (x)

Supplemental Information | As of June 30, 202312 Cash ABR % of # of Wgt. Avg. Lease Terminated Leases Re-Leased Total Year1 ($’000)s Cash ABR Properties2 Coverage3 $(000)s Renewals Without Vacancy After Vacancy Leasing 2023 746 0.2% 10 3.8x Prior Cash ABR $ 402 $ 4,181 $ 156 $ 4,739 2024 5,091 1.5% 48 6.3x New Cash ABR4 411 3,827 126 4,364 2025 2,257 0.7% 17 2.9x Recovery Rate 102.2% 91.5% 80.8% 92.1% 2026 2,880 0.9% 19 2.7x Number of Leases 3 14 3 20 2027 6,366 1.9% 59 2.8x Average Months Vacant — — 4.5 — 2028 4,156 1.3% 13 2.2x % of Total Cash ABR5 0.1% 1.2% 0.0% 1.3% 2029 5,729 1.7% 78 4.9x 2030 4,196 1.3% 46 8.4x 2031 13,257 4.0% 79 2.9x 2032 11,408 3.5% 46 3.7x 2033 7,803 2.4% 24 3.4x Vacant Properties at March 31, 2023 4 2034 28,368 8.6% 202 6.4x Expiration Activity — 2035 14,991 4.6% 100 4.1x Properties Subject to Lease Termination — 2036 40,392 12.3% 163 4.4x Vacant Property Sales (2) 2037 27,461 8.4% 135 5.8x Properties Leased — 2038 20,517 6.2% 111 4.5x Vacant Properties at June 30, 2023 2 2039 18,832 5.7% 91 3.1x 2040 29,490 9.0% 131 3.0x 2041 22,712 6.9% 108 2.5x 2042 36,923 11.2% 166 3.2x Thereafter 25,087 7.7% 94 3.7x Total $ 328,662 100.0% 1,740 4.1x Leasing Summary Leasing Expiration Schedule, Leasing Activity and Statistics 1. Expiration year of contracts in place as of June 30, 2023, excluding any tenant option renewal periods that have not been exercised. 2. Property count includes 142 properties that secure mortgage loans receivable but excludes two vacant properties. 3. Weighted by cash ABR as of June 30, 2023. 4. New cash ABR reflects full lease rental rate without giving effect to free rent or discounted rent periods. 5. New cash ABR divided by total cash ABR as of June 30, 2023. Annual Lease Expiration by Cash ABR Leasing Activity – Trailing 12 Months Leasing Statistics

Supplemental Information | As of June 30, 202313 Leasing Summary Same-Store Analysis Same-Store Portfolio Performance1 Contractual Cash Rent ($000s) 2 % Type of Business 2Q’22 2Q’23 Change Service $ 49,819 $ 50,673 1.7% Experience 7,090 7,102 0.2% Retail 2,775 2,812 1.3% Industrial 1,565 1,590 1.6% Total Same-Store Rent $ 61,249 $ 62,178 1.5% 1. All properties owned, excluding new sites under construction, for the entire same-store measurement period, which is April 1, 2022 through June 30, 2023. The same-store portfolio for 2Q’23 is comprised of 1,429 properties and represents 76% of our total portfolio as measured by contractual cash rent and interest divided by our cash ABR at June 30, 2023. 2. The amount of cash rent and interest our tenants are contractually obligated to pay per the in-place lease or mortgage as of June 30, 2023; excludes 1.) percentage rent that is subject to sales breakpoints per the lease and 2.) redevelopment properties in a free rent period. 1.4% 1.3% 2.0% 1.9% 1.7% 1.6% 1.6% 1.5% 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3Q'21 4Q'21 1Q'22 2Q'22 3Q'22 4Q'22 1Q'23 2Q'23 Trailing 8 Qtr. Avg. Same-Store Rent Growth1

Supplemental Information | As of June 30, 202314 Contractual Fixed 95.9% CPI 2.6% Flat 1.5% Leasing Summary Lease Escalations 1. Based on cash ABR as of June 30, 2023. 2. Represents the weighted average annual escalation rate of the entire portfolio as if all escalations occur annually. For leases in which rent escalates by the greater of a stated fixed percentage or CPI, we have assumed an escalation equal to the stated fixed percentage in the lease. As any future increase in CPI is unknowable at this time, we have not included an increase in the rent pursuant to these leases in the weighted average annual escalation rate presented. Lease Escalation Frequency Lease Escalation Type Weighted Average Lease Escalation Frequency % of Cash ABR Annual Escalation Rate1,2 Annually 80.1% 1.7% Every 2 years 1.2 1.5 Every 3 years 0.2 0.0 Every 4 years 0.2 1.0 Every 5 years 12.3 1.8 Other escalation frequencies 4.5 1.1 Flat 1.5 0.1 Total / Weighted Average 100.0% 1.6%

Supplemental Information | As of June 30, 202315 Glossary Supplemental Reporting Measures FFO, Core FFO and AFFO Our reported results are presented in accordance with U.S. generally accepted accounting principles ("GAAP"). We also disclose funds from operations (“FFO”), core funds from operations (“Core FFO”) and adjusted funds from operations (“AFFO”), each of which is a non-GAAP financial measures. We believe these non-GAAP financial measures are industry measures used by analysts and investors to compare the operating performance of REITs. We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts ("NAREIT"). NAREIT defines FFO as GAAP net income or loss adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO is used by management, and may be useful to 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 and losses on sales (which are dependent on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions). We compute Core FFO by adjusting FFO, as defined by NAREIT, to exclude certain GAAP income and expense amounts that we believe are infrequent and unusual in nature and/or not related to our core real estate operations. Exclusion of these items from similar FFO-type metrics is common within the equity REIT industry, and management believes that presentation of Core FFO provides investors with a metric to assist in their evaluation of our operating performance across multiple periods and in comparison to the operating performance of our peers, because it removes the effect of unusual items that are not expected to impact our operating performance on an ongoing basis. Core FFO is used by management in evaluating the performance of our core business operations. Items included in calculating FFO that may be excluded in calculating Core FFO include items like certain transaction related gains, losses, income or expense or other non-core amounts as they occur. To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to certain items that we believe are not indicative of our operating performance, including straight- line rental revenue, non-cash interest expense, non-cash compensation expense, other amortization expense, other non-cash charges and capitalized interest expense. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. We believe that AFFO is an additional useful supplemental measure for investors to consider to assess our operating performance without the distortions created by non-cash and certain other revenues and expenses. FFO, Core FFO and AFFO do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities, and they 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 cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of FFO, Core FFO and AFFO may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Supplemental Information | As of June 30, 202316 Glossary Supplemental Reporting Measures We also present our earnings before interest, taxes and depreciation and amortization for real estate (“EBITDA”), EBITDA further adjusted to exclude gains (or losses) on sales of depreciable property and real estate impairment losses (“EBITDAre”), net debt, net operating income (“NOI”) and cash NOI (“Cash NOI”), all of which are non-GAAP financial measures. We believe these non-GAAP financial measures are accepted industry measures used by analysts and investors to compare the operating performance of REITs. EBITDA and EBITDAre We compute EBITDA as earnings before interest, income taxes and depreciation and amortization. In 2017, NAREIT issued a white paper recommending that companies that report EBITDA also report EBITDAre. We compute EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and real estate impairment losses. We present EBITDA and EBITDAre as they are measures commonly used in our industry and we believe that these measures are useful to investors and analysts because they provide important supplemental information concerning our operating performance, exclusive of certain non-cash and other costs. We use EBITDA and EBITDAre as measures of our operating performance and not as measures of liquidity. EBITDA and EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, the should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of EBITDA and EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs. Net Debt We calculate our net debt as our gross debt (defined as total debt plus net deferred financing costs on our secured borrowings) less cash and cash equivalents and restricted cash available for future investment. We believe excluding cash and cash equivalents and restricted cash available for future investment, all of which could be used to repay debt, 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. NOI and Cash NOI We compute NOI as total revenues less property expenses. NOI excludes all other items of expense and income included in the financial statements in calculating net income or loss. Cash NOI further excludes non-cash items included in total revenues and property expenses, such as straight- line rental revenue and other amortization and non-cash charges. We believe NOI and Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level and present such items on an unlevered basis. NOI and Cash NOI are not measurements of financial performance under GAAP. You should not consider our NOI and Cash NOI as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Additionally, our computation of NOI and Cash NOI may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

Supplemental Information | As of June 30, 202317 Glossary Supplemental Reporting Measures Adjusted EBITDAre / Adjusted NOI / Adjusted Cash NOI We further adjust EBITDAre, NOI and Cash NOI i) based on an estimate calculated as if all re-leasing, investment and disposition activity that took place during the quarter had been made on the first day of the quarter, ii) to exclude certain GAAP income and expense amounts that we believe are infrequent and unusual in nature and iii) to eliminate the impact of lease termination or loan prepayment fees and contingent rental revenue from our tenants which is subject to sales thresholds specified in the lease. We then annualize these estimates for the current quarter by multiplying them by four, which we believe provides a meaningful estimate of our current run rate for all investments as of the end of the current quarter. You should not unduly rely on these measures, as they are based on assumptions and estimates that may prove to be inaccurate. Our actual reported EBITDAre, NOI and Cash NOI for future periods may be significantly less than these estimates of current run rates. Cash ABR Cash ABR means annualized contractually specified cash base rent in effect as of the end of the current quarter for all of our leases (including those accounted for as direct financing leases) commenced as of that date and annualized cash interest on our mortgage loans receivable as of that date. Rent Coverage Ratio Rent coverage ratio means the ratio of tenant-reported or, when unavailable, management’s estimate based on tenant-reported financial information, annual EBITDA and cash rent attributable to the leased property (or properties, in the case of a master lease) to the annualized base rental obligation as of a specified date. Initial Portfolio Initial Portfolio means our acquisition of a portfolio of 262 net leased properties on June 16, 2016, consisting primarily of restaurants, that were being sold as part of the liquidation of General Electric Capital Corporation for an aggregate purchase price of $279.8 million (including transaction costs). GAAP Cap Rate GAAP Cap Rate means annualized rental income computed in accordance with GAAP for the first full month after investment divided by the purchase price, as applicable, for the property. Cash Cap Rate Cash Cap Rate means annualized contractually specified cash base rent for the first full month after investment or disposition divided by the purchase or sale price, as applicable, for the property.

XML

Cover	Apr. 26, 2023
Cover [Abstract]
Document Type	8-K
Document Period End Date	Jul. 26, 2023
Entity Registrant Name	Essential Properties Realty Trust, Inc.
Entity Incorporation, State or Country Code	MD
Entity File Number	001-38530
Entity Tax Identification Number	82-4005693
Entity Address, Address Line One	902 Carnegie Center Blvd.
Entity Address, Address Line Two	Suite 520
Entity Address, City or Town	Princeton
Entity Address, State or Province	NJ
Entity Address, Postal Zip Code	08540
City Area Code	609
Local Phone Number	436-0619
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Common stock, $0.01 par value
Trading Symbol	EPRT
Security Exchange Name	NYSE
Entity Emerging Growth Company	false
Amendment Flag	false
Entity Central Index Key	0001728951