Royal Sonesta Chase Park Plaza St. Louis, MO FIRST QUARTER 2022 Supplemental Operating and Financial Data ALL AMOUNTS IN THIS REPORT ARE UNAUDITED. Exhibit 99.2 Sonesta Irvine - Orange County Airport Irvine, CA

Supplemental Q1 2022 2 Table of Contents CORPORATE INFORMATION Company Profile .......................................................................................................................................................................................................... 3 Investor Information .................................................................................................................................................................................................... 4 Research Coverage ..................................................................................................................................................................................................... 5 FINANCIALS Key Financial Data ....................................................................................................................................................................................................... 6 Condensed Consolidated Balance Sheets ............................................................................................................................................................. 7 Condensed Consolidated Statements of Income (Loss) ..................................................................................................................................... 8 Calculation of FFO and Normalized FFO ............................................................................................................................................................... 9 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ................................................................................................................................ 10 Notes to Condensed Consolidated Statements of Income (Loss), and calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ................................................................................................................................................................ 11 Debt Summary ............................................................................................................................................................................................................. 12 Debt Maturity Schedule .............................................................................................................................................................................................. 13 Leverage Ratios, Coverage Ratios and Public Debt Covenants ......................................................................................................................... 14 Capital Expenditures and Restricted Cash Activity ............................................................................................................................................... 15 Property Acquisitions and Dispositions Information Since January 1, 2021 ................................................................................................... 16 PORTFOLIO INFORMATION Portfolio Summary ....................................................................................................................................................................................................... 17 Consolidated Portfolio Diversification by Industry ............................................................................................................................................... 18 Consolidated Portfolio Geographical Diversification ........................................................................................................................................... 19 Hotel Portfolio by Brand ............................................................................................................................................................................................. 20 Hotel Operating Statistics by Service Level - Comparable Hotels - three months ended March 31, 2022 ..................................... 21 Hotel Operating Statistics by Service Level - All Hotels - three months ended March 31, 2022 ................................................... 22 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ........................................................................................................... 23 Calculation and Reconciliation of Hotel EBITDA - All Hotels .............................................................................................................................. 24 Net Lease Portfolio by Brand .................................................................................................................................................................................... 25 Net Lease Portfolio by Industry ................................................................................................................................................................................. 26 Net Lease Portfolio by Tenant (Top 10) ................................................................................................................................................................... 27 Net Lease Portfolio Expiration Schedule ................................................................................................................................................................ 28 Net Lease Portfolio Occupancy Summary .............................................................................................................................................................. 29 Non-GAAP FINANCIAL MEASURES AND CERTAIN DEFINITIONS ........................................................................................................................................... 30 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................. 32 Please refer to Non-GAAP Financial Measures and Certain Definitions for terms used throughout this document. SVC Nasdaq Listed

Supplemental Q1 2022 3 Corporate Headquarters: Two Newton Place 255 Washington Street, Suite 300 Newton, MA 02458-1634 (t) (617) 964-8389 Stock Exchange Listing: Nasdaq Trading Symbol: Common Shares: SVC Key Data (as of and for the three months ended March 31, 2022): (dollars in 000s) Total properties: 1,084 Hotels 298 Net lease properties 786 Number of hotel rooms/suites 47,285 Total net lease square feet 13,515,100 Q1 2022 Total revenues $ 393,764 Q1 2022 Net loss $ (119,822) Q1 2022 Normalized FFO $ (3,409) Q1 2022 Adjusted EBITDAre $ 90,106 The Company: Service Properties Trust, or SVC, we, our or us, is a real estate investment trust, or REIT, with approximately $12 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of March 31, 2022, SVC owns 298 hotels with over 47,000 guest rooms throughout the United States and in Puerto Rico and Canada, the majority of which are extended stay and select service. As of March 31, 2022, SVC owns 786 retail service-focused net lease properties totaling over 13 million square feet throughout United States. SVC is included in 140 market indices and comprises more than 1% of the following indices as of March 31, 2022: Bloomberg Reit Hotels Index (BBREHOTL), Invesco S&P SmallCap Financials ETF INAV Index (PSCFIV), Invesco S&P SmallCap 600 Equal Weight ETF INAV Index (EWSCIV), and the Bloomberg WBZ Massachusetts Index (BCMAX). Management: SVC is managed by The RMR Group (Nasdaq: RMR). RMR is an alternative asset management company that is focused on commercial real estate and related businesses. RMR primarily provides management services to publicly traded real estate companies, privately held real estate funds and real estate related operating businesses. As of March 31, 2022, RMR had more than $37 billion of real estate assets under management and the combined RMR managed companies had approximately $12 billion of annual revenues, nearly 2,200 properties and approximately 37,000 employees. We believe that being managed by RMR is a competitive advantage for SVC because of RMR’s depth of management and experience in the real estate industry. We also believe RMR provides management services to us at costs that are lower than we would have to pay for similar quality services if we were self-managed. Company Profile RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 4 Board of Trustees Laurie B. Burns Robert E. Cramer Donna D. Fraiche Independent Trustee Independent Trustee Lead Independent Trustee John L. Harrington William A. Lamkin John G. Murray Independent Trustee Independent Trustee Managing Trustee Adam D. Portnoy Chair of the Board & Managing Trustee Senior Management Todd W. Hargreaves Brian E. Donley President and Chief Investment Officer Chief Financial Officer and Treasurer Contact Information Investor Relations Inquiries Service Properties Trust Financial, investor and media inquiries should be directed to: Two Newton Place Kristin Brown, Director, Investor Relations at 255 Washington Street/Suite 300 (617) 796-8232, or kbrown@rmrgroup.com. Newton, MA 02458-1634 (t) (617) 964-8389 (email) info@svcreit.com (website) www.svcreit.com Investor Information RETURN TO TABLE OF CONTENTS Sonesta ES Suites Lake Buena Vista Orlando, FL

Supplemental Q1 2022 5 Equity Research Coverage (1) B. Riley Securities, Inc. Oppenheimer & Co. Inc. Wells Fargo Securities Bryan Maher Tyler Batory Dori Kesten (646) 885-5423 (212) 667-7230 (617) 603-4233 bmaher@brileyfin.com tyler.batory@opco.com dori.kesten@wellsfargo.com Rating Agencies (1) Senior Unsecured Debt Ratings Moody’s Investors Service S&P Global Standard & Poor's: B+ (Outlook: Negative)/BB* Reed Valutas Alan Zigman Moody's: B1 (Outlook: Negative)/ Ba3* (212) 553-4169 (416) 507-2556 * BB/ Ba3 rating assigned to guaranteed Senior Unsecured Notes. reed.valutas@moodys.com alan.zigman@spglobal.com Research Coverage (1) SVC is followed by the analysts and its publicly held debt is rated by the rating agencies listed above. Please note that any opinions, estimates or forecasts regarding SVC's performance made by these analysts or agencies do not represent opinions, forecasts or predictions of SVC or its management. SVC does not by its reference above imply its endorsement of or concurrence with any information, conclusions or recommendations provided by any of these analysts or agencies. RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 6 As of and For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Selected Balance Sheet Data: Total gross assets $ 12,048,367 $ 12,434,974 $ 12,852,602 $ 12,845,383 $ 12,892,150 Total assets $ 9,017,072 $ 9,153,315 $ 9,334,831 $ 9,415,735 $ 9,514,515 Total liabilities $ 7,582,773 $ 7,598,009 $ 7,581,089 $ 7,601,084 $ 7,607,983 Total shareholders' equity $ 1,434,299 $ 1,555,306 $ 1,753,742 $ 1,814,651 $ 1,906,532 Selected Income Statement Data: Total revenues $ 393,764 $ 421,375 $ 437,099 $ 375,936 $ 261,170 Net loss $ (119,822) $ (198,793) $ (59,714) $ (91,110) $ (194,990) FFO $ (4,831) $ (8,545) $ 40,376 $ 19,151 $ (62,456) Normalized FFO $ (3,409) $ 27,936 $ 43,781 $ 25,840 $ (41,996) Adjusted EBITDAre $ 90,106 $ 118,997 $ 137,324 $ 118,577 $ 48,705 Per Common Share Data (basic and diluted): Net loss $ (0.73) $ (1.21) $ (0.36) $ (0.55) $ (1.19) FFO $ (0.03) $ (0.05) $ 0.25 $ 0.12 $ (0.38) Normalized FFO $ (0.02) $ 0.17 $ 0.27 $ 0.16 $ (0.26) Dividend Data: Annualized dividends paid per share during the period $ 0.04 $ 0.04 $ 0.04 $ 0.04 $ 0.04 Annualized dividend yield (at end of period) 0.5 % 0.4 % 0.4 % 0.3 % 0.3 % Normalized FFO payout ratio (50.0) % 5.9 % 3.7 % 6.3 % (3.8) % (dollars in thousands, except per share data) Key Financial Data RETURN TO TABLE OF CONTENTS Sonesta Fort Lauderdale Beach Fort Lauderdale, FL

Supplemental Q1 2022 7 March 31, 2022 December 31, 2021 ASSETS Real estate properties: Land $ 1,919,126 $ 1,918,385 Buildings, improvements and equipment 7,989,900 8,307,248 Total real estate properties, gross 9,909,026 10,225,633 Accumulated depreciation (3,031,295) (3,281,659) Total real estate properties, net 6,877,731 6,943,974 Acquired real estate leases and other intangibles, net 275,504 283,241 Assets held for sale 452,100 515,518 Cash and cash equivalents 969,609 944,043 Restricted cash 2,963 3,375 Equity method investments 61,974 62,687 Investment in equity securities 50,899 61,159 Due from related persons 44,430 48,168 Other assets, net 281,862 291,150 Total assets $ 9,017,072 $ 9,153,315 LIABILITIES AND SHAREHOLDERS' EQUITY Revolving credit facility $ 1,000,000 $ 1,000,000 Senior unsecured notes, net 6,146,258 6,143,022 Accounts payable and other liabilities 422,490 433,448 Due to related persons 14,025 21,539 Total liabilities 7,582,773 7,598,009 Commitments and contingencies Shareholders' equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 165,091,533 and 165,092,333 shares issued and outstanding, respectively 1,651 1,651 Additional paid in capital 4,553,020 4,552,558 Cumulative other comprehensive income 783 779 Cumulative net income available for common shareholders 2,515,838 2,635,660 Cumulative common distributions (5,636,993) (5,635,342) Total shareholders' equity 1,434,299 1,555,306 Total liabilities and shareholders' equity $ 9,017,072 $ 9,153,315 Condensed Consolidated Balance Sheets (dollars in thousands, except share data) RETURN TO TABLE OF CONTENTS Sonesta Resort Hilton Head Island Hilton Head Island, SC

Supplemental Q1 2022 8 Three Months Ended March 31, 2022 2021 Revenues: Hotel operating revenues (1) $ 297,406 $ 168,953 Rental income (2) 96,358 92,217 Total revenues 393,764 261,170 Expenses: Hotel operating expenses (1)(3) 290,343 195,352 Other operating expenses 2,269 3,417 Depreciation and amortization 104,113 124,368 General and administrative 11,989 12,657 Loss on asset impairment, net (4) 5,500 1,211 Transaction related costs (5) 797 19,635 Total expenses 415,391 356,640 Gain (loss) on sale of real estate, net (6) 5,548 (9) Unrealized losses on equity securities, net (7) (10,260) (6,481) Interest income 273 57 Interest expense (including amortization of debt issuance costs and debt discounts and premiums of $5,913 and $4,355, respectively) (92,344) (89,391) Loss before income taxes and equity in losses of an investee (118,410) (191,294) Income tax expense (695) (853) Equity in losses of an investee (8) (717) (2,843) Net loss $ (119,822) $ (194,990) Weighted average common shares outstanding (basic and diluted) 164,667 164,498 Net loss per common share (basic and diluted) $ (0.73) $ (1.19) (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) RETURN TO TABLE OF CONTENTS See accompanying notes on page 11.

Supplemental Q1 2022 9 For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Net loss $ (119,822) $ (198,793) $ (59,714) $ (91,110) $ (194,990) Add (Less): Depreciation and amortization 104,113 115,757 124,163 121,677 124,368 Loss on asset impairment,net (4) 5,500 76,510 — 899 1,211 (Gain) loss on sale of real estate, net (6) (5,548) (588) (94) (10,849) 9 Unrealized (gain) loss on equity securities, net (7) 10,260 (2,168) (24,348) (2,500) 6,481 Adjustments to reflect our share of FFO attributable to an investee (8) 666 737 369 1,034 465 FFO (4,831) (8,545) 40,376 19,151 (62,456) Add (Less): Adjustments to reflect our share of Normalized FFO attributable to an investee (8) 245 651 256 538 825 Transaction related costs (5) 1,177 35,830 3,149 6,151 19,635 Normalized FFO $ (3,409) $ 27,936 $ 43,781 $ 25,840 $ (41,996) Weighted average shares outstanding (basic and diluted) 164,667 164,667 164,590 164,506 164,498 Basic and diluted per share common share amounts: Net loss $ (0.73) $ (1.21) $ (0.36) $ (0.55) $ (1.19) FFO $ (0.03) $ (0.05) $ 0.25 $ 0.12 $ (0.38) Normalized FFO $ (0.02) $ 0.17 $ 0.27 $ 0.16 $ (0.26) Calculation of FFO and Normalized FFO (amounts in thousands, except per share data) RETURN TO TABLE OF CONTENTS See accompanying notes on page 11.

Supplemental Q1 2022 10 For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Net loss $ (119,822) $ (198,793) $ (59,714) $ (91,110) $ (194,990) Add (Less): Interest expense 92,344 92,494 92,458 91,378 89,391 Income tax (benefit) expense 695 (1,950) (55) 211 853 Depreciation and amortization 104,113 115,757 124,163 121,677 124,368 EBITDA 77,330 7,508 156,852 122,156 19,622 Add (Less): Loss on asset impairment,net (5) 5,500 76,510 — 899 1,211 (Gain) loss on sale of real estate, net (6) (5,548) (588) (94) (10,849) 9 Adjustments to reflect our share of EBITDAre attributable to an investee (8) 680 781 464 1,116 543 EBITDAre 77,962 84,211 157,222 113,322 21,385 Add (less): Unrealized (gain) loss on equity securities, net (7) 10,260 (2,168) (24,348) (2,500) 6,481 Adjustments to reflect our share of Adjusted EBITDAre attributable to an investee (8) 245 651 256 538 825 Transaction related costs (4) 1,177 35,830 3,149 6,151 19,635 General and administrative expense paid in common shares (9) 462 473 1,045 1,066 379 Adjusted EBITDAre $ 90,106 $ 118,997 $ 137,324 $ 118,577 $ 48,705 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre (dollars in thousands) See accompanying notes on page 11. RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 11 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA (dollar in thousands) RETURN TO TABLE OF CONTENTS (1) As of March 31, 2022, we owned 298 hotels. Our condensed consolidated statements of income (loss) include hotel operating revenues and expenses of our managed hotels. (2) We reduced rental income by $1,973 and $1,883 for the three months ended March 31, 2022 and 2021, respectively, to record scheduled rent changes under certain of our leases, the deferred rent obligations under our leases with TravelCenters of America Inc., or TA, and the estimated future payments to us under our leases with TA for the cost of removing underground storage tanks on a straight-line basis. (3) When managers of our hotels are required to fund the shortfalls of owner's priority return under the terms of our management agreements or their guarantees, we reflect such fundings in our condensed consolidated statements of income (loss) as a reduction of hotel operating expenses. There was no net reduction to hotel operating expenses during the three months ended March 31, 2022. The net reduction to hotel operating expenses was $10,392 for the three months ended March 31, 2021. (4) We recorded a loss on asset impairment of $5,500 to reduce the carrying value of 25 hotels during the three months ended March 31, 2022, $76,510 to reduce the carrying value of 35 net lease properties and 21 hotels to their estimated fair value less costs to sell during the three months ended December 31, 2021, $899 during the three months ended June 30, 2021 to reduce the carrying value of three net lease properties to their estimated fair value less costs to sell and $1,211 during the three months ended March 31, 2021 to reduce the carrying value of two net lease properties to their estimated fair value less costs to sell. (5) Transaction related costs for the three months ended March 31, 2022 of $1,177 primarily consisted of legal and other professional services costs related to our hotel rebrandings. Transaction related costs for the three months ended December 31, 2021 of $35,830 primarily consisted of working capital advances we previously funded under our agreements with Marriott International Inc., or Marriott, and InterContinental Hotels Group, plc, or IHG, that we expensed as a result of the amounts no longer expected to be recoverable. Transaction related costs for the three months ended September 30, 2021 of $3,149 are primarily related to legal costs related to our arbitration proceeding with Marriott. Transaction related costs for the three months ended June 30, 2021 included $3,700 of working capital we previously funded under our agreement with Hyatt Hotels Corporation, or Hyatt, that we expensed as a result of the amount no longer expected to be recoverable, $1,110 of legal costs related to our arbitration proceeding with Marriott and $1,341 of hotel manager transition costs and for the three months ended March 31, 2021 includes $19,635 of hotel manager transition related costs resulting from the rebranding of 88 hotels during the period. (6) We recorded a $5,548 net gain on sale of real estate during the three months ended March 31, 2022 in connection with the sale of five hotels and two net lease properties, a $588 net gain on sale of real estate during the three months ended December 31, 2021 in connection with the sale of one hotel and six net lease properties, a $94 net gain on sale of real estate during the three months ended September 30, 2021 in connection with the sale of two net lease properties, a $10,849 net gain on sale of real estate during the three months ended June 30, 2021 in connection with the sale of six hotels and two net lease properties and a $9 net loss on sale of real estate during the three months ended March 31, 2021 in connection with the sale of one net lease property. (7) Unrealized gain (loss) on equity securities, net represents the adjustment required to adjust the carrying value of our investment in shares of TA common stock to their fair value. (8) Represents our proportionate share from our equity investment in Sonesta. (9) Amounts represent the equity compensation for our Trustees, officers and certain other employees of our manager. (10) Various percentages of total sales at certain of our hotels are escrowed as reserves for future renovations or refurbishments, or FF&E reserve escrows. We own all the FF&E reserve escrows for our hotels. (11) We are amortizing a liability we recorded for the fair value of our initial investment in Sonesta as a reduction to hotel operating expenses in our condensed consolidated statements of income (loss).

Supplemental Q1 2022 12 (1) We are required to pay interest on borrowings under our revolving credit facility at a rate of LIBOR plus a premium of 235 basis points per annum, subject to an interest rate floor of 0.50%. We also pay a facility fee of 30 basis points per annum on the total amount of lending commitments under our revolving credit facility. Both the interest rate premium and facility fee are subject to adjustment based upon changes to our credit ratings. The interest rate listed above is as of March 31, 2022. On April 14, 2022, we entered into an amendment to our revolving credit facility to, among other things, extend the waiver period to December 31, 2022. As part of the amendment, we repaid $200 million of the outstanding amount and reduced the size of the credit facility to $800 million, and the interest rate increased by 15bps. Also on April 14, 2022, we exercised a six month extension option to extend the maturity date to January 2023. Subject to the payment of an extension fee and meeting certain other conditions, we may further extend the maturity date by one additional six month period. (2) We have provided equity pledges on certain of our property owning subsidiaries and provided first mortgage liens on 73 properties owned by the pledged subsidiaries to secure our obligations under the credit agreement governing out credit facility. (3) The notes are guaranteed by certain of our subsidiaries. (4) The carrying value of our total debt of $7,146,258 as of March 31, 2022 is net of unamortized discounts and premiums and certain issuance costs totaling $53,742. Interest Principal Maturity Due at Years to Rate Balance Date Maturity Maturity Floating Rate Debt: $1,000,000 revolving credit facility (1) (2) 2.850 % $ 1,000,000 7/15/22 $ 1,000,000 0.3 Unsecured Fixed Rate Debt: Senior unsecured notes due 2022 5.000 % $ 500,000 8/15/22 $ 500,000 0.4 Senior unsecured notes due 2023 4.500 % 500,000 6/15/23 500,000 1.2 Senior unsecured notes due 2024 4.650 % 350,000 3/15/24 350,000 2.0 Senior unsecured notes due 2024 4.350 % 825,000 10/1/24 825,000 2.5 Senior unsecured notes due 2025 4.500 % 350,000 3/15/25 350,000 3.0 Senior unsecured notes due 2025 (3) 7.500 % 800,000 9/15/25 800,000 3.5 Senior unsecured notes due 2026 5.250 % 350,000 2/15/26 350,000 3.9 Senior unsecured notes due 2026 4.750 % 450,000 10/1/26 450,000 4.5 Senior unsecured notes due 2027 4.950 % 400,000 2/15/27 400,000 4.9 Senior unsecured notes due 2027 (3) 5.500 % 450,000 12/15/27 450,000 5.7 Senior unsecured notes due 2028 3.950 % 400,000 1/15/28 400,000 5.8 Senior unsecured notes due 2029 4.950 % 425,000 10/1/29 425,000 7.5 Senior unsecured notes due 2030 4.375 % 400,000 2/15/30 400,000 7.9 Subtotal / weighted average 5.065 % 6,200,000 6,200,000 3.9 Total / weighted average (4) 4.758 % $ 7,200,000 $ 7,200,000 3.4 Debt Summary As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 13 (1) Represents amounts outstanding under our $1.0 billion revolving credit facility at March 31, 2022. On April 14, 2022, we entered into an amendment to our revolving credit facility to, among other things, extend the waiver period to December 31, 2022. As part of the amendment, we repaid $200 million of the outstanding amount and reduced the size of the credit facility to $800 million, and the interest rate increased by 15bps. Also on April 14, 2022, we exercised a six month extension option to extend the maturity date to January 2023. Subject to the payment of an extension fee and meeting certain other conditions, we may further extend the maturity date by one additional six month period. Debt Maturity Schedule As of March 31, 2022 RETURN TO TABLE OF CONTENTS (1) Royal Sonesta Houston Galleria Houston, TX

Supplemental Q1 2022 14 As of and For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Leverage Ratios: Net debt / total gross assets 51.7 % 50.3 % 48.9 % 48.9 % 49.1 % Net debt / gross book value of real estate assets and cash and cash equivalents 53.4 % 51.9 % 50.8 % 50.7 % 51.0 % Secured debt / total assets 0.3 % 0.6 % 0.9 % 1.1 % 0.9 % Variable rate debt / Net debt 16.1 % 16.0 % 15.9 % 15.9 % 15.8 % Coverage Ratios: Rolling four-quarter Adjusted EBITDAre / rolling four-quarter interest expense 1.3x 1.2x 1.0x 1.0x 1.1x Net debt / rolling four-quarter Adjusted EBITDAre (1) 13.4x 14.8x 17.0x 18.7x 17.1x As of and For the Trailing Twelve Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Public Debt Covenants: Maintenance Covenant Total unencumbered assets / unsecured debt - required minimum 150% 170.4 % 176.3 % 179.5 % 179.1 % 179.6 % Incurrence Covenants (2) Total debt / adjusted total assets - allowable maximum 60.0% 58.3 % 56.4 % 55.5 % 55.6 % 55.4 % Secured debt / adjusted total assets - allowable maximum 40.0% 8.1 % 7.8 % 7.7 % 7.7 % 7.7 % Consolidated income available for debt service / debt service - required minimum 1.50x 1.32x 1.20x 1.06x 1.00x 1.12x Leverage Ratios, Coverage Ratios and Public Debt Covenants RETURN TO TABLE OF CONTENTS (1) The ratio of net debt to annualized adjusted EBITDAre for the three months ended March 2022 was 17.3x. (2) As of March 31, 2022, we were below the covenant levels under our debt agreements necessary to incur additional debt, and, as a result, we will not be able to incur additional debt while below these levels. Royal Sonesta New Orleans New Orleans, LA

Supplemental Q1 2022 15 Capital Expenditures For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Hotel capital improvements & FF&E Reserve fundings (1) $ 28,144 $ 30,010 $ 19,384 $ 24,167 $ 28,881 Net lease capital improvements 740 402 403 227 156 Total capital improvements & FF&E Reserve fundings $ 28,884 $ 30,412 $ 19,787 $ 24,394 $ 29,037 Restricted Cash As of and For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Total restricted cash (beginning of period) $ 3,375 $ 1,657 $ 1,295 $ 5,096 $ 18,124 Manager deposits into FF&E Reserve 1,408 1,312 1,393 2,485 447 SVC fundings into FF&E Reserve: Marriott — 75 69 250 7,000 Hyatt — — — — 168 Radisson — — — — — Hotel improvements funded from FF&E Reserve (787) (702) (1,100) (6,536) (14,198) FF&E reserves (end of period) 3,996 2,342 1,657 1,295 11,541 Hotel manager release of FF&E Reserve to SVC — — — — (6,445) Proceeds from asset sales deposited into revolver collateral account, net (1,033) 1,033 — — — Total restricted cash (end of period) $ 2,963 $ 3,375 $ 1,657 $ 1,295 $ 5,096 (1) Includes amounts we funded into our FF&E reserves and amounts directly reimbursed to our hotel managers for capital expenditures. (dollars in thousands) Capital Expenditures and Restricted Cash Activity RETURN TO TABLE OF CONTENTS Sonesta ES Suites Carmel Mountain Rancho Bernardo San Diego, CA

Supplemental Q1 2022 16 ACQUISITIONS: We have not acquired any properties since January 1, 2022. DISPOSITIONS: Rooms or Suites/ Square Footage Average Sales Price per Room or Suite / Square FootDate Disposed Properties Property Type Brand Location Sales Price (1) 01/19/2022 1 Hotel Sonesta ES Suites Dallas, TX 295 $ 19,000 $ 64 03/01/2022 1 Hotel Sonesta Select Fort Worth, TX 138 6,800 49 03/15/2022 1 Hotel Sonesta Hotels & Resorts Gwinnett, GA 381 23,250 61 03/29/2022 1 Hotel Sonesta ES Suites Oklahoma City, OK 136 7,124 52 03/30/2022 1 Net Lease Vacant Houston, TX — 4,100 — 03/30/2022 1 Hotel Simply Suites Horsham, PA 110 4,000 36 03/31/2022 1 Net Lease Vacant Appleton, WI 6,960 1,250 180 04/06/2022 1 Hotel Sonesta Select Arlington Heights, IL 152 3,500 23 04/12/2022 1 Hotel Simply Suites Overland Park, KS 122 4,500 37 04/12/2022 1 Hotel Simply Suites Wichita, KS 108 4,500 56 04/19/2022 1 Hotel Simply Suites Mount Laurel, NJ 123 10,000 81 04/19/2022 1 Hotel Simply Suites San Antonio, TX 113 5,919 52 04/22/2022 1 Hotel Sonesta Select Norcross, GA 122 7,000 57 04/29/2022 9 Hotel Sonesta ES Suites Various 1,161 124,550 107 04/29/2022 1 Net Lease Caldwell Country Chevrolet Calwell, TX 15,086 3,028 201 05/02/2022 1 Net Lease Vacant Newton, KS 5,600 230 41 05/02/2022 1 Net Lease Vacant Maquoketa, TX 1,892 36 19 05/03/2022 1 Hotel Sonesta Select Woburn, MA 120 9,500 79 05/03/2022 1 Net Lease Vacant Bald Knob, AR 16,000 175 11 27 3,081/45,538 238,462 $75/$194 Property Acquisitions and Dispositions Information Since January 1, 2022 (dollars in thousands, except per sq. ft. data) (1) Represents cash sale price and excludes closing related costs. RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 17 Number of Properties Hotel Properties 298 Number of hotel rooms 47,285 Net Lease Properties 786 Square feet 13,515,100 Total Properties 1,084 Average hotel property size 159 rooms Average net lease property size 17,195 sq. feet Investments Diversification Facts Hotels $ 6,870,113 Tenants/Operators 179 Net Lease Properties 5,112,840 Brands 144 Total Investments $ 11,982,953 Industries 22 States 47 (37 States, DC, PR, ON) Portfolio Summary As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS (1) Based on investment (1) (1) Royal Sonesta San Juan San Juan, PR

Supplemental Q1 2022 18 Industry No. of Properties Rooms/ Square Footage Investments Percent of Total Investment 1. Hotels 298 47,285 $ 6,870,113 57.3% 2. Travel Centers 182 5,238,766 3,352,096 28.0% 3. Restaurants-Quick Service 226 681,495 301,088 2.5% 4. Restaurants-Casual Dining 53 415,547 192,170 1.6% 5. Movie Theaters 22 1,152,845 190,725 1.6% 6. Health and Fitness 13 873,258 185,458 1.5% 7. Grocery Stores 19 1,020,819 129,219 1.1% 8. Home Goods and Leisure 20 632,465 118,899 1.0% 9. Medical, Dental Office 71 421,306 118,098 1.0% 10. Automotive Equipment & Services 64 219,107 98,473 0.8% 11. Entertainment 4 202,779 61,436 0.5% 12. Automotive Dealers 8 137,979 60,119 0.5% 13. General Merchandise Stores 5 406,786 56,321 0.5% 14. Educational Services 9 220,758 55,647 0.5% 15. Building Materials 27 429,798 31,317 0.3% 16. Miscellaneous Manufacturing 6 708,772 29,837 0.2% 17. Car Washes 5 41,456 28,658 0.2% 18. Drug Stores and Pharmacies 7 67,423 19,251 0.2% 19. Sporting Goods 3 120,847 17,596 0.1% 20. Legal Services 5 29,757 11,362 0.1% 21. Dollar Stores 3 27,593 2,971 —% 22. Other 5 160,901 16,538 0.1% 24. Vacant 29 304,643 35,561 0.4% Total 1,084 47,285 /13,515,100 $ 11,982,953 100.0% Consolidated Portfolio Diversification by Industry As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS Sonesta ES Suites Orlando Orlando, FL

Supplemental Q1 2022 19 Investments State Total Property Count Hotel Count Net Lease Count Total ($000s) % of Total Hotel ($000s) Hotel % of Total Net Lease ($000s) Net Lease % of Total California 58 36 22 $ 1,351,483 11.0 % $ 1,078,661 15.7 % $ 272,822 5.0 % Texas 90 32 58 1,002,980 8.0 % 482,452 7.0 % 520,528 10.0 % Illinois 72 13 59 740,745 6.0 % 448,681 6.5 % 292,064 6.0 % Georgia 94 20 74 715,264 6.0 % 444,770 6.5 % 270,494 5.0 % Florida 60 12 48 525,980 4.0 % 277,831 4.0 % 248,149 5.0 % Ohio 51 10 41 511,649 4.0 % 180,378 2.6 % 331,271 6.0 % Arizona 40 15 25 480,514 4.0 % 235,005 3.4 % 245,509 5.0 % Pennsylvania 37 9 28 404,734 3.0 % 201,525 2.9 % 203,209 4.0 % New Jersey 18 15 3 393,653 3.0 % 292,675 4.3 % 100,978 2.0 % Louisiana 15 3 12 376,950 3.0 % 245,246 3.6 % 131,704 3.0 % Top 10 535 165 370 6,503,952 52.0 % 3,887,224 56.5 % 2,616,728 51.0 % Other (1) 549 133 416 5,479,001 48.0 % 2,982,889 43.5 % 2,496,112 49.0 % Total 1,084 298 786 $ 11,982,953 100.0 % $ 6,870,113 100.0 % $ 5,112,840 100.0 % (1) Consists of properties in 37 different states with an average investment of $9,980. Consolidated Portfolio by Geographic Diversification As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS Sonesta Select Los Angeles Torrance South Bay Torrance, CA

Supplemental Q1 2022 20 Brand Service Level Chain Scale Number of Hotels Percent of Total Number of Hotels Number of Rooms or Suites Percent of Total Number of Rooms or Suites Investment Percent of Total Hotel Investment Investment Per Room or Suite Royal Sonesta Hotels® Full Service Upper Upscale 17 5.7 % 5,663 12.0 % $ 1,851,423 26.9 % $ 327 Sonesta ES Suites® Extended Stay Upper Midscale 90 30.2 % 11,243 23.8 % 1,509,792 22.0 % 134 Sonesta Hotels & Resorts® Full Service Upscale 23 7.7 % 7,364 15.6 % 1,167,420 17.0 % 159 Sonesta Select® Select Service Upscale 62 20.8 % 8,750 18.5 % 886,993 12.9 % 101 Sonesta Simply Suites® Extended Stay Midscale 64 21.5 % 7,929 16.8 % 652,711 9.5 % 82 Hyatt Place® Select Service Upscale 17 5.7 % 2,107 4.5 % 246,250 3.6 % 117 Courtyard by Marriott® Select Service Upscale 13 4.4 % 1,813 3.8 % 172,301 2.5 % 95 Radisson® Hotels & Resorts Full Service Upscale 5 1.7 % 1,149 2.4 % 159,707 2.3 % 139 Crowne Plaza® Full Service Upscale 1 0.3 % 495 1.0 % 123,366 1.8 % 249 Country Inns & Suites® by Radisson Full Service Upper Midscale 3 1.0 % 430 0.9 % 54,076 0.8 % 126 Residence Inn by Marriott® Extended Stay Upscale 3 1.0 % 342 0.7 % 46,074 0.7 % 126 Total/Average Hotels 298 100.0 % 47,285 100.0 % $ 6,870,113 100.0 % $ 145 Hotel Portfolio by Brand As of March 31, 2022 (dollars in thousands, except per room or suite data) RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 21 Occupancy ADR RevPAR No. of Hotels No. of Rooms or Suites Three Months Ended March 31, Three Months Ended March 31, Three Months Ended March 31, Brand Service Level 2022 2021 Change 2022 2021 Change 2022 2021 Change Sonesta (1) Full Service 22 7,145 51.9 % 31.2 % 20.7 Pts $ 144.09 $ 109.85 31.2 % $ 74.78 $ 34.27 118.2 % Royal Sonesta (1) Full Service 16 5,291 37.3 % 22.2 % 15.1 Pts 211.22 150.05 40.8 % 78.79 33.31 136.5 % Radisson Hotel Full Service 5 1,149 57.5 % 38.0 % 19.5 Pts 126.88 90.60 40.0 % 72.96 34.43 111.9 % Crowne Plaza Full Service 1 495 43.4 % 36.0 % 7.4 Pts 121.33 93.92 29.2 % 52.66 33.81 55.8 % Country Inn and Suites Full Service 3 430 52.2 % 30.2 % 22.0 Pts 107.10 79.75 34.3 % 55.91 24.08 132.2 % Full Service Total / Average 47 14,510 46.7 % 28.6 % 18.1 Pts 160.03 117.57 36.1 % 74.73 33.63 122.2 % Sonesta Select (1) Select Service 62 8,750 40.4 % 25.1 % 15.3 Pts 104.22 85.57 21.8 % 42.10 21.48 96.0 % Hyatt Place Select Service 17 2,107 58.6 % 47.5 % 11.1 Pts 113.09 84.19 34.3 % 66.27 39.99 65.7 % Courtyard Select Service 13 1,813 43.9 % 37.0 % 6.9 Pts 106.02 82.55 28.4 % 46.54 30.54 52.4 % Select Service Total / Average 92 12,670 44.0 % 30.5 % 13.5 Pts 106.45 84.69 25.7 % 46.84 25.83 81.3 % Sonesta ES Suites (1) Extended Stay 90 11,243 63.7 % 54.0 % 9.7 Pts 107.74 88.89 21.2 % 68.63 48.00 43.0 % Sonesta Simply Suites Extended Stay 63 7,831 66.9 % 55.0 % 11.9 Pts 76.86 63.49 21.1 % 51.42 34.92 47.3 % Residence Inn Extended Stay 3 342 56.3 % 43.7 % 12.6 Pts 106.53 96.74 10.1 % 59.98 42.28 41.9 % Extended Stay Total / Average 156 19,416 64.9 % 54.2 % 10.7 Pts 94.96 78.60 20.8 % 61.63 42.60 44.7 % 295 46,596 53.6 % 39.8 % 13.8 Pts $ 114.85 $ 88.59 29.6 % $ 61.56 $ 35.26 74.6 % Hotel Operating Statistics by Service Level - Comparable Hotels RETURN TO TABLE OF CONTENTS All operating data presented are based upon the operating results provided by our managers and tenants for the indicated periods. We have not independently verified our managers' or tenants' operating data. (1) Includes operating data for periods prior to when certain hotels were managed by Sonesta.

Supplemental Q1 2022 22 No. of Hotels No. of Rooms or Suites Occupancy ADR RevPAR Three Months Ended March 31, Three Months Ended March 31, Three Months Ended March 31, Brand Service Level 2022 2021 Change 2022 2021 Change 2022 2021 Change Sonesta (2) Full Service 23 7,364 51.9 % 30.9 % 21.0 Pts $ 144.09 $ 109.85 31.2 % $ 74.78 $ 33.94 120.3 % Royal Sonesta (2) Full Service 17 5,663 36.8 % 22.2 % 14.6 Pts 210.61 150.05 40.4 % 77.50 33.31 132.7 % Radisson Hotel Full Service 5 1,149 57.5 % 38.0 % 19.5 Pts 126.88 90.60 40.0 % 72.96 34.43 111.9 % Crowne Plaza Full Service 1 495 43.4 % 36.0 % 7.4 Pts 121.33 93.92 29.2 % 52.66 33.81 55.8 % Country Inn and Suites Full Service 3 430 52.2 % 30.2 % 22.0 Pts 107.10 79.75 34.3 % 55.91 24.08 132.2 % Full Service Total / Average 49 15,101 46.3 % 28.4 % 17.9 Pts 160.71 117.57 36.7 % 74.41 33.39 122.9 % Sonesta Select (2) Select Service 62 8,750 40.4 % 25.1 % 15.3 Pts 104.22 85.57 21.8 % 42.10 21.48 96.0 % Hyatt Place Select Service 17 2,107 58.6 % 47.5 % 11.1 Pts 113.09 84.19 34.3 % 66.27 39.99 65.7 % Courtyard Select Service 13 1,813 43.9 % 37.0 % 6.9 Pts 106.02 82.55 28.4 % 46.54 30.54 52.4 % Select Service Total / Average 92 12,670 44.0 % 30.5 % 13.5 Pts 106.45 84.69 25.7 % 46.84 25.83 81.3 % Sonesta ES Suites (2) Extended Stay 90 11,243 63.7 % 54.0 % 9.7 Pts 107.74 88.89 21.2 % 68.63 48.00 43.0 % Sonesta Simply Suites Extended Stay 64 7,929 66.2 % 55.1 % 11.1 Pts 76.86 63.40 21.2 % 50.88 34.93 45.7 % Residence Inn Extended Stay 3 342 56.3 % 43.7 % 12.6 Pts 106.53 96.74 10.1 % 59.98 42.28 41.9 % Extended Stay Total / Average 157 19,514 64.6 % 54.3 % 10.3 Pts 94.96 78.47 21.0 % 61.34 42.61 44.0 % 298 47,285 53.3 % 39.8 % 13.5 Pts $ 115.24 $ 88.48 30.2 % $ 61.42 $ 35.22 74.4 % Hotel Operating Statistics by Service Level - All Hotels(1) RETURN TO TABLE OF CONTENTS All operating data presented are based upon the operating results provided by our managers and tenants for the indicated periods. We have not independently verified our managers' or tenants' operating data. (1) Results of all hotels owned as of March 31, 2022. Excludes the results of hotels sold during the periods presented. (2) Includes operating data for periods prior to when certain hotels were managed by Sonesta.

Supplemental Q1 2022 23 (dollars in thousands) Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Number of hotels 295 295 295 295 295 Room revenues $ 254,623 $ 266,272 $ 291,663 $ 243,054 $ 147,785 Food and beverage revenues 25,145 30,429 24,989 18,428 7,834 Other revenues 12,614 12,973 13,697 12,389 7,889 Hotel operating revenues - comparable hotels 292,382 309,674 330,349 273,871 163,508 Rooms expenses 86,475 87,792 90,006 78,782 55,101 Food and beverage expenses 22,233 25,558 20,356 15,114 8,676 Other direct and indirect expenses 126,378 122,562 124,598 107,024 110,530 Management fees 11,554 12,409 12,543 10,524 5,152 Real estate taxes, insurance and other 35,490 27,317 28,468 29,774 30,192 FF&E reserves (10) 1,794 1,236 1,411 1,135 764 Hotel operating expenses - comparable hotels 283,924 276,874 277,382 242,354 210,414 Hotel EBITDA $ 8,458 $ 32,800 $ 52,967 $ 31,517 $ (46,906) Hotel EBITDA Margin 2.9 % 10.6 % 16.0 % 11.5 % (28.7) % Hotel operating revenues (GAAP) (1) $ 297,406 $ 317,215 $ 338,375 $ 280,135 $ 168,953 Add (less) Hotel operating revenues from non-comparable hotels (5,024) (7,541) (8,026) (6,264) (5,445) Hotel operating revenues - comparable hotels $ 292,382 $ 309,674 $ 330,349 $ 273,871 $ 163,508 Hotel operating expenses (GAAP) (1) $ 290,343 $ 286,968 $ 285,233 $ 243,183 $ 195,352 Add (less) — — — — — Hotel operating expenses from non-comparable hotels (8,276) (11,951) (9,883) (7,891) 3,285 Reduction for security deposit and guaranty fundings, net (3) — — — 5,306 10,392 FF&E reserves from managed hotel operations (10) 1,236 1,236 1,411 1,135 764 Other (11) 621 621 621 621 621 Hotel operating expenses - comparable hotels $ 283,924 $ 276,874 $ 277,382 $ 242,354 $ 210,414 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels RETURN TO TABLE OF CONTENTS See accompanying notes on page 11.

Supplemental Q1 2022 24 (dollars in thousands) For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Number of hotels 298 303 304 310 310 Room revenues $ 258,620 $ 272,458 $ 298,607 $ 248,618 $ 152,728 Food and beverage revenues 25,902 31,503 25,822 18,933 8,172 Other revenues 12,884 13,254 13,946 12,584 8,053 Hotel operating revenues 297,406 317,215 338,375 280,135 168,953 Rooms expenses 88,743 90,705 93,035 80,910 56,578 Food and beverage expenses 23,234 26,768 21,415 15,659 9,042 Other direct and indirect expenses 127,017 126,208 125,080 107,533 99,766 Management fees 11,332 11,869 12,710 10,661 5,238 Real estate taxes, insurance and other 40,638 32,039 33,614 34,347 35,741 FF&E reserves (10) 1,222 1,236 1,411 1,135 764 Hotel operating expenses 292,186 288,825 287,265 250,245 207,129 Hotel EBITDA $ 5,220 $ 28,390 $ 51,110 $ 29,890 $ (38,176) Hotel EBITDA Margin 1.8 % 8.9 % 15.1 % 10.7 % (22.6) % Hotel operating expenses (GAAP) (1) $ 290,343 $ 286,968 $ 285,233 $ 243,183 $ 195,352 Add (less) Reduction for security deposit and guaranty fundings, net (3) — — — 5,306 10,392 FF&E reserves from managed hotel operations (10) 1,222 1,236 1,411 1,135 764 Other (11) 621 621 621 621 621 Hotel operating expenses $ 292,186 $ 288,825 $ 287,265 $ 250,245 $ 207,129 Calculation and Reconciliation of Hotel EBITDA - All Hotels RETURN TO TABLE OF CONTENTS See accompanying notes on page 11.

Supplemental Q1 2022 25 Brand No. of Buildings Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Rent Coverage 1. TravelCenters of America 134 3,720,693 $ 2,289,189 44.8 % $ 168,012 45.2 % 2.35x 2. Petro Stopping Centers 45 1,470,004 1,021,226 20.0 % 78,099 21.0 % 2.10x 3. AMC Theatres 11 575,967 102,580 2.0 % 7,751 2.1 % 0.52x 4. The Great Escape 14 542,666 98,242 1.9 % 7,140 1.9 % 7.79x 5. Life Time Fitness 3 420,335 92,617 1.8 % 5,770 1.6 % 1.81x 6. Buehler's Fresh Foods 5 502,727 76,536 1.5 % 5,657 1.5 % 5.90x 7. Heartland Dental 59 234,274 61,120 1.2 % 4,561 1.2 % 4.60x 8. Norms 10 63,490 53,673 1.0 % 3,232 0.9 % 0.47x 9. Express Oil Change 23 83,825 49,724 1.0 % 3,717 1.0 % 4.34x 10. Regal Cinemas 6 266,546 44,476 0.9 % 3,736 1.0 % 0.47x 11. Pizza Hut 39 164,298 43,982 0.9 % 3,285 0.9 % 1.78x 12. Pilot Travel Centers 3 48,069 41,681 0.8 % 3,215 0.9 % 3.99x 13. Courthouse Athletic Club 4 193,659 39,688 0.8 % 1,850 0.5 % 1.75x 14. Fleet Farm 1 218,248 37,802 0.7 % 2,675 0.7 % 1.97x 15. Church's Chicken 44 58,401 35,370 0.7 % 2,469 0.7 % 1.83x 16. Big Al's 2 111,912 35,214 0.7 % 2,336 0.6 % 0.85x 17. B&B Theatres 4 261,300 34,369 0.7 % 2,625 0.7 % 0.13x 18. America's Auto Auction 6 72,338 34,314 0.7 % 3,216 0.9 % 5.93x 19. Burger King 21 68,710 34,289 0.7 % 2,078 0.6 % 2.15x 20. Hardee's 19 62,792 31,844 0.6 % 2,120 0.6 % 2.34x 21. Martin's 16 81,909 31,144 0.6 % 2,252 0.6 % 2.44x 22. Arby's 19 57,868 29,166 0.6 % 1,670 0.4 % 4.17x 23. Creme de la Creme 4 81,929 29,131 0.6 % 2,429 0.7 % 1.22x 24. Mister Car Wash 5 41,456 28,658 0.6 % 2,128 0.6 % 1.74x 25. Popeye's Chicken & Biscuits 20 45,708 28,434 0.6 % 1,972 0.5 % 5.19x 26. Other (1) 269 4,065,976 708,371 13.6 % 48,028 12.7 % 4.14x Total 786 13,515,100 $ 5,112,840 100.0 % $ 372,023 100.0 % 2.67x (1) Consists of 108 distinct brands with an average investment of $2,633 per building. Net Lease Portfolio by Brand As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS TA 065 - Seymour Seymour, IN

Supplemental Q1 2022 26 Industry No. of Buildings Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Rent Coverage 1. Travel Centers 182 5,238,766 $ 3,352,096 65.5% $ 249,325 67.1% 2.29x 2. Restaurants-Quick Service 226 681,495 301,088 5.9% 20,287 5.5% 2.90x 3. Restaurants-Casual Dining 53 415,547 192,170 3.9% 11,434 3.1% 1.92x 4. Movie Theaters 22 1,152,845 190,725 3.7% 14,712 4.0% 0.47x 5. Health and Fitness 13 873,258 185,458 3.6% 10,588 2.8% 1.89x 6. Grocery Stores 19 1,020,819 129,219 2.5% 9,191 2.5% 5.51x 7. Home Goods and Leisure 20 632,465 118,899 2.3% 9,065 2.4% 7.79x 8. Medical, Dental Office 71 421,306 118,098 2.3% 9,369 2.5% 4.42x 9. Automotive Equipment & Services 64 219,107 98,473 1.9% 7,132 1.9% 3.19x 10. Entertainment 4 202,779 61,436 1.2% 4,367 1.2% 2.48x 11. Automotive Dealers 8 137,979 60,119 1.2% 5,087 1.4% 6.95x 12. General Merchandise Stores 5 406,786 56,321 1.1% 3,892 1.0% 3.28x 13. Educational Services 9 220,758 55,647 1.1% 4,376 1.2% 1.42x 14. Miscellaneous Manufacturing 6 708,772 29,837 0.6% 2,228 0.6% 17.27x 15. Building Materials 27 429,798 31,317 0.6% 2,644 0.7% 4.20x 16. Car Washes 5 41,456 28,658 0.6% 2,128 0.6% 1.74x 17. Drug Stores and Pharmacies 7 67,423 19,251 0.4% 1,258 0.3% 1.61x 18. Sporting Goods 3 120,847 17,596 0.3% 1,081 0.2% 5.21x 19. Legal Services 5 29,757 11,362 0.2% 1,119 0.2% (2.75)x 20. Dollar Stores 3 27,593 2,971 0.1% 189 0.1% 2.64x 21. Other (1) 5 160,901 16,538 0.3% 2,551 0.7% 2.10 22. Vacant 29 304,643 35,561 0.7% — —% n/a Total 786 13,515,100 $ 5,112,840 100.0% $ 372,023 100.0% 2.67x (1) Consists of miscellaneous businesses with an average investment of $3,308 per building. Net Lease Portfolio by Industry As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS 44905 Mound Road Sterling Heights, MI

Supplemental Q1 2022 27 Tenant Brand Affiliation No. of Buildings Square Feet Investment Percent of Total Investment Annualized Minimum Rent Percent of Total Annualized Minimum Rent Weighted Average Lease Term Rent Coverage 1. TravelCenters of America Inc.(1) TravelCenters of America / Petro Stopping Centers 179 5,190,696 $ 3,310,415 64.7 % $ 246,110 66.2 % 10.69 2.18x 2. American Multi-Cinema, Inc. AMC Theatres 11 575,967 102,580 2.0 % 7,751 2.1 % 0.83 0.33x 3. Universal Pool Co., Inc. The Great Escape 14 542,666 98,242 1.9 % 7,140 1.9 % 5.42 7.79x 4. Healthy Way of Life II, LLC Life Time Fitness 3 420,335 92,617 1.8 % 5,770 1.6 % 13.25 1.24x 5. Styx Acquisition, LLC Buehler's Fresh Foods 5 502,727 76,536 1.5 % 5,657 1.5 % 10.59 5.90x 6. Professional Resource Development, Inc. Heartland Dental 59 234,274 61,120 1.2 % 4,561 1.2 % 4.00 4.60x 7. Norms Restaurants, LLC Norms 10 63,490 53,673 1.0 % 3,232 0.9 % 23.27 0.47x 8. Express Oil Change, L.L.C. Express Oil Change 23 83,825 49,724 1.0 % 3,717 1.0 % 13.00 4.34x 9. Regal Cinemas, Inc. Regal Cinemas 6 266,546 44,476 0.9 % 3,736 1.0 % 5.67 0.37x 10. Pilot Travel Centers LLC Flying J Travel Plaza 3 48,069 41,681 0.8 % 3,215 0.9 % 6.73 3.99x Sub-total, Top 10 313 7,928,595 3,931,064 76.8 % 290,889 78.3 % 10.30 2.37x 11. Other (2) Various 473 5,586,505 1,181,776 23.2 % 81,134 21.7 % 8.96 3.76x Total 786 13,515,100 $ 5,112,840 100.0 % $ 372,023 100.0 % 10.01 2.67x (1) TA is our largest tenant. As of March 31, 2022, we leased 179 travel centers (134 under the TravelCenters of America brand and 45 under the Petro Stopping Centers brand) to a subsidiary of TA under five master leases that expire in 2029, 2031, 2032, 2033 and 2035, respectively. TA has two renewal options for 15 years each for each lease for all of the travel centers under the lease. In addition to the payment of our minimum rent, these leases provide for payment to us of percentage rent based on increases in total non-fuel revenues over base levels (3.5% of non-fuel revenues above threshold amounts defined in the leases). TA's remaining deferred rent obligation of $17,612 is due in quarterly installments of $4,404 through January 31, 2023. (2) Consists of 164 tenants with an average investment of $7,206. Net Lease Portfolio by Tenant (Top 10) As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 28 Year (1) Square Feet Annualized Minimum Rent Expiring Percent of Total Annualized Minimum Rent Expiring Cumulative % of Total Annualized Minimum Rent Expiring 2022 210,412 2,390 0.6% 0.6% 2023 315,142 2,799 0.8% 1.4% 2024 779,371 11,656 3.1% 4.5% 2025 436,043 8,906 2.4% 6.9% 2026 1,077,985 12,030 3.2% 10.1% 2027 1,050,075 13,674 3.7% 13.8% 2028 546,300 9,178 2.5% 16.3% 2029 1,343,309 48,441 13.0% 29.3% 2030 138,590 4,158 1.1% 30.4% 2031 1,313,222 48,778 13.1% 43.5% 2032 1,275,277 53,485 14.4% 57.9% 2033 1,146,326 51,938 14.0% 71.9% 2034 122,877 4,057 1.1% 73.0% 2035 2,234,644 80,285 21.6% 94.6% 2036 552,708 7,529 2.0% 96.6% 2037 4,970 421 0.1% 96.7% 2038 44,484 1,108 0.3% 97.0% 2039 134,901 3,209 0.9% 97.9% 2040 115,142 2,406 0.6% 98.5% 2041 223,043 2,189 0.6% 99.1% 2042 57,499 155 —% 99.1% 2043 — — —% 99.1% 2044 — — —% 99.1% 2045 63,489 3,232 0.9% 100.0% Total 13,185,809 372,024 100.0% Weighted Average Lease Term 8.9 years 10.0 years (1) The year of lease expiration is pursuant to contract terms. Net Lease Portfolio - Expiration Schedule As of March 31, 2022 (dollars in thousands) RETURN TO TABLE OF CONTENTS 2942 Carlson Drive Hammond, IN

Supplemental Q1 2022 29 As of and For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Properties (end of period) 786 788 794 796 798 Total square feet 13,515,100 13,522,060 13,574,656 13,587,068 13,452,608 Square feet leased 13,185,809 13,266,385 13,332,049 13,380,458 13,251,939 Percentage leased 97.6 % 98.1 % 98.2 % 98.5 % 98.5 % As of and For the Three Months Ended 3/31/2022 12/31/2021 9/30/2021 6/30/2021 3/31/2021 Vacant properties beginning of period 30 30 32 30 18 Vacant property sales / leased (3) (2) (2) (1) (1) Lease terminations 2 2 — 3 13 Vacant properties end of the period 29 30 30 32 30 Net Lease Portfolio - Occupancy Summary As of March 31, 2022 RETURN TO TABLE OF CONTENTS 457 W. Broadway Road Tempe, AZ

Supplemental Q1 2022 30 Non-GAAP Financial Measures We present certain “non-GAAP financial measures” within the meaning of the applicable Securities and Exchange Commission, or SEC, rules, including FFO, Normalized FFO, EBITDA, Hotel EBITDA, Adjusted Hotel EBITDA, EBITDAre and Adjusted EBITDAre. These measures do not represent cash generated by operating activities in accordance with GAAP and should not be considered alternatives to net income (loss) as indicators of our operating performance or as measures of our liquidity. These measures should be considered in conjunction with net income (loss) as presented in our condensed consolidated statements of income (loss). We consider these non-GAAP measures to be appropriate supplemental measures of operating performance for a REIT, along with net income (loss). We believe these measures provide useful information to investors because by excluding the effects of certain historical amounts, such as depreciation and amortization expense, they may facilitate a comparison of our operating performance between periods and with other REITs and, in the case of Hotel EBITDA, reflecting only those income and expense items that are generated and incurred at the hotel level may help both investors and management to understand the operations of our hotels. FFO and Normalized FFO: We calculate funds from operations, or FFO, and Normalized FFO as shown on page 9. FFO is calculated on the basis defined by The National Association of Real Estate Investment Trusts, or Nareit, which is net income (loss), calculated in accordance with GAAP, excluding any gain or loss on sale of properties and loss on impairment of real estate assets, if any, plus real estate depreciation and amortization, less any unrealized gains and losses on equity securities, as well as adjustments to reflect our share of FFO attributable to an investee and certain other adjustments currently not applicable to us. In calculating Normalized FFO, we adjust for the items shown on page 9. FFO and Normalized FFO are among the factors considered by our Board of Trustees when determining the amount of distributions to our shareholders. Other factors include, but are not limited to, requirements to satisfy our REIT distribution requirements, limitations in our credit agreement and public debt covenants, the availability to us of debt and equity capital, our distribution rate as a percentage of the trading price of our common shares, or dividend yield, and to the dividend yield of other REITs, our expectation of our future capital requirements and operating performance and our expected needs for and availability of cash to pay our obligations. Other real estate companies and REITs may calculate FFO and Normalized FFO differently than we do. EBITDA, EBITDAre and Adjusted EBITDAre: We calculate earnings before interest, taxes, depreciation and amortization, or EBITDA, EBITDA for real estate, or EBITDAre, and Adjusted EBITDAre as shown on page 10. EBITDAre is calculated on the basis defined by Nareit, which is EBITDA, excluding gains and losses on the sale of real estate, loss on impairment of real estate assets, if any, and adjustments to reflect our share of EBITDAre attributable to an investee. In calculating Adjusted EBITDAre, we adjust for the items shown on page 10. Other real estate companies and REITs may calculate EBITDA, EBITDAre and Adjusted EBITDAre differently than we do. Hotel EBITDA: We calculate Hotel EBITDA as hotel operating revenues less hotel operating expenses of all managed and leased hotels, prior to any adjustments required for presentation in our condensed consolidated statements of income (loss) in accordance with GAAP. We believe that Hotel EBITDA provides useful information to management and investors as a key measure of the profitability of our hotel operations. Other Definitions Adjusted Total Assets and Total Unencumbered Assets: Adjusted total assets and total unencumbered assets include original cost of real estate assets calculated in accordance with GAAP before impairment write-downs, if any, and exclude depreciation and amortization, accounts receivable and intangible assets. Annualized Dividend Yield: Annualized dividend yield is the annualized dividend paid during the period divided by the closing price of our common shares at the end of the period. Average Daily Rate: ADR represents rooms revenue divided by the total number of room nights sold in a given period. ADR provides useful insight on pricing at our hotels and is a measure widely used in the hotel industry. Chain Scale: As characterized by STR, a data benchmark and analytics provider for the lodging industry. Comparable Hotels Data: We present RevPAR, ADR and occupancy for the periods presented on a comparable basis to facilitate comparisons between periods. We generally define comparable hotels as those that we owned on March 31, 2022 and were open and operating since the beginning of the earliest period being compared. For the three months ended March 31, 2022 and 2021, our comparable results excluded three hotels that had suspended operations during part of the periods presented. Consolidated Income Available for Debt Service: Consolidated income available for debt service, as defined in our debt agreements, is earnings from operations excluding interest expense, unrealized gains and losses on equity securities, depreciation and amortization, loss on asset impairment, unrealized appreciation on assets held for sale, gains and losses on early extinguishment of debt, gains and losses on sales of property and amortization of deferred charges. Debt: Debt amounts reflect the principal balance as of the date reported. Net debt means total debt less unrestricted cash and cash equivalents as of the date reported. Non-GAAP Financial Measures and Certain Definitions RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 31 FF&E Reserve: Various percentages of total sales at certain of our hotels are escrowed as reserves for future renovations or refurbishments, or FF&E reserve escrows. We own all the FF&E reserve escrows for our hotels. FF&E Reserve Deposits Not Funded by Hotel Operations: The operating agreements for our hotels generally provide that, if necessary, we will provide FF&E funding in excess of escrowed reserves. To the extent we make such fundings, our contractual owner's priority returns or rents generally increase by a percentage of the amounts we fund. Gross Book Value of Real Estate Assets: Gross book value of real estate assets is real estate properties at cost plus acquisition related costs, if any, before purchase price allocations, less impairment write-downs, if any. Hotel EBITDA Margin: is Hotel EBITDA as a percentage of hotel operating revenues. Investment: We define hotel investment as historical cost of our properties plus capital improvements funded by us less impairment write-downs, if any, and excludes capital improvements made from FF&E reserves funded from hotel operations that do not result in increases in owner's priority return or rents. We define net lease investment as historical cost of our properties plus capital improvements funded by us less impairment write-downs, if any. Occupancy: Occupancy represents the total number of room nights sold divided by the total number of room nights available at a hotel or group of hotels. Occupancy is an important measure of the utilization rate and demand of our hotels. Owner's priority return: Each of our management agreements or leases with hotel operators provides for payment to us of an annual owner's priority return or minimum rent, respectively. Certain of these minimum payment amounts are secured by full or limited guarantees. In addition, certain of our hotel management agreements provide for payment to us of additional amounts to the extent of available cash flows as defined in the management agreement. Payments of these additional amounts are not guaranteed. Each of our agreements with our net lease tenants provides for payment to us of minimum rent. Certain of these minimum payment amounts are secured by full or limited guarantees. Annualized minimum rent amounts represent cash rent amounts due to us and exclude adjustments, if any, necessary to record scheduled rent changes under certain of our leases, the deferred rent obligations payable to us under our leases with TA and the estimated future payments to us under our TA leases for the cost of removing underground storage tanks at our travel centers on a straight line basis or any reimbursement of expenses paid by us. Rent Coverage: We define rent coverage as earnings before interest, taxes, depreciation, amortization and rent, or EBITDAR, divided by the annual minimum rent due to us weighted by the minimum rent of the property to total minimum rents of the net lease portfolio. EBITDAR amounts used to determine rent coverage are generally for the latest twelve-month period reported based on the most recent operating information, if any, furnished by the tenant. Operating statements furnished by the tenant often are unaudited and, in certain cases, may not have been prepared in accordance with GAAP and are not independently verified by us. Tenants that do not report operating information are excluded from the rent coverage calculations. In instances where we do not have financial information for the most recent quarter from our tenants, we have calculated an implied EBITDAR for the 2022 first quarter using industry benchmark data to reflect current operating trends. We believe using this industry benchmark data provides a reasonable estimate of recent operating results and rent coverage for those tenants. Revenue per Available Room: RevPAR represents rooms revenue divided by the total number of room nights available to guests for a given period. RevPAR is an industry metric correlated to occupancy and ADR and helps measure revenue performance over comparable periods. Total Gross Assets: Total gross assets is total assets plus accumulated depreciation. Non-GAAP Financial Measures and Certain Definitions (Continued) RETURN TO TABLE OF CONTENTS

Supplemental Q1 2022 32 This supplemental operating and financial data may contain forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Whenever we use words such as “believe,” “expect,” “anticipate,” “intend,” “plan,” “estimate,” “will,” “may” and negatives or derivatives of these or similar expressions, we are making forward-looking statements. These forward-looking statements are based upon our present intent, beliefs or expectations, but forward-looking statements are not guaranteed to occur and may not occur. Actual results may differ materially from those contained in or implied by our forward-looking statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors, some of which are beyond our control. The information contained in our filings with the SEC, including under “Risk Factors” in our periodic reports, or incorporated therein, identifies important factors that could cause our actual results to differ materially from those stated in or implied by our forward-looking statements. Our filings with the SEC are available on the SEC's website at www.sec.gov. You should not place undue reliance upon our forward-looking statements. Except as required by law, we do not intend to update or change any forward-looking statements as a result of new information, future events or otherwise. Warning Concerning Forward-Looking Statements RETURN TO TABLE OF CONTENTS