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

Date of report (Date of earliest event reported): October 30, 2020

W. P. Carey Inc.

(Exact Name of Registrant as Specified in its Charter)

Maryland		001-13779	45-4549771
(State of incorporation)		(Commission File Number)	(IRS Employer Identification No.)
50 Rockefeller Plaza,
New York,	New York		10020
(Address of principal executive offices)			(Zip Code)

Registrant’s telephone number, including area code: (212) 492-1100

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, $0.001 Par Value	WPC	New York Stock Exchange

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

☐ 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))

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 October 30, 2020, W. P. Carey Inc. (the “Company”) issued an earnings release announcing its financial results for the quarter ended September 30, 2020. A copy of the earnings release is attached as Exhibit 99.1.

The information furnished pursuant to this Item 2.02, including Exhibit 99.1, shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liability of that Section, and shall not be incorporated by reference into any filing under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act.

Item 7.01 Regulation FD Disclosure.

On October 30, 2020, the Company made available certain unaudited supplemental financial information at September 30, 2020. Copies of this supplemental information are attached as Exhibits 99.2 and 99.3.

The information furnished pursuant to this Item 7.01, including Exhibits 99.2 and 99.3, shall not be deemed to be “filed” for the purposes of Section 18 of the Exchange Act, or otherwise subject to the liability of that Section, and shall not be incorporated by reference into any filing under the Securities Act or the Exchange Act.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits

Exhibit No.	Description
99.1	Earnings release of the Company for the quarter ended September 30, 2020.
99.2	Supplemental financial information of the Company at September 30, 2020.
99.3	COVID-19 Update: October 30, 2020.
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, thereunto duly authorized.

			W. P. Carey Inc.
Date:	October 30, 2020	By:	/s/ ToniAnn Sanzone
			ToniAnn Sanzone
			Chief Financial Officer

EX-99.1

Exhibit 99.1

FOR IMMEDIATE RELEASE

Institutional Investors:

Peter Sands

W. P. Carey Inc.

212-492-1110

institutionalir@wpcarey.com

Individual Investors:

W. P. Carey Inc.

212-492-8920

ir@wpcarey.com

Press Contact:

Guy Lawrence

Ross & Lawrence

212-308-3333

gblawrence@rosslawpr.com

W. P. Carey Inc. Announces Third Quarter 2020 Financial Results

New York, NY – October 30, 2020 – W. P. Carey Inc. (NYSE: WPC) (W. P. Carey or the Company), a net lease real estate investment trust, today reported its financial results for the third quarter ended September 30, 2020.

Financial Highlights

•Net income attributable to W. P. Carey of $149.4 million, or $0.85 per diluted share, including Real Estate segment net income attributable to W. P. Carey of $147.0 million, or $0.84 per diluted share

•AFFO of $202.0 million, or $1.15 per diluted share, including Real Estate segment AFFO of $196.8 million, or $1.12 per diluted share

•2020 AFFO guidance reinstated with a range of $4.65 to $4.75 per diluted share, including Real Estate AFFO of between $4.51 and $4.61 per diluted share and assuming full year investment volume totaling between $750 million and $1 billion

•Quarterly cash dividend raised to $1.044 per share, equivalent to an annualized dividend rate of $4.176 per share

Real Estate Portfolio

•Overall collection rate of 98% for 2020 third quarter rent due and 99% for October rent due

•Investment volume of $566.9 million year to date, including $515.9 million during the first nine months and $51.0 million subsequent to quarter end

•Gross disposition proceeds of $63.3 million during the third quarter, bringing total dispositions for the first nine months to $179.7 million

•Portfolio occupancy of 98.9%

•Weighted-average lease term of 10.6 years

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 1

Balance Sheet and Capitalization

•During the 2020 third quarter, the Company settled a portion of the equity forward sales agreements entered into in the second quarter, issuing 1,488,291 shares of common stock for net proceeds of $100 million

•Subsequent to quarter end, the Company issued $500 million of 2.400% Senior Unsecured Notes due 2031

MANAGEMENT COMMENTARY

“Our third quarter results reflect the consistently high rent collections our portfolio has generated since the start of the pandemic, including a 98% collection rate for the period. I’m also pleased to say that after a pause in deal flow due to the pandemic we’ve resumed external investment activity and, given increased visibility into our pipeline, reinstated AFFO guidance” said Jason Fox, Chief Executive Officer of W. P. Carey. “The strength of our collections and balance sheet ensure we’re well positioned amid renewed uncertainty over the course of the pandemic. And with a robust pipeline, ample liquidity and having locked in a cost of capital that supports accretive investments, we’re equally well positioned to execute on the growing number of transaction opportunities before us.”

QUARTERLY FINANCIAL RESULTS

Revenues

•Total Company: Revenues, including reimbursable costs, for the 2020 third quarter totaled $302.4 million, down 4.9% from $318.0 million for the 2019 third quarter.

•Real Estate: Real Estate revenues, including reimbursable costs, for the 2020 third quarter were $297.4 million, down 1.8% from $302.8 million for the 2019 third quarter. For the 2019 third quarter, lease termination and other income included $8.3 million of proceeds from a bankruptcy claim. Lease revenues increased, primarily through the combined impact of net acquisitions, the strengthening of foreign currencies in relation to the U.S. dollar between the periods and rent escalations, partly offset by the impact of the COVID-19 pandemic on rent collections during the 2020 third quarter. In addition, operating revenues for the 2019 third quarter reflected the operations of a hotel operating property that was disposed in the 2020 first quarter.

•Investment Management: Investment Management revenues, including reimbursable costs, for the 2020 third quarter were $5.0 million, down 67.3% from $15.3 million for the 2019 third quarter, due primarily to lower asset management revenues and reimbursable costs resulting from the management internalization by Carey Watermark Investors Incorporated (CWI 1) and Carey Watermark Investors 2 Incorporated (CWI 2).

Net Income Attributable to W. P. Carey

•Net income attributable to W. P. Carey for the 2020 third quarter was $149.4 million, up 261.7% from $41.3 million for the 2019 third quarter. Net income from Real Estate attributable to W. P. Carey was $147.0 million, which increased due primarily to a mark-to-market gain of $48.8 million for the Company’s investment in shares of a cold storage operator, impairment charges totaling $25.8 million recognized during the prior year period, a higher aggregate gain on sale of real estate and the impact of net acquisitions. Net income from Investment Management attributable to W. P. Carey was $2.4 million, which decreased due primarily to the cessation of Investment Management revenues and distributions previously earned from CWI 1 and CWI 2.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 2

Adjusted Funds from Operations (AFFO)

•AFFO for the 2020 third quarter was $1.15 per diluted share, down 11.5% from $1.30 per diluted share for the 2019 third quarter. AFFO from the Company’s Real Estate segment (Real Estate AFFO) was $1.12 per diluted share, which decreased due primarily to higher lease termination and other income during the 2019 third quarter and, to a lesser extent, the impact of COVID-19 on rent collections during the 2020 third quarter, partly offset by the accretive impact of net investment activity and rent escalations. AFFO from the Company’s Investment Management segment was $0.03 per diluted share, which declined, reflecting the Company’s continued move out of Investment Management through the management internalization by CWI 1 and CWI 2, resulting in lower asset management fees and distributions from the Company’s special general partner interests. Segment AFFO also reflects the full allocation of general and administrative expenses to the Company’s Real Estate segment.

Note: Further information concerning AFFO and Real Estate AFFO, which are both non-GAAP supplemental performance metrics, is presented in the accompanying tables and related notes.

Dividend

•As previously announced, on September 17, 2020 the Company’s Board of Directors declared a quarterly cash dividend of $1.044 per share, equivalent to an annualized dividend rate of $4.176 per share. The dividend was paid on October 15, 2020 to stockholders of record as of September 30, 2020.

AFFO GUIDANCE

•The Company has reinstated its guidance for the 2020 full year, and expects to report total AFFO of between $4.65 and $4.75 per diluted share, including Real Estate AFFO of between $4.51 and $4.61 per diluted share, based on the following key assumptions:

(i) investments for the Company's Real Estate portfolio of between $750 million and $1 billion;

(ii) dispositions from the Company's Real Estate portfolio of between $300 million and $350 million; and

(iii) total general and administrative expenses of between $76 million and $79 million.

Note: The Company does not provide guidance on net income. The Company only provides guidance on total AFFO (and Real Estate AFFO) and does not provide a reconciliation of this forward-looking non-GAAP guidance to net income due to the inherent difficulty in quantifying certain items necessary to provide such reconciliation as a result of their unknown effect, timing and potential significance. Examples of such items include impairments of assets, gains and losses from sales of assets and depreciation and amortization from new acquisitions.

BALANCE SHEET AND CAPITALIZATION

Liquidity

•As of September 30, 2020, the Company had approximately $1.9 billion of total liquidity, including $1.6 billion of capacity available on the Company’s Senior Unsecured Credit Facility, available net proceeds under the forward sale agreements of $166 million and cash and cash equivalents of $152 million.

Forward Equity Offering

•During the 2020 third quarter, the Company settled a portion of its forward sale agreements, issuing 1,488,291 shares for net proceeds of $100 million. As of September 30, 2020, the Company had the ability to settle the remaining 2,510,709 shares under the forward sale agreements by December 17, 2021, for anticipated net proceeds of approximately $166 million.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 3

Bond Issuance – Subsequent to Quarter End

•As previously announced, on October 14, 2020, the Company completed an underwritten public offering of $500 million aggregate principal amount of 2.400% Senior Notes due February 1, 2031. The Company intends to use the net proceeds from the offering to repay certain indebtedness, including amounts outstanding under the Company’s unsecured revolving credit facility (which was used in part to repay secured mortgage debt outstanding), to fund potential future acquisitions and for general corporate purposes.

REAL ESTATE

COVID-19 Update on Rent Collections

•The Company received 98% of contractual base rent that was due in the 2020 third quarter and 99% of contractual base rent that was due in October.

•2020 third quarter collection rates by property type were:

Industrial	99%
Warehouse	94%
Office	100%
Retail	100%
Fitness, theater and restaurant	65%
Self Storage (net lease)	100%
Other	98%

•2020 third quarter collection rates by geography were:

U.S.	97%
Europe	99%
Other	100%

Investments

•During the 2020 third quarter, the Company completed investments totaling $112.0 million, consisting of two acquisitions for $84.0 million in aggregate and one capital investment project at a cost of $28.0 million, bringing total investment volume for the nine months ended September 30, 2020 to $515.9 million.

•Subsequent to quarter end, the Company completed one additional investment for $51.0 million, bringing total investment volume year to date to $566.9 million.

•As of September 30, 2020, the Company had six capital investment projects outstanding for an expected total investment of approximately $172.0 million, of which one project totaling $3.0 million is currently expected to be completed during the 2020 fourth quarter.

Dispositions

•During the 2020 third quarter, the Company disposed of four properties for gross proceeds of $63.3 million, bringing total disposition proceeds for the nine months ended September 30, 2020 to $179.7 million.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 4

Composition

•As of September 30, 2020, the Company’s net lease portfolio consisted of 1,215 properties, comprising 142 million square feetleased to 351 tenants, with a weighted-average lease term of 10.6 years and an occupancy rate of 98.9%. In addition, the Company owned 19 self-storage operating properties and one hotel operating property, totaling approximately 1.4 million square feet.

* * * * *

Supplemental Information

The Company has provided supplemental unaudited financial and operating information regarding the 2020 third quarter and certain prior quarters, including a description of non-GAAP financial measures and reconciliations to GAAP measures, in a Current Report on Form 8-K filed with the Securities and Exchange Commission (SEC) on October 30, 2020, and made available on the Company’s website at ir.wpcarey.com/investor-relations.

* * * * *

Live Conference Call and Audio Webcast Scheduled for 10:00 a.m. Eastern Time

Please dial in at least 10 minutes prior to the start time.

Date/Time: Friday, October 30, 2020 at 10:00 a.m. Eastern Time

Call-in Number: 1-877-465-1289 (U.S.) or +1-201-689-8762 (international)

Live Audio Webcast and Replay: www.wpcarey.com/earnings

* * * * *

W. P. Carey Inc.

W. P. Carey ranks among the largest net lease REITs with an enterprise value of approximately $18 billion and a diversified portfolio of operationally-critical commercial real estate that includes 1,215 net lease properties covering approximately 142 million square feet as of September 30, 2020. For nearly five decades, the company has invested in high-quality single-tenant industrial, warehouse, office, retail and self-storage properties subject to long-term net leases with built-in rent escalators. Its portfolio is located primarily in the U.S. and Northern and Western Europe and is well-diversified by tenant, property type, geographic location and tenant industry. 

www.wpcarey.com

* * * * *

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 5

Cautionary Statement Concerning Forward-Looking Statements and COVID-19 Update on Rent Collections

Certain of the matters discussed in this communication constitute forward-looking statements within the meaning of the Securities Act of 1933 and the Exchange Act of 1934, both as amended by the Private Securities Litigation Reform Act of 1995. The forward-looking statements include, among other things, statements regarding the intent, belief or expectations of W. P. Carey and can be identified by the use of words such as “may,” “will,” “should,” “would,” “assume,” “outlook,” “seek,” “plan,” “believe,” “expect,” “anticipate,” “intend,” “estimate,” “forecast” and other comparable terms. These forward-looking statements include, but are not limited to, statements made by Mr. Fox regarding our outlook and transaction opportunities. These statements are based on the current expectations of our management and it is important to note that our actual results could be materially different from those projected in such forward-looking statements. There are a number of risks and uncertainties that could cause actual results to differ materially from the forward-looking statements. Other unknown or unpredictable risks or uncertainties, like the risks related to the effects of pandemics and global outbreaks of contagious diseases or the fear of such outbreaks (such as the current COVID-19 pandemic) and those additional risk factors discussed in reports that we have filed with the SEC could also have material adverse effects on our future results, performance or achievements. Discussions of some of these other important factors and assumptions are contained in W. P. Carey’s filings with the SEC and are available at the SEC’s website at http://www.sec.gov, including Part II, Item 1A. Risk Factors in W. P. Carey’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2020 and Part I, Item 1A. Risk Factors in W. P. Carey’s Annual Report on Form 10-K for the year ended December 31, 2019. In light of these risks, uncertainties, assumptions and factors, the forward-looking events discussed in this communication may not occur. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this communication, unless noted otherwise. Except as required under the federal securities laws and the rules and regulations of the SEC, W. P. Carey does not undertake any obligation to release publicly any revisions to the forward-looking statements to reflect events or circumstances after the date of this communication or to reflect the occurrence of unanticipated events.

In addition, given the significant uncertainty regarding the duration and severity of the impact of the COVID-19 pandemic, the Company is unable to predict its tenants’ continued ability to pay rent. Therefore, information provided regarding historical rent collections should not serve as an indication of expected future rent collections. Additional details regarding the Company’s update relating to COVID-19 can be found in a presentation furnished as Exhibit 99.3 of the Current Report on Form 8-K filed on October 30, 2020.

* * * * *

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 6

W. P. CAREY INC.

Consolidated Balance Sheets (Unaudited)

(in thousands, except share and per share amounts)

	September 30, 2020		December 31, 2019
Assets
Investments in real estate:
Land, buildings and improvements (a)	$	10,560,534	$	9,856,191
Net investments in direct financing leases	715,541		896,549
In-place lease intangible assets and other	2,243,117		2,186,851
Above-market rent intangible assets	900,503		909,139
Investments in real estate	14,419,695		13,848,730
Accumulated depreciation and amortization (b)	(2,382,971)		(2,035,995)
Assets held for sale, net (c)	10,626		104,010
Net investments in real estate	12,047,350		11,916,745
Equity investments in the Managed Programs and real estate (d)	288,444		324,004
Cash and cash equivalents	152,215		196,028
Due from affiliates	4,347		57,816
Other assets, net	793,079		631,637
Goodwill	904,075		934,688
Total assets	$	14,189,510	$	14,060,918
Liabilities and Equity
Debt:
Senior unsecured notes, net	$	4,513,243	$	4,390,189
Unsecured term loans, net	304,221		—
Unsecured revolving credit facility	182,799		201,267
Non-recourse mortgages, net	1,234,197		1,462,487
Debt, net	6,234,460		6,053,943
Accounts payable, accrued expenses and other liabilities	549,899		487,405
Below-market rent and other intangible liabilities, net	192,445		210,742
Deferred income taxes	137,460		179,309
Dividends payable	185,877		181,346
Total liabilities	7,300,141		7,112,745
Preferred stock, $0.001 par value, 50,000,000 shares authorized; none issued	—		—
Common stock, $0.001 par value, 450,000,000 shares authorized; 175,396,158 and 172,278,242 shares, respectively, issued and outstanding	175		172
Additional paid-in capital	8,919,520		8,717,535
Distributions in excess of accumulated earnings	(1,800,875)		(1,557,374)
Deferred compensation obligation	42,014		37,263
Accumulated other comprehensive loss	(273,124)		(255,667)
Total stockholders’ equity	6,887,710		6,941,929
Noncontrolling interests	1,659		6,244
Total equity	6,889,369		6,948,173
Total liabilities and equity	$	14,189,510	$	14,060,918

________

(a)Includes $83.5 million and $83.1 million of amounts attributable to operating properties as of September 30, 2020 and December 31, 2019, respectively.

(b)Includes $1.2 billion and $1.0 billion of accumulated depreciation on buildings and improvements as of September 30, 2020 and December 31, 2019, respectively, and $1.2 billion and $1.1 billion of accumulated amortization on lease intangibles as of September 30, 2020 and December 31, 2019, respectively.

(c)At September 30, 2020, we had two properties classified as Assets held for sale, net, one of which was sold in October 2020. At December 31, 2019, we had one hotel operating property classified as Assets held for sale, net, which was sold in January 2020.

(d)Our equity investments in real estate totaled $236.9 million and $194.4 million as of September 30, 2020 and December 31, 2019, respectively. Our equity investments in the Managed Programs totaled $51.6 million and $129.6 million as of September 30, 2020 and December 31, 2019, respectively.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 7

W. P. CAREY INC.

Quarterly Consolidated Statements of Income (Unaudited)

(in thousands, except share and per share amounts)

	Three Months Ended
	September 30, 2020		June 30, 2020		September 30, 2019
Revenues
Real Estate:
Lease revenues	$	293,856	$	280,303	$	278,839
Operating property revenues	1,974		1,427		9,538
Lease termination income and other	1,565		1,917		14,377
	297,395		283,647		302,754
Investment Management:
Asset management revenue	3,748		4,472		9,878
Reimbursable costs from affiliates	1,276		2,411		4,786
Structuring and other advisory revenue	—		—		587
	5,024		6,883		15,251
	302,419		290,530		318,005
Operating Expenses
Depreciation and amortization	108,351		107,477		109,517
General and administrative	19,399		17,472		17,210
Reimbursable tenant costs	15,728		13,796		15,611
Property expenses, excluding reimbursable tenant costs	11,923		11,651		10,377
Stock-based compensation expense	4,564		2,918		4,747
Operating property expenses	1,594		1,388		8,547
Reimbursable costs from affiliates	1,276		2,411		4,786
Merger and other expenses	(596)		1,074		70
Subadvisor fees	—		192		1,763
Impairment charges	—		—		25,781
	162,239		158,379		198,409
Other Income and Expenses
Interest expense	(52,537)		(52,182)		(58,626)
Other gains and (losses) (a)	45,113		8,847		(12,402)
Gain on sale of real estate, net	20,933		—		71
Equity in earnings of equity method investments in the Managed    Programs and real estate (b)	1,720		33,983		5,769
Loss on change in control of interests (c)	—		—		(8,416)
	15,229		(9,352)		(73,604)
Income before income taxes	155,409		122,799		45,992
Provision for income taxes	(5,975)		(7,595)		(4,157)
Net Income	149,434		115,204		41,835
Net income attributable to noncontrolling interests (b)	(37)		(9,904)		(496)
Net Income Attributable to W. P. Carey	$	149,397	$	105,300	$	41,339
Basic Earnings Per Share	$	0.85	$	0.61	$	0.24
Diluted Earnings Per Share	$	0.85	$	0.61	$	0.24
Weighted-Average Shares Outstanding
Basic	174,974,185		173,401,749		172,235,066
Diluted	175,261,812		173,472,755		172,486,506
Dividends Declared Per Share	$	1.044	$	1.042	$	1.036

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 8

W. P. CAREY INC.

Year-to-Date Consolidated Statements of Income (Unaudited)

(in thousands, except share and per share amounts)

	Nine Months Ended September 30,
	2020		2019
Revenues
Real Estate:
Lease revenues	$	856,269	$	811,580
Lease termination income and other	9,991		23,951
Operating property revenues	9,368		40,970
	875,628		876,501
Investment Management:
Asset management revenue	18,109		29,400
Reimbursable costs from affiliates	7,717		12,475
Structuring and other advisory revenue	494		3,163
	26,320		45,038
	901,948		921,539
Operating Expenses
Depreciation and amortization	332,022		335,528
General and administrative	57,616		58,224
Reimbursable tenant costs	42,699		42,699
Property expenses, excluding reimbursable tenant costs	33,649		30,204
Impairment charges	19,420		25,781
Stock-based compensation expense	10,143		13,848
Operating property expenses	8,205		30,015
Reimbursable costs from affiliates	7,717		12,475
Subadvisor fees	1,469		5,615
Merger and other expenses	665		912
	513,605		555,301
Other Income and Expenses
Interest expense	(157,259)		(179,658)
Other gains and (losses)	49,537		(12,118)
Gain on sale of real estate, net	32,684		642
Equity in (losses) earnings of equity method investments in the Managed Programs    and real estate (b) (d)	(10,087)		15,211
Loss on change in control of interests (c)	—		(8,416)
	(85,125)		(184,339)
Income before income taxes	303,218		181,899
Benefit from (provision for) income taxes	28,122		(5,147)
Net Income	331,340		176,752
Net income attributable to noncontrolling interests (b)	(10,553)		(881)
Net Income Attributable to W. P. Carey	$	320,787	$	175,871
Basic Earnings Per Share	$	1.84	$	1.03
Diluted Earnings Per Share	$	1.84	$	1.03
Weighted-Average Shares Outstanding
Basic	173,879,068		170,276,085
Diluted	174,144,038		170,545,665
Dividends Declared Per Share	$	3.126	$	3.102

__________

(a)Amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, non-cash allowance for credit losses on direct financing leases and other assets of $(8.4) million and net gains on foreign currency transactions of $5.2 million.

(b)Amounts for the three months ended June 30, 2020 and nine months ended September 30, 2020 include a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(c)Amounts for the three and nine months ended September 30, 2019 represent a loss recognized on the purchase of the remaining interest in an investment from CPA:17 – Global (CPA:17) in our merger with that former affiliate in October 2018 (the CPA:17 Merger), which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(d)Amount for the nine months ended September 30, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 9

W. P. CAREY INC.

Quarterly Reconciliation of Net Income to Adjusted Funds from Operations (AFFO) (Unaudited)

(in thousands, except share and per share amounts)

	Three Months Ended
	September 30, 2020		June 30, 2020		September 30, 2019
Net income attributable to W. P. Carey	$	149,397	$	105,300	$	41,339
Adjustments:
Depreciation and amortization of real property	107,170		106,264		108,279
Gain on sale of real estate, net	(20,933)		—		(71)
Impairment charges	—		—		25,781
Loss on change in control of interests (a)	—		—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (b) (c)	3,500		(19,117)		4,210
Proportionate share of adjustments for noncontrolling interests (d)	(4)		(588)		(4)
Total adjustments	89,733		86,559		146,611
FFO (as defined by NAREIT) Attributable to W. P. Carey (e)	239,130		191,859		187,950
Adjustments:
Other (gains) and losses (f)	(44,648)		(4,259)		18,618
Straight-line and other rent adjustments (g)	(13,115)		(11,720)		(6,370)
Above- and below-market rent intangible lease amortization, net	12,472		12,956		14,969
Stock-based compensation	4,564		2,918		4,747
Amortization of deferred financing costs	2,932		2,993		2,991
Tax benefit – deferred and other (h)	(715)		(229)		(1,039)
Merger and other expenses	(596)		1,074		70
Other amortization and non-cash items	508		488		379
Proportionate share of adjustments to equity in net income of partially owned entities (c) (i)	1,429		1,251		1,920
Proportionate share of adjustments for noncontrolling interests (d)	(6)		579		(12)
Total adjustments	(37,175)		6,051		36,273
AFFO Attributable to W. P. Carey (e)	$	201,955	$	197,910	$	224,223
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey (e)	$	239,130	$	191,859	$	187,950
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share (e)	$	1.36	$	1.11	$	1.09
AFFO attributable to W. P. Carey (e)	$	201,955	$	197,910	$	224,223
AFFO attributable to W. P. Carey per diluted share (e)	$	1.15	$	1.14	$	1.30
Diluted weighted-average shares outstanding	175,261,812		173,472,755		172,486,506

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 10

W. P. CAREY INC.

Quarterly Reconciliation of Net Income from Real Estate to Adjusted Funds from Operations (AFFO) from Real Estate (Unaudited)

(in thousands, except share and per share amounts)

	Three Months Ended
	September 30, 2020		June 30, 2020		September 30, 2019
Net income from Real Estate attributable to W. P. Carey	$	146,983	$	81,825	$	33,556
Adjustments:
Depreciation and amortization of real property	107,170		106,264		108,279
Gain on sale of real estate, net	(20,933)		—		(71)
Impairment charges	—		—		25,781
Loss on change in control of interests (a)	—		—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (c)	3,500		3,352		4,210
Proportionate share of adjustments for noncontrolling interests (d)	(4)		(588)		(4)
Total adjustments	89,733		109,028		146,611
FFO (as defined by NAREIT) Attributable to W. P. Carey – Real Estate (e)	236,716		190,853		180,167
Adjustments:
Other (gains) and losses (f)	(44,115)		(5,437)		18,956
Straight-line and other rent adjustments (g)	(13,115)		(11,720)		(6,370)
Above- and below-market rent intangible lease amortization, net	12,472		12,956		14,969
Stock-based compensation	4,564		2,918		3,435
Amortization of deferred financing costs	2,932		2,993		2,991
Tax benefit – deferred and other	(2,909)		(3,051)		(1,414)
Merger and other expenses	(1,016)		935		70
Other amortization and non-cash items	508		488		180
Proportionate share of adjustments to equity in net income (loss) of partially owned entities (c) (i)	739		166		(113)
Proportionate share of adjustments for noncontrolling interests (d)	(6)		579		(12)
Total adjustments	(39,946)		827		32,692
AFFO Attributable to W. P. Carey – Real Estate (e)	$	196,770	$	191,680	$	212,859
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey – Real Estate (e)	$	236,716	$	190,853	$	180,167
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share – Real Estate (e)	$	1.35	$	1.10	$	1.04
AFFO attributable to W. P. Carey – Real Estate (e)	$	196,770	$	191,680	$	212,859
AFFO attributable to W. P. Carey per diluted share – Real Estate (e)	$	1.12	$	1.10	$	1.23
Diluted weighted-average shares outstanding	175,261,812		173,472,755		172,486,506

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 11

W. P. CAREY INC.

Year-to-Date Reconciliation of Net Income to Adjusted Funds from Operations (AFFO) (Unaudited)

(in thousands, except share and per share amounts)

	Nine Months Ended September 30,
	2020		2019
Net income attributable to W. P. Carey	$	320,787	$	175,871
Adjustments:
Depreciation and amortization of real property	328,347		331,742
Gain on sale of real estate, net	(32,684)		(642)
Impairment charges	19,420		25,781
Loss on change in control of interests (a)	—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (b) (c) (j)	34,860		13,123
Proportionate share of adjustments for noncontrolling interests (d)	(14)		(65)
Total adjustments	349,929		378,355
FFO (as defined by NAREIT) Attributable to W. P. Carey (e)	670,716		554,226
Adjustments:
Tax benefit – deferred and other (h) (k) (l) (m)	(48,867)		(6,900)
Other (gains) and losses	(39,092)		29,272
Above- and below-market rent intangible lease amortization, net	37,208		47,346
Straight-line and other rent adjustments (g) (n)	(31,927)		(20,603)
Stock-based compensation	10,143		13,848
Amortization of deferred financing costs	9,014		8,489
Other amortization and non-cash items	1,404		2,652
Merger and other expenses	665		912
Proportionate share of adjustments to equity in net income of partially owned entities (c) (i)	6,575		5,257
Proportionate share of adjustments for noncontrolling interests (d)	566		(44)
Total adjustments	(54,311)		80,229
AFFO Attributable to W. P. Carey (e)	$	616,405	$	634,455
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey (e)	$	670,716	$	554,226
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share (e)	$	3.85	$	3.25
AFFO attributable to W. P. Carey (e)	$	616,405	$	634,455
AFFO attributable to W. P. Carey per diluted share (e)	$	3.54	$	3.72
Diluted weighted-average shares outstanding	174,144,038		170,545,665

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 12

W. P. CAREY INC.

Year-to-Date Reconciliation of Net Income from Real Estate to Adjusted Funds from Operations (AFFO) from Real Estate (Unaudited)

(in thousands, except share and per share amounts)

	Nine Months Ended September 30,
	2020		2019
Net income from Real Estate attributable to W. P. Carey	$	329,722	$	147,732
Adjustments:
Depreciation and amortization of real property	328,347		331,742
Gain on sale of real estate, net	(32,684)		(642)
Impairment charges	19,420		25,781
Loss on change in control of interests (a)	—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (c)	10,217		13,123
Proportionate share of adjustments for noncontrolling interests (d)	(14)		(65)
Total adjustments	325,286		378,355
FFO (as defined by NAREIT) Attributable to W. P. Carey – Real Estate (e)	655,008		526,087
Adjustments:
Tax benefit – deferred and other (k)	(43,916)		(1,777)
Other (gains) and losses	(38,579)		28,773
Above- and below-market rent intangible lease amortization, net	37,208		47,346
Straight-line and other rent adjustments (g) (n)	(31,927)		(20,603)
Stock-based compensation	9,452		9,717
Amortization of deferred financing costs	9,014		8,489
Other amortization and non-cash items	1,205		2,192
Merger and other expenses	(213)		912
Proportionate share of adjustments to equity in net income of partially owned entities (c) (i)	631		(87)
Proportionate share of adjustments for noncontrolling interests (d)	566		(44)
Total adjustments	(56,559)		74,918
AFFO Attributable to W. P. Carey – Real Estate (e)	$	598,449	$	601,005
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey – Real Estate (e)	$	655,008	$	526,087
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share – Real Estate (e)	$	3.76	$	3.08
AFFO attributable to W. P. Carey – Real Estate (e)	$	598,449	$	601,005
AFFO attributable to W. P. Carey per diluted share – Real Estate (e)	$	3.44	$	3.52
Diluted weighted-average shares outstanding	174,144,038		170,545,665

__________

(a)Amounts for the three and nine months ended September 30, 2019 represent a loss recognized on the purchase of the remaining interest in a real estate investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(b)Amounts for the three months ended June 30, 2020 and the nine months ended September 30, 2020 include a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(c)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Equity in earnings of equity method investments in the Managed Programs and real estate on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.

(d)Adjustments disclosed elsewhere in this reconciliation are on a consolidated basis. This adjustment reflects our FFO or AFFO on a pro rata basis.

(e)FFO and AFFO are non-GAAP measures. See below for a description of FFO and AFFO.

(f)AFFO amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, allowance for credit losses of $(8.4) million and net gains on foreign currency transactions of $5.2 million. Real Estate AFFO amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, non-cash allowance for credit losses on direct financing leases and other assets of $(8.4) million and net gains on foreign currency transactions of $5.0 million. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(g)Amounts for the three and nine months ended September 30, 2019 include straight-line rent adjustments of $4.3 million and $12.5 million, respectively, for a property that was sold in December 2019.

(h)Amounts for the three months ended June 30, 2020 and the nine months ended September 30, 2020 include one-time taxes incurred upon the recognition of taxable income associated with the accelerated vesting of shares previously issued by CWI 1 and CWI 2 to us for asset management services performed, in connection with the CWI 1 and CWI 2 merger.

(i)Beginning with the first quarter of 2020, this adjustment includes distributions received from CWI 1 and CWI 2 for AFFO (through April 13, 2020, the closing date of the CWI 1 and CWI 2 merger) and from WLT for both AFFO and Real Estate AFFO (after April 13, 2020) in place of our pro rata share of net income from our ownership of shares of CWI 1, CWI 2, and WLT, as applicable. We did not receive any such distributions during the second or third quarter of 2020, due to the adverse effect of COVID-19.

(j)Amount for the nine months ended September 30, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 13

(k)Amount for the nine months ended September 30, 2020 include a non-cash deferred tax benefit of $37.2 million as a result of the release of a deferred tax liability relating to our investment in shares of a cold storage operator, which converted to a REIT during that period and is therefore no longer subject to federal income taxes.

(l)Amount for the nine months ended September 30, 2020 include a one-time tax benefit of $4.7 million as a result of carrying back certain net operating losses in accordance with the CARES Act, which was enacted on March 27, 2020.

(m)Amount for the nine months ended September 30, 2019 includes a current tax benefit, which is excluded from AFFO as it was incurred as a result of the CPA:17 Merger.

Non-GAAP Financial Disclosure

Funds from Operations (FFO) and Adjusted Funds from Operations (AFFO)

Due to certain unique operating characteristics of real estate companies, as discussed below, the National Association of Real Estate Investment Trusts, Inc. (NAREIT), an industry trade group, has promulgated a non-GAAP measure known as FFO, which we believe to be an appropriate supplemental measure, when used in addition to and in conjunction with results presented in accordance with GAAP, to reflect the operating performance of a REIT. The use of FFO is recommended by the REIT industry as a supplemental non-GAAP measure. FFO is not equivalent to, nor a substitute for, net income or loss as determined under GAAP.

We define FFO, a non-GAAP measure, consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as restated in December 2018. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from sales of property, impairment charges on real estate, gains or losses on changes in control of interests in real estate and depreciation and amortization from real estate assets; and after adjustments for unconsolidated partnerships and jointly owned investments. Adjustments for unconsolidated partnerships and jointly owned investments are calculated to reflect FFO.

We also modify the NAREIT computation of FFO to adjust GAAP net income for certain non-cash charges, such as amortization of real estate-related intangibles, deferred income tax benefits and expenses, straight-line rent and related reserves, other non-cash rent adjustments, non-cash allowance for credit losses on direct financing leases and other assets, stock-based compensation, non-cash environmental accretion expense and amortization of deferred financing costs. Our assessment of our operations is focused on long-term sustainability and not on such non-cash items, which may cause short-term fluctuations in net income but have no impact on cash flows. Additionally, we exclude non-core income and expenses, such as gains or losses from extinguishment of debt and merger and acquisition expenses. We also exclude realized and unrealized gains/losses on foreign currency exchange transactions (other than those realized on the settlement of foreign currency derivatives), which are not considered fundamental attributes of our business plan and do not affect our overall long-term operating performance. We refer to our modified definition of FFO as AFFO. We exclude these items from GAAP net income to arrive at AFFO as they are not the primary drivers in our decision-making process and excluding these items provides investors a view of our portfolio performance over time and makes it more comparable to other REITs that are currently not engaged in acquisitions, mergers and restructuring, which are not part of our normal business operations. AFFO also reflects adjustments for unconsolidated partnerships and jointly owned investments. We use AFFO as one measure of our operating performance when we formulate corporate goals, evaluate the effectiveness of our strategies and determine executive compensation.

We believe that AFFO is a useful supplemental measure for investors to consider as we believe it will help them to better assess the sustainability of our operating performance without the potentially distorting impact of these short-term fluctuations. However, there are limits on the usefulness of AFFO to investors. For example, impairment charges and unrealized foreign currency losses that we exclude may become actual realized losses upon the ultimate disposition of the properties in the form of lower cash proceeds or other considerations. We use our FFO and AFFO measures as supplemental financial measures of operating performance. We do not use our FFO and AFFO measures as, nor should they be considered to be, alternatives to net income computed under GAAP, or as alternatives to net cash provided by operating activities computed under GAAP, or as indicators of our ability to fund our cash needs.

W. P. Carey Inc. 9/30/2020 Earnings Release 8-K – 14

EX-99.2

Exhibit 99.2

W. P. Carey Inc.

Supplemental Information

Third Quarter 2020

Important Disclosures About This Supplemental Package

As used in this supplemental package, the terms “W. P. Carey,” “WPC,” “we,” “us” and “our” include W. P. Carey Inc., its consolidated subsidiaries and its predecessors, unless otherwise indicated. “REIT” means real estate investment trust. “CPA:17 – Global” means Corporate Property Associates 17 – Global Incorporated. “CPA:18 – Global” means Corporate Property Associates 18 – Global Incorporated. “CWI 1” means Carey Watermark Investors Incorporated and “CWI 2” means Carey Watermark Investors 2 Incorporated. “Managed Programs” means CPA:18 – Global and Carey European Student Housing Fund I, L.P. (“CESH”). “CPA:17 Merger” means our merger with CPA:17 – Global, which was completed on October 31, 2018. CPA:17 – Global was included in the Managed Programs prior to the CPA:17 Merger. “CWI 1 and CWI 2 Merger” means the merger between CWI 1 and CWI 2, which closed on April 13, 2020. Subsequently, the combined company was renamed Watermark Lodging Trust, Inc. (“WLT”). CWI 1 and CWI 2 were included in the Managed Programs prior to the CWI 1 and CWI 2 Merger. “U.S.” means United States. “AUM” means assets under management. “ABR” means contractual minimum annualized base rent. “SEC” means Securities and Exchange Commission.

Amounts may not sum to totals due to rounding.

Important Note Regarding Non-GAAP Financial Measures

This supplemental package includes certain “non-GAAP” supplemental measures that are not defined by generally accepted accounting principles (“GAAP”), including funds from operations (“FFO”); adjusted funds from operations (“AFFO”); earnings before interest, taxes, depreciation and amortization (“EBITDA”); adjusted EBITDA; pro rata cash net operating income (“pro rata cash NOI”); normalized pro rata cash NOI; and same store pro rata rental income. A description of these non-GAAP financial measures and reconciliations to their most directly comparable GAAP measures, as well as a description of other metrics presented, are provided within the Appendix to this supplemental package. FFO is a non-GAAP measure defined by the National Association of Real Estate Investments Trusts, Inc. (“NAREIT”), an industry trade group.

W. P. Carey Inc.

Supplemental Information –Third Quarter 2020

Table of Contents

Overview
Summary Metrics	1
Components of Net Asset Value	3
Financial Results
Statements of Income – Last Five Quarters
Consolidated	6
Real Estate	7
Investment Management	8
FFO and AFFO – Last Five Quarters
Consolidated	9
Real Estate	11
Investment Management	12
Elements of Pro Rata Statement of Income and AFFO Adjustments	13
Capital Expenditures	14
Balance Sheets and Capitalization
Consolidated Balance Sheets	16
Capitalization	17
Debt Overview	18
Debt Maturity	19
Senior Unsecured Notes	20
Real Estate
Investment Activity
Capital Investment Projects	22
Acquisitions and Completed Capital Investment Projects	23
Dispositions	24
Joint Ventures	25
Top Ten Tenants	26
Diversification by Property Type	27
Diversification by Tenant Industry	28
Diversification by Geography	29
Contractual Rent Increases	30
Same Store Analysis	31
Leasing Activity	34
Lease Expirations	35
Investment Management
Selected Information and Fee Summary – Managed Programs	37
Summary of Future Liquidity Considerations for the Managed Programs	38
Appendix
Normalized Pro Rata Cash NOI	40
Adjusted EBITDA – Last Five Quarters
Consolidated	42
Real Estate	44
Investment Management	45
Terms and Definitions	46

W. P. Carey Inc.

Overview –Third Quarter 2020

Summary Metrics

As of or for the three months ended September 30, 2020.

Financial Results
	Segment
	Owned Real Estate		Investment Management		Total
Revenues, including reimbursable costs – consolidated ($000s)	$	297,395	$	5,024	$	302,419
Net income attributable to W. P. Carey ($000s)	146,983		2,414		149,397
Net income attributable to W. P. Carey per diluted share	0.84		0.01		0.85
Normalized pro rata cash NOI from real estate ($000s) (a) (b)	272,707		N/A		272,707
Adjusted EBITDA ($000s) (a)(b)	255,431		5,107		260,538
AFFO attributable to W. P. Carey ($000s) (a) (b)	196,770		5,185		201,955
AFFO attributable to W. P. Carey per diluted share (a)(b)	1.12		0.03		1.15
Dividends declared per share – current quarter					1.044
Dividends declared per share – current quarter annualized					4.176
Dividend yield – annualized, based on quarter end share price of $65.16					6.4		%
Dividend payout ratio – for the nine months ended September 30, 2020 (c)					88.3		%
Balance Sheet and Capitalization
Equity market capitalization – based on quarter end share price of $65.16 ($000s)					$	11,428,814
Pro rata net debt ($000s) (d)					6,322,600
Enterprise value ($000s)					17,751,414
Total consolidated debt ($000s)					6,234,460
Gross assets ($000s) (e)					15,340,182
Liquidity ($000s) (f)					1,915,407
Pro rata net debt to enterprise value (b)					35.6		%
Pro rata net debt to adjusted EBITDA (annualized) (a)(b)					6.1x
Total consolidated debt to gross assets					40.6		%
Total consolidated secured debt to gross assets					8.0		%
Weighted-average interest rate (b)					3.0		%
Weighted-average debt maturity (years) (b)					4.6
Moody's Investors Service – issuer rating					Baa2 (stable)
Standard & Poor's Ratings Services – issuer rating					BBB (stable)
Real Estate Portfolio (Pro Rata)
ABR – total portfolio ($000s) (g)					$	1,156,846
ABR – unencumbered portfolio ($000s) (g) (h)					$	885,263
Number of net-leased properties					1,215
Number of operating properties (i)					20
Number of tenants –net-leased properties					351
ABR from investment grade tenants as a % of total ABR – net-leased properties (j)					29.2		%
Net-leased properties – square footage (millions)					142.3
Occupancy – net-leased properties					98.9		%
Weighted-average lease term (years)					10.6
Maximum commitment for capital investment projects expected to be completed during 2020 ($000s)					$	3,000
Acquisitions and completed capital investment projects – current quarter ($000s)					111,965
Dispositions – current quarter ($000s)					63,345

________

(a)Normalized pro rata cash NOI, adjusted EBITDA and AFFO are non-GAAP measures. See the Terms and Definitions section in the Appendix for a description of our non-GAAP measures and for details on how certain non-GAAP measures are calculated.

(b)Presented on a pro rata basis. See the Terms and Definitions section in the Appendix for a description of pro rata.

(c)Represents dividends declared per share divided by AFFO per diluted share on a year-to-date basis.

Investing for the long runTM | 1

W. P. Carey Inc.

Overview –Third Quarter 2020

(d)Represents total pro rata debt outstanding less consolidated cash and cash equivalents. See the Terms and Definitions section in the Appendix for a description of pro rata.

(e)Gross assets represent consolidated total assets before accumulated depreciation on buildings and improvements. Gross assets are net of accumulated amortization on in-place lease intangible assets of $797.0 million and above-market rent intangible assets of $435.3 million.

(f)Represents (i) availability under our Senior Unsecured Credit Facility (net of amounts reserved for standby letters of credit), (ii) consolidated cash and cash equivalents, and (iii) available proceeds under our forward sale agreements (based on 2,510,709 remaining shares and a net offering price of $66.14 as of September 30, 2020, which will be updated at each quarter end).

(g)See the Terms and Definitions section in the Appendix for a description of ABR.

(h)Represents ABR from properties unencumbered by non-recourse mortgage debt.

(i)Comprised of 19 self-storage properties and one hotel.

(j)Percentage of portfolio is based on ABR, as of September 30, 2020. Includes tenants or guarantors with investment grade ratings (21.8%) and subsidiaries of non-guarantor parent companies with investment grade ratings (7.4%). Investment grade refers to an entity with a rating of BBB- or higher from Standard & Poor’s Ratings Services or Baa3 or higher from Moody’s Investors Service. See the Terms and Definitions section in the Appendix for a description of ABR.

Investing for the long runTM | 2

W. P. Carey Inc.

Overview –Third Quarter 2020

Components of Net Asset Value

Dollars in thousands, except per share amounts.

Real Estate	Three Months Ended Sep. 30, 2020		Annualized
Normalized pro rata cash NOI (a) (b)	$	272,707	$	1,090,828
Investment Management
Adjusted EBITDA (a) (b)	5,107		20,428
Selected Components of Adjusted EBITDA:
Asset management revenue	3,748		14,992
Operating partnership interest in real estate cash flow of CPA:18 – Global (c)	1,168		4,672
Back-end fees and interests associated with the Managed Programs	See the Summary of Future Liquidity Considerations for the Managed Programs section for details.
Balance Sheet – Selected Information (Consolidated Unless Otherwise Stated)			As of Sep. 30, 2020
Assets
Book value of real estate excluded from normalized pro rata cash NOI (d)			$	208,985
Cash and cash equivalents			152,215
Due from affiliates			4,347
Other assets, net:
Investment in shares of a cold storage operator			$	194,986
Straight-line rent adjustments			174,598
Restricted cash, including escrow			70,554
Office lease right-of-use assets, net			63,240
Deferred charges			48,475
Non-rent tenant and other receivables			41,552
Taxes receivable			39,121
Loans receivable			32,490
Securities and derivatives			15,118
Prepaid expenses			12,263
Deposits for construction			11,018
Deferred income taxes			10,947
Leasehold improvements, furniture and fixtures			8,763
Investment in shares of Guggenheim Credit Income Fund			7,731
Other intangible assets, net			5,465
Rent receivables (e)			5,325
Other			5,121
Total other assets, net (excluding investment in preferred shares of WLT, as disclosed below)			$	746,767
Liabilities
Total pro rata debt outstanding (b) (f)			$	6,474,815
Dividends payable			185,877
Deferred income taxes			137,460
Accounts payable, accrued expenses and other liabilities:
Accounts payable and accrued expenses			$	166,893
Operating lease liabilities			144,921
Prepaid and deferred rents			98,955
Tenant security deposits			52,632
Accrued taxes payable			40,703
Securities and derivatives			10,231
Other			35,564
Total accounts payable, accrued expenses and other liabilities			$	549,899

Investing for the long runTM | 3

W. P. Carey Inc.

Overview –Third Quarter 2020

Other	Ownership %		Estimated Value / Carrying Value
Ownership in Managed Programs: (g)
CPA:18 – Global (h)	4.3	%	$	55,061
CESH (i)	2.4	%	3,492
			58,553
Ownership in WLT: (j)
Investment in common shares of WLT	5.3	%	48,362
Investment in preferred shares of WLT	N/A		46,312
			94,674
			$	153,227

________

(a)Normalized pro rata cash NOI and adjusted EBITDA are non-GAAP measures. See the Terms and Definitions section in the Appendix for a description of our non-GAAP measures and for details on how they are calculated.

(b)Presented on a pro rata basis. See the Terms and Definitions section in the Appendix for a description of pro rata.

(c)We are entitled to receive distributions of up to 10% of the Available Cash of CPA:18 – Global, as defined in its operating partnership agreement.

(d)Represents the value of real estate not included in normalized pro rata cash NOI, such as vacant assets, in-progress build-to-suit properties, real estate under construction for certain expansion projects at existing properties and a common equity interest in a Las Vegas retail center.

(e)Comprised of (i) $4.1 million of rent receivables that were subsequently collected as of the date of this report and (ii) $1.2 million of rent receivables that are expected to be collected within six months of the date of this report.

(f)Excludes unamortized discount, net totaling $24.7 million and unamortized deferred financing costs totaling $20.9 million as of September 30, 2020.

(g)Separate from operating partnership interest in our affiliate, CPA:18 – Global, and our interests in unconsolidated real estate joint ventures with CPA:18 – Global.

(h)The estimated value of CPA:18 – Global is based on the estimated net asset value per share (“NAV”) of its Class A common stock of $8.41 as of June 30, 2020, which was calculated by relying in part on an estimate of the fair market value of the real estate portfolio adjusted to give effect to mortgage loans, both provided by third parties, as well as other adjustments. Refer to the SEC filings of CPA:18 – Global for the calculation methodology of its NAVs.

(i)We own limited partnership units of CESH at its private placement price of $1,000 per unit; we do not intend to calculate a NAV for CESH.

(j)In connection with the CWI 1 and CWI 2 Merger, the operating partnerships of each of CWI 1 and CWI 2 redeemed the special general partner interests that we previously held, for which we received 1,300,000 shares of CWI 2 preferred stock and 2,840,549 shares in CWI 2 common stock. In addition, our 6,074,046 shares in CWI 1 common stock were exchanged for 5,531,025 shares in WLT common stock at the time of the merger, and prior to merger, we owned 3,836,669 shares in CWI 2 common stock. Our total investment in 12,208,243 common shares of WLT is included in Equity investments in the Managed Programs and real estate (as an equity investment in real estate) on our consolidated balance sheets. Our investment in 1,300,000 preferred shares of WLT is included in Other assets, net on our consolidated balance sheets as available-for-sale debt securities. Both investments are included within our Real Estate segment.

Investing for the long runTM | 4

W. P. Carey Inc.

Financial Results

Third Quarter 2020

Investing for the long runTM | 5

W. P. Carey Inc.

Financial Results – Third Quarter 2020

Consolidated Statements of Income – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Revenues
Real Estate:
Lease revenues	$	293,856	$	280,303	$	282,110	$	274,795	$	278,839
Operating property revenues	1,974		1,427		5,967		9,250		9,538
Lease termination income and other	1,565		1,917		6,509		12,317		14,377
	297,395		283,647		294,586		296,362		302,754
Investment Management:
Asset management revenue	3,748		4,472		9,889		9,732		9,878
Reimbursable costs from affiliates	1,276		2,411		4,030		4,072		4,786
Structuring and other advisory revenue	—		—		494		1,061		587
	5,024		6,883		14,413		14,865		15,251
	302,419		290,530		308,999		311,227		318,005
Operating Expenses
Depreciation and amortization	108,351		107,477		116,194		111,607		109,517
General and administrative	19,399		17,472		20,745		17,069		17,210
Reimbursable tenant costs	15,728		13,796		13,175		12,877		15,611
Property expenses, excluding reimbursable tenant costs	11,923		11,651		10,075		9,341		10,377
Stock-based compensation expense	4,564		2,918		2,661		4,939		4,747
Operating property expenses	1,594		1,388		5,223		8,000		8,547
Reimbursable costs from affiliates	1,276		2,411		4,030		4,072		4,786
Merger and other expenses	(596)		1,074		187		(811)		70
Subadvisor fees	—		192		1,277		1,964		1,763
Impairment charges	—		—		19,420		6,758		25,781
	162,239		158,379		192,987		175,816		198,409
Other Income and Expenses
Interest expense	(52,537)		(52,182)		(52,540)		(53,667)		(58,626)
Other gains and (losses) (a)	45,113		8,847		(4,423)		43,593		(12,402)
Gain on sale of real estate, net	20,933		—		11,751		17,501		71
Equity in earnings (losses) of equity method investments in the Managed Programs and real estate (b) (c)	1,720		33,983		(45,790)		8,018		5,769
Loss on change in control of interests (d)	—		—		—		—		(8,416)
	15,229		(9,352)		(91,002)		15,445		(73,604)
Income before income taxes	155,409		122,799		25,010		150,856		45,992
(Provision for) benefit from income taxes	(5,975)		(7,595)		41,692		(21,064)		(4,157)
Net Income	149,434		115,204		66,702		129,792		41,835
Net income attributable to noncontrolling interests (a)	(37)		(9,904)		(612)		(420)		(496)
Net Income Attributable to W. P. Carey	$	149,397	$	105,300	$	66,090	$	129,372	$	41,339
Basic Earnings Per Share	$	0.85	$	0.61	$	0.38	$	0.75	$	0.24
Diluted Earnings Per Share	$	0.85	$	0.61	$	0.38	$	0.75	$	0.24
Weighted-Average Shares Outstanding
Basic	174,974,185		173,401,749		173,249,236		173,153,811		172,235,066
Diluted	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506
Dividends Declared Per Share	$	1.044	$	1.042	$	1.040	$	1.038	$	1.036

________

(a)Amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, non-cash allowance for credit losses on direct financing leases and other assets of $(8.4) million and net gains on foreign currency transactions of $5.2 million.

(b)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(c)Amount for the three months ended March 31, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

(d)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in an investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

Investing for the long runTM | 6

W. P. Carey Inc.

Financial Results – Third Quarter 2020

Statements of Income, Real Estate – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Revenues
Lease revenues	$	293,856	$	280,303	$	282,110	$	274,795	$	278,839
Operating property revenues	1,974		1,427		5,967		9,250		9,538
Lease termination income and other	1,565		1,917		6,509		12,317		14,377
	297,395		283,647		294,586		296,362		302,754
Operating Expenses
Depreciation and amortization (a)	108,351		107,477		115,207		110,648		108,573
General and administrative (a)	19,399		17,472		14,922		12,634		13,973
Reimbursable tenant costs	15,728		13,796		13,175		12,877		15,611
Property expenses, excluding reimbursable tenant costs	11,923		11,651		10,075		9,341		10,377
Stock-based compensation expense (a)	4,564		2,918		1,970		3,531		3,435
Operating property expenses	1,594		1,388		5,223		8,000		8,547
Merger and other expenses	(1,016)		935		(132)		(811)		70
Impairment charges	—		—		19,420		6,758		25,781
	160,543		155,637		179,860		162,978		186,367
Other Income and Expenses
Interest expense	(52,537)		(52,182)		(52,540)		(53,667)		(58,626)
Other gains and (losses)	44,777		9,942		(5,776)		43,581		(12,938)
Gain on sale of real estate, net	20,933		—		11,751		17,501		71
Equity in earnings of equity method investments in real estate	631		211		1,565		1,631		578
Loss on change in control of interests (b)	—		—		—		—		(8,416)
	13,804		(42,029)		(45,000)		9,046		(79,331)
Income before income taxes	150,656		85,981		69,726		142,430		37,056
(Provision for) benefit from income taxes	(3,636)		(4,117)		31,800		(18,113)		(3,511)
Net Income from Real Estate	147,020		81,864		101,526		124,317		33,545
Net (income) loss attributable to noncontrolling interests	(37)		(39)		(612)		16		11
Net Income from Real Estate Attributable to W. P. Carey	$	146,983	$	81,825	$	100,914	$	124,333	$	33,556
Basic Earnings Per Share	$	0.84	$	0.47	$	0.58	$	0.72	$	0.19
Diluted Earnings Per Share	$	0.84	$	0.47	$	0.58	$	0.72	$	0.19
Weighted-Average Shares Outstanding
Basic	174,974,185		173,401,749		173,249,236		173,153,811		172,235,066
Diluted	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506

________

(a)Beginning with the second quarter of 2020, general and administrative expenses attributed to our Investment Management segment are comprised of the incremental costs of providing services to the Managed Programs, which are fully reimbursed by those funds (resulting in no net expense for us). All other general and administrative expenses are attributed to our Real Estate segment. In addition, beginning with the second quarter of 2020, stock-based compensation expense and depreciation and amortization expense are fully recognized within our Real Estate segment. In light of the termination of the advisory agreements with CWI 1 and CWI 2 in connection with the WLT management internalization, we now view essentially all assets, liabilities and operational expenses as part of our Real Estate segment, other than incremental activities that are expected to wind down as we manage CPA:18 – Global and CESH through the end of their respective life cycles.

(b)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in an investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

Investing for the long runTM | 7

W. P. Carey Inc.

Financial Results – Third Quarter 2020

Statements of Income, Investment Management – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Revenues
Asset management revenue	$	3,748	$	4,472	$	9,889	$	9,732	$	9,878
Reimbursable costs from affiliates	1,276		2,411		4,030		4,072		4,786
Structuring and other advisory revenue	—		—		494		1,061		587
	5,024		6,883		14,413		14,865		15,251
Operating Expenses
Reimbursable costs from affiliates	1,276		2,411		4,030		4,072		4,786
Merger and other expenses	420		139		319		—		—
Subadvisor fees	—		192		1,277		1,964		1,763
General and administrative (a)	—		—		5,823		4,435		3,237
Depreciation and amortization (a)	—		—		987		959		944
Stock-based compensation expense (a)	—		—		691		1,408		1,312
	1,696		2,742		13,127		12,838		12,042
Other Income and Expenses
Equity in earnings (losses) of equity method investments in the Managed Programs (b) (c)	1,089		33,772		(47,355)		6,387		5,191
Other gains and (losses)	336		(1,095)		1,353		12		536
	1,425		32,677		(46,002)		6,399		5,727
Income (loss) before income taxes	4,753		36,818		(44,716)		8,426		8,936
(Provision for) benefit from income taxes	(2,339)		(3,478)		9,892		(2,951)		(646)
Net Income (Loss) from Investment Management	2,414		33,340		(34,824)		5,475		8,290
Net income attributable to noncontrolling interests (b)	—		(9,865)		—		(436)		(507)
Net Income (Loss) from Investment Management Attributable to W. P. Carey	$	2,414	$	23,475	$	(34,824)	$	5,039	$	7,783
Basic Earnings (Loss) Per Share	$	0.01	$	0.14	$	(0.20)	$	0.03	$	0.05
Diluted Earnings (Loss) Per Share	$	0.01	$	0.14	$	(0.20)	$	0.03	$	0.05
Weighted-Average Shares Outstanding
Basic	174,974,185		173,401,749		173,249,236		173,153,811		172,235,066
Diluted	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506

________

(a)Beginning with the second quarter of 2020, general and administrative expenses attributed to our Investment Management segment are comprised of the incremental costs of providing services to the Managed Programs, which are fully reimbursed by those funds (resulting in no net expense for us). All other general and administrative expenses are attributed to our Real Estate segment. In addition, beginning with the second quarter of 2020, stock-based compensation expense and depreciation and amortization expense are fully recognized within our Real Estate segment. In light of the termination of the advisory agreements with CWI 1 and CWI 2 in connection with the WLT management internalization, we now view essentially all assets, liabilities and operational expenses as part of our Real Estate segment, other than incremental activities that are expected to wind down as we manage CPA:18 – Global and CESH through the end of their respective life cycles.

(b)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(c)Amount for the three months ended March 31, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

Investing for the long runTM | 8

W. P. Carey Inc.

Financial Results – Third Quarter 2020

FFO and AFFO, Consolidated – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income attributable to W. P. Carey	$	149,397	$	105,300	$	66,090	$	129,372	$	41,339
Adjustments:
Depreciation and amortization of real property	107,170		106,264		114,913		110,354		108,279
Gain on sale of real estate, net	(20,933)		—		(11,751)		(17,501)		(71)
Impairment charges	—		—		19,420		6,758		25,781
Loss on change in control of interests (a)	—		—		—		—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (b) (c) (d)	3,500		(19,117)		50,477		2,703		4,210
Proportionate share of adjustments for noncontrolling interests (e)	(4)		(588)		578		(4)		(4)
Total adjustments	89,733		86,559		173,637		102,310		146,611
FFO (as defined by NAREIT) Attributable to W. P. Carey (f)	239,130		191,859		239,727		231,682		187,950
Adjustments:
Other (gains) and losses (g)	(44,648)		(4,259)		9,815		(38,196)		18,618
Straight-line and other rent adjustments (h)	(13,115)		(11,720)		(7,092)		(11,184)		(6,370)
Above- and below-market rent intangible lease amortization, net	12,472		12,956		11,780		17,037		14,969
Stock-based compensation	4,564		2,918		2,661		4,939		4,747
Amortization of deferred financing costs	2,932		2,993		3,089		3,225		2,991
Tax (benefit) expense – deferred and other (i) (j) (k)	(715)		(229)		(47,923)		12,874		(1,039)
Merger and other expenses	(596)		1,074		187		(811)		70
Other amortization and non-cash items	508		488		408		546		379
Proportionate share of adjustments to equity in net income of partially owned entities (d) (l)	1,429		1,251		3,895		1,908		1,920
Proportionate share of adjustments for noncontrolling interests (c)	(6)		579		(7)		(5)		(12)
Total adjustments	(37,175)		6,051		(23,187)		(9,667)		36,273
AFFO Attributable to W. P. Carey (f)	$	201,955	$	197,910	$	216,540	$	222,015	$	224,223
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey (f)	$	239,130	$	191,859	$	239,727	$	231,682	$	187,950
FFO (as defined by NAREIT) attributable to W. P. Carey    per diluted share (f)	$	1.36	$	1.11	$	1.38	$	1.34	$	1.09
AFFO attributable to W. P. Carey (f)	$	201,955	$	197,910	$	216,540	$	222,015	$	224,223
AFFO attributable to W. P. Carey per diluted share (f)	$	1.15	$	1.14	$	1.25	$	1.28	$	1.30
Diluted weighted-average shares outstanding	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506

________

(a)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in a real estate investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(b)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(c)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Equity in earnings of equity method investments in the Managed Programs and real estate on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.

(d)Amount for the three months ended March 31, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

(e)Adjustments disclosed elsewhere in this reconciliation are on a consolidated basis. This adjustment reflects our FFO or AFFO on a pro rata basis.

(f)FFO and AFFO are non-GAAP measures. See the Terms and Definitions section in the Appendix for a description of our non-GAAP measures.

(g)Amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, non-cash allowance for credit losses on direct financing leases and other assets of $(8.4) million and net gains on foreign currency transactions of $5.2 million. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(h)Amount for the three months ended December 31, 2019 includes an adjustment to exclude $6.2 million of non-cash lease termination revenue, which will be collected and reflected within AFFO over the remaining master lease term.

(i)Amount for the three months ended June 30, 2020 includes one-time taxes incurred upon the recognition of taxable income associated with the accelerated vesting of shares previously issued by CWI 1 and CWI 2 to us for asset management services performed, in connection with the CWI 1 and CWI 2 Merger.

Investing for the long runTM | 9

W. P. Carey Inc.

Financial Results – Third Quarter 2020

(j)Amount for the three months ended March 31, 2020 includes a non-cash deferred tax benefit of $37.2 million as a result of the release of a deferred tax liability relating to our investment in shares of a cold storage operator, which converted to a REIT during that period and is therefore no longer subject to federal income taxes.

(k)Amount for the nine months ended September 30, 2020 includes a one-time tax benefit of $4.7 million as a result of carrying back certain net operating losses in accordance with the CARES Act, which was enacted on March 27, 2020.

(l)Beginning with the first quarter of 2020, this adjustment includes distributions received from CWI 1 and CWI 2 (through April 13, 2020, the date of the CWI 1 and CWI 2 Merger) and from WLT (after April 13, 2020) in place of our pro rata share of net income from our ownership of shares of CWI 1, CWI 2, and WLT, as applicable. We did not receive any such distributions during the second or third quarter of 2020, due to the adverse effect of COVID-19.

Investing for the long runTM | 10

W. P. Carey Inc.

Financial Results – Third Quarter 2020

FFO and AFFO, Real Estate – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income from Real Estate attributable to W. P. Carey	$	146,983	$	81,825	$	100,914	$	124,333	$	33,556
Adjustments:
Depreciation and amortization of real property	107,170		106,264		114,913		110,354		108,279
Gain on sale of real estate, net	(20,933)		—		(11,751)		(17,501)		(71)
Impairment charges	—		—		19,420		6,758		25,781
Loss on change in control of interests (a)	—		—		—		—		8,416
Proportionate share of adjustments to equity in net income of partially owned entities (b)	3,500		3,352		3,365		2,703		4,210
Proportionate share of adjustments for noncontrolling interests (c)	(4)		(588)		578		(4)		(4)
Total adjustments	89,733		109,028		126,525		102,310		146,611
FFO (as defined by NAREIT) Attributable to W. P. Carey – Real Estate (d)	236,716		190,853		227,439		226,643		180,167
Adjustments:
Other (gains) and losses (e)	(44,115)		(5,437)		10,973		(38,546)		18,956
Straight-line and other rent adjustments (f)	(13,115)		(11,720)		(7,092)		(11,184)		(6,370)
Above- and below-market rent intangible lease amortization, net	12,472		12,956		11,780		17,037		14,969
Stock-based compensation	4,564		2,918		1,970		3,531		3,435
Amortization of deferred financing costs	2,932		2,993		3,089		3,225		2,991
Tax (benefit) expense – deferred and other (g)	(2,909)		(3,051)		(37,956)		9,748		(1,414)
Merger and other expenses	(1,016)		935		(132)		(811)		70
Other amortization and non-cash items	508		488		209		348		180
Proportionate share of adjustments to equity in net income of partially owned entities (b) (h)	739		166		(274)		202		(113)
Proportionate share of adjustments for noncontrolling interests (c)	(6)		579		(7)		(5)		(12)
Total adjustments	(39,946)		827		(17,440)		(16,455)		32,692
AFFO Attributable to W. P. Carey – Real Estate(d)	$	196,770	$	191,680	$	209,999	$	210,188	$	212,859
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey – Real Estate (d)	$	236,716	$	190,853	$	227,439	$	226,643	$	180,167
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share – Real Estate (d)	$	1.35	$	1.10	$	1.31	$	1.31	$	1.04
AFFO attributable to W. P. Carey – Real Estate (d)	$	196,770	$	191,680	$	209,999	$	210,188	$	212,859
AFFO attributable to W. P. Carey per diluted share – Real Estate (d)	$	1.12	$	1.10	$	1.21	$	1.21	$	1.23
Diluted weighted-average shares outstanding	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506

________

(a)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in a real estate investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(b)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Equity in earnings of equity method investments in the Managed Programs and real estate on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.

(c)Adjustments disclosed elsewhere in this reconciliation are on a consolidated basis. This adjustment reflects our FFO or AFFO on a pro rata basis.

(d)FFO and AFFO are non-GAAP measures. See the Terms and Definitions section in the Appendix for a description of our non-GAAP measures.

(e)Amount for the three months ended September 30, 2020 is primarily comprised of a mark-to-market adjustment for our investment in shares of a cold storage operator of $48.8 million, non-cash allowance for credit losses on direct financing leases and other assets of $(8.4) million and net gains on foreign currency transactions of $5.0 million. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(f)Amount for the three months ended December 31, 2019 includes an adjustment to exclude $6.2 million of non-cash lease termination revenue, which will be collected and reflected within AFFO over the remaining master lease term.

(g)Amount for the three months ended March 31, 2020 includes a non-cash deferred tax benefit of $37.2 million as a result of the release of a deferred tax liability relating to our investment in shares of a cold storage operator, which converted to a REIT during that period and is therefore no longer subject to federal income taxes.

(h)Subsequent to the CWI 1 and CWI 2 Merger on April 13, 2020, this adjustment includes distributions received from WLT in place of our pro rata share of net income from our ownership of shares of WLT. We did not receive any such distributions during the second or third quarter of 2020, due to the adverse effect of COVID-19.

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W. P. Carey Inc.

Financial Results – Third Quarter 2020

FFO and AFFO, Investment Management – Last Five Quarters

In thousands, except share and per share amounts.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income (loss) from Investment Management attributable to W. P. Carey	$	2,414	$	23,475	$	(34,824)	$	5,039	$	7,783
Adjustments:
Proportionate share of adjustments to equity in net income of partially owned entities (a) (b) (c)	—		(22,469)		47,112		—		—
Total adjustments	—		(22,469)		47,112		—		—
FFO (as defined by NAREIT) Attributable to W. P. Carey – Investment Management (d)	2,414		1,006		12,288		5,039		7,783
Adjustments:
Tax expense (benefit) – deferred and other (e) (f)	2,194		2,822		(9,967)		3,126		375
Other (gains) and losses (g)	(533)		1,178		(1,158)		350		(338)
Merger and other expenses	420		139		319		—		—
Stock-based compensation	—		—		691		1,408		1,312
Other amortization and non-cash items	—		—		199		198		199
Proportionate share of adjustments to equity in net income of partially owned entities (b) (h)	690		1,085		4,169		1,706		2,033
Total adjustments	2,771		5,224		(5,747)		6,788		3,581
AFFO Attributable to W. P. Carey – Investment Management (d)	$	5,185	$	6,230	$	6,541	$	11,827	$	11,364
Summary
FFO (as defined by NAREIT) attributable to W. P. Carey – Investment Management (d)	$	2,414	$	1,006	$	12,288	$	5,039	$	7,783
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share – Investment Management (d)	$	0.01	$	0.01	$	0.07	$	0.03	$	0.05
AFFO attributable to W. P. Carey – Investment Management (d)	$	5,185	$	6,230	$	6,541	$	11,827	$	11,364
AFFO attributable to W. P. Carey per diluted share – Investment Management (d)	$	0.03	$	0.04	$	0.04	$	0.07	$	0.07
Diluted weighted-average shares outstanding	175,261,812		173,472,755		173,460,053		173,442,101		172,486,506

________

(a)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(b)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Equity in earnings of equity method investments in the Managed Programs and real estate on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.

(c)Amount for the three months ended March 31, 2020 represents non-cash other-than-temporary impairment charges recognized on our former equity investments in CWI 1 and CWI 2.

(d)FFO and AFFO are non-GAAP measures. See the Terms and Definitions section in the Appendix for a description of our non-GAAP measures.

(e)Amount for the three months ended June 30, 2020 includes one-time taxes incurred upon the recognition of taxable income associated with the accelerated vesting of shares previously issued by CWI 1 and CWI 2 to us for asset management services performed, in connection with the CWI 1 and CWI 2 Merger.

(f)Amount for the nine months ended September 30, 2020 includes a one-time tax benefit of $4.7 million as a result of carrying back certain net operating losses in accordance with the CARES Act, which was enacted on March 27, 2020.

(g)Amount for the three months ended September 30, 2020 is primarily comprised of net gains on foreign currency transactions of $0.2 million and gain on marketable securities of $0.1 million. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(h)For the first quarter of 2020, and through April 13, 2020 (the date of the CWI 1 and CWI 2 Merger), this adjustment includes distributions received from CWI 1 and CWI 2 in place of our pro rata share of net income from our ownership of shares of CWI 1 and CWI 2.

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W. P. Carey Inc.

Financial Results – Third Quarter 2020

Elements of Pro Rata Statement of Income and AFFO Adjustments

In thousands. For the three months ended September 30, 2020.

We believe that the table below is useful for investors to help them better understand our business by illustrating the impact of each of our AFFO adjustments on our GAAP statement of income line items. This presentation is not an alternative to the GAAP statement of income, nor is AFFO an alternative to net income as determined by GAAP.

	Equity Investments (a)		Noncontrolling Interests (b)		AFFO Adjustments
Revenues
Real Estate:
Lease revenues	$	6,297	$	(29)	$	(643)	(c)
Operating property revenues:
Hotel revenues	—		—		—
Self-storage revenues	1,363		—		—
Lease termination income and other	(1)		—		—
Investment Management:
Asset management revenue	—		—		—
Reimbursable costs from affiliates	—		—		—
Operating Expenses
Depreciation and amortization	3,242		(4)		(110,606)		(d)
General and administrative	8		—		—
Reimbursable tenant costs	710		(7)		—
Property expenses, excluding reimbursable tenant costs	169		—		(419)		(e)
Stock-based compensation expense	—		—		(4,564)		(e)
Operating property expenses:
Hotel expenses	—		—		—
Self-storage expenses	793		—		(25)
Reimbursable costs from affiliates	—		—		—
Merger and other expenses	—		—		596
Other Income and Expenses
Interest expense	(1,417)		—		2,848		(f)
Other gains and (losses)	13		4		(44,657)		(g)
Gain on sale of real estate, net	—		—		(20,933)
Equity in earnings of equity method investments in the Managed Programs and real estate:
Income related to joint ventures	(1,150)		—		(22)		(h)
Income related to our general partnership interest in CPA:18 – Global	—		—		—
Loss related to our ownership in WLT	—		—		848		(i)
Loss related to our ownership in the Managed Programs	—		—		692
Provision for income taxes	(183)		3		(593)		(j)
Net income attributable to noncontrolling interests	—		11		—

________

(a)Represents the break-out by line item of amounts recorded in Equity in earnings of equity method investments in the Managed Programs and real estate.

(b)Represents the break-out by line item of amounts recorded in Net income attributable to noncontrolling interests.

(c)Represents the reversal of amortization of above- or below-market lease intangibles of $12.5 million and the elimination of non-cash amounts related to straight-line rent and other of $13.1 million.

(d)Adjustment is a non-cash adjustment excluding corporate depreciation and amortization.

(e)Adjustment to exclude a non-cash item.

(f)Represents the elimination of non-cash components of interest expense, such as deferred financing costs, debt premiums and discounts.

(g)Represents eliminations of gains (losses) related to the extinguishment of debt, unrealized foreign currency gains (losses), unrealized gains (losses) on derivatives, gains (losses) on marketable securities, non-cash allowance for credit losses on direct financing leases and other assets, and other items.

(h)Adjustments to include our pro rata share of AFFO adjustments from equity investments.

(i)Represents distributions received from WLT in place of our pro rata share of net income from our ownership of shares of WLT. We did not receive any such distributions during the third quarter of 2020, due to the adverse effect of COVID-19.

(j)Primarily represents the elimination of deferred taxes.

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W. P. Carey Inc.

Financial Results – Third Quarter 2020

Capital Expenditures

In thousands. For the three months ended September 30, 2020.

Tenant Improvements and Leasing Costs
Tenant improvements	$	1,634
Leasing costs	819
Tenant Improvements and Leasing Costs	2,453
Maintenance Capital Expenditures
Net-lease properties	453
Operating properties	129
Maintenance Capital Expenditures	582
Total: Tenant Improvements and Leasing Costs, and Maintenance Capital Expenditures	$	3,035
Non-Maintenance Capital Expenditures
Net-lease properties	$	2,692
Operating properties	—
Non-Maintenance Capital Expenditures	$	2,692
Pre-Development Capital Expenditures
Net-lease properties	$	350
Operating properties	—
Pre-Development Capital Expenditures	$	350

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W. P. Carey Inc.

Balance Sheets and Capitalization

Third Quarter 2020

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W. P. Carey Inc.

Balance Sheets and Capitalization –Third Quarter 2020

Consolidated Balance Sheets

In thousands, except share and per share amounts.

	Sep. 30, 2020		Dec. 31, 2019
Assets
Investments in real estate:
Land, buildings and improvements (a)	$	10,560,534	$	9,856,191
Net investments in direct financing leases	715,541		896,549
In-place lease intangible assets and other	2,243,117		2,186,851
Above-market rent intangible assets	900,503		909,139
Investments in real estate	14,419,695		13,848,730
Accumulated depreciation and amortization (b)	(2,382,971)		(2,035,995)
Assets held for sale, net (c)	10,626		104,010
Net investments in real estate	12,047,350		11,916,745
Equity investments in the Managed Programs and real estate (d)	288,444		324,004
Cash and cash equivalents	152,215		196,028
Due from affiliates	4,347		57,816
Other assets, net	793,079		631,637
Goodwill	904,075		934,688
Total assets	$	14,189,510	$	14,060,918
Liabilities and Equity
Debt:
Senior unsecured notes, net	$	4,513,243	$	4,390,189
Unsecured term loans, net	304,221		—
Unsecured revolving credit facility	182,799		201,267
Non-recourse mortgages, net	1,234,197		1,462,487
Debt, net	6,234,460		6,053,943
Accounts payable, accrued expenses and other liabilities	549,899		487,405
Below-market rent and other intangible liabilities, net	192,445		210,742
Deferred income taxes	137,460		179,309
Dividends payable	185,877		181,346
Total liabilities	7,300,141		7,112,745
Preferred stock, $0.001 par value, 50,000,000 shares authorized; none issued	—		—
Common stock, $0.001 par value, 450,000,000 shares authorized; 175,396,158 and 172,278,242 shares, respectively, issued and outstanding	175		172
Additional paid-in capital	8,919,520		8,717,535
Distributions in excess of accumulated earnings	(1,800,875)		(1,557,374)
Deferred compensation obligation	42,014		37,263
Accumulated other comprehensive loss	(273,124)		(255,667)
Total stockholders' equity	6,887,710		6,941,929
Noncontrolling interests	1,659		6,244
Total equity	6,889,369		6,948,173
Total liabilities and equity	$	14,189,510	$	14,060,918

________

(a)Includes $83.5 million and $83.1 million of amounts attributable to operating properties as of September 30, 2020 and December 31, 2019, respectively.

(b)Includes $1.2 billion and $1.0 billion of accumulated depreciation on buildings and improvements as of September 30, 2020 and December 31, 2019, respectively, and $1.2 billion and $1.1 billion of accumulated amortization on lease intangibles as of September 30, 2020 and December 31, 2019, respectively.

(c)At September 30, 2020, we had two properties classified as Assets held for sale, net, one of which was sold in October 2020. At December 31, 2019, we had one hotel operating property classified as Assets held for sale, net, which was sold in January 2020.

(d)Our equity investments in real estate totaled $236.9 million and $194.4 million as of September 30, 2020 and December 31, 2019, respectively. Our equity investments in the Managed Programs totaled $51.6 million and $129.6 million as of September 30, 2020 and December 31, 2019, respectively.

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W. P. Carey Inc.

Balance Sheets and Capitalization –Third Quarter 2020

Capitalization

In thousands, except share and per share amounts. As of September 30, 2020.

Description	Shares	Share Price		Market Value
Equity
Common equity	175,396,158	$	65.16	$	11,428,814
Preferred equity				—
Total Equity Market Capitalization				11,428,814
				Outstanding Balance (a)
Pro Rata Debt
Non-recourse mortgages				1,434,542
Unsecured term loans (due February 20, 2025)				305,474
Unsecured revolving credit facility (due February 20, 2025)				182,799
Senior unsecured notes:
Due January 20, 2023 (EUR)				585,400
Due April 1, 2024 (USD)				500,000
Due July 19, 2024 (EUR)				585,400
Due February 1, 2025 (USD)				450,000
Due April 9, 2026 (EUR)				585,400
Due October 1, 2026 (USD)				350,000
Due April 15, 2027 (EUR)				585,400
Due April 15, 2028 (EUR)				585,400
Due July 15, 2029 (USD)				325,000
Total Pro Rata Debt				6,474,815
Total Capitalization				$	17,903,629

________

(a)Excludes unamortized discount, net totaling $24.7 million and unamortized deferred financing costs totaling $20.9 million as of September 30, 2020.

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W. P. Carey Inc.

Balance Sheets and Capitalization –Third Quarter 2020

Debt Overview

Dollars in thousands. Pro rata. As of September 30, 2020.

	USD-Denominated				EUR-Denominated				Other Currencies (a)				Total
													Outstanding Balance
	Out-standing Balance (in USD)		Weigh-ted Avg. Interest Rate		Out-standing Balance (in USD)		Weigh-ted Avg. Interest Rate		Out-standing Balance (in USD)		Weigh-ted Avg. Interest Rate		Amount (in USD)		% of Total		Weigh-ted Avg. Interest Rate		Weigh-ted Avg. Maturity (Years)
Non-Recourse Debt (b) (c)
Fixed	$	957,778	5.0	%	$	138,261	3.4	%	$	28,019	4.8	%	$	1,124,058	17.4	%	4.8	%	2.8
Variable:
Swapped	74,666		5.0	%	147,810		2.2	%	—		—	%	222,476		3.4	%	3.1	%	3.0
Floating	—		—	%	58,540		1.3	%	16,409		1.9	%	74,949		1.2	%	1.4	%	2.0
Capped	—		—	%	13,059		1.6	%	—		—	%	13,059		0.2	%	1.6	%	2.8
Total Pro Rata Non-Recourse Debt	1,032,444		5.0	%	357,670		2.5	%	44,428		3.8	%	1,434,542		22.2	%	4.4	%	2.8
Recourse Debt (b) (c)
Fixed – Senior unsecured notes:
Due January 20, 2023	—		—	%	585,400		2.0	%	—		—	%	585,400		9.0	%	2.0	%	2.3
Due April 1, 2024	500,000		4.6	%	—		—	%	—		—	%	500,000		7.8	%	4.6	%	3.5
Due July 19, 2024	—		—	%	585,400		2.3	%	—		—	%	585,400		9.0	%	2.3	%	3.8
Due February 1, 2025	450,000		4.0	%	—		—	%	—		—	%	450,000		7.0	%	4.0	%	4.3
Due April 9, 2026	—		—	%	585,400		2.3	%	—		—	%	585,400		9.0	%	2.3	%	5.5
Due October 1, 2026	350,000		4.3	%	—		—	%	—		—	%	350,000		5.4	%	4.3	%	6.0
Due April 15, 2027	—		—	%	585,400		2.1	%	—		—	%	585,400		9.0	%	2.1	%	6.5
Due April 15, 2028	—		—	%	585,400		1.4	%	—		—	%	585,400		9.0	%	1.4	%	7.5
Due July 15, 2029	325,000		3.9	%	—		—	%	—		—	%	325,000		5.1	%	3.9	%	8.8
Total Senior Unsecured Notes	1,625,000		4.2	%	2,927,000		2.0	%	—		—	%	4,552,000		70.3	%	2.8	%	5.2
Variable:
Unsecured term loans (due February 20, 2025) (d)	—		—	%	112,982		1.0	%	192,492		1.0	%	305,474		4.7	%	1.0	%	4.4
Unsecured revolving credit facility (due February 20, 2025) (e)	160,000		1.0	%	—		—	%	22,799		0.9	%	182,799		2.8	%	1.0	%	4.4
Total Recourse Debt	1,785,000		3.9	%	3,039,982		2.0	%	215,291		1.0	%	5,040,273		77.8	%	2.6	%	5.1
Total Pro Rata Debt Outstanding	$	2,817,444	4.3	%	$	3,397,652	2.0	%	$	259,719	1.5	%	$	6,474,815	100.0	%	3.0	%	4.6

________

(a)Other currencies include debt denominated in British pound sterling, Norwegian krone and Japanese yen.

(b)Debt data is presented on a pro rata basis. See the Terms and Definitions section in the Appendix for a description of pro rata.

(c)Excludes unamortized discount, net totaling $24.7 million and unamortized deferred financing costs totaling $20.9 million as of September 30, 2020.

(d)We incurred interest at Euro Interbank Offered Rate (“EURIBOR”) plus 0.95% or British pound sterling (“GBP”) London Interbank Offered Rate (“LIBOR”) plus 0.95% on our Unsecured term loans.

(e)We incurred interest at LIBOR plus 0.85% or Japanese yen (“JPY”) LIBOR plus 0.85% on our Unsecured revolving credit facility. JPY LIBOR has a floor of 0.00% under the terms of our credit agreement. Availability under our Unsecured revolving credit facility (net of amounts reserved for standby letters of credit) was approximately $1.6 billion as of September 30, 2020.

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W. P. Carey Inc.

Balance Sheets and Capitalization –Third Quarter 2020

Debt Maturity

Dollars in thousands. Pro rata. As of September 30, 2020.

	Real Estate			Debt
	Number of Properties (a)			Weighted- Average Interest Rate				Total Outstanding Balance (b) (c)		% of Total Outstanding Balance
Year of Maturity		ABR (a)				Balloon
Non-Recourse Debt
Remaining 2020	6	$	3,743	4.9	%	$	22,875	$	22,877	0.3	%
2021	22	27,073		4.7	%	142,946		146,157		2.3	%
2022	37	78,789		4.8	%	418,634		438,529		6.8	%
2023	39	75,645		3.5	%	352,284		390,875		6.0	%
2024	48	45,732		4.0	%	182,724		224,348		3.5	%
2025	17	21,436		4.7	%	87,543		117,480		1.8	%
2026	9	12,598		6.1	%	31,535		51,571		0.8	%
2027	2	2,507		4.7	%	21,450		29,678		0.5	%
2028	1	3,103		7.0	%	—		9,572		0.1	%
2031	1	957		6.0	%	—		3,455		0.1	%
Total Pro Rata Non-Recourse Debt	182	$	271,583	4.4	%	$	1,259,991	1,434,542		22.2	%
Recourse Debt
Fixed – Senior unsecured notes:
Due January 20, 2023 (EUR)				2.0	%			585,400		9.0	%
Due April 1, 2024 (USD)				4.6	%			500,000		7.8	%
Due July 19, 2024 (EUR)				2.3	%			585,400		9.0	%
Due February 1, 2025 (USD)				4.0	%			450,000		7.0	%
Due April 9, 2026 (EUR)				2.3	%			585,400		9.0	%
Due October 1, 2026 (USD)				4.3	%			350,000		5.4	%
Due April 15, 2027 (EUR)				2.1	%			585,400		9.0	%
Due April 15, 2028 (EUR)				1.4	%			585,400		9.0	%
Due July 15, 2029 (USD)				3.9	%			325,000		5.1	%
Total Senior Unsecured Notes				2.8	%			4,552,000		70.3	%
Variable:
Unsecured term loans (due February 20, 2025) (d)				1.0	%			305,474		4.7	%
Unsecured revolving credit facility (due February 20, 2025) (e)				1.0	%			182,799		2.8	%
Total Recourse Debt				2.6	%			5,040,273		77.8	%
Total Pro Rata Debt Outstanding				3.0	%			$	6,474,815	100.0	%

________

(a)Represents the number of properties and ABR associated with the debt that is maturing in each respective year.

(b)Debt maturity data is presented on a pro rata basis. See the Terms and Definitions section in the Appendix for a description of pro rata. Total outstanding balance includes balloon payments and scheduled amortization for our non-recourse debt.

(c)Excludes unamortized discount, net totaling $24.7 million and unamortized deferred financing costs totaling $20.9 million as of September 30, 2020.

(d)We incurred interest at EURIBOR plus 0.95% or GBP LIBOR plus 0.95% on our Unsecured term loans.

(e)We incurred interest at LIBOR plus 0.85% or JPY LIBOR plus 0.85% on our Unsecured revolving credit facility. JPY LIBOR have a floor of 0.00% under the terms of our credit agreement. Availability under our Unsecured revolving credit facility (net of amounts reserved for standby letters of credit) was approximately $1.6 billion as of September 30, 2020.

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W. P. Carey Inc.

Balance Sheets and Capitalization –Third Quarter 2020

Senior Unsecured Notes

As of September 30, 2020.

Ratings

	Issuer		Senior Unsecured Notes
Ratings Agency	Rating	Outlook	Rating
Moody's	Baa2	Stable	Baa2
Standard & Poor's	BBB	Stable	BBB

Senior Unsecured Note Covenants

The following is a summary of the key financial covenants for the Senior Unsecured Notes, along with our estimated calculations of our compliance with those covenants at the end of the period presented. These ratios are not measures of our liquidity or performance and serve only to demonstrate our ability to incur additional debt, as permitted by the covenants for the Senior Unsecured Notes.

Covenant	Metric	Required	As of Sep. 30, 2020
Limitation on the incurrence of debt	"Total Debt" / "Total Assets"	≤ 60%	41.6%
Limitation on the incurrence of secured debt	"Secured Debt" / "Total Assets"	≤ 40%	8.2%
Limitation on the incurrence of debt based on consolidated EBITDA to annual debt service charge	"Consolidated EBITDA" / "Annual Debt Service Charge"	≥ 1.5x	5.2x
Maintenance of unencumbered asset value	"Unencumbered Assets" / "Total Unsecured Debt"	≥ 150%	233.9%

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W. P. Carey Inc.

Real Estate

Third Quarter 2020

Investing for the long runTM | 21

W. P. Carey Inc.

Real Estate – Third Quarter 2020

Investment Activity – Capital Investment Projects (a)

Dollars in thousands. Pro rata.

		Primary Transaction Type	Property Type	Expected Completion Date	Estimated Change in Square Footage	Lease Term (Years)	Funded During Three Months Ended Sep. 30, 2020		Total Funded Through Sep. 30, 2020		Maximum Commitment
Tenant	Location										Remaining		Total
Boot Barn Holdings, Inc. (b)	Wichita, KS	Expansion	Warehouse	Q4 2020	43,248	15	$	—	$	—	$	3,000	$	3,000
Expected Completion Date 2020 Total					43,248		—		—		3,000		3,000
American Axle & Manufacturing, Inc. (c) (d)	Langen, Germany	Build-to-Suit	Industrial	Q1 2021	168,000	20	7,920		36,165		20,977		58,540
Hellweg Die Profi-Baumärkte GmbH & Co. KG (b) (c)	Various, Germany	Renovation	Retail	Q1 2021	N/A	16	—		10,510		2,720		13,230
Stress Engineering Services, Inc. (d)	Mason, OH	Expansion	Office	Q1 2021	6,810	20	619		707		1,787		2,500
Unidentified	Whitehall, PA	Redevelopment	Warehouse	Q2 2021	504,900	N/A	1,481		2,333		22,359		24,692
Henkel AG & Co.	Bowling Green, KY	Renovation	Warehouse	Q4 2021	N/A	15	17,674		45,806		24,194		70,000
Expected Completion Date 2021 Total					679,710		27,694		95,521		72,037		168,962
					722,958		$	27,694	$	95,521	$	75,037	$	171,962

________

(a)This schedule includes future estimates for which we can give no assurance as to timing or amounts. Completed capital investment projects are included in the Investment Activity – Acquisitions and Completed Capital Investment Projects section. Funding amounts exclude capitalized construction interest.

(b)We started receiving full or partial rent for these projects prior to September 30, 2020.

(c)Commitment amounts are based on the applicable exchange rate at period end.

(d)We earn interest from this tenant, which is accrued through the construction period and deducted from the remaining commitment.

Investing for the long runTM | 22

W. P. Carey Inc.

Real Estate–Third Quarter 2020

Investment Activity – Acquisitions and Completed Capital Investment Projects

Dollars in thousands. Pro rata. For the nine months ended September 30, 2020.

		Gross Investment Amount		Closing Date / Asset Completion Date	Property Type(s)	Gross Square Footage
Tenant / Lease Guarantor	Property Location(s)
Acquisitions
1Q20
DSG International PLC (a)	Newark, United Kingdom	$	111,546	Jan-20	Warehouse	726,216
Columbia Helicopters, Inc. (b)	Aurora, OR	23,755		Jan-20	Industrial	187,016
Leoni AG (a)	Kitzingen, Germany	53,666		Mar-20	Office	272,286
1Q20 Total		188,967				1,185,518
2Q20 (N/A)
3Q20
Pretzels, LLC (2 properties)	Bluffton and Plymouth, IN	44,466		Sep-20	Industrial	371,000
Weber-Stephen Products LLC	Huntley, IL	39,523		Sep-20	Industrial	621,859
3Q20 Total		83,989				992,859
Year-to-Date Total		272,956				2,178,377

		Gross Investment Amount		Closing Date / Asset Completion Date	Property Type(s)	Gross Square Footage
Tenant / Lease Guarantor	Property Location(s)
Completed Capital Investment Projects
1Q20
Clayco, Inc.	St. Louis, MO	4,000		Jan-20	Office	N/A
Astellas US Holding, Inc.	Westborough, MA	52,172		Jan-20	Laboratory	10,063
Danske Fragtmænd A/S (a)	Vojens, Denmark	10,611		Jan-20	Warehouse	88,620
1Q20 Total		66,783				98,683
2Q20
Fresenius Medical Care Holdings, Inc.	Knoxville, TN	66,045		Jun-20	Warehouse	614,069
Cuisine Solutions, Inc. (c)	San Antonio, TX	73,951		Jun-20	Industrial	312,303
Hilite Europe GmbH (a)	Marktheidenfeld, Germany	8,184		Jun-20	Warehouse	71,607
2Q20 Total		148,180				997,979
3Q20
Sonae MC (a)	Azambuja, Portugal	27,976		Sep-20	Warehouse	294,389
3Q20 Total		27,976				294,389
Year-to-Date Total		242,939				1,391,051
Year-to-Date Total Acquisitions and Completed Capital Investment Projects		$	515,895			3,569,428

________

(a)Amount reflects the applicable exchange rate on the date of the transaction.

(b)Amount excludes approximately $5.0 million in contingent consideration that will be released to the tenant/seller upon the tenant securing an easement on the property.

(c)Amount excludes $4.0 million related to a purchase option for land at the property that we have not yet exercised.

Investing for the long runTM | 23

W. P. Carey Inc.

Real Estate–Third Quarter 2020

Investment Activity – Dispositions

Dollars in thousands. Pro rata. For the nine months ended September 30, 2020.

Tenant / Lease Guarantor	Property Location(s)	Gross Sale Price		Closing Date	Property Type(s)	Gross Square Footage
1Q20
Blue Cross and Blue Shield of Minnesota, Inc.	Aurora, MN	$	150	Jan-20	Office	10,263
Shelborne Hotel (sold 95.45% controlling interest)	Miami, FL	114,540		Jan-20	Operating Hotel	N/A
Vacant	Greenville, SC	1,050		Feb-20	Warehouse	108,524
Fraikin SAS (a)	Chambray-les-Tours, France	579		Feb-20	Industrial	11,405
1Q20 Total		116,319				130,192
2Q20 (N/A)
3Q20
Walgreens Co.	Florence, AL	4,569		Aug-20	Retail	14,820
MSR Technologies GmbH (a)	Laupheim, Germany	2,956		Sep-20	Industrial	202,275
Hilite Europe GmbH (a)	Marktheidenfeld, Germany	47,120		Sep-20	Industrial/Office	265,827
Datalogic Scanning, Inc.	Eugene, OR	8,700		Sep-20	Industrial	110,665
3Q20 Total		63,345				593,587
Year-to-Date Total Dispositions		$	179,664			723,779

________

(a)Amount reflects the applicable exchange rate on the date of the transaction.

Investing for the long runTM | 24

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Joint Ventures

Dollars in thousands. As of September 30, 2020.

Joint Venture or JV (Principal Tenant)	JV Partnership		Consolidated				Pro Rata (a)
	Partner	WPC %	Debt Outstanding (b)		ABR		Debt Outstanding (c)		ABR
Unconsolidated Joint Ventures (Equity Method Investments) (d)
Kesko Senukai (e)	Third party	70.00%	$	122,087	$	14,617	$	85,461	$	10,232
State Farm Mutual Automobile Insurance Co.	CPA:18 – Global	50.00%	72,800		7,992		36,400		3,996
Bank Pekao (e)	CPA:18 – Global	50.00%	55,936		9,391		27,968		4,695
Apply Sørco AS (e)	CPA:18 – Global	49.00%	37,758		3,925		18,501		1,923
Fortenova Grupa d.d. (e)	CPA:18 – Global	20.00%	26,482		4,494		5,296		899
Total Unconsolidated Joint Ventures			315,063		40,419		173,626		21,745
Consolidated Joint Ventures
McCoy-Rockford, Inc.	Third party	90.00%	—		901		—		811
Total Consolidated Joint Ventures			—		901		—		811
Total Unconsolidated and Consolidated Joint Ventures			$	315,063	$	41,320	$	173,626	$	22,556

________

(a)See the Terms and Definitions section in the Appendix for a description of pro rata.

(b)Excludes unamortized deferred financing costs totaling $0.2 million and unamortized discount, net totaling $0.2 million as of September 30, 2020.

(c)Excludes unamortized deferred financing costs totaling $0.1 million and unamortized discount, net totaling $0.1 million as of September 30, 2020.

(d)Excludes (i) a 90.00% equity position in a jointly owned investment, Johnson Self Storage (comprised of nine self-storage operating properties), which did not have debt outstanding as of September 30, 2020, (ii) a 15.00% common equity interest in a jointly owned investment, BPS Nevada, LLC, and (iii) our equity investment in common shares of WLT, as described in the Components of Net Asset Value section.

(e)Amounts are based on the applicable exchange rate at the end of the period.

Investing for the long runTM | 25

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Top Ten Tenants

Dollars in thousands. Pro rata. As of September 30, 2020.

Tenant / Lease Guarantor	Description	Number of Properties	ABR		ABR %		Weighted-Average Lease Term (Years)
U-Haul Moving Partners Inc. and Mercury Partners, LP	Net lease self-storage properties in the U.S.	78	$	38,751	3.3	%	3.6
Hellweg Die Profi-Baumärkte GmbH & Co. KG (a)	Do-it-yourself retail properties in Germany	42	34,901		3.0	%	16.4
State of Andalucía (a)	Government office properties in Spain	70	30,034		2.6	%	14.2
Metro Cash & Carry Italia S.p.A. (a)	Business-to-business wholesale stores in Italy and Germany	20	28,360		2.5	%	6.5
Pendragon PLC (a)	Automotive dealerships in the United Kingdom	69	21,818		1.9	%	9.7
Extra Space Storage, Inc.	Net lease self-storage properties in the U.S.	27	20,332		1.8	%	23.6
Marriott Corporation	Net lease hotel properties in the U.S.	18	20,065		1.7	%	3.1
Nord Anglia Education, Inc.	K-12 private schools in the U.S.	3	19,138		1.7	%	23.0
Forterra, Inc. (a) (b)	Industrial properties in the U.S. and Canada	27	18,733		1.6	%	22.7
Advance Auto Parts, Inc.	Distribution facilities in the U.S.	30	18,345		1.6	%	12.3
Total (c)		384	$	250,477	21.7	%	12.6

________

(a)ABR amounts are subject to fluctuations in foreign currency exchange rates.

(b)Of the 27 properties leased to Forterra, Inc., 25 are located in the United States and two are located in Canada.

(c)See the Terms and Definitions section in the Appendix for a description of pro rata.

Investing for the long runTM | 26

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Diversification by Property Type

In thousands, except percentages. Pro rata. As of September 30, 2020.

	Total Net-Lease Portfolio
Property Type	ABR		ABR %		Square Footage (a)	Square Footage %
U.S.
Industrial	$	205,192	17.7	%	37,977	26.7	%
Warehouse	152,679		13.2	%	31,261	22.0	%
Office	166,481		14.4	%	10,585	7.4	%
Retail (b)	45,510		4.0	%	2,939	2.1	%
Self Storage (net lease)	59,083		5.1	%	5,810	4.1	%
Other (c)	97,307		8.4	%	5,650	3.9	%
U.S. Total	726,252		62.8	%	94,222	66.2	%
International
Industrial	70,633		6.1	%	10,227	7.2	%
Warehouse	109,826		9.5	%	16,805	11.8	%
Office	94,675		8.2	%	6,496	4.6	%
Retail (b)	155,450		13.4	%	14,530	10.2	%
Self Storage (net lease)	—		—	%	—	—	%
Other (c)	10		—	%	—	—	%
International Total	430,594		37.2	%	48,058	33.8	%
Total
Industrial	275,825		23.8	%	48,204	33.9	%
Warehouse	262,505		22.7	%	48,066	33.8	%
Office	261,156		22.6	%	17,081	12.0	%
Retail (b)	200,960		17.4	%	17,469	12.3	%
Self Storage (net lease)	59,083		5.1	%	5,810	4.1	%
Other (c)	97,317		8.4	%	5,650	3.9	%
Total (d)	$	1,156,846	100.0	%	142,280	100.0	%

________

(a)Includes square footage for vacant properties.

(b)Includes automotive dealerships.

(c)Includes ABR from tenants with the following property types: education facility, hotel (net lease), fitness facility, laboratory, student housing (net lease), theater and restaurant.

(d)See the Terms and Definitions section in the Appendix for a description of pro rata.

Investing for the long runTM | 27

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Diversification by Tenant Industry

In thousands, except percentages. Pro rata. As of September 30, 2020.

	Total Net-Lease Portfolio
Industry Type	ABR		ABR %		Square Footage	Square Footage %
Retail Stores (a)	$	261,090	22.6	%	32,652	22.9	%
Consumer Services	98,853		8.6	%	7,482	5.3	%
Automotive	74,080		6.4	%	12,111	8.5	%
Cargo Transportation	62,939		5.4	%	9,313	6.5	%
Business Services	60,759		5.3	%	5,272	3.7	%
Grocery	59,808		5.2	%	6,549	4.6	%
Healthcare and Pharmaceuticals	56,105		4.8	%	4,905	3.4	%
Beverage and Food	48,300		4.2	%	5,546	3.9	%
Construction and Building	42,904		3.7	%	7,673	5.4	%
Sovereign and Public Finance	41,333		3.6	%	3,364	2.4	%
Capital Equipment	40,707		3.5	%	6,550	4.6	%
Hotel and Leisure	37,286		3.2	%	2,254	1.6	%
Containers, Packaging, and Glass	36,214		3.1	%	6,186	4.3	%
Durable Consumer Goods	31,520		2.7	%	7,279	5.1	%
High Tech Industries	28,996		2.5	%	3,236	2.3	%
Insurance	25,259		2.2	%	1,749	1.2	%
Banking	19,898		1.7	%	1,247	0.9	%
Telecommunications	17,144		1.5	%	1,571	1.1	%
Aerospace and Defense	16,565		1.4	%	1,504	1.1	%
Non-Durable Consumer Goods	15,748		1.4	%	5,355	3.8	%
Media: Advertising, Printing, and Publishing	14,898		1.3	%	1,615	1.1	%
Media: Broadcasting and Subscription	13,263		1.1	%	784	0.6	%
Wholesale	12,551		1.1	%	2,005	1.4	%
Chemicals, Plastics, and Rubber	12,342		1.1	%	1,403	1.0	%
Other (b)	28,284		2.4	%	4,675	3.3	%
Total (c)	$	1,156,846	100.0	%	142,280	100.0	%

________

(a)Includes automotive dealerships.

(b)Includes ABR from tenants in the following industries: metals and mining, oil and gas, environmental industries, electricity, consumer transportation, forest products and paper, real estate and finance. Also includes square footage for vacant properties.

(c)See the Terms and Definitions section in the Appendix for a description of pro rata.

Investing for the long runTM | 28

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Diversification by Geography

In thousands, except percentages. Pro rata. As of September 30, 2020.

	Total Net-Lease Portfolio
Region	ABR		ABR %		Square Footage (a)	Square Footage %
U.S.
South
Texas	$	103,219	8.9	%	11,723	8.3	%
Florida	46,435		4.0	%	4,033	2.8	%
Georgia	29,005		2.5	%	4,024	2.8	%
Tennessee	19,382		1.7	%	2,875	2.0	%
Alabama	15,111		1.3	%	2,382	1.7	%
Other (b)	11,572		1.0	%	2,263	1.6	%
Total South	224,724		19.4	%	27,300	19.2	%
East
North Carolina	32,704		2.8	%	8,052	5.7	%
Pennsylvania	26,598		2.3	%	3,210	2.3	%
Massachusetts	21,752		1.9	%	1,407	1.0	%
New Jersey	19,939		1.7	%	1,100	0.8	%
South Carolina	15,444		1.3	%	4,321	3.0	%
Virginia	13,773		1.2	%	1,430	1.0	%
New York	13,347		1.2	%	1,392	1.0	%
Other (b)	34,340		3.0	%	6,594	4.6	%
Total East	177,897		15.4	%	27,506	19.4	%
Midwest
Illinois	55,157		4.8	%	6,595	4.6	%
Minnesota	25,964		2.2	%	2,352	1.7	%
Indiana	21,462		1.8	%	3,198	2.2	%
Wisconsin	16,003		1.4	%	3,164	2.2	%
Ohio	14,879		1.3	%	3,153	2.2	%
Michigan	14,171		1.2	%	2,132	1.5	%
Other (b)	27,331		2.4	%	4,697	3.3	%
Total Midwest	174,967		15.1	%	25,291	17.7	%
West
California	61,051		5.3	%	5,183	3.6	%
Arizona	34,132		3.0	%	3,648	2.6	%
Other (b)	53,481		4.6	%	5,294	3.7	%
Total West	148,664		12.9	%	14,125	9.9	%
U.S. Total	726,252		62.8	%	94,222	66.2	%
International
Germany	65,407		5.7	%	6,645	4.7	%
Poland	54,935		4.8	%	7,215	5.1	%
The Netherlands	52,887		4.6	%	6,853	4.8	%
Spain	51,866		4.5	%	4,226	3.0	%
United Kingdom	47,735		4.1	%	4,035	2.8	%
Italy	26,685		2.3	%	2,386	1.7	%
Croatia	17,507		1.5	%	1,784	1.2	%
Denmark	15,552		1.3	%	2,408	1.7	%
France	14,247		1.2	%	1,347	0.9	%
Canada	12,863		1.1	%	2,103	1.5	%
Finland	11,945		1.0	%	949	0.7	%
Other (c)	58,965		5.1	%	8,107	5.7	%
International Total	430,594		37.2	%	48,058	33.8	%
Total (d)	$	1,156,846	100.0	%	142,280	100.0	%

________

(a)Includes square footage for vacant properties.

(b)Other properties within South include assets in Louisiana, Arkansas, Oklahoma and Mississippi. Other properties within East include assets in Kentucky, Maryland, Connecticut, West Virginia, New Hampshire and Maine. Other properties within Midwest include assets in Missouri, Kansas, Nebraska, Iowa, North Dakota and South Dakota. Other properties within West include assets in Colorado, Utah, Oregon, Washington, Nevada, Hawaii, New Mexico, Wyoming, Montana and Alaska.

(c)Includes assets in Lithuania, Mexico, Norway, Hungary, the Czech Republic, Austria, Portugal, Sweden, Japan, Slovakia, Latvia, Belgium and Estonia.

(d)See the Terms and Definitions section in the Appendix for a description of pro rata.

Investing for the long runTM | 29

W. P. Carey Inc.

Real Estate –Third Quarter 2020

Contractual Rent Increases

In thousands, except percentages. Pro rata. As of September 30, 2020.

	Total Net-Lease Portfolio
Rent Adjustment Measure	ABR		ABR %		Square Footage	Square Footage %
(Uncapped) CPI	$	448,749	38.8	%	50,537	35.5	%
Fixed	381,403		33.0	%	52,801	37.1	%
CPI-based	266,590		23.0	%	33,017	23.2	%
Other (a)	51,929		4.5	%	3,688	2.6	%
None	8,175		0.7	%	689	0.5	%
Vacant	—		—	%	1,548	1.1	%
Total (b)	$	1,156,846	100.0	%	142,280	100.0	%

________

(a)Represents leases attributable to percentage rent.

(b)See the Terms and Definitions section in the Appendix for a description of pro rata.

Investing for the long runTM | 30

W. P. Carey Inc.

Real Estate – Third Quarter 2020

Same Store Analysis

Dollars in thousands. Pro rata.

Contractual Same Store Growth

Same store portfolio includes leases that were continuously in place during the period from September 30, 2019 to September 30, 2020. Excludes leases for properties that were acquired, sold or vacated, or were subject to lease renewals, extensions or modifications at any time that affected ABR during that period. For purposes of comparability, ABR is presented on a constant currency basis using exchange rates as of September 30, 2020.

	ABR
	As of Sep. 30, 2020		As of Sep. 30, 2019		Increase		% Increase
Property Type
Office	$	249,814	$	245,380	$	4,434	1.8	%
Industrial	237,044		232,713		4,331		1.9	%
Warehouse	208,732		205,539		3,193		1.6	%
Retail (a)	193,316		191,209		2,107		1.1	%
Self Storage (net lease)	59,083		58,270		813		1.4	%
Other (b)	90,678		89,414		1,264		1.4	%
Total	$	1,038,667	$	1,022,525	$	16,142	1.6	%
Rent Adjustment Measure
(Uncapped) CPI	$	419,228	$	414,115	$	5,113	1.2	%
Fixed	312,053		306,684		5,369		1.8	%
CPI-based	249,884		245,122		4,762		1.9	%
Other (c)	51,189		50,291		898		1.8	%
None	6,313		6,313		—		—	%
Total	$	1,038,667	$	1,022,525	$	16,142	1.6	%
Geography
U.S.	$	636,092	$	626,147	$	9,945	1.6	%
Europe	380,586		374,782		5,804		1.5	%
Other International (d)	21,989		21,596		393		1.8	%
Total	$	1,038,667	$	1,022,525	$	16,142	1.6	%
Same Store Portfolio Summary
Number of properties	1,128
Square footage (in thousands)	121,097

Investing for the long runTM | 31

W. P. Carey Inc.

Real Estate – Third Quarter 2020

Comprehensive Same Store Growth

Same store portfolio includes leased properties that were continuously owned and in place during the quarter ended September 30, 2019 through September 30, 2020. Excludes properties that were acquired, sold or listed as capital investment projects (see Investment Activity – Capital Investment Projects section) during that period. For purposes of comparability, same store pro rata rental income is presented on a constant currency basis using average exchange rates for the three months ended September 30, 2020. Same store pro rata rental income is a non-GAAP measure. See the Terms and Definitions section in the Appendix for a description of same store pro rata rental income and for details on how it is calculated.

	Same Store Pro Rata Rental Income
	Three Months Ended Sep. 30, 2020		Three Months Ended Sep. 30, 2019		Increase		% Increase
Property Type
Office	$	63,273	$	62,477	$	796	1.3	%
Industrial	61,808		62,615		(807)		(1.3)	%
Warehouse	53,423		56,038		(2,615)		(4.7)	%
Retail (a)	47,926		47,211		715		1.5	%
Self Storage (net lease)	13,217		13,092		125		1.0	%
Other (b)	21,019		23,868		(2,849)		(11.9)	%
Total (e)	$	260,666	$	265,301	$	(4,635)	(1.7)	%
Rent Adjustment Measure
(Uncapped) CPI	$	107,139	$	106,755	$	384	0.4	%
Fixed	76,491		81,628		(5,137)		(6.3)	%
CPI-based	64,532		63,734		798		1.3	%
Other (c)	11,167		11,189		(22)		(0.2)	%
None	1,337		1,995		(658)		(33.0)	%
Total (e)	$	260,666	$	265,301	$	(4,635)	(1.7)	%
Geography
U.S.	$	159,616	$	166,069	$	(6,453)	(3.9)	%
Europe	95,835		94,112		1,723		1.8	%
Other International (d)	5,215		5,120		95		1.9	%
Total (e)	$	260,666	$	265,301	$	(4,635)	(1.7)	%
Same Store Portfolio Summary
Number of properties	1,158
Square footage (in thousands)	129,264

Investing for the long runTM | 32

W. P. Carey Inc.

Real Estate – Third Quarter 2020

The following table presents a reconciliation from lease revenues to same store pro rata rental income:

	Three Months Ended Sep. 30, 2020		Three Months Ended Sep. 30, 2019
Consolidated Lease Revenues
Total lease revenues – as reported (f)	$	293,856	$	278,839
Less: Reimbursable tenant costs – as reported	(15,728)		(15,611)
	278,128		263,228
Adjustments for Pro Rata Ownership of Real Estate Joint Ventures:
Add: Pro rata share of adjustments from equity investments	5,576		5,321
Less: Pro rata share of adjustments for noncontrolling interests	(22)		(24)
	5,554		5,297
Adjustments for Pro Rata Non-Cash Items:
Add: Above- and below-market rent intangible lease amortization	12,472		14,969
Less: Straight-line and other rent adjustments	(13,115)		(6,370)
Less: Adjustments for pro rata ownership	(1)		(25)
	(644)		8,574
Adjustment to normalize for (i) properties not continuously owned since July 1, 2019 and (ii) constant currency presentation for prior year quarter (g)	(22,372)		(11,798)
Same Store Pro Rata Rental Income (e)	$	260,666	$	265,301

________

(a)Includes automotive dealerships.

(b)Includes ABR or same store pro rata rental income from tenants with the following property types: education facility, hotel (net lease), fitness facility, laboratory, theater and student housing (net lease).

(c)Represents leases attributable to percentage rent.

(d)Includes assets in Canada, Mexico and Japan.

(e)For the three months ended September 30, 2020, approximately $0.5 million of same store pro rata rental income (0.2% of the total) has not been collected to date and is expected to be collected within one year. Remaining same store pro rata rental income for that period has been collected as of October 30, 2020.

(f)Lease revenue (including straight-line lease revenue) is only recognized when deemed probable of collection. Collectibility is assessed for each tenant receivable using various criteria, including credit ratings, guarantees, past collection issues and the current economic and business environment affecting the tenant. If collectibility of the contractual rent stream is not deemed probable, revenue will only be recognized upon receipt of cash from the tenant.

(g)This adjustment excludes amounts attributable to properties that were acquired, sold or listed as capital investment projects (see Investment Activity – Capital Investment Projects section) that were not continuously owned and in place during the quarter ended September 30, 2019 through September 30, 2020. In addition, for the three months ended September 30, 2019, an adjustment is made to reflect average exchange rates for the three months ended September 30, 2020 for purposes of comparability, since same store pro rata rental income is presented on a constant currency basis.

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Real Estate – Third Quarter 2020

Leasing Activity

For the three months ended September 30, 2020, except ABR. Pro rata.

Lease Renewals and Extensions(a)										Expected Tenant Improvements ($000s)		Leasing Commissions ($000s)
			ABR
Property Type	Square Feet	Number of Leases	Prior Lease ($000s)			New Lease ($000s) (b)		Releasing Spread						Incremental Lease Term
Industrial	367,965	1	$	2,199		$	1,897	(13.7)	%	$	600	$	805	12.2 years
Warehouse	57,075	1	184			184		—	%	—		—		5.0 years
Office	392,315	2	4,918			4,889		(0.6)	%	—		63		5.0 years
Retail	164,880	2	1,284			1,284		—	%	—		—		5.0 years
Self Storage (net lease)	—	—	—			—		—	%	—		—		N/A
Other (c)	117,042	1	1,989			1,756		(11.7)	%	—		384		10.6 years
Total / Weighted Average (d)	1,099,277	7	$	10,574		$	10,010	(5.3)	%	$	600	$	1,252	7.3 years
Q3 Summary
Prior Lease ABR (% of Total Portfolio)			0.9		%

New Leases					Expected Tenant Improvements ($000s)		Leasing Commissions ($000s)
			ABR
Property Type	Square Feet	Number of Leases	New Lease ($000s) (b)						New Lease Term
Industrial	—	—	$	—	$	—	$	—	N/A
Warehouse (e)	540,000	1	3,025		2,641		995		5.3 years
Office	—	—	—		—		—		N/A
Retail	—	—	—		—		—		N/A
Self Storage (net lease)	—	—	—		—		—		N/A
Other	—	—	—		—		—		N/A
Total / Weighted Average (f)	540,000	1	$	3,025	$	2,641	$	995	5.3 years

_______

(a)Excludes lease extensions for a period of one year or less.

(b)New lease amounts are based on in-place rents at time of lease commencement and exclude any free rent periods.

(c)Excludes lease amendments at three theater properties leased to the same tenant. ABR for these properties has subsequently reduced from $4.7 million to $1.9 million in the short term. Since there was no change to the (i) total rents owed over the life of the lease and (ii) lease term, these amendments are excluded from the table above.

(d)Weighted average refers to the incremental lease term.

(e)Tenant will take full occupancy of space in phases. Rent reflects expected rent at full occupancy, which will be reached in February 2021.

(f)Weighted average refers to the new lease term.

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W. P. Carey Inc.

Real Estate –Third Quarter 2020

Lease Expirations

In thousands, except percentages and number of leases. Pro rata. As of September 30, 2020.

Year of Lease Expiration (a)	Number of Leases Expiring	Number of Tenants with Leases Expiring	ABR		ABR %		Square Footage	Square Footage %
Remaining 2020	17	15	$	8,429	0.7	%	1,190	0.8	%
2021	28	19	20,810		1.8	%	2,029	1.4	%
2022	30	29	44,502		3.8	%	3,803	2.7	%
2023	36	30	47,588		4.1	%	6,046	4.3	%
2024	78	51	114,303		9.9	%	14,296	10.0	%
2025	63	31	61,523		5.3	%	7,342	5.2	%
2026	42	28	61,207		5.3	%	8,520	6.0	%
2027	43	26	71,834		6.2	%	8,024	5.6	%
2028	42	24	62,382		5.4	%	4,829	3.4	%
2029	31	18	37,168		3.2	%	4,561	3.2	%
2030	27	21	72,636		6.3	%	6,104	4.3	%
2031	66	16	69,067		6.0	%	8,154	5.7	%
2032	35	15	46,143		4.0	%	6,625	4.7	%
2033	23	17	65,520		5.7	%	8,320	5.8	%
Thereafter (>2033)	223	91	373,734		32.3	%	50,889	35.8	%
Vacant	—	—	—		—	%	1,548	1.1	%
Total (b)	784		$	1,156,846	100.0	%	142,280	100.0	%

________

(a)Assumes tenants do not exercise any renewal options or purchase options.

(b)See the Terms and Definitions section in the Appendix for a description of pro rata.

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W. P. Carey Inc.

Investment Management

Third Quarter 2020

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W. P. Carey Inc.

Investment Management –Third Quarter 2020

Selected Information and Fee Summary – Managed Programs

Dollars and square footage in thousands. As of or for the three months ended September 30, 2020.

	CPA:18 – Global			CESH			Total
Selected Information
General
Year established	2013			2016
AUM – current quarter (a)	$	2,423,184		$	331,124		$	2,754,308
Net-lease AUM – current quarter	$	1,289,955		$	110,592		$	1,400,547
Fundraising status	Closed			Closed
Portfolio
Investment type	Net lease / Diversified REIT			Student Housing
Number of operating properties	71			1
Number of net-leased properties	48			3
Number of active build-to-suit projects	9			3
Number of tenants – net-leased properties	64			1
Square footage – net-leased properties	9,721			512
Occupancy (b)	98.8		%	100.0		%
Balance Sheet (Book Value)
Total assets	$	2,224,029		$	349,942
Total debt	$	1,241,910		$	137,237
Total debt / total assets	55.8		%	39.2		%
Fee Summary
Asset Management Fees
Asset management fee, gross (% of average AUM, per annum)	0.50% (c)			1.00% (d)
Average AUM (of current quarter and prior quarter)	$	2,392,898		$	328,259		$	2,721,157
Asset management revenue – current quarter	$	2,978		$	770		$	3,748
Operating Partnership Interests (e)
Operating partnership interests, gross (% of Available Cash)	10.00%			N/A
Equity in earnings of equity method investments in the Managed Programs (profits interest) – current quarter	$	1,168		N/A			$	1,168

________

(a)Represents appraised value of real estate assets as of June 30, 2020 (plus cash and cash equivalents, less distributions payable as of September 30, 2020) for CPA:18 – Global. Represents appraised value of real estate assets as of December 31, 2019 (plus cash and cash equivalents as of September 30, 2020) for CESH. These values were used to calculate asset management fees during the three months ended September 30, 2020 in accordance with the respective advisory agreements.

(b)Represents occupancy for single-tenant net-leased properties.

(c)Based on average market value of assets. CPA:18 – Global has an option to pay asset management fees in cash or shares upon our recommendation, under the terms of the advisory agreement with CPA:18 – Global. Asset management fees are recorded in Asset management revenue in our consolidated financial statements.

(d)Based on gross assets at fair value.

(e)Available Cash means cash generated by operating partnership operations and investments, excluding cash from sales and refinancings, after the payment of debt service and other operating expenses, but before distributions to partners. Amounts are recorded in Equity in earnings of equity method investments in the Managed Programs and real estate in our consolidated financial statements.

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W. P. Carey Inc.

Investment Management –Third Quarter 2020

Summary of Future Liquidity Considerations for the Managed Programs

As of September 30, 2020.

Future Liquidity Strategies for the Managed Programs

The timeframes in the table below are based on general liquidation guidelines set forth in CPA:18 – Global’s and CESH’s respective offering documents. Ultimately, the liquidation of CPA:18 – Global is approved by its board of directors and the liquidation of CESH is determined by its general partner.

	General Liquidation Guideline
	CPA:18 – Global	CESH
Timeframe	Beginning after the seventh anniversary of the closing of the initial public offering in 2015	Beginning five years after raising the minimum offering amount in 2016

Back-End Fees for / Interest in the Managed Programs

The overview below is intended to provide a summary of current disclosures regarding various back-end fees and interests that we may be entitled to upon each Managed Program’s liquidity event. Such a liquidity event for CPA:18 – Global is at the discretion of CPA:18 – Global’s board of directors and there is no assurance that any of the fees or interests described below will be realized. Please refer to CPA:18 – Global’s filings with the SEC for a complete description of its liquidity strategy.

	Back-End Fees and Interests
	CPA:18 – Global	CESH
Disposition Fees	Equal to the lesser of (i) 50% of the brokerage commission paid or (ii) 3% of the contract sales price of a property. (a)	N/A
Interest in Disposition Proceeds	Special general partner interest entitled to receive distributions of up to 15% of the net proceeds from the sale, exchange or other disposition of operating partnership assets remaining after the corporation has received a return of 100% of its initial investment in the operating partnership, through certain liquidity events or distributions, plus the 6% preferred return rate.	Available Cash (as defined in In “Principal Terms”), subject to any other limitations provided for herein, will be initially apportioned among the Limited Partners in proportion to their respective capital contributions and the General Partner as provided in connection with its Carried Interest and distributed. (b)
Purchase of Special GP Interest	Lesser of (i) 5.0x the distributions of the last completed fiscal year and (ii) the discounted value of expected future distributions from point of valuation to March 2025 using a discount rate used by the independent third-party valuation firm to determine the most recent appraisal.	N/A
Distribution Related to Ownership of Shares	4.3% ownership as of 9/30/2020	2.4% ownership as of 9/30/2020

________

(a)Not applicable to dispositions of individual assets.

(b)Order of distributions are as follows: (1) First, to a Limited Partner until it has received an amount equal to its total capital contributions or deemed capital contribution with respect to the Advisor Units in the case of the Advisor (or a wholly owned subsidiary of the Advisor); (2) Second, to a Limited Partner until such Limited Partner has received a cumulative, non-compounding, annual 10% return on its unreturned capital contributions (the “Preferred Return”); (3) Third, to the General Partner until the General Partner has received 20% of the aggregate amounts distributed pursuant to clause (2) and this clause (3); (4) Thereafter, 80% to such Limited Partner and 20% to the General Partner (together with the amounts received under clause (3), the General Partner’s “Carried Interest”). The Advisor’s capital contribution for purposes of the Partnership Agreement will be deemed to be the value of the Advisor Units upon their issuance.

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W. P. Carey Inc.

Appendix

Third Quarter 2020

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W. P. Carey Inc.

Appendix – Third Quarter 2020

Normalized Pro Rata Cash NOI

In thousands. From real estate.

	Three Months Ended Sep. 30, 2020
Consolidated Lease Revenues
Total lease revenues – as reported	$	293,856
Less: Consolidated Reimbursable and Non-Reimbursable Property Expenses
Reimbursable property expenses – as reported	15,728
Non-reimbursable property expenses – as reported	11,923
	266,205
Plus: NOI from Operating Properties
Hotel revenues	601
Hotel expenses	(1,044)
	(443)
Self-storage revenues	1,373
Self-storage expenses	(550)
	823
	266,585
Adjustments for Pro Rata Ownership of Real Estate Joint Ventures:
Add: Pro rata share of NOI from equity investments	5,978
Less: Pro rata share of NOI attributable to noncontrolling interests	(22)
	5,956
	272,541
Adjustments for Pro Rata Non-Cash Items:
Add: Above- and below-market rent intangible lease amortization	12,472
Less: Straight-line rent amortization	(13,115)
Add: Other non-cash items	418
	(225)
Pro Rata Cash NOI (a)	272,316
Adjustment to normalize for intra-period acquisitions, completed capital investment projects and dispositions (b)	391
Normalized Pro Rata Cash NOI (a)	$	272,707

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W. P. Carey Inc.

Appendix – Third Quarter 2020

The following table presents a reconciliation from Net income from Real Estate attributable to W. P. Carey to Normalized pro rata cash NOI:

	Three Months Ended Sep. 30, 2020
Net Income from Real Estate Attributable to W. P. Carey
Net income from Real Estate attributable to W. P. Carey – as reported	$	146,983
Adjustments for Consolidated Operating Expenses
Add: Operating expenses – as reported	160,543
Less: Property expenses, excluding reimbursable tenant costs – as reported	(11,923)
Less: Operating property expenses – as reported	(1,594)
	147,026
Adjustments for Other Consolidated Revenues and Expenses:
Less: Lease termination income and other – as reported	(1,565)
Less: Reimbursable property expenses – as reported	(15,728)
Add: Other income and (expenses)	(13,804)
Add: Provision for income taxes	3,636
	(27,461)
Other Adjustments:
Add: Above- and below-market rent intangible lease amortization	12,472
Less: Straight-line rent amortization	(13,115)
Add: Adjustments for pro rata ownership	6,037
Adjustment to normalize for intra-period acquisitions, completed capital investment projects and dispositions (b)	391
Add: Property expenses, excluding reimbursable tenant costs, non-cash	374
	6,159
Normalized Pro Rata Cash NOI (a)	$	272,707

________

(a)Pro rata cash NOI and normalized pro rata cash NOI are non-GAAP measures. See the Terms and Definitions section that follows for a description of our non-GAAP measures and for details on how pro rata cash NOI and normalized pro rata cash NOI are calculated.

(b)For properties acquired and capital investment projects completed during the three months ended September 30, 2020, the adjustment modifies our pro rata share of cash NOI for the partial period with an amount estimated to be equivalent to the additional pro rata share of cash NOI necessary to reflect ownership for the full quarter. For properties disposed of during the three months ended September 30, 2020, the adjustment eliminates our pro rata share of cash NOI for the period.

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W. P. Carey Inc.

Appendix – Third Quarter 2020

Adjusted EBITDA, Consolidated – Last Five Quarters

In thousands.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income	$	149,434	$	115,204	$	66,702	$	129,792	$	41,835
Adjustments to Derive Consolidated EBITDA
Depreciation and amortization	108,351		107,477		116,194		111,607		109,517
Interest expense	52,537		52,182		52,540		53,667		58,626
Provision for (benefit from) income taxes	5,975		7,595		(41,692)		21,064		4,157
Consolidated EBITDA (a)	316,297		282,458		193,744		316,130		214,135
Adjustments to Derive Adjusted EBITDA (b)
Other (gains) and losses (c)	(44,648)		(4,259)		9,815		(38,196)		18,618
Gain on sale of real estate, net	(20,933)		—		(11,751)		(17,501)		(71)
Stock-based compensation expense	4,564		2,918		2,661		4,939		4,747
Above- and below-market rent intangible and straight-line rent adjustments (d)	(643)		1,236		4,680		12,046		8,591
Merger and other expenses	(596)		1,074		187		(811)		70
Other amortization and non-cash charges (e)	399		382		304		(5,791)		422
Impairment charges	—		—		19,420		6,758		25,781
Loss on change in control of interests (f)	—		—		—		—		8,416
	(61,857)		1,351		25,316		(38,556)		66,574
Adjustments for Pro Rata Ownership
Real Estate Joint Ventures:
Add: Pro rata share of adjustments for equity investments	4,806		4,884		4,475		4,300		5,471
Less: Pro rata share of adjustments for amounts attributable to noncontrolling interests	(23)		(22)		(22)		(459)		(530)
	4,783		4,862		4,453		3,841		4,941
Equity Investment in WLT: (g)
Less: Loss from equity investment in WLT	848		N/A		N/A		N/A		N/A
Add: Distributions received from equity investment in WLT	—		N/A		N/A		N/A		N/A
	848		N/A		N/A		N/A		N/A
Equity Investments in the Managed Programs: (h)
Add: Distributions received from equity investments in the Managed Programs	388		926		2,196		2,089		1,980
Less: Loss (income) from equity investments in the Managed Programs (i) (j)	79		(31,743)		49,271		173		288
	467		(30,817)		51,467		2,262		2,268
Adjusted EBITDA (a)	$	260,538	$	257,854	$	274,980	$	283,677	$	287,918

________

(a)EBITDA and adjusted EBITDA are non-GAAP measures. See the Terms and Definitions section that follows for a description of our non-GAAP measures.

(b)Comprised of items that we do not consider to be part of our core operating business plan or representative of our overall long-term operating performance, based on a number of factors, including the nature of the item and/or the frequency with which it occurs. We believe that these adjustments provide a more representative view of EBITDA from our core operating business and allow for more meaningful comparisons.

(c)Primarily comprised of unrealized gains and losses on derivatives, non-cash allowance for credit losses on direct financing leases and other assets and gains and losses from foreign currency movements, extinguishment of debt and marketable securities. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(d)Straight-line rent adjustments relate to our net-leased properties subject to operating leases.

(e)Amount for the three months ended December 31, 2019 includes an adjustment to exclude $6.2 million of non-cash lease termination revenue, which will be collected and reflected within adjusted EBITDA over the remaining master lease term.

(f)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in an investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(g)We record income and distributions from our equity investment in WLT (which was acquired in the first quarter of 2020) on a one quarter lag.

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Appendix – Third Quarter 2020

(h)Adjustments to include cash distributions received from the Managed Programs in place of our pro rata share of net income from our ownership in the Managed Programs.

(i)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(j)Amount for the three months ended March 31, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

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Appendix – Third Quarter 2020

Adjusted EBITDA, Real Estate – Last Five Quarters

In thousands.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income from Real Estate	$	147,020	$	81,864	$	101,526	$	124,317	$	33,545
Adjustments to Derive Consolidated EBITDA
Depreciation and amortization	108,351		107,477		115,207		110,648		108,573
Interest expense	52,537		52,182		52,540		53,667		58,626
Provision for (benefit from) income taxes	3,636		4,117		(31,800)		18,113		3,511
Consolidated EBITDA – Real Estate (a)	311,544		245,640		237,473		306,745		204,255
Adjustments to Derive Adjusted EBITDA (b)
Other (gains) and losses (c)	(44,115)		(5,437)		10,973		(38,546)		18,956
Gain on sale of real estate, net	(20,933)		—		(11,751)		(17,501)		(71)
Stock-based compensation expense	4,564		2,918		1,970		3,531		3,435
Merger and other expenses	(1,016)		935		(132)		(811)		70
Above- and below-market rent intangible and straight-line rent adjustments (d)	(643)		1,236		4,680		12,046		8,591
Other amortization and non-cash charges (e)	399		382		304		(5,791)		422
Impairment charges	—		—		19,420		6,758		25,781
Loss on change in control of interests (f)	—		—		—		—		8,416
	(61,744)		34		25,464		(40,314)		65,600
Adjustments for Pro Rata Ownership
Real Estate Joint Ventures:
Add: Pro rata share of adjustments for equity investments	4,806		4,884		4,475		4,300		5,471
Less: Pro rata share of adjustments for amounts attributable to noncontrolling interests	(23)		(22)		(22)		(459)		(530)
	4,783		4,862		4,453		3,841		4,941
Equity Investment in WLT: (g)
Less: Loss from equity investment in WLT	848		N/A		N/A		N/A		N/A
Add: Distributions received from equity investment in WLT	—		N/A		N/A		N/A		N/A
	848		—		—		—		—
Adjusted EBITDA – Real Estate (a)	$	255,431	$	250,536	$	267,390	$	270,272	$	274,796

________

(a)EBITDA and adjusted EBITDA are non-GAAP measures. See the Terms and Definitions section that follows for a description of our non-GAAP measures.

(b)Comprised of items that we do not consider to be part of our core operating business plan or representative of our overall long-term operating performance, based on a number of factors, including the nature of the item and/or the frequency with which it occurs. We believe that these adjustments provide a more representative view of EBITDA from our core operating business and allow for more meaningful comparisons.

(c)Primarily comprised of unrealized gains and losses on derivatives, non-cash allowance for credit losses on direct financing leases and other assets and gains and losses from foreign currency movements, extinguishment of debt and marketable securities. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(d)Straight-line rent adjustments relate to our net-leased properties subject to operating leases.

(e)Amount for the three months ended December 31, 2019 includes an adjustment to exclude $6.2 million of non-cash lease termination revenue, which will be collected and reflected within adjusted EBITDA over the remaining master lease term.

(f)Amount for the three months ended September 30, 2019 represents a loss recognized on the purchase of the remaining interest in an investment from CPA:17 in the CPA:17 Merger, which we had previously accounted for under the equity method. We recognized this loss because we identified certain measurement period adjustments during the third quarter of 2019 that impacted the provisional accounting for this investment.

(g)We record income and distributions from our equity investment in WLT (which was acquired in the first quarter of 2020) on a one quarter lag.

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Appendix – Third Quarter 2020

Adjusted EBITDA, Investment Management – Last Five Quarters

In thousands.

	Three Months Ended
	Sep. 30, 2020		Jun. 30, 2020		Mar. 31, 2020		Dec. 31, 2019		Sep. 30, 2019
Net income (loss) from Investment Management	$	2,414	$	33,340	$	(34,824)	$	5,475	$	8,290
Adjustments to Derive Consolidated EBITDA
Provision for (benefit from) income taxes	2,339		3,478		(9,892)		2,951		646
Depreciation and amortization	—		—		987		959		944
Consolidated EBITDA – Investment Management (a)	4,753		36,818		(43,729)		9,385		9,880
Adjustments to Derive Adjusted EBITDA (b)
Other (gains) and losses (c)	(533)		1,178		(1,158)		350		(338)
Merger and other expenses	420		139		319		—		—
Stock-based compensation expense	—		—		691		1,408		1,312
	(113)		1,317		(148)		1,758		974
Adjustments for Pro Rata Ownership
Equity Investments in the Managed Programs: (d)
Add: Distributions received from equity investments in the Managed Programs	388		926		2,196		2,089		1,980
Less: Loss (income) from equity investments in the Managed Programs (e) (f)	79		(31,743)		49,271		173		288
	467		(30,817)		51,467		2,262		2,268
Adjusted EBITDA – Investment Management (a)	$	5,107	$	7,318	$	7,590	$	13,405	$	13,122

________

(a)EBITDA and adjusted EBITDA are non-GAAP measures. See the Terms and Definitions section that follows for a description of our non-GAAP measures.

(b)Comprised of items that we do not consider to be part of our core operating business plan or representative of our overall long-term operating performance, based on a number of factors, including the nature of the item and/or the frequency with which it occurs. We believe that these adjustments provide a more representative view of EBITDA from our core operating business and allow for more meaningful comparisons.

(c)Primarily comprised of gains and losses from foreign currency movements and marketable securities. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.

(d)Adjustments to include cash distributions received from the Managed Programs in place of our pro rata share of net income from our ownership in the Managed Programs.

(e)Amount for the three months ended June 30, 2020 includes a non-cash net gain of $33.0 million (inclusive of $9.9 million attributable to the redemption of a noncontrolling interest that the former subadvisors for CWI 1 and CWI 2 held in the special general partner interests) recognized in connection with consideration received at closing of the CWI 1 and CWI 2 Merger, which reflects the allocation of $34.3 million of goodwill within our Investment Management segment.

(f)Amount for the three months ended March 31, 2020 includes non-cash other-than-temporary impairment charges totaling $47.1 million recognized on our former equity investments in CWI 1 and CWI 2.

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W. P. Carey Inc.

Appendix – Third Quarter 2020

Terms and Definitions

Non-GAAP Financial Disclosures

FFO and AFFO

Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT, an industry trade group, has promulgated a non-GAAP measure known as FFO, which we believe to be an appropriate supplemental measure, when used in addition to and in conjunction with results presented in accordance with GAAP, to reflect the operating performance of a REIT. The use of FFO is recommended by the REIT industry as a supplemental non-GAAP measure. FFO is not equivalent to, nor a substitute for, net income or loss as determined under GAAP.

We define FFO, a non-GAAP measure, consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as restated in December 2018. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from sales of property, impairment charges on real estate, gains or losses on changes in control of interests in real estate and depreciation and amortization from real estate assets; and after adjustments for unconsolidated partnerships and jointly owned investments. Adjustments for unconsolidated partnerships and jointly owned investments are calculated to reflect FFO.

We also modify the NAREIT computation of FFO to adjust GAAP net income for certain non-cash charges, such as amortization of real estate-related intangibles, deferred income tax benefits and expenses, straight-line rent and related reserves, other non-cash rent adjustments, non-cash allowance for credit losses on direct financing leases and other assets, stock-based compensation, non-cash environmental accretion expense and amortization of deferred financing costs. Our assessment of our operations is focused on long-term sustainability and not on such non-cash items, which may cause short-term fluctuations in net income but have no impact on cash flows. Additionally, we exclude non-core income and expenses, such as gains or losses from extinguishment of debt and merger and acquisition expenses. We also exclude realized and unrealized gains/losses on foreign currency exchange transactions (other than those realized on the settlement of foreign currency derivatives), which are not considered fundamental attributes of our business plan and do not affect our overall long-term operating performance. We refer to our modified definition of FFO as AFFO. We exclude these items from GAAP net income to arrive at AFFO as they are not the primary drivers in our decision-making process and excluding these items provides investors a view of our portfolio performance over time and makes it more comparable to other REITs that are currently not engaged in acquisitions, mergers and restructuring, which are not part of our normal business operations. AFFO also reflects adjustments for unconsolidated partnerships and jointly owned investments. We use AFFO as one measure of our operating performance when we formulate corporate goals, evaluate the effectiveness of our strategies and determine executive compensation.

We believe that AFFO is a useful supplemental measure for investors to consider as we believe it will help them to better assess the sustainability of our operating performance without the potentially distorting impact of these short-term fluctuations. However, there are limits on the usefulness of AFFO to investors. For example, impairment charges and unrealized foreign currency losses that we exclude may become actual realized losses upon the ultimate disposition of the properties in the form of lower cash proceeds or other considerations. We use our FFO and AFFO measures as supplemental financial measures of operating performance. We do not use our FFO and AFFO measures as, nor should they be considered to be, alternatives to net income computed under GAAP, or as alternatives to net cash provided by operating activities computed under GAAP, or as indicators of our ability to fund our cash needs.

Same Store Pro Rata Rental Income

Same store pro rata rental income is a non-GAAP financial measure that is intended to reflect the performance of our net leased properties. We define this as contractual rents from our leased properties. Same store rental income excludes reimbursable tenant costs, amortization of intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We present same store rental income on a pro rata basis to account for our share of income related to unconsolidated joint ventures and noncontrolling interests. We believe that same store pro rata rental income is a helpful measure that both investors and management can use to evaluate the financial performance of our leased properties. Same store pro rata rental income should not be considered as an alternative to lease revenues as an indication of our financial performance or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present same store rental income and/or same store pro rata rental income may not be directly comparable to the way other REITs present such metrics.

Pro Rata Cash NOI

Cash net operating income (“cash NOI”) is a non-GAAP financial measure that is intended to reflect the performance of our net leased and operating properties. We define cash NOI as cash rents from our leased and operating properties less non-reimbursable property expenses. Cash NOI excludes amortization of intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We present cash NOI on a pro rata basis (“pro rata cash NOI”) to account for our share of income related to unconsolidated joint ventures and noncontrolling interests. We believe that pro rata cash NOI is a helpful measure that both investors and management can use to evaluate the financial performance of our leased and operating properties and it allows for comparison of our operating performance between periods and to other REITs. Pro rata cash NOI should not be considered as an alternative to net income as an indication of our financial performance or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present cash NOI and/or pro rata cash NOI may not be directly comparable to the way other REITs present such metrics.

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W. P. Carey Inc.

Appendix – Third Quarter 2020

Normalized Pro Rata Cash NOI

Normalized pro rata cash NOI is pro rata cash NOI as defined above adjusted primarily to exclude our pro rata share of cash NOI from properties disposed of during the most recent quarter and to include a full quarter of pro rata cash NOI related to properties acquired or capital investment projects completed during the period, as applicable. We believe this measure provides a helpful representation of our net operating income from our in-place leased and operating properties.

Adjusted EBITDA

We believe that EBITDA is a useful supplemental measure to investors and analysts for assessing the performance of our business segments because (i) it removes the impact of our capital structure from our operating results and (ii) it is helpful when comparing our operating performance to that of companies in our industry without regard to such items, which can vary substantially from company to company. Adjusted EBITDA as disclosed represents EBITDA, modified to include other adjustments to GAAP net income for certain non-cash charges, such as impairments, non-cash rent adjustments and unrealized gains and losses from our hedging activity. Additionally, we exclude gains and losses on sale of real estate, which are not considered fundamental attributes of our business plans and do not affect our overall long-term operating performance. We exclude these items from adjusted EBITDA as they are not the primary drivers in our decision-making process. Adjusted EBITDA reflects adjustments for unconsolidated partnerships and jointly owned investments. Our assessment of our operations is focused on long-term sustainability and not on such non-cash and non-core items, which may cause short-term fluctuations in net income but have no impact on cash flows. We believe that adjusted EBITDA is a useful supplemental measure to investors and analysts, although it does not represent net income that is computed in accordance with GAAP. Accordingly, adjusted EBITDA should not be considered as an alternative to net income or as an indicator of our financial performance. EBITDA and adjusted EBITDA as calculated by us may not be comparable to similarly titled measures of other companies.

Other Metrics

Pro Rata Metrics

This supplemental package contains certain metrics prepared under the pro rata consolidation method. We refer to these metrics as pro rata metrics. We have a number of investments, usually with our affiliates, in which our economic ownership is less than 100%. Under the full consolidation method, we report 100% of the assets, liabilities, revenues and expenses of those investments that are deemed to be under our control or for which we are deemed to be the primary beneficiary, even if our ownership is less than 100%. Also, for all other jointly owned investments, which we do not control, we report our net investment and our net income or loss from that investment. Under the pro rata consolidation method, we present our proportionate share, based on our economic ownership of these jointly owned investments, of the assets, liabilities, revenues and expenses of those investments. Multiplying each of our jointly owned investments’ financial statement line items by our percentage ownership and adding or subtracting those amounts from our totals, as applicable, may not accurately depict the legal and economic implications of holding an ownership interest of less than 100% in our jointly owned investments.

ABR

ABR represents contractual minimum annualized base rent for our net-leased properties and reflects exchange rates as of September 30, 2020. If there is a rent abatement, we annualize the first monthly contractual base rent following the free rent period. ABR is not applicable to operating properties and is presented on a pro rata basis.

Investing for the long runTM | 47

EX-99.3

Exhibit 99.3 COVID-19 Update October 30, 2020 Investing for the long run®

October Rent Payment Status WPC has collected 99% of October rent due Total October Rent Due Property Type 1% % % of October rent due of total ABR and paid (1) Industrial 24% 100% Warehouse 23% 99% Office 23% 100% Retail 17% 100% Fitness, Theater and Restaurants (2) 1% 83% Self Storage (net lease) 5% 100% Other (3) 7% 97% Total 100% 99% 99% Geography % % of October rent of total ABR due and paid (1) % of ABR from U.S. 63% 99% October rent due (1) Rent Paid 99% Europe 35% 99% Rent Deferred — Other (4) 2% 100% Rent Not Paid 1% Total 100% 99% Note: ABR presented as of September 30, 2020, unless otherwise noted. Percentages may not add to totals due to rounding. (1) Reflects payments from tenants with rental payments due from September 20, 2020 to October 19, 2020 expressed as a percentage of ABR. Excludes rent paid in advance of the October collection period. (2) ABR is based on revised rent schedules and excludes rent from properties vacated prior to September 30. (3) Includes net lease lodging assets, education facilities, laboratories and student housing properties. (4) Includes Canada, Mexico and Japan. Investing for the Long Run® | 2

3Q20 Rent Payment Status WPC collected 98% of rent due in the third quarter Total Rent Due 3Q20 Property Type 1%1% % % of 3Q20 rent of total ABR due and paid (2) Industrial 24% 99% Warehouse 22% 94% Office 23% 100% Retail 17% 100% Fitness, Theater and Restaurants 2% 65% Self Storage (net lease) 5% 100% Other (3) 7% 98% Total 100% 98% 98% Geography % of ABR from rent due in (1) % % of 3Q20 rent Jul. Aug. Sept. 3Q20 of total ABR due and paid (2) Rent Paid 99% 98% 99% 98% U.S. 63% 97% (4) Rent Deferred 0.5% 1% 0% 1% Europe 35% 99% Rent Not Paid 1% 1% 1% 1% Other (5) 2% 100% Total 100% 100% 100% 100% Total 100% 98% Note: ABR presented as of June 30, 2020. Percentages may not add to totals due to rounding. (1) Reflects payments from tenants with rental payments due from: June 20, 2020 to July 19, 2020 for the July rent period; July 20, 2020 to August 19, 2020 for the August rent period; August 20, 2020 to September 19, 2020 for the September rent period; and June 20, 2020 to September 19, 2020 for the 3Q20 rent period; excluding rent paid in advance of each rent collection period. (2) Reflects payments from tenants with rental payments due from June 20, 2020 to September 19, 2020 for the 3Q20 rent period, expressed as a percentage of ABR. Excludes rent paid in advance of the 3Q20 rent collection period. (3) Includes net lease lodging assets, education facilities, laboratories and student housing properties. (4) Represents ABR from properties with executed deferral agreements for the July, August, September and 3Q20 collection periods. (5) Includes Canada, Mexico and Japan. Investing for the Long Run® | 3

Disclosures The following non-GAAP financial measures are used in this presentation: Pro Rata Metrics This presentation contains certain metrics prepared under the pro rata consolidation method. We refer to these metrics as pro rata metrics. We have a number of investments, usually with our affiliates, in which our economic ownership is less than 100%. Under the full consolidation method, we report 100% of the assets, liabilities, revenues and expenses of those investments that are deemed to be under our control or for which we are deemed to be the primary beneficiary, even if our ownership is less than 100%. Also, for all other jointly owned investments, which we do not control, we report our net investment and our net income or loss from that investment. Under the pro rata consolidation method, we present our proportionate share, based on our economic ownership of these jointly owned investments, of the assets, liabilities, revenues and expenses of those investments. Multiplying each of our jointly owned investments’ financial statement line items by our percentage ownership and adding or subtracting those amounts from our totals, as applicable, may not accurately depict the legal and economic implications of holding an ownership interest of less than 100% in our jointly owned investments. ABR ABR represents contractual minimum annualized base rent for our net-leased properties and reflects exchange rates as of September 30, 2020. If there is a rent abatement, we annualize the first monthly contractual base rent following the free rent period. ABR is not applicable to operating properties and is presented on a pro rata basis. Note: Given the significant uncertainty regarding the duration and severity of the impact of COVID-19, the Company is unable to predict the impact COVID-19 will have on its tenants’ continued ability to pay rent. Therefore, information provided regarding historical rent collections should not serve as an indication of expected future rent collections. Additional details regarding the Company’s update relating to COVID-19 can be found in a presentation furnished as Exhibit 99.3 of the Current Report on Form 8-K filed on October 30, 2020. All data presented herein is as of September 30, 2020 unless otherwise noted. Amounts may not sum to totals due to rounding. Past performance does not guarantee future results. Investing for the Long Run® | 4

XML

Cover Page Document	Oct. 30, 2020
Cover [Abstract]
Document Type	8-K
Document Period End Date	Oct. 30, 2020
Entity Registrant Name	W. P. Carey Inc.
Entity Incorporation, State or Country Code	MD
Entity File Number	001-13779
Entity Tax Identification Number	45-4549771
Entity Address, Street Address	50 Rockefeller Plaza,
Entity Address, City	New York,
Entity Address, State	NY
Entity Address, Postal Zip Code	10020
City Area Code	212
Local Phone Number	492-1100
Title of each class	Common Stock, $0.001 Par Value
Trading Symbol	WPC
Name of each exchange on which registered	NYSE
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Entity Emerging Growth Company	false
Entity Central Index Key	0001025378
Amendment Flag	false