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Real Estate Portfolio

6 Months Ended

Jun. 30, 2026

As of June 30, 2026, our real estate portfolio consisted of the following:

•Investments in leases – sales-type, representing our investment in 29 casino assets leased on a triple-net basis to our tenants under eleven separate lease agreements;

•Investments in leases – financing receivables, representing our investment in 34 casino assets and 39 other experiential properties leased on a triple-net basis to our tenants under eleven separate lease agreements;

•Investments in loans and securities, representing our 21 debt investments in senior secured and mezzanine loans, preferred equity and the senior secured notes; and

•Real estate under development, representing our construction in progress in connection with the Club Med St. Croix Transaction;

•Land, representing our investment in certain underdeveloped or undeveloped land adjacent to the Las Vegas Strip and non-operating, vacant land parcels.

The following is a summary of the balances of our real estate portfolio as of June 30, 2026 and December 31, 2025:


(In thousands)	June 30, 2026		December 31, 2025
Investments in leases – sales-type, net (1)	$	24,577,355	$	23,706,563

Investments in leases – financing receivables, net (1)	19,280,057		18,697,133
Total investments in leases, net	43,857,412		42,403,696
Investments in loans and securities, net	2,917,311		2,525,457

Real estate under development	23,272		—
Land	148,002		148,002
Total real estate portfolio	$	46,945,997	$	45,077,155

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(1) At lease inception (or upon modification), we determine the estimated residual values of the leased property (not guaranteed) under the respective lease agreements, which has a material impact on the determination of the rate implicit in the lease and the lease classification.

Investments in Leases

The following table details the components of our income from sales-type leases and lease financing receivables:


	Three Months Ended June 30,				Six Months Ended June 30,
(In thousands)	2026		2025		2026		2025
Income from sales-type leases – fixed rent	$	520,506	$	501,804	$	1,028,712	$	1,002,391
Income from sales-type leases – contingent rent (1)	28,696		28,544		57,207		56,561

Income from lease financing receivables – fixed rent	404,257		383,712		792,178		765,753
Income from lease financing receivables – contingent rent (1)	2,588		1,898		5,107		3,795
Total lease revenue	956,047		915,958		1,883,204		1,828,500
Non-cash adjustment (2)	(139,174)		(130,022)		(269,245)		(262,123)
Total contractual lease revenue	$	816,873	$	785,936	$	1,613,959	$	1,566,377

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(1) At lease inception (or upon modification), we determine the minimum lease payments under ASC 842, which exclude amounts determined to be contingent rent. Contingent rent is generally amounts in excess of specified floors or the variable rent portion of our leases. The minimum lease payments are recognized on an effective interest basis at a constant rate of return over the life of the lease and the contingent rent portion of the lease payments are recognized as earned, both in accordance with ASC 842.

(2) Amounts represent the non-cash adjustment to the minimum lease payments from sales-type leases and lease financing receivables in order to recognize income on an effective interest basis at a constant rate of return over the term of the leases.

At June 30, 2026, minimum lease payments owed to us for each of the five succeeding years and thereafter under sales-type leases and our leases accounted for as financing receivables, are as follows:


	Minimum Lease Payments (1) (2)
	Investments in Leases
(In thousands)	Sales-Type		Financing Receivables		Total
2026 (remaining)	$	938,242	$	658,392	$	1,596,634
2027	1,900,157		1,333,825		3,233,982
2028	1,930,048		1,358,435		3,288,483
2029	1,960,982		1,384,105		3,345,087
2030	1,992,629		1,410,277		3,402,906
Thereafter	80,431,079		90,381,012		170,812,091
Total minimum lease payments	89,153,137		96,526,046		185,679,183
Unamortized initial direct costs	43,727		47,834		91,561
Less: Present value of lease payments (3)	(63,604,747)		(76,524,871)		(140,129,618)
Less: Allowance for credit losses	(1,014,762)		(768,952)		(1,783,714)
Investment in leases, net	$	24,577,355	$	19,280,057	$	43,857,412

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(1) Minimum lease payments do not include contingent rent, as discussed above, that may be received under the lease agreements.

(2) The minimum lease payments include the non-cancelable lease term and any tenant renewal options that we determined were reasonably assured, consistent with our conclusions under ASC 842 and ASC 310.

(3) The present value of lease payments includes the unguaranteed residual value of $16.9 billion.

Lease Provisions

As of June 30, 2026, we owned 103 assets leased under 20 separate lease agreements with our tenants, certain of which are master lease agreements governing multiple properties and certain of which are for single assets. Our lease agreements are generally long-term in nature with initial terms ranging from 15 to 32 years and are structured with several tenant renewal options extending the term of the lease for another 5 to 30 years. As of June 30, 2026, our lease agreements had a weighted average lease term based on contractual rent, including extension options, of approximately 39.6 years.

All of our lease agreements provide for annual base rent escalations, which may be fixed or variable over the life of the lease. The rent escalation provisions range from providing for a flat annual increase of 1% to 2% to an annual increase of 1% in the earlier years and the greater of 2% or CPI in later years, which may be subject to a maximum CPI-based cap with respect to each annual rent increase. Additionally, certain of our lease agreements provide for a variable rent component in which a portion of the annual rent, generally ranging from 20% to 30%, is subject to adjustment based on the revenues of the underlying asset in specified periods.

The following is a summary of the material lease provisions of our leases with Caesars and MGM, our two most significant tenants (each, as may be amended from time to time, and each individually, as defined in the respective header):

($ In thousands)

Caesars Regional Master Lease and Joliet Lease

MGM Master Lease

Caesars Las Vegas
Master Lease

MGM Grand/
Mandalay Bay Lease

Lease Provision

Initial term

18 years

25 years

18 years

30 years

Initial term maturity

7/31/2035

4/30/2047

7/31/2035

2/28/2050

Renewal terms

Four, five-year terms

Three, ten-year terms

Four, five-year terms

Two, ten-year terms

Current lease year

11/1/25 - 10/31/26
(Lease Year 9)

5/1/26 - 4/30/27
(Lease Year 5)

11/1/25 - 10/31/26
(Lease Year 9)

3/1/26 - 2/28/27 (Lease Year 7)

Current annual rent

$740,548 (1)

$736,158 (2)

$505,678

$328,839

Annual escalator (3)

> 2% / change in CPI

Lease years 2-10 - 2%

Lease years 11-end of term - > 2% / change in CPI (capped at 3%)

> 2% / change in CPI

Lease years 2-15 - 2%

Lease years 16-end of term – >2% / change in CPI (capped at 3%)

Variable rent adjustment (4)

Years 11 & 16: 80% base rent / 20% variable rent

None

Years 11 & 16: 80% base rent / 20% variable rent

None

Variable rent adjustment calculation

4% of revenue increase/decrease:

Year 11: Avg. of years 8-10 less avg. of years 5-7

Year 16: Avg. of years 13-15 less avg. of years 8-10

None

4% of revenue increase/decrease:

Year 11: Avg. of years 8-10 less avg. of years 5-7

Year 16: Avg. of years 13-15 less avg. of years 8-10

None

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(1) Current annual rent with respect to the Joliet Lease is presented prior to accounting for the non-controlling interest, or rent payable, to the 20% third-party ownership of Harrah’s Joliet LandCo LLC. After adjusting for the 20% non-controlling interest, combined current annual rent under the Caesars Regional Master Lease and Joliet Lease is $730.9 million.

(2) On April 21, 2026, we entered into an amendment to the existing MGM Master Lease in order to account for MGM’s divestiture of the operations of Northfield Park and to reduce the annual base rent under the MGM Master Lease by the initial base rent under the Northfield Park Lease of $53.0 million.

(3) Any amounts representing rents in excess of the CPI floors specified above are considered contingent rent in accordance with GAAP.

(4) Variable rent is not subject to the annual escalator.

Capital Expenditure Requirements

We manage our residual asset risk through protective covenants in our lease agreements, which require the tenant to, among other things, hold specific insurance coverage, engage in ongoing maintenance of the property and invest in capital improvements. With respect to the capital improvements, the lease agreements specify certain minimum amounts that our tenants must spend on capital expenditures that constitute installation, restoration and repair or other improvements of items with respect to the leased properties. The following table summarizes the capital expenditure requirements of our tenants under their respective lease agreements:

Provision

Caesars Regional Master Lease and Joliet Lease

Caesars Las Vegas Master Lease

MGM Grand/ Mandalay Bay Lease

Venetian Lease

All Other Gaming Leases (1)

Yearly minimum expenditure

1% of net revenues (2)

3.5% of net revenues based on 5-year rolling test, 1.5% monthly reserves

2% of net revenues based on rolling three-year basis

1% of net revenues

Rolling three-year minimum

$286 million (3)

$84 million (3)

N/A

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(1) Represents the tenants under our other gaming lease agreements not specifically outlined in the table, as specified in the respective lease agreements.

(2) The leases with Caesars require a $107.5 million floor on annual capital expenditures for Caesars Palace Las Vegas, Harrah’s Joliet and the Caesars Regional Master Lease properties in the aggregate. Additionally, annual building & improvement capital improvements must be equal to or greater than 1% of prior year net revenues.

(3) Certain tenants under our leases with Caesars, as applicable, are required to spend $380.3 million on capital expenditures (excluding gaming equipment) over a rolling three-year period, with $286.0 million allocated to the regional assets, $84.0 million allocated to Caesars Palace Las Vegas and the remaining balance of $10.3 million to facilities (other than the Harrah’s Las Vegas Facility) covered by any Caesars lease in such proportion as such tenants may elect. Additionally, the tenants under the Caesars Regional Master Lease and Joliet Lease are required to spend a minimum of $531.9 million on capital expenditures (including gaming equipment) across certain of its affiliates and other assets, together with the $380.3 million requirement.

Investments in Loans and Securities

The following is a summary of our investments in loans and securities as of June 30, 2026 and December 31, 2025:


($ In thousands)	June 30, 2026
Investment Type	Principal Balance		Carrying Value (1)		Future Funding Commitments (2)		Weighted Average Interest Rate (3)		Weighted Average Term (4)
Senior Secured Notes	$	81,813	$	79,806	$	—	11.0	%	4.8 years
Senior Secured Loans	1,226,869		1,163,675		284,795		8.3	%	4.2 years
Mezzanine Loans and Preferred Equity	1,721,736		1,673,830		896,273		10.1	%	3.6 years
Total	$	3,030,418	$	2,917,311	$	1,181,068	9.4	%	3.9 years


($ In thousands)	December 31, 2025
Investment Type	Principal Balance		Carrying Value (1)		Future Funding Commitments (2)		Weighted Average Interest Rate (3)		Weighted Average Term (4)
Senior Secured Notes	$	83,406	$	81,033	$	—	11.0	%	5.2 years
Senior Secured Loans	1,084,478		1,047,585		399,942		8.3	%	4.4 years
Mezzanine Loans and Preferred Equity	1,412,203		1,396,839		223,553		9.6	%	2.5 years
Total	$	2,580,087	$	2,525,457	$	623,495	9.1	%	3.4 years

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(1) Carrying value includes unamortized loan origination fees and costs and are net of allowance for credit losses.

(2) Our future funding commitments are subject to our borrowers’ compliance with the financial covenants and other applicable provisions of each respective loan agreement.

(3) The weighted average interest rate is based on current outstanding principal balance and SOFR, as applicable for floating rate loans, as of June 30, 2026 and December 31, 2025.

(4) Assumes all extension options are exercised; however, our loans may be repaid, subject to certain conditions, prior to such date.

The following summarizes the activity of our investments in loans and securities for the six months ended June 30, 2026 and 2025:


	Six Months Ended June 30,
(In thousands)	2026		2025
Beginning Balance January 1,	$	2,525,457	$	1,651,533
Principal fundings	943,227		721,203
Payment-in-kind interest	13,543		10,747
Repayments	(506,039)		(3,215)
Deferred fees	(17,896)		—
Change in CECL allowance	(35,766)		(15,756)
Other	(5,215)		4,537
Ending Balance June 30,	$	2,917,311	$	2,369,049