EX-99.2 3 ny20004227x1_ex99-2.htm EXHIBIT 99.2
Exhibit 99.2






NYSE: MDV










QUARTERLY SUPPLEMENTAL DATA

 

March 31, 2022







Modiv Inc.
Supplemental Information - First Quarter 2022

Table of Contents
     
About the Data
3
     
Company Overview
4
     
Financial Results
  
 
Statements of Operations - Last Five Quarters
5
 
Earnings Per Share - Last Five Quarters
6
 
FFO and AFFO - Last Five Quarters
7
 
Adjusted EBITDA - Last Five Quarters
8
 
Leverage Ratio
9
   
Balance Sheets and Capitalization
  
 
Capitalization
10
 
Balance Sheets
11
 
Debt Overview
12
 
Credit Facility and Mortgage Notes Covenants
13
     
Real Estate
  
 
Acquisitions
14
 
Dispositions
15
 
Top 10 Tenants
16
 
Property Type
17
 
Industry Diversification
18
 
Geographic Diversification
19
 
Lease Expirations
20
     
Appendix
  
 
Disclosures Regarding Non-GAAP and Other Metrics
21

2

About the Data

This data and other information described herein are as of and for the three months ended March 31, 2022 unless otherwise indicated. Future performance may not be consistent with past performance and is subject to change and inherent risks and uncertainties. This information should be read in conjunction with Modiv Inc.’s Quarterly Report on Form 10-Q for the quarter ended March 31, 2022, including the financial statements and management’s discussion and analysis of financial condition and results of operations.

Forward Looking Statements

Information set forth herein contains forward-looking statements, which reflect our current views regarding our business, financial performance, growth prospects and strategies, market opportunities, and market trends. Forward-looking statements include all statements that are not historical facts. In some cases, you can identify these forward-looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “could,” “seeks,” “approximately,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” or the negative version of these words or other comparable words. All of the forward-looking statements herein are subject to various risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions, and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results, performance, and achievements could differ materially from those expressed in or by the forward-looking statements and may be affected by a variety of risks and other factors. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from such forward-looking statements. These factors include, but are not limited to, risks and uncertainties related to the COVID-19 pandemic and its related impacts on us and our tenants, general economic conditions, including but not limited to impacts of the Russian war against Ukraine, supply-chain disruptions, increases in the rate of inflation and interest rates, local real estate conditions, tenant financial health, and property acquisitions and the timing of these acquisitions. These and other risks, assumptions, and uncertainties are described in our filings with the SEC, which are available on the SEC’s website at www.sec.gov. You are cautioned not to place undue reliance on any forward-looking statements included herein. All forward-looking statements are made as of the date of this document and the risk that actual results, performance, and achievements will differ materially from the expectations expressed or referenced herein will increase with the passage of time. We undertake no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments, or otherwise, except as required by law.
3

Company Overview

Modiv Inc. (NYSE:MDV) (“Modiv”, the “Company”, “we”, “us” and “our”) is an internally managed real estate investment trust (“REIT”) that acquires, owns and manages a diversified portfolio of predominantly single-tenant net-lease real estate properties. The Company primarily invests in industrial and retail properties that are mission critical to tenants. Driven by innovation and an investor-first focus, Modiv is committed to providing investors with Monthly Dividends and More Diversification. As of March 31, 2022, Modiv had a $500 million real estate portfolio (based on estimated fair value) comprised of 2.3 million square feet of aggregate leasable area. For more information, please visit: www.modiv.com.

Management Team:
  
Independent Directors:
     
Aaron S. Halfacre
  
Adam S. Markman
Chief Executive Officer and Director
  
Chairman of the Board
     
Raymond J. Pacini
  
Asma Ishaq
Chief Financial Officer and Secretary
    
     
Sandra G. Sciutto
  
Curtis B. McWilliams
Chief Accounting Officer
    
     
John C. Raney
  
Thomas H. Nolan, Jr.
Chief Legal Officer
    
     
William R. Broms
  
Kimberly Smith
Chief Investment Officer
    
     
David Collins
  
Connie Tirondola
Chief Property Officer
    

Investor Inquiries:
Megan McGrath, Financial Profiles, Inc.
Mmcgrath@finprofiles.com
310-622-8248

Transfer Agent:
Computershare Trust Company, N.A.
150 Royall Street
Canton, MA 02021
800-736-3001
4

Modiv Inc.
Condensed Consolidated Statements of Operations - Last Five Quarters
(Unaudited)

   
Three Months Ended
  
   
March 31,
2022
    
December 31,
2021
    
September 30,
2021
    
June 30,
2021
    
March 31,
2021
  
Rental income (a)
  
$
9,648,649
    
$
7,899,149
    
$
10,241,690
    
$
9,107,008
    
$
8,974,870
  
                                         
Expenses:
                                        
General and administrative
    
2,106,183
      
2,165,312
      
2,930,578
      
2,108,782
      
2,678,239
  
Stock compensation
    
511,865
      
650,790
      
743,609
      
767,087
      
604,645
  
Depreciation and amortization
    
3,300,492
      
3,449,407
      
3,814,503
      
3,978,323
      
4,024,703
  
Interest expense
    
1,568,175
      
1,874,867
      
1,831,545
      
2,098,649
      
1,781,136
  
Property expenses (b)
    
2,764,592
      
1,580,629
      
1,658,437
      
1,697,886
      
1,754,947
  
Reversal of impairment of real estate investment property
    
—
      
—
      
—
      
(400,999
)
    
—
  
Impairment of goodwill and intangible assets (c)
    
17,320,857
      
3,767,190
      
—
      
—
      
—
  
Total expenses
    
27,572,164
      
13,488,195
      
10,978,672
      
10,249,728
      
10,843,670
  
                                         
Other operating income (loss):
                                        
Gain on sale of real estate investments
    
7,400,777
      
3,271,289
      
4,242,771
      
—
      
289,642
  
Operating income (loss)
    
(10,522,738
)
    
(2,317,757
)
    
3,505,789
      
(1,142,720
)
    
(1,579,158
)
                                         
Other (expense) income:
                                        
Interest income
    
13,435
      
19,958
      
1,270
      
51
      
50
  
Income from investment in unconsolidated entity
    
95,464
      
53,337
      
75,403
      
74,834
      
72,467
  
Gain on forgiveness of economic relief note payable
    
—
      
—
      
—
      
—
      
517,000
  
Loss on early extinguishment of debt (d)
    
(1,725,318
)
    
—
      
—
      
—
      
—
  
Other (a)
    
65,993
      
65,993
      
65,993
      
65,992
      
85,993
  
Other (expense) income, net
    
(1,550,426
)
    
139,288
      
142,666
      
140,877
      
675,510
  
Net (loss) income
    
(12,073,164
)
    
(2,178,469
)
    
3,648,455
      
(1,001,843
)
    
(903,648
)
Less: net loss attributable to noncontrolling interest in Operating Partnership
    
1,928,029
      
—
      
—
      
—
      
—
  
Net (loss) income attributable to Modiv Inc.
    
(10,145,135
)
    
(2,178,469
)
    
3,648,455
      
(1,001,843
)
    
(903,648
)
Less: preferred stock dividends (e)
    
(921,875
)
    
(921,875
)
    
(143,403
)
    
—
      
—
  
Net (loss) income attributable to common stockholders
  
$
(11,067,010
)
  
$
(3,100,344
)
  
$
3,505,052
    
$
(1,001,843
)
  
$
(903,648
)
                                         
Net (loss) income per share attributable to common stockholders
                                        
Basic
  
$
(1.47
)
  
$
(0.41
)
  
$
0.47
    
$
(0.13
)
  
$
(0.12
)
Diluted
  
$
(1.47
)
  
$
(0.41
)
  
$
0.40
    
$
(0.13
)
  
$
(0.12
)
                                         
Weighted-average number of common shares outstanding
                                        
Basic
    
7,533,158
      
7,531,167
      
7,531,559
      
7,614,196
      
7,706,621
  
Diluted (f)
    
7,533,158
      
7,531,167
      
8,750,875
      
7,614,196
      
7,706,621
  
                                         
Distributions declared per common share (g)
  
$
0.3875
    
$
0.2875
    
$
0.2625
    
$
0.2625
    
$
0.2625
  

(a)
Rental income includes tenant reimbursements for most of the property expenses. During the three months ended March 31, 2021, June 30, 2021 and September 30, 2021, the Company reclassified $65,993 related to asset management fees earned on the Company’s 72.71% tenant-in-common interest (“TIC Interest”) in an industrial property in Santa Clara, California to conform with the March 31, 2022 and December 31, 2021 presentation.

(b)
Property expenses for the first quarter of 2022 include increased property and other taxes which are largely offset by tenant reimbursements included in rental income. Property expenses for the first quarter of 2022 also include $587,000 in write-offs of costs related to our proposed acquisition of 10 properties leased to Walgreens which we abandoned due to inability to obtain the mortgage servicer’s approval prior to the contract termination date of February 18, 2022 and changes in market conditions.

(c)
Goodwill, which relates to the 2019 acquisition of our former sponsor’s crowdfunding platform, was impaired in the first quarter of 2022 in accordance with GAAP given that the market value of the Company’s common stock is materially below our historical net asset value and the book value of our equity. The impairment of intangible assets in the fourth quarter of 2021 relates to the Company’s decision to terminate its crowdfunding operations.

(d)
Loss on early extinguishment of debt for the first quarter of 2022 includes non-recurring charges for (i) $1,164,998 in non-cash write-offs of deferred financing costs upon refinancing 20 mortgages and the prior credit facility with the KeyBank credit facility and mortgage repayments related to four asset sales; (ii) $615,336 of mortgage prepayment fees; and (iii) $733,000 of swap termination fees related to four of the mortgages refinanced with the KeyBank credit facility and the related write-off of unrealized valuation gains of $788,016.

(e)
On September 17, 2021, the Company sold 2,000,000 shares of its 7.375% Series A Cumulative Redeemable Perpetual Preferred Stock, $0.001 par value in an underwritten public offering at $25.00 per share.

(f)
Diluted shares outstanding in the third quarter of 2021 include Class M, Class P and Class R OP Units since the Company reported net income for the quarter. Diluted shares outstanding for periods when the Company reported a net loss do not include the OP Units since they would be anti-dilutive.

(g)
The Company increased the annual distribution rate on its common stock from $1.05 per share to $1.15 per share effective October 1, 2021. Distributions declared during the first quarter of 2022 include a one-time 13th distribution for 2021 of $0.10 per share for stockholders of record on January 6, 2022.
5

Modiv Inc.
Earnings (Loss) Per Share - Last Five Quarters
(Unaudited)

   
Three Months Ended
  
   
March 31,
2022
    
December 31,
2021
    
September 30,
2021
    
June 30,
2021
    
March 31,
2021
  
Numerator - Basic:
                              
Net (loss) income
  
$
(12,073,164
)
  
$
(2,178,469
)
  
$
3,648,455
    
$
(1,001,843
)
  
$
(903,648
)
Less: net loss attributable to noncontrolling interest in Operating Partnership
    
1,928,029
      
—
      
—
      
—
      
—
  
Preferred stock dividends
    
(921,875
)
    
(921,875
)
    
(143,403
)
    
—
      
—
  
Net (loss) income attributable to common stockholders
  
$
(11,067,010
)
  
$
(3,100,344
)
  
$
3,505,052
    
$
(1,001,843
)
  
$
(903,648
)
                                         
Numerator - Diluted:
                                        
Net (loss) income
  
$
(12,073,164
)
  
$
(2,178,469
)
  
$
3,648,455
    
$
(1,001,843
)
  
$
(903,648
)
Less: preferred stock dividends
    
(921,875
)
    
(921,875
)
    
(143,403
)
    
—
      
—
  
Net (loss) income attributable to common stockholders
  
$
(12,995,039
)
  
$
(3,100,344
)
  
$
3,505,052
    
$
(1,001,843
)
  
$
(903,648
)
                                         
Denominator:
                                        
Weighted average shares outstanding - basic
    
7,533,158
      
7,531,167
      
7,531,559
      
7,614,196
      
7,706,621
  
Operating Partnership Units - Class C (1)
    
—
      
—
      
—
      
—
      
—
  
Operating Partnership Units - other (2)
    
—
      
—
      
1,219,316
      
—
      
—
  
Weighted average shares outstanding - diluted
    
7,533,158
      
7,531,167
      
8,750,875
      
7,614,196
      
7,706,621
  
                                         
(Loss) earnings per share - basic
  
$
(1.47
)
  
$
(0.41
)
  
$
0.47
    
$
(0.13
)
  
$
(0.12
)
(Loss) earnings per share - diluted
  
$
(1.47
)
  
$
(0.41
)
  
$
0.40
    
$
(0.13
)
  
$
(0.12
)

(1)
The Company issued 1,312,382 Class C OP Units in connection with its January 18, 2022 acquisition of a KIA auto dealership property in an “UPREIT” transaction. These units were not included in the computation of Diluted EPS because their effect would be anti-dilutive.

(2)
During the three months ended March 31, 2022, December 31, 2021, June 30, 2021 and March 31, 2021, the weighted average dilutive effect of 1,347,958, 1,213,173, 1,219,789 and 1,219,964 shares, respectively, related to Operating Partnership units were excluded from the computation of Diluted EPS because their effect would be anti-dilutive. There were no other outstanding securities or commitments to issue common stock that would have a dilutive effect for the period then ended.
6

Modiv Inc.
FFO and AFFO - Last Five Quarters
(Unaudited)

   
Three Months Ended
  
   
March 31,
2022
    
December 31,
2021
    
September 30,
2021
    
June 30,
2021
    
March 31,
2021
  
Net (loss) income (in accordance with GAAP)
  
$
(12,073,164
)
  
$
(2,178,469
)
  
$
3,648,455
    
$
(1,001,843
)
  
$
(903,648
)
Preferred stock dividends
    
(921,875
)
    
(921,875
)
    
(143,403
)
    
—
      
—
  
Net (loss) income attributable to common stockholders and Class C OP Units
    
(12,995,039
)
    
(3,100,344
)
    
3,505,052
      
(1,001,843
)
    
(903,648
)
FFO adjustments:
                                        
Add:   Depreciation and amortization
    
3,300,492
      
3,290,588
      
3,342,713
      
3,512,727
      
3,564,560
  
Amortization of lease incentives
    
71,394
      
53,203
      
86,694
      
40,240
      
65,301
  
Depreciation and amortization for unconsolidated investment in a real estate property
    
190,468
      
189,439
      
182,324
      
181,786
      
181,786
  
Reversal of impairment of real estate investment properties
    
—
      
—
      
—
      
(400,999
)
    
—
  
Less:  Gain on sale of real estate investments, net
    
(7,400,777
)
    
(3,271,289
)
    
(4,242,771
)
    
—
      
(289,642
)
FFO attributable to common stockholders and Class C OP Units
    
(16,833,462
)
    
(2,838,403
)
    
2,874,012
      
2,331,911
      
2,618,357
  
AFFO adjustments:
                                        
Add:  Amortization of corporate intangibles (a)
    
—
      
158,819
      
471,790
      
465,596
      
460,143
  
Impairment of goodwill and intangible assets (a)
    
17,320,857
      
3,767,190
      
—
      
—
      
—
  
Stock compensation (b)
    
511,865
      
629,542
      
743,609
      
767,087
      
604,645
  
Deferred financing costs (c)
    
1,266,725
      
162,200
      
7,393
      
100,624
      
99,069
  
Non-recurring loan prepayment penalties
    
615,336
      
—
      
—
      
—
      
—
  
Swap termination costs
    
733,000
      
—
      
—
      
—
      
23,900
  
Amortization of above-market lease intangibles
    
32,456
      
32,456
      
32,454
      
32,458
      
32,455
  
Acquisition fees and due diligence expenses, including abandoned pursuit costs (d)
    
586,669
      
(16,100
)
    
474,429
      
238,496
      
10,744
  
Less:  Deferred rents
    
(110,505
)
    
1,138,991
      
(247,716
)
    
(428,155
)
    
(274,823
)
Unrealized gain on interest rate swaps
    
(788,016
)
    
(285,982
)
    
(166,338
)
    
(90,600
)
    
(427,119
)
Amortization of below-market lease intangibles
    
(363,074
)
    
(363,074
)
    
(364,573
)
    
(367,575
)
    
(367,575
)
Gain on forgiveness of economic relief note payable
    
—
      
—
      
—
      
—
      
(517,000
)
Other adjustments for unconsolidated investment in a real estate property
    
(188
)
    
(6,191
)
    
(12,195
)
    
(12,196
)
    
(32,194
)
AFFO attributable to common stockholders and Class C OP Units
  
$
2,971,663
    
$
2,379,448
    
$
3,812,865
    
$
3,037,646
    
$
2,230,602
  
                                         
Weighted average shares outstanding
                                        
Basic
    
7,533,158
      
7,531,167
      
7,531,559
      
7,614,196
      
7,706,621
  
Fully diluted (e) (f)
    
10,193,498
      
8,744,340
      
8,750,875
      
8,833,985
      
8,926,585
  
FFO per share
                                        
Basic
  
$
(2.23
)
  
$
(0.38
)
  
$
0.38
    
$
0.31
    
$
0.34
  
Fully diluted
  
$
(2.23
)
  
$
(0.38
)
  
$
0.33
    
$
0.26
    
$
0.29
  
AFFO per share
                                        
Basic
  
$
0.39
    
$
0.32
    
$
0.51
    
$
0.40
    
$
0.29
  
Fully diluted
  
$
0.29
    
$
0.27
    
$
0.44
    
$
0.34
    
$
0.25
  

(a)
Intangible assets reflected the Company’s investment in its crowdfunding platform which was impaired in the fourth quarter of 2021 due to the Company’s decision to terminate its crowdfunding operations. Goodwill, which relates to the 2019 acquisition of our former sponsor’s crowdfunding platform, was impaired in the first quarter of 2022 in accordance with GAAP given that the market value of the Company’s common stock is materially below our historical net asset value and the book value of our equity.

(b)
Stock compensation expense includes (i) amortization of the Class P OP Units granted to the Company’s Chief Executive Officer and Chief Financial Officer on December 31, 2019; (ii) amortization of the Class R OP Units granted to all of the Company’s employees, including the Chief Executive Officer and Chief Financial Officer, on January 25, 2021; and (iii) restricted stock granted to the Company’s independent directors each quarter as partial consideration for their service as directors.

(c)
Deferred financing costs for the first quarter of 2022 primarily reflect non-cash write-offs of such costs upon refinancing 20 mortgages with the KeyBank credit facility and mortgage repayments related to four asset sales.

(d)
Abandoned pursuit costs for the first quarter of 2022 primarily reflect the Company’s decision not to extend the February 18, 2022 termination date for its agreement to purchase a portfolio of 10 properties leased to Walgreens, which the Company abandoned due to inability to obtain the mortgage servicer’s approval prior to the contract termination date and changes in market conditions.

(e)
The increase in Diluted shares outstanding in the first quarter of 2022 primarily reflects the issuance of 1,312,382 Class C interests in our operating partnership (OP Units”) as partial consideration for the acquisition of a retail property located on Interstate 405 in Carson, CA, leased to a KIA auto dealership.

(f)
Includes the Class C, Class M, Class P and vested Class R OP Units to compute the weighted average number of shares for the quarter ended March 31, 2022 and the Class M, Class P and vested Class R OP Units to compute the weighted average number of shares for each prior quarter.
7

Modiv Inc.
Adjusted EBITDA - Last Five Quarters
(Unaudited)

   
Three Months Ended
  
   
March 31,
2022
    
December 31,
2021
    
September 30,
2021
    
June 30,
2021
    
March 31,
2021
  
Net (loss) income
  
$
(12,073,164
)
  
$
(2,178,469
)
  
$
3,648,455
    
$
(1,001,843
)
  
$
(903,648
)
                                         
Add:   Depreciation and amortization
    
3,300,492
      
3,449,407
      
3,814,503
      
3,978,323
      
4,024,703
  
Depreciation and amortization for unconsolidated investment in a real estate property
    
190,468
      
189,439
      
182,324
      
181,786
      
181,786
  
Interest expense
    
1,568,175
      
1,874,867
      
1,831,545
      
2,098,649
      
1,781,136
  
Loss on early extinguishment of debt (a)
    
1,725,318
      
—
      
—
      
—
      
—
  
Interest expense on unconsolidated investment in real estate property (b)
    
97,645
      
100,257
      
100,788
      
100,366
      
100,053
  
Reversal of impairment of real estate investment property
    
—
      
—
      
—
      
(400,999
)
    
—
  
Impairment of goodwill and intangible assets (c)
    
17,320,857
      
3,767,190
      
—
      
—
      
—
  
Stock compensation
    
511,865
      
629,542
      
743,609
      
767,087
      
604,645
  
Less:  Gain on sale of real estate investments
    
(7,400,777
)
    
(3,271,289
)
    
(4,242,771
)
    
—
      
(289,642
)
Adjusted EBITDA (b)
  
$
5,240,879
    
$
4,560,944
    
$
6,078,453
    
$
5,723,369
    
$
5,499,033
  
                                         
Annualized adjusted EBITDA (b)
  
$
20,963,516
    
$
18,243,776
    
$
24,313,812
    
$
22,893,476
    
$
21,996,132
  
                                         
Net debt:
                                        
Debt (d)
  
$
165,509,220
    
$
183,033,756
    
$
182,146,897
    
$
190,181,378
    
$
191,082,520
  
Cash and restricted cash
    
(25,344,063
)
    
(58,407,520
)
    
(54,710,887
)
    
(10,374,445
)
    
(5,535,280
)
   
$
140,165,157
    
$
124,626,236
    
$
127,436,010
    
$
179,806,933
    
$
185,547,240
  
                                         
Net debt / Adjusted EBITDA
    
6.7
x
    
6.8
x
    
5.2
x
    
7.9
x
    
8.4
x

(a)
Loss on early extinguishment of debt includes non-recurring charges for (i) $1,164,998 in non-cash write-offs of deferred financing costs upon refinancing 20 mortgages and the prior credit facility with the KeyBank credit facility and mortgage repayments related to four asset sales; (ii) $615,336 of mortgage prepayment fees; and (iii) $733,000 of swap termination fees related to refinancing four mortgages with the KeyBank credit facility and the related write-off of unrealized valuation gain of $788,016.

(b)
Restated the fourth quarter of 2021 to include interest expense on unconsolidated investment.

(c)
Goodwill, which relates to the 2019 acquisition of our former sponsor’s crowdfunding platform, was impaired in the first quarter of 2022 in accordance with GAAP given that the market value of the Company’s common stock is materially below our historical net asset value and the book value of our equity. The impairment of intangible assets in the fourth quarter of 2021 relates to the Company’s decision to terminate its crowdfunding operations.

(d)
Restated debt as of December 31, 2021 to reflect gross debt outstanding (excluding unamortized premium and deferred financing costs).
8

Modiv Inc.
Leverage ratio
(Unaudited)

In connection with entering into the KeyBank credit facility on January 18, 2022, the Company modified the calculation of its leverage ratio to conform with the definition in the KeyBank credit facility as set forth below.

   
March 31, 2022
    
December 31, 2021 (c)
  
Total Asset Value
            
Cash and cash equivalents (a)
  
$
25,344,063
    
$
58,407,520
  
Borrowing base value
    
362,497,305
      
362,497,305
  
Other real estate value (b)
    
98,789,009
      
130,670,000
  
Pro-rata share of unconsolidated investment
    
28,728,062
      
28,728,063
  
Total asset value
  
$
515,358,439
    
$
580,302,888
  
                 
Indebtedness
                
Credit facility revolver (a)
  
$
20,775,000
    
$
55,775,000
  
Credit facility term loan
    
100,000,000
      
100,000,000
  
Mortgage debt (b)
    
44,734,220
      
66,833,439
  
Pro-rata share of unconsolidated investment
    
9,709,710
      
9,709,710
  
Total indebtedness
  
$
175,218,930
    
$
232,318,149
  
                 
Leverage Ratio
    
34
%
    
40
%

(a)
The decrease in cash and cash equivalents reflects the $35,000,000 prepayment of the credit facility to reduce interest expense pending utilization of the facility for the Lindsay Acquisition (defined below) in April 2022.

(b)
The decrease in other real estate value and mortgage debt reflects the four dispositions in February 2022, partially offset by the acquisition of the industrial property leased to Kalera, Inc.

(c)
The December borrowing base value reflects a pro forma adjustment to include acquisition of the KIA auto dealership property on January 18, 2022 and the credit facility amounts reflect pro forma adjustments to reflect debt balances as of the January 18, 2022 closing of the facility, including borrowing to fund a portion of the KIA auto dealership property acquisition.
9

Modiv Inc.
Capitalization
(Unaudited)


EQUITY
      
Shares of Class C Common Stock
    
7,550,218
  
OP Units (Class M, Class P, Class R and Class C)
    
2,831,356
  
Total Class C Common Stock and OP Units
    
10,381,574
  
Price Per Share / Unit at March 31, 2022
  
$
17.94
  
IMPLIED EQUITY MARKET CAPITALIZATION
  
$
186,245,438
  
% of Total Capitalization
    
53
%
         
DEBT
        
Mortgage Debt
        
Costco Property
  
$
18,850,000
  
Taylor Fresh Foods Property
    
12,350,000
  
Sutter Health Property
    
13,534,220
  
Total Mortgage Debt
  
$
44,734,220
  
KeyBank Credit Facility
        
Revolver (a)
  
$
20,775,000
  
Term Loan (a)
    
100,000,000
  
Total Credit Facility
  
$
120,775,000
  
TOTAL DEBT
  
$
165,509,220
  
% of Total Capitalization
    
47
%
% of Total Debt - Floating Rate Debt (b)
    
73
%
% of Total Debt - Fixed Rate Debt (b)
    
27
%
% of Total Debt
    
100
%
ENTERPRISE VALUE
        
Total Capitalization
  
$
351,754,658
  
Less: Cash and Cash Equivalents
    
(25,344,063
)
Enterprise Value
  
$
326,410,595
  

(a)
In April 2022, the Company borrowed $44,000,000 to fund the acquisition of an eight-property portfolio of industrial properties leased to Lindsay Precast, LLC (the “Lindsay Acquisition”), drew the remaining $50,000,000 available under the Term loan commitment and reduced the Revolver to $14,775,000 in connection with the swap purchase described below.

(b)
On May 10, 2022, we purchased a five-year swap at 2.258% on our $150,000,000 term loan that results in a fixed interest rate of 3.858% when our leverage ratio is less than or equal to 40%. As part of this transaction, we sold a one-time option to terminate the swap on December 31, 2024, which reduced the swap rate. Under our Credit Agreement, the interest rate will continue to vary based on our leverage ratio.
10

Modiv Inc.
Condensed Consolidated Balance Sheets
(Unaudited)

   
March 31,
2022
    
December 31, 2021
  
Assets
            
Real estate investments:
            
Land
  
$
94,309,538
    
$
61,005,402
  
Buildings and improvements
    
291,543,521
      
250,723,446
  
Tenant origination and absorption costs
    
21,847,712
      
22,027,054
  
Equipment
    
4,429,000
      
—
  
Total investments in real estate property
    
412,129,771
      
333,755,902
  
Accumulated depreciation and amortization
    
(40,911,625
)
    
(37,611,133
)
Total investments in real estate property, net
    
371,218,146
      
296,144,769
  
Unconsolidated investment in a real estate property
    
9,941,435
      
9,941,338
  
Total real estate investments, net
    
381,159,581
      
306,086,107
  
Real estate investments held for sale, net
    
—
      
31,510,762
  
Total real estate investments
    
381,159,581
      
337,596,869
  
Cash and cash equivalents
    
25,344,063
      
55,965,550
  
Restricted cash
    
—
      
2,441,970
  
Receivable from sale of early termination of lease
    
1,641,767
      
1,836,767
  
Tenant receivables
    
7,220,013
      
5,996,919
  
Above-market lease intangibles, net
    
658,563
      
691,019
  
Prepaid expenses and other assets
    
7,809,681
      
5,856,255
  
Assets related to real estate investments held for sale
    
—
      
788,296
  
Goodwill
    
—
      
17,320,857
  
Total assets
  
$
423,833,668
    
$
428,494,502
  
Liabilities and Equity
                
Mortgage notes payable, net
  
$
44,711,910
    
$
152,223,579
  
Mortgage notes payable related to real estate investments held for sale, net
    
—
      
21,699,912
  
Total mortgage notes payable, net
    
44,711,910
      
173,923,491
  
Credit facility revolver
    
20,775,000
      
8,022,000
  
Credit facility term loan, net
    
98,786,750
      
—
  
Accounts payable, accrued and other liabilities
    
8,783,533
      
11,844,881
  
Below-market lease intangibles, net
    
10,739,866
      
11,102,940
  
Interest rate swap derivatives
    
—
      
788,016
  
Liabilities related to real estate investments held for sale
    
—
      
383,282
  
Total liabilities
    
183,797,059
      
206,064,610
  
                 
Commitments and contingencies
                
                 
7.375% Series A cumulative redeemable perpetual preferred stock, $0.001 par value, 2,000,000 shares authorized, issued and outstanding as of March 31, 2022 and December 31, 2021
    
2,000
      
2,000
  
Class C common stock $0.001 par value, 300,000,000 shares authorized, 7,601,081 and 7,426,636 shares issued and 7,550,218 and 7,426,636 shares outstanding as of March 31, 2022 and December 31, 2021, respectively
    
7,601
      
7,427
  
Class S common stock $0.001 par value, 100,000,000 shares authorized, no and 63,768 shares issued and outstanding as of March 31, 2022 and December 31, 2021, respectively
    
—
      
64
  
Additional paid-in-capital
    
275,371,078
      
273,441,831
  
Treasury stock, 50,863 shares and no shares as of March 31, 2022 and December 31, 2021, respectively
    
(852,721
)
    
—
  
Cumulative distributions and net losses
    
(115,598,562
)
    
(101,624,430
)
Total Modiv Inc. equity
    
158,929,396
      
171,826,892
  
Noncontrolling interests in the Operating Partnership
    
81,107,213
      
50,603,000
  
Total equity
    
240,036,609
      
222,429,892
  
Total liabilities and equity
  
$
423,833,668
    
$
428,494,502
  

11

Modiv Inc.
Debt Overview
(Unaudited)

   
Outstanding Balance
                    
Collateral
  
March 31, 2022
    
December 31, 2021
    
Contractual Interest
Rate
    
Effective
Interest Rate
    
Loan
Maturity
  
Mortgage notes:
                              
Costco property
  
$
18,850,000
    
$
18,850,000
      
4.85
%
    
4.85
%
  
1/1/30
  
Taylor Fresh Foods property
    
12,350,000
      
12,350,000
      
3.85
%
    
3.85
%
  
11/1/29
  
Sutter Health property
    
13,534,220
      
13,597,120
      
4.50
%
    
4.50
%
  
3/9/24
  
Various mortgage notes repaid on January 18, 2022 (1)
    
—
      
108,178,317
    
Various
    
Various
    
Various
  
     
44,734,220
      
152,975,437
                        
Plus unamortized mortgage premium
    
198,093
      
204,281
                        
Less unamortized deferred financing costs
    
(220,403
)
    
(956,139
)
                      
Mortgage notes payable, net
    
44,711,910
      
152,223,579
                        
                                       
KeyBank Credit Facility
                                      
Revolver (1)
    
20,775,000
      
—
      
(2
)
    
(2
)
  
1/18/26
  
Term loan (1)
    
100,000,000
      
—
      
(3
)
    
(3
)
  
1/18/27
  
Bank of California Credit Facility (1)
    
—
      
8,022,000
      
(4
)
    
(4
)
    
n/a
  
Total Credit Facility
    
120,775,000
      
8,022,000
                          
Less unamortized deferred financing costs
    
(2,085,776
)
    
(100,080
)
                        
     
118,689,224
      
7,921,920
                          
Total debt, net
  
$
163,401,134
    
$
160,145,499
                          

(1)
On January 18, 2022, the Company refinanced 20 mortgage notes and its prior credit facility with the KeyBank Credit Facility. In April 2022, the Company borrowed $44,000,000 to fund the Lindsay Acquisition, drew the remaining $50,000,000 available under the Term loan commitment and reduced the Revolver to $14,775,000 in preparation for the swap agreement described below.

(2)
The interest rate on the Revolver is based on the Company’s leverage ratio. If the leverage ratio at the end of the prior quarter is between 45% and 50%, the interest rate on the Revolver will be 185 basis points over the Secured Overnight Financing Rate (‘‘SOFR’’) including a 10 basis points credit adjustment, which resulted in a floating interest rate of 2.1625% based on the pro forma leverage ratio of 46% as of September 30, 2021 upon closing the KeyBank Credit Facility after reflecting the January acquisition of the KIA auto dealership property. With our leverage ratio at 34% as of March 31, 2022, the spread over SOFR, including the credit adjustment, is currently 165 basis points and the interest rate on the Revolver was 1.9625% as of April 30, 2022. Following the Federal Reserve’s May 4, 2022 increase in the target range for federal funds by 50 basis points, the interest rate on the Revolver is 2.4625%.

(3)
On May 10, 2022, we purchased a five-year swap at 2.258% on the $150,000,000 term loan that results in a fixed interest rate of 3.858% when our leverage ratio is less than or equal to 40%. As part of this transaction, we sold a one-time option to terminate the swap on December 31, 2024, which reduced the swap rate. Under our Credit Facility, the interest rate will continue to vary based on our leverage ratio.

(4)
Under the terms of the prior credit facility with Bank of California, the Company paid a variable rate of interest on outstanding amounts equal to one percentage point over the prime rate published in The Wall Street Journal, provided that the interest rate in effect on any one day was not less than 4.75% per annum.
12

Modiv Inc.
Covenants

Credit Facility and Mortgage Notes Covenants

The following is a summary of key financial covenants for the Company’s credit facility and mortgage notes, as defined and calculated per the terms of the facility’s credit agreement and the mortgage notes’ governing documents, respectively, which are included in the Company’s filings with the U.S. Securities and Exchange Commission. These calculations, which are not based on U.S. GAAP measurements are presented to demonstrate that as of March 31, 2022, the Company believes it is in compliance with the covenants.

Unsecured Credit Facility Covenants
  
Required
    
March 31, 2022
  
Maximum leverage ratio
  
<60%
    
34%

Minimum fixed charge coverage ratio
  
>1.50x
    
1.63
  
Maximum secured indebtedness ratio
  
40%

 
9%

Minimum consolidated tangible net worth
  
$
209,834,595
    
$
280,948,234
  
Minimum investment grade tenants in borrowing base
  
30%

 
58%

                 
Mortgage Notes Key Covenants
  
Debt service coverage ratio
    
March 31, 2022
  
Costco property
  
N.A.
    
N.A.
  
Taylor Fresh Foods property
  
1.5
    
3.3
  
Sutter Health property
  
1.4
    
2.2
  

13

Modiv Inc.
Real Estate Acquisitions
(Unaudited)

The following table summarizes the Company’s property acquisition activity during each of last five quarters ended March 31, 2022.

Q1 2022                                        
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Lease Terms (Years)
    
Annual Rent Increase
    
Acquisition Price
    
Initial Cap Rate
    
Weighted Average Cap Rate
  
KIA, Carson, CA
  
Retail
    
72,623
      
25.0
      
2.0
%
  
$
69,275,000
      
5.7
%
    
7.3
%
Kalera, Saint Paul, MN
  
Industrial
    
78,857
      
20.0
      
2.5
%
    
8,079,000
      
7.0
%
    
8.9
%
           
151,480
      
22.5
      
2.3
%
  
$
77,354,000
      
6.4
%
    
8.1
%
                                                       
Q4 2021                                        
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Lease Terms (Years)
    
Annual Rent Increase
    
Acquisition Price
    
Initial Cap Rate
    
Weighted Average Cap Rate
  
Arrow Tru-Line, Archbold, OH
  
Industrial
    
206,155
      
20.0
      
2.0
%
  
$
11,460,000
      
6.7
%
    
8.1
%
                                                       
Q3 2021                                        
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Lease Terms (Years)
    
Annual Rent Increase
    
Acquisition Price
    
Initial Cap Rate
    
Weighted Average Cap Rate
  
Raising Cane’s, San Antonio, TX
  
Retail
    
3,853
      
6.6
      
2.0
%
  
$
3,607,424
      
6.3
%
    
7.1
%
                                                       
Q2 2021                                        
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Lease Terms (Years)
    
Annual Rent Increase
    
Acquisition Price
    
Initial Cap Rate
    
Weighted Average Cap Rate
  
None
                                                    
                                                       
Q1 2021                                        
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Lease Terms (Years)
    
Annual Rent Increase
    
Acquisition Price
    
Initial Cap Rate
    
Weighted Average Cap Rate
  
None
                                                    

(a)
Subsequent to quarter-end the Company acquired an eight-property portfolio of industrial properties leased to Lindsay Precast, LLC for $56,150,000 which represents an initial cap rate of 6.65% and a weighted average cap rate of 8.52%. The properties are located in Colorado (3), Ohio (2), North Carolina (1), South Carolina (1) and Florida (1) and are subject to a 25-year master lease with 2% annual rent escalations.
14

Modiv Inc.
Real Estate Dispositions
(Unaudited)

The following table summarizes the Company’s property disposition activity during each of last five quarters ended March 31, 2022.

 
Q1 2022
                                              
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Acquisition Price
    
Disposition Price
    
Net Book Value
    
Disposition Costs
    
Gain on Sale
    
Cap Rate
  
Bon Secours, Richmond, VA
  
Office
  
$
72,890
    
$
10,842,907
    
$
10,200,000
    
$
9,768,252
    
$
252,344
    
$
179,404
      
8.1
%
Omnicare, Richmond, VA
  
Industrial
    
51,800
      
7,324,370
      
8,760,000
      
6,478,621
      
218,489
      
2,062,890
      
6.8
%
Texas Health, Dallas TX
  
Office
    
38,794
      
7,689,924
      
7,040,000
      
6,711,271
      
168,352
      
160,377
      
7.9
%
Accredo, Orlando, FL
  
Office
    
63,000
      
10,710,500
      
14,000,000
      
8,552,619
      
449,275
      
4,998,106
      
7.3
%
          
$
226,484
    
$
36,567,701
    
$
40,000,000
    
$
31,510,763
    
$
1,088,460
    
$
7,400,777
      
7.5
%
                                                               
 
Q4 2021
                                                            
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Acquisition Price
    
Disposition Price
    
Net Book Value
    
Disposition Costs
    
Gain on Sale
    
Cap Rate
  
Harley Davidson, Bedford, TX
  
Retail
  
$
70,960
    
$
13,178,286
    
$
15,270,000
    
$
11,608,682
    
$
390,029
    
$
3,271,289
      
6.2
%
                                                               
 
Q3 2021
                                                            
Tenant and Location
  
Property Type
  
Area(Square Feet)
    
Acquisition Price
    
Disposition Price
    
Net Book Value
    
Disposition Costs
    
Gain on Sale
    
Cap Rate
  
Dana. Cedar Park, TX
  
Industrial
  
$
45,465
    
$
9,452,169
    
$
10,000,000
    
$
5,375,746
    
$
381,483
    
$
4,242,771
      
7.7
%
                                                               
 
Q2 2021
                                                            
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Acquisition Price
    
Disposition Price
    
Net Book Value
    
Disposition Costs
    
Gain on Sale
    
Cap Rate
  
None
                                                            
                                                               
 
Q1 2021
                                                            
Tenant and Location
  
Property Type
  
Area (Square Feet)
    
Acquisition Price
    
Disposition Price
    
Net Book Value
    
Disposition Costs
    
Gain on Sale
    
Cap Rate
  
Chevron Gas Station, Roseville, CA
  
Retail
  
$
3,300
    
$
3,784,986
    
$
4,050,000
    
$
3,686,140
    
$
135,091
    
$
228,769
      
5.5
%
EcoThrift, Sacramento, CA
  
Retail
    
38,536
      
5,824,072
      
5,375,300
      
5,200,858
      
123,027
      
51,415
      
7.3
%
Chevron Gas Station, San Jose, CA
  
Retail
    
1,060
      
4,200,336
      
4,288,888
      
4,044,869
      
234,561
      
9,458
      
5.1
%
          
$
42,896
    
$
13,809,394
    
$
13,714,188
    
$
12,931,867
    
$
492,679
    
$
289,642
      
6.1
%

15

Modiv Inc.
Top 10 Tenants
(Unaudited)

Tenant (a)
  
Industry
  
ABR
    
ABR as a Percentage of Total Portfolio
    
Area (Square Feet)
    
Square Feet as a Percentage of Total Portfolio
  
KIA of Carson
  
Retail
  
$
3,927,717
      
13
%
    
72,623
      
3
%
Sutter Health
  
Office
    
2,545,417
      
8
%
    
106,592
      
5
%
Costco Wholesale
  
Office
    
2,308,286
      
8
%
    
97,191
      
4
%
AvAir
  
Industrial
    
2,284,473
      
7
%
    
162,714
      
7
%
Taylor Farm
  
Industrial
    
1,620,696
      
5
%
    
216,727
      
9
%
FUJIFILM Dimatix (b)
  
Industrial
    
1,594,896
      
5
%
    
91,740
      
4
%
  3-M
Industrial
    
1,630,656
      
5
%
    
410,400
      
18
%
Cummins
  
Office
    
1,467,684
      
5
%
    
87,230
      
4
%
Northrop Grumman
  
Office
    
1,255,907
      
4
%
    
107,419
      
5
%
Dollar General
  
Retail
    
951,969
      
3
%
    
82,157
      
4
%
Total Top 10 Tenants
      
$
19,587,701
      
64
%
    
1,434,793
      
62
%

(a)
Following the April 2022 Lindsay Acquisition, Lindsay Precast, LLC’s ABR of $3,734,141 and KIA of Carson’s ABR each represent approximately 11% of our total ABR.

(b)
Reflects our 72.71% tenant-in-common interest (“TIC Interest”).
16

Modiv Inc.
Property Type
(Unaudited)

Property
  
Number of Properties
    
ABR
    
ABR as a Percentage of Total Portfolio (a)
    
Area (Square Feet)
    
Square Feet as a Percentage of Total Portfolio
  
Industrial (b)
    
12
    
$
12,172,403
      
40
%
    
1,450,193
      
63
%
Retail
    
13
      
6,504,172
      
21
%
    
234,029
      
10
%
Office
    
11
      
11,948,042
      
39
%
    
625,352
      
27
%
Total Properties
    
36
    
$
30,624,617
      
100
%
    
2,309,574
      
100
%

(a)
Following the April 2022 Lindsay Acquisition, we own 20 industrial properties representing 46% of the portfolio, 13 retail properties representing 19% of the portfolio and 11 office properties representing 35% of the portfolio (based on pro forma ABR as of March 31, 2022).

(b)
Including TIC Interest.
17

Modiv Inc.
Tenant Industry Diversification (a)
(Unaudited)

Industry
  
Number of Properties
    
ABR
    
ABR as a Percentage of Total Portfolio
    
Area (Square Feet)
    
Square Feet as a Percentage of Total Portfolio
  
Automobile & Components
    
3
    
$
5,706,570
      
19
%
    
235,853
      
10
%
Pharmacies
    
3
      
4,234,661
      
14
%
    
316,347
      
14
%
General Retailers
    
10
      
3,363,862
      
11
%
    
190,254
      
8
%
Health Care Equipment & Services
    
1
      
2,545,417
      
8
%
    
106,592
      
5
%
Food, Beverage & Tobacco
    
2
      
2,188,583
      
7
%
    
295,584
      
13
%
Consumer Durables and Apparel
    
3
      
2,114,193
      
7
%
    
140,614
      
6
%
Technology Hardware & Equipment
    
2
      
2,065,137
      
7
%
    
130,240
      
6
%
Commercial & Professional Services
    
3
      
2,038,777
      
7
%
    
109,952
      
5
%
Consumer Services
    
2
      
1,862,696
      
6
%
    
91,390
      
4
%
Materials
    
1
      
1,630,656
      
5
%
    
410,400
      
18
%
Capital Goods
    
1
      
766,011
      
3
%
    
206,155
      
9
%
Pharmaceuticals, Biotechnology & Life Sciences
    
1
      
636,397
      
2
%
    
20,800
      
1
%
Restaurant
    
2
      
596,879
      
2
%
    
18,343
      
1
%
Energy
    
1
      
534,500
      
2
%
    
26,036
      
1
%
Other
    
1
      
340,278
      
1
%
    
11,014
      
—
%
Total
    
36
    
$
30,624,617
      
100
%
    
2,309,574
      
100
%

(a)
Data as of March 31, 2022, which does not reflect the Lindsay Acquisition.
18

Modiv Inc.
Tenant Geographic Diversification (a)
(Unaudited)

State
  
Number of Properties
    
ABR
    
ABR as a Percentage of Total Portfolio
    
Area (Square Feet)
    
Square Feet as a Percentage of Total Portfolio
  
California
    
13
    
$
13,025,670
      
43
%
    
600,395
      
26
%
Arizona
    
2
      
3,905,169
      
13
%
    
379,441
      
16
%
Washington
    
1
      
2,308,286
      
8
%
    
97,191
      
4
%
Florida
    
2
      
2,072,421
      
7
%
    
140,537
      
6
%
Illinois
    
1
      
1,630,656
      
5
%
    
410,400
      
18
%
Nevada
    
2
      
1,610,043
      
5
%
    
77,257
      
3
%
Ohio
    
5
      
1,521,366
      
5
%
    
272,618
      
12
%
Tennessee
    
1
      
1,467,684
      
5
%
    
87,230
      
4
%
Texas
    
3
      
1,237,921
      
4
%
    
62,879
      
3
%
North Carolina
    
1
      
882,510
      
3
%
    
64,637
      
3
%
Minnesota
    
1
      
567,887
      
2
%
    
78,857
      
3
%
Other
    
4
      
395,004
      
1
%
    
38,132
      
2
%
Total
    
36
    
$
30,624,617
      
100
%
    
2,309,574
      
100
%

(a)
Data as of March 31, 2022, which does not reflect the Lindsay Acquisition.
19

Modiv Inc.
Lease Expirations
(Unaudited)


10 Years and Thereafter Lease Expirations
As of March 31, 2022
  
Year
  
Number of Leases Expiring
    
Leased Square Footage Expiring
    
Percentage of Leased Square Footage Expiring
    
Cumulative Percentage of Leased Square Footage Expiring
    
Annualized Base Rent Expiring
    
Percentage of Annualized Base Rent Expiring (a)
    
Cumulative Percentage of Annualized Base Rent Expiring
  
April to December 2022
    
—
      
—
      
—
%
    
—
%
  
$
—
      
—
%
    
—
%
2023
    
3
      
142,146
      
6.2
%
    
6.2
%
    
1,406,006
      
4.6
%
    
4.6
%
2024
    
1
      
87,230
      
3.8
%
    
10.0
%
    
1,467,684
      
4.8
%
    
9.4
%
2025
    
6
      
312,746
      
13.5
%
    
23.5
%
    
7,203,750
      
23.5
%
    
32.9
%
2026
    
5
      
280,740
      
12.2
%
    
35.7
%
    
4,720,783
      
15.4
%
    
48.3
%
2027
    
2
      
104,022
      
4.5
%
    
40.2
%
    
1,391,586
      
4.5
%
    
52.8
%
2028
    
2
      
22,680
      
1.0
%
    
41.2
%
    
556,130
      
1.8
%
    
54.6
%
2029
    
3
      
134,714
      
5.8
%
    
47.0
%
    
2,088,521
      
6.8
%
    
61.4
%
2030
    
5
      
45,278
      
2.0
%
    
49.0
%
    
463,363
      
1.5
%
    
62.9
%
2031
    
—
      
—
      
—
%
    
49.0
%
    
—
      
—
%
    
62.9
%
2032
    
2
      
177,204
      
7.7
%
    
56.7
%
    
2,653,473
      
8.7
%
    
71.6
%
Thereafter
    
7
      
1,002,814
      
43.3
%
    
100.0
%
    
8,673,321
      
28.4
%
    
100.0
%
Total
    
36
      
2,309,574
      
100.0
%
          
$
30,624,617
      
100.0
%
        

(a)
The pro forma effect of including the April 2022 Lindsay Acquisition of eight industrial properties is an increase in our percentage of ABR expiring after 2032 from 28.1% to 36.1% with the percentage of ABR in expiring 2023 through 2026 decreasing to 4.1%, 4.3%, 21.0% and 13.7%, respectively, for a pro forma total of 43.1% expiring through the end of 2026 compared with 48.3% above.
20

Modiv Inc.
Disclosures Regarding Non-GAAP and Other Metrics

Notice Involving Non-GAAP Financial Measures

In addition to U.S. GAAP financial measures, this supplemental report contains and may refer to certain non-GAAP financial measures. These non-GAAP financial measures are in addition to, not a substitute for or superior to, measures of financial performance prepared in accordance with GAAP. These non-GAAP financial measures should not be considered replacements for, and should be read together with, the most comparable GAAP financial measures. Reconciliations to the most directly comparable GAAP financial measures and statements of why management believes these measures are useful to investors are provided below.

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

In order to provide a more complete understanding of the operating performance of a REIT, the National Association of Real Estate Investment Trusts (“Nareit”) promulgated a measure known as FFO. FFO is defined as net income or loss computed in accordance with GAAP, excluding extraordinary items, as defined by GAAP, and gains and losses from sales of depreciable operating property, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), and after adjustment for unconsolidated partnerships, joint ventures and preferred distributions. Because FFO calculations adjust for such items as depreciation and amortization of real estate assets and gains and losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), they facilitate comparisons of operating performance between periods and between other REITs. As a result, we believe that the use of FFO, together with the required GAAP presentations, provides a more complete understanding of our performance relative to our competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. It should be noted, however, that other REITs may not define FFO in accordance with the current Nareit definition or may interpret the current Nareit definition differently than we do, making comparisons less meaningful.

Additionally, we use AFFO as a non-GAAP financial measure to evaluate our operating performance. AFFO excludes non-routine and certain non-cash items such as revenues in excess of cash received, amortization of stock-based compensation, deferred rent, amortization of in-place lease valuation intangibles, acquisition-related costs, deferred financing fees, asset impairment write-downs, gain or loss from the extinguishment of debt, unrealized gains (losses) on derivative instruments, write-off transaction costs and other one-time transactions.

We also believe that AFFO is a recognized measure of sustainable operating performance by the REIT industry. Further, we believe AFFO is useful in comparing the sustainability of our operating performance with the sustainability of the operating performance of other real estate companies.We believe that AFFO is a beneficial indicator of our ongoing portfolio performance and ability to sustain our current distribution level. More specifically, AFFO isolates the financial results of our operations. AFFO, however, is not considered an appropriate measure of historical earnings as it excludes certain significant costs that are otherwise included in reported earnings. Further, since the measure is based on historical financial information, AFFO for the period presented may not be indicative of future results or our future ability to pay our dividends. By providing FFO and AFFO, we present information that assists investors in aligning their analysis with management’s analysis of long-term operating activities.

For all of these reasons, we believe the non-GAAP measures of FFO and AFFO, in addition to income (loss) from operations, net income (loss) and cash flows from operating activities, as defined by GAAP, are helpful supplemental performance measures and useful to investors in evaluating the performance of our real estate portfolio. However, a material limitation associated with FFO and AFFO is that they are not indicative of our cash available to fund distributions since other uses of cash, such as capital expenditures at our properties and principal payments of debt, are not deducted when calculating FFO and AFFO. AFFO is useful in assisting management and investors in assessing our ongoing ability to generate cash flow from operations and continue as a going concern in future operating periods. However, FFO and AFFO are not useful measures in evaluating NAV because impairments are taken into account in determining NAV but not in determining FFO and AFFO. Therefore, FFO and AFFO should not be viewed as a more prominent measure of performance than income (loss) from operations, net income (loss) or cash flows from operating activities and each should be reviewed in connection with GAAP measurements.
21

Neither the SEC, Nareit, nor any other applicable regulatory body has opined on the acceptability of the adjustments contemplated to adjust FFO in order to calculate AFFO and its use as a non-GAAP performance measure. In the future, the SEC or Nareit may decide to standardize the allowable exclusions across the REIT industry, and we may have to adjust the calculation and characterization of this non-GAAP measure. Furthermore, as described in the notes to our unaudited condensed consolidated financial statements, the conversion ratios for units of Class M limited partnership interest in the Operating Partnership, units of Class P limited partnership interest in the Operating Partnership and units of Class R limited partnership interest (“Class R OP Units”) in the Operating Partnership can increase if the specified performance hurdles are achieved.

Adjusted EBITDA

We define Adjusted EBITDA as GAAP net income or loss adjusted to exclude depreciation and amortization, gains or losses from the sales of depreciable property, extraordinary items, provisions for impairment on investment in real estate and goodwill and intangibles, interest expense and non-cash items such as non-cash compensation expenses. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. EBITDA is not a measure of financial performance under GAAP, and our EBITDA may not be comparable to similarly titled measures of other companies. You should not consider our EBITDA as an alternative to net income or cash flows from operating activities determined in accordance with GAAP.

Net Debt

We define Net Debt as gross debt less cash and cash equivalents and restricted cash.

Leverage Ratio

We define our Leverage Ratio as total debt as a percentage of the aggregate fair value of our real estate properties, including our proportionate interest in real estate owned by unconsolidated entities, plus our cash and cash equivalents.

Annualized Base Rent (“ABR”)

ABR represents contractual annual base rent for the next 12 months.

Initial Cap Rate

We define “initial cap rate” for property acquisitions as the initial annual cash rent divided by the purchase price of the property.

Weighted Average Cap Rate

We define “weighted average cap rate” for property acquisitions as the average annual cash rent including rent escalations over the lease term, divided by the purchase price of the property.

22