10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

Form 10-Q

☒    QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended September 30, 2021

OR

☐    TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _____ to _____

Commission File Number 001-39443

NETSTREIT Corp.

(Exact name of registrant as specified in its charter)

Maryland			84-3356606
(State or other jurisdiction of			(I.R.S. Employer
incorporation or organization)			Identification No.)
5910 N. Central Expressway Suite 1600
Dallas, Texas			75206
(Address of principal executive offices)			(Zip Code)
	(972) 200-7100
	(Registrant’s telephone number, including area code)
	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, par value $0.01 per share		NTST	The New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (Section 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☐	Accelerated filer	☐
Non-accelerated filer	☒	Smaller reporting company	☐
		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. ☒

Indicate by check mark whether the registrant is a shell company (as defined by Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

The number of shares of the issuer’s common stock, par value $0.01, outstanding as of October 26, 2021 was 39,624,924.

NETSTREIT CORP. AND SUBSIDIARIES

TABLE OF CONTENTS

		Page
	PART I — FINANCIAL INFORMATION
Item 1.	Financial Statements (Unaudited)	3
	Condensed Consolidated Balance Sheets as of September 30, 2021 and December 31, 2020	3
	Condensed Consolidated Statements of Operations and Comprehensive Income (Loss) for the Three and Nine Months Ended September 30, 2021 and 2020	4
	Condensed Consolidated Statements of Changes in Equity for the Three and Nine Months Ended September 30, 2021 and 2020	5
	Condensed Consolidated Statements of Cash Flows for the Three and Nine Months Ended September 30, 2021 and 2020	7
	Notes to the Condensed Consolidated Financial Statements	8
Item 2.	Management Discussion and Analysis of Financial Condition and Results of Operations	29
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	40
Item 4.	Controls and Procedures	41
	PART II – OTHER INFORMATION
Item 1.	Legal Proceedings	42
Item 1A.	Risk Factors	42
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	42
Item 3.	Defaults Upon Senior Securities	42
Item 4.	Mine Safety Disclosures	42
Item 5.	Other Information	42
Item 6.	Exhibits	43
	Signatures	43

PART I — FINANCIAL INFORMATION

Item 1. Financial Statements (unaudited)

NETSTREIT CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

(in thousands, except share and per share data)

(Unaudited)

	September 30,		December 31,
	2021		2020
Assets
Real estate, at cost:
Land	$	257,034	$	189,373
Buildings and improvements	533,927		358,360
Total real estate, at cost	790,961		547,733
Less accumulated depreciation	(24,184)		(10,111)
Property under development	9,472		—
Real estate held for investment, net	776,249		537,622
Assets held for sale	138		14,802
Cash, cash equivalents and restricted cash	27,644		92,643
Lease intangible assets, net	109,403		75,024
Other assets, net	14,071		5,724
Total assets	$	927,505	$	725,815
Liabilities and equity
Liabilities:
Term loan, net	$	174,274	$	174,105
Revolving credit facility	17,000		—
Lease intangible liabilities, net	22,150		16,930
Liabilities related to assets held for sale	—		399
Accounts payable, accrued expenses and other liabilities	9,158		6,308
Total liabilities	222,582		197,742
Commitments and contingencies
Equity:
Stockholders’ equity
Common stock, $0.01 par value, 400,000,000 shares authorized; 39,617,805 and 28,203,545 shares issued and outstanding, respectively	396		282
Additional paid-in capital	706,312		501,045
Distributions in excess of retained earnings	(28,326)		(7,464)
Accumulated other comprehensive income	2,187		235
Total stockholders’ equity	680,569		494,098
Noncontrolling interests	24,354		33,975
Total equity	704,923		528,073
Total liabilities and equity	$	927,505	$	725,815

The accompanying notes are an integral part of these condensed consolidated financial statements.

3

NETSTREIT CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME (LOSS)

(in thousands, except share and per share data)

(Unaudited)

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Revenues
Rental revenue (including reimbursable)	$	15,603	$	9,652	$	41,333	$	22,277
Operating expenses
Property	1,737		624		4,002		1,344
General and administrative	3,776		4,109		10,904		7,841
Depreciation and amortization	8,074		4,692		21,078		10,153
Provisions for impairment	—		363		3,539		1,773
Transaction costs	132		1,241		464		2,969
Total operating expenses	13,719		11,029		39,987		24,080
Other income (expense)
Interest expense, net	(895)		(1,018)		(2,693)		(3,815)
Gain on sales of real estate, net	1,955		54		2,452		1,070
Gain on forfeited earnest money deposit	—		—		—		250
Total other income (expense), net	1,060		(964)		(241)		(2,495)
Net income (loss) before income tax expense	2,944		(2,341)		1,105		(4,298)
Income tax expense	—		—		(50)		—
Net income (loss)	2,944		(2,341)		1,055		(4,298)
Net income (loss) attributable to noncontrolling interests	96		(263)		42		(799)
Preferred stock dividends	—		36		—		42
Net income (loss) attributable to common shareholders	$	2,848	$	(2,114)	$	1,013	$	(3,541)
Amounts available to common shareholders per common share:
Basic	$	0.07	$	(0.11)	$	0.03	$	(0.26)
Diluted	$	0.07	$	(0.11)	$	0.03	$	(0.26)
Weighted average common shares:
Basic	39,559,605		18,825,389		35,359,551		13,771,457
Diluted	41,333,579		18,825,389		37,108,425		13,771,457
Other comprehensive income (loss):
Net income (loss)	$	2,944	$	(2,341)	$	1,055	$	(4,298)
Change in value on derivatives, net	5		(128)		2,063		(128)
Total comprehensive income (loss)	$	2,949	$	(2,469)	$	3,118	$	(4,426)
Comprehensive income (loss) attributable to noncontrolling interests	95		(281)		153		(817)
Comprehensive income (loss) attributable to common shareholders	$	2,854	$	(2,188)	$	2,965	$	(3,609)

The accompanying notes are an integral part of these condensed consolidated financial statements.

4

NETSTREIT CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(in thousands, except share data)

(Unaudited)

	Preferred stock			Common stock
	Shares	Par Value		Shares	Par Value		Additional Paid-in Capital		Distributions in Excess of Retained Earnings		Accumulated Other Comprehensive Income		Total Stockholders’ Equity		Noncontrolling Interests		Total Equity
Balance at December 31, 2020	—	$	—	28,203,545	$	282	$	501,045	$	(7,464)	$	235	$	494,098	$	33,975	$	528,073
OP Units converted to common stock	—	—		253,344	3		4,920		—		—		4,923		(4,923)		—
Dividends and distributions declared on common stock and OP Units	—	—		—	—		—		(5,687)		—		(5,687)		(307)		(5,994)
Dividends declared on restricted stock	—	—		—	—		—		(132)		—		(132)		—		(132)
Vesting of restricted stock units	—	—		15,190	—		—		—		—		—		—		—
Repurchase of common stock for tax withholding obligations	—	—		(4,962)	—		(90)		—		—		(90)		—		(90)
Stock-based compensation	—	—		—	—		557		—				557		—		557
Other comprehensive income	—	—		—	—		—		—		2,199		2,199		124		2,323
Net income	—	—		—	—		—		701		—		701		40		741
Balance at March 31, 2021	—	$	—	28,467,117	$	285	$	506,432	$	(12,582)	$	2,434	$	496,569	$	28,909	$	525,478
Issuance of common stock in public offering	—	—		10,915,688	109		203,468		—		—		203,577		—		203,577
Offering and related costs of common stock	—	—		—	—		(9,416)		—		—		(9,416)		—		(9,416)
OP Units converted to common stock	—	—		143,173	1		2,744		—		—		2,745		(2,745)		—
Dividends and distributions declared on common stock and OP Units	—	—		—	—		—		(7,890)		—		(7,890)		(287)		(8,177)
Dividends declared on restricted stock	—	—		—	—		—		(132)		—		(132)		—		(132)
Stock-based compensation	—	—		—	—		1,041		—				1,041		—		1,041
Other comprehensive loss	—	—		—	—		—		—		(253)		(253)		(12)		(265)
Net loss	—	—		—	—		—		(2,536)		—		(2,536)		(94)		(2,630)
Balance at June 30, 2021	—	$	—	39,525,978	$	395	$	704,269	$	(23,140)	$	2,181	$	683,705	$	25,771	$	709,476
OP Units converted to common stock	—	—		65,840	1		1,246		—		—		1,247		(1,247)		—
Dividends and distributions declared on common stock and OP Units	—	—		—	—		—		(7,916)		—		(7,916)		(265)		(8,181)
Dividends declared on restricted stock	—	—		—	—		—		(125)		—		(125)		—		(125)
Vesting of restricted stock units	—	—		35,000	—		—		—		—		—		—		—
Repurchase of common stock for tax withholding obligations	—	—		(9,013)	—		(229)		—		—		(229)		—		(229)
Stock-based compensation, net	—	—		—	—		1,026		7		—		1,033		—		1,033
Other comprehensive income	—	—		—	—		—		—		6		6		(1)		5
Net income	—	—		—	—		—		2,848		—		2,848		96		2,944
Balance at September 30, 2021	—	$	—	39,617,805	$	396	$	706,312	$	(28,326)	$	2,187	$	680,569	$	24,354	$	704,923

The accompanying notes are an integral part of these condensed consolidated financial statements.

5

NETSTREIT CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(in thousands, except share data)

(Unaudited)

	Preferred stock			Common stock
	Shares	Par Value		Shares	Par Value		Additional Paid-in Capital		Distributions in Excess of Retained Earnings		Accumulated Other Comprehensive Income		Total Stockholders’ Equity		Noncontrolling Interests		Total Equity
Balance at December 31, 2019	—	$	—	8,860,760	$	89	$	164,416	$	28	$	—	$	164,533	$	87,899	$	252,432
Issuance of preferred stock	125	125		—	—		—		—		—		125		—		125
Offering and related costs of preferred stock	—	(21)		—	—		—		—		—		(21)		—		(21)
Issuance of common stock in private offering	—	—		2,936,885	29		57,974		—		—		58,003		—		58,003
Offering and related costs of common stock	—	—		—	—		(3,444)		—		—		(3,444)		—		(3,444)
Net loss	—	—		—	—		—		(1,127)		—		(1,127)		(425)		(1,552)
Balance at March 31, 2020	125	$	104	11,797,645	$	118	$	218,946	$	(1,099)	$	—	$	218,069	$	87,474	$	305,543
Dividends declared on preferred stock	—	—		—	—		—		(6)		—		(6)		—		(6)
Net loss	—	—		—	—		—		(294)		—		(294)		(111)		(405)
Balance at June 30, 2020	125	$	104	11,797,645	$	118	$	218,946	$	(1,399)	$	—	$	217,769	$	87,363	$	305,132
Issuance of common stock in initial public offering	—	—		13,681,561	136		246,132						246,268				246,268
Offering and related costs of common stock	—	—		—	—		(18,947)		—		—		(18,947)		—		(18,947)
Dividends declared on preferred stock	—	—		—	—		—		(2)		—		(2)		—		(2)
Dividends and distributions declared on common stock and OP Units	—	—		—	—		—		(2,430)		—		(2,430)		(419)		(2,849)
Dividends declared on restricted stock	—	—		—	—		—		(41)		—		(41)		—		(41)
Redemption of preferred stock upon initial public offering	(125)	(104)		—	—		—		(34)		—		(138)		—		(138)
Redemption of OP Units and issuance of common stock in initial public offering	—	—		255,268	3		5,027		—		—		5,030		(5,030)		—
Stock-based compensation	—	—		—	—		1,753		—		—		1,753		—		1,753
Other comprehensive loss	—	—		—	—		—		—		(110)		(110)		(18)		(128)
Net loss	—	—		—	—		—		(2,078)		—		(2,078)		(263)		(2,341)
Balance at September 30, 2020	—	$	—	25,734,474	$	257	$	452,911	$	(5,984)	$	(110)	$	447,074	$	81,633	$	528,707

The accompanying notes are an integral part of these condensed consolidated financial statements.

6

NETSTREIT CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands, except share and per share data)

(Unaudited)

	Nine Months Ended September 30,
	2021		2020
Cash flows from operating activities
Net income (loss)	$	1,055	$	(4,298)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	21,078		10,153
Amortization of deferred financing costs	471		464
Noncash revenue adjustments	(1,289)		1,077
Stock-based compensation expense	2,623		1,753
Gain on sale of real estate, net	(2,452)		(1,070)
Gain on forfeited earnest money deposit	—		(250)
Provisions for impairment	3,539		1,773
Changes in assets and liabilities, net of assets acquired and liabilities assumed:
Other assets, net	(3,879)		(4,323)
Accounts payable, accrued expenses and other liabilities	2,065		2,313
Lessee improvement obligations	(1)		(1,893)
Lease incentive payments	(4,004)		—
Net cash provided by operating activities	19,206		5,699
Cash flows from investing activities
Acquisitions of real estate	(292,046)		(327,338)
Real estate development and improvements	(9,512)		(1,268)
Earnest money deposits	(789)		(43)
Purchase of computer equipment and other corporate assets	(52)		(51)
Proceeds from sale of real estate	30,436		11,778
Net cash used in investing activities	(271,963)		(316,922)
Cash flows from financing activities
Issuance of common stock in initial public offering, net	—		227,321
Issuance of common stock in public offering, net	194,161		—
Issuance of common stock in private offering, net	—		54,559
Issuance of preferred stock, net	—		104
Payment of preferred stock dividends	—		(8)
Payment of common stock dividends	(21,493)		(2,430)
Payment of OP unit distributions	(859)		(419)
Redemption of preferred stock	—		(138)
Payment of restricted stock dividends	(29)		—
Proceeds under revolving credit facility	30,000		50,000
Repayments under revolving credit facility	(13,000)		(50,000)
Repurchase of common stock for tax withholding obligations	(318)		—
Deferred offering costs	(704)		—
Deferred financing costs	—		(75)
Net cash provided by financing activities	187,758		278,914
Net change in cash, cash equivalents and restricted cash	(64,999)		(32,309)
Cash, cash equivalents and restricted cash at beginning of the period	92,643		169,319
Cash, cash equivalents and restricted cash at end of the period	$	27,644	$	137,010
Supplemental disclosures of cash flow information:
Cash paid for interest	$	2,118	$	3,484
Supplemental disclosures of non-cash investing and financing activities:
Redemption of OP Units and issuance of common stock upon initial public offering	$	—	$	5,030
Reclassification of deferred offering expenses to additional paid-in capital upon initial public offering	$	—	$	4,171
OP units converted into common stock	$	8,914	$	—
Dividends declared and unpaid on restricted stock	$	382	$	41
Deferred offering costs included in accounts payable, accrued expenses and other liabilities	$	88	$	—
Cash flow hedge change in fair value	$	2,063	$	128
Involuntary conversion of building and improvements and change in related insurance proceeds receivable	$	490	$	—
Accrued construction and development costs	$	345	$	—

The accompanying notes are an integral part of these condensed consolidated financial statements.

7

NETSTREIT CORP. AND SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

(unaudited)

Note 1 – Organization and Description of Business

NETSTREIT Corp. (“Successor” or the “Company”) was incorporated on October 11, 2019 as a Maryland corporation and commenced operations on December 23, 2019. The Company conducts its operations through NETSTREIT, L.P., a Delaware limited partnership (the “Operating Partnership”). NETSTREIT GP, LLC, a Delaware limited liability company and a wholly owned subsidiary of the Company, is the sole general partner of the Operating Partnership.

The Company elected to be treated and to qualify as a real estate investment trust (“REIT”) for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. Additionally, the Operating Partnership formed NETSTREIT Management TRS, LLC (“NETSTREIT TRS”), which together with the Company jointly elected to be treated as a taxable REIT subsidiary under Section 856(a) of the Internal Revenue Code of 1986, as amended, (the “Code”) for U.S. federal income tax purposes.

The Company is structured as an umbrella partnership real estate investment trust (commonly referred to as an “UPREIT”) and is an internally managed real estate company that acquires, owns and manages a diversified portfolio of single-tenant, retail commercial real estate leased on a long-term basis to high credit quality tenants across the United States. As of September 30, 2021, the Company owned 290 properties, located in 40 states, including four properties under development, with a non-binding option to purchase an additional property under development.

Private Offering and Formation Transactions

On December 23, 2019, the Company completed a series of transactions (collectively the “Private Offering”) pursuant to which the Company sold 8,860,760 shares of common stock at $19.75 per share in a private placement under Rule 144A and Regulation D under the Securities Act of 1933, as amended (the “Securities Act”). In connection with the Private Offering, the Company completed the formation transactions described below. On January 30, 2020, the initial purchaser in the Private Offering exercised its over-allotment option to purchase 2,936,885 shares of the Company’s common stock, which were delivered on February 6, 2020. The Company contributed the net proceeds of $219.0 million from the Private Offering to the Operating Partnership in exchange for 11,797,645 Class A units of limited partnership of the Operating Partnership (“Class A OP Units”). Upon completion of the Private Offering and the over-allotment option, noncontrolling interest holders owned approximately 27.4% of the Operating Partnership (the Operating Partnership issued total Class A and Class B OP Units of 15,449,794 and 796,870, respectively).

Concurrently with the closing of the Private Offering, EverSTAR Income and Value Fund V, LP, a Delaware limited partnership (the “Predecessor”), was merged with and into the Operating Partnership, with the Operating Partnership surviving, and the continuing investors in the Operating Partnership receiving an aggregate of 3,652,149 Class A OP Units, other than the Chief Executive Officer of the Company, who received 8,884 Class B units of limited partnership of the Operating Partnership (“Class B OP Units,” and collectively with Class A OP Units, “OP Units”), and an affiliate of the Predecessor’s general partner, which received 287,234 Class B OP Units.

The Operating Partnership entered into a contribution agreement with EBA EverSTAR LLC, a Texas limited liability company, to internalize the Company’s management infrastructure, whereby EBA EverSTAR LLC contributed 100% of the membership interests in EBA EverSTAR Management, LLC, a Texas limited liability company and the manager of the Predecessor, to the Operating Partnership in exchange for 500,752 Class B OP Units. In connection with the internalization, EBA EverSTAR Management, LLC was re-domiciled in Delaware and its name was changed to NETSTREIT Management, LLC. A 0.01% interest in NETSTREIT Management, LLC was issued to NETSTREIT TRS.

Concurrently with the consummation of the Private Offering, the Company entered into a $175.0 million term loan and $250.0 million revolving credit facility. On December 23, 2019, in connection with the acquisition of the Predecessor, the Company fully drew down on its term loan and used the proceeds to acquire the Predecessor, which concurrently settled its outstanding debt facilities. As part of the acquisition, the Company did not assume any obligations under the Predecessor’s then outstanding debt facilities.

8

Series A Preferred Stock

To maintain the Company’s status as a REIT, on January 27, 2020, the Company issued and sold 125 shares of 12.0% Series A Cumulative Non-Voting Preferred Stock, par value $0.01 per share (“Series A Preferred Stock”), for $1,000 per share to accredited investors pursuant to Regulation D under the Securities Act. The shares of Series A Preferred Stock may be redeemed solely at the Company’s option for consideration equal to $1,000 per share, plus accrued and unpaid dividends thereon to and including the date fixed for redemption, plus a redemption premium as follows (i) until December 31, 2021, $100 and (ii) thereafter, no redemption premium. The Company redeemed all 125 outstanding shares of Series A Preferred Stock upon the completion of the initial public offering.

Initial Public Offering

On August 17, 2020, the Company completed the initial public offering of its common stock. The Company sold 12,244,732 shares of common stock and selling stockholders sold 255,268 shares of common stock at a price of $18.00 per share. The Company's common stock began trading on the New York Stock Exchange under the symbol “NTST” on August 13, 2020. On September 16, 2020, the Company issued an additional 1,436,829 shares of its common stock pursuant to the underwriters' over-allotment option in connection with the Company's initial public offering. The net proceeds to the Company from the initial public offering was $227.3 million, which is net of transaction costs and underwriter fees of $18.9 million. The Company contributed the net proceeds of the initial public offering and related over-allotment option to the Operating Partnership in exchange for 13,681,561 Class A OP Units. In addition, an equivalent number of Class A OP Units were issued for the 255,268 shares sold by selling stockholders.

April 2021 Offering

On April 12, 2021, the Company completed a public offering of 10,915,688 shares of common stock, which included the full exercise of the underwriters’ option to purchase an additional 1,423,785 shares of common stock. Upon closing of the offering, the Company issued 10,915,688 shares of common stock and received net proceeds of $194.2 million after deducting the underwriting discount and transaction costs of $9.4 million. The Company contributed the net proceeds of the offering and related underwriters’ option to the Operating Partnership in exchange for 10,915,688 Class A OP Units.

Note 2 – Summary of Significant Accounting Policies

Basis of Presentation

The accompanying interim condensed consolidated financial statements have been prepared in accordance with U.S. generally accepted accounting principles (GAAP) and the rules and regulations of the U.S. Securities and Exchange Commission (SEC). The accompanying condensed consolidated financial statements include the accounts of the Company and subsidiaries in which the Company has a controlling financial interest. All intercompany accounts and transactions have been eliminated in consolidation and the Company’s net income (loss) is reduced by the portion of net income (loss) attributable to noncontrolling interests.

Interim Unaudited Financial Information

The accompanying unaudited interim condensed consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). These unaudited interim condensed consolidated financial statements do not include all of the information and notes required by accounting principles generally accepted in the United States of America (“GAAP”) for complete financial statements, and should be read in conjunction with the Company’s audited consolidated financial statements and notes thereto on the Annual Report on Form 10-K as of and for the year ended December 31, 2020, which provide a more complete understanding of the Company’s accounting policies, financial position, operating results, business properties, and other matters. In the opinion of management, all adjustments of a normal recurring nature necessary for a fair presentation have been included. The results of operations for the three and nine months ended September 30, 2021 and 2020 are not necessarily indicative of the results for the full year.

Noncontrolling Interests

The Company presents noncontrolling interests, which represent OP Units, and classifies such interests as a component of permanent equity, separate from the Company's stockholders’ equity. Noncontrolling interests were created as part of an asset acquisition and recognized at fair value as of the date of the transaction. Effective with the Company’s initial public offering, each limited partner of the Operating Partnership has the right to require the Operating Partnership to redeem part or all of its OP

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Units for cash, based upon the value of an equivalent number of shares of the Company’s common stock at the time of the redemption, or, at the Company’s election, shares of the Company’s common stock on a one-for-one basis, subject to certain adjustments and the restrictions on ownership and transfer of the Company’s common stock. The election to pay cash or issue common stock is solely within the control of the Company to satisfy a noncontrolling interest holder's redemption request.

Net income or loss of the Operating Partnership is allocated to its noncontrolling interests based on the noncontrolling interests’ ownership percentages in the Operating Partnership throughout the period. Ownership percentage is calculated by dividing the number of OP Units held by the noncontrolling interests by the total OP Units outstanding.

Use of Estimates

The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The Company’s most significant assumptions and estimates relate to the useful lives of real estate assets, lease accounting, real estate impairment assessments, and allocation of fair value of purchase consideration. These estimates are based on historical experience and other assumptions which management believes are reasonable under the circumstances. The Company evaluates its estimates on an ongoing basis and makes revisions to these estimates and related disclosures as experience develops or new information becomes known. Further, the uncertainty over the ultimate impact COVID-19 will have on the global economy and the Company’s business makes any estimates and assumptions as of September 30, 2021 inherently less certain than they would be absent the current and potential impacts of COVID-19. Actual results could differ from those estimates.

Risk and Uncertainties

COVID-19

On March 11, 2020, the World Health Organization announced a new strain of coronavirus (“COVID-19”) was reported worldwide, resulting in COVID-19 being declared a pandemic, and on March 13, 2020 the U.S. President announced a National Emergency relating to the disease. COVID-19 and the measures taken to limit its spread have, and may continue to, negatively impact the economy across many industries, including industries in which our tenants operate. The impacts may continue and increase in severity as the duration of the pandemic lengthens or new variants are identified. As a result, the Company is not yet able to determine the full impact of COVID-19 on its operations, and therefore, whether any such impact will be material. However, the Company’s operations and cash flows during the three and nine months ended September 30, 2021 were not materially impacted by COVID-19. The Company has collected 100.0% of all rent payments for the three and nine months ended September 30, 2021. In addition, the Company has not provided for any rent abatements or deferrals since August 1, 2020 relating to COVID-19.

The Company also adopted an optional remote-work policy and other physical distancing policies for its corporate office. The Company does not anticipate these policies to have any adverse impact on its ability to continue to operate its business. Transitioning to a remote-work environment has not had a material adverse impact on the Company's general ledger system, internal controls or controls and procedures related to its financial reporting process.

Real Estate Held for Investment

Real estate is recorded and stated at cost less any provision for impairment. Assets are recognized at fair value at acquisition date. For properties developed by the Company, all direct and indirect costs related to planning, development and construction, including interest, real estate taxes and other miscellaneous costs incurred during the construction period, are capitalized for financial reporting purposes and recorded as property under development until construction has been completed.

The Company evaluates each acquisition transaction to determine whether the acquired asset meets the definition of a business and therefore accounted for as a business combination or if the acquisition transaction should be accounted for as an asset acquisition. Under Accounting Standards Update (“ASU”) 2017-01, “Business Combinations (Topic 805): Clarifying the Definition of a Business” (“ASU 2017-01”), an acquisition does not qualify as a business when substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets or the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay. Transaction costs related to acquisitions that qualify as asset acquisitions are capitalized as part of the cost basis of the acquired assets, while transaction costs for acquisitions that are deemed to be acquisitions of a business are expensed as incurred.

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The Company allocates the purchase price of acquired properties accounted for as asset acquisitions to tangible and identifiable intangible assets or liabilities based on their relative fair values. Tangible assets may include land, buildings, site improvements and tenant improvements. Intangible assets include the value of in-place leases and above-market leases and intangible liabilities include below-market leases.

The fair value of the tangible assets of an acquired property with an in-place operating lease is determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to the tangible assets based on the fair value of the tangible assets. The fair value of in-place leases is determined by considering estimates of carrying costs during the expected lease-up periods, current market conditions, as well as costs to execute similar leases based on the specific characteristics of each tenant’s lease. The Company estimates the cost to execute leases with terms similar to the remaining lease terms of the in-place leases, including leasing commissions, legal and other related expenses. The fair value of above-market or below-market leases is recorded based on the net present value (using a discount rate that reflects the risks associated with the leases acquired) of the difference between the contractual amount to be paid pursuant to the in-place lease and the Company’s estimate of the fair market lease rate for the corresponding in-place lease, measured over the remaining non-cancelable term of the lease including any below-market fixed rate renewal options for below-market leases. In making estimates of fair values for purposes of allocating purchase price, the Company utilizes a number of sources, including real estate valuations prepared by independent valuation firms. The Company also considers information and other factors including market conditions, the industry that the tenant operates in, characteristics of the real estate; e.g., location, size, demographics, value and comparative rental rates; tenant credit profile and the importance of the location of the real estate to the operations of the tenant’s business. Additionally, the Company considers information obtained about each property as a result of its pre-acquisition due diligence, marketing and leasing activities in estimating the fair value of the tangible and intangible assets and liabilities acquired. Based on these inputs for measuring and allocating the fair value of real estate acquisitions, the Company utilizes both observable market data (categorized as level 2 on the three-level valuation hierarchy of Accounting Standards Codification (“ASC”) Topic 820, Fair Value Measurement), and unobservable inputs that reflect the Company’s own internal assumptions (categorized as level 3 under ASC Topic 820).

Depreciation and Amortization

Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets:

Buildings	13 – 35 years
Building improvements	15 years
Tenant improvements	Shorter of the term of the related lease or useful life
Acquired in-place leases	Remaining terms of the respective leases
Assembled workforce	3 years
Computer equipment	3 years

Total depreciation and amortization expense was $8.1 million and $4.7 million during the three months ended September 30, 2021 and 2020, respectively. Total depreciation and amortization expense was $21.1 million and $10.2 million during the nine months ended September 30, 2021 and 2020, respectively.

Depreciation expense on real estate held for investment and computer equipment and other corporate assets was $5.6 million and $3.2 million during the three months ended September 30, 2021 and 2020, respectively. Depreciation expense on real estate held for investment and computer equipment was $14.5 million and $7.0 million during the nine months ended September 30, 2021 and 2020, respectively.

Amortization expense on acquired in-place lease and assembled workforce intangible assets and leasing commissions were $2.5 million and $1.4 million during the three months ended September 30, 2021 and 2020, respectively. Amortization expense on acquired in-place lease and assembled workforce intangible assets and leasing commissions were $6.5 million and $3.1 million during the nine months ended September 30, 2021 and 2020, respectively.

Repairs and maintenance are charged to operations as incurred; major renewals and betterments that extend the useful life or improve the operating capacity of the asset are capitalized. Upon the sale or disposition of a property, the asset and the related accumulated depreciation are removed from the condensed consolidated balance sheets with the difference between the proceeds received, net of sales costs, and the carrying value of the asset group recorded as a gain or loss on sale, subject to impairment considerations.

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Assets Held for Sale

Properties classified as held for sale, including the related intangibles, on the condensed consolidated balance sheets include only those properties available for immediate sale in their present condition, which are actively being marketed, and for which management believes that it is probable that a sale of the property will be completed within one year. Properties held for sale are carried at the lower of cost or fair value, less estimated selling costs. No depreciation expense or amortization expense is recognized on properties held for sale and the related intangible assets or liabilities once they have been classified as such. Only disposals representing a strategic shift in operations are presented as discontinued operations. Accordingly, we have not reclassified results of operations for properties disposed during the interim period ended September 30, 2021 or held for sale as discontinued operations, as these events are a normal part of the Company’s operations and do not represent strategic shifts in the Company’s operations. As of September 30, 2021 and December 31, 2020, there were one and three properties, respectively, classified as held for sale.

Impairment of Long-Lived Assets

Fair value measurement of an asset occurs when events or changes in circumstances related to an asset indicate that the carrying amount of the asset is no longer recoverable. If indicators are present, the Company will prepare a projection of the undiscounted future cash flows of the property, excluding interest charges, and determine if the carrying amount of the real estate is recoverable. When a carrying amount is not recoverable, an impairment loss is recognized to the extent that the carrying amount of the asset exceeds its fair market value. The Company estimates fair value using data such as operating income, estimated capitalization rates or multiples, leasing prospects, local market information, and with regard to assets held for sale, based on the estimated or negotiated selling price, less estimated costs of disposal. Based on these unobservable inputs, the Company determined that its valuations of impaired real estate and intangible assets fall within Level 3 of the fair value hierarchy under ASC Topic 820.

The following table summarizes the provision for impairment during the periods indicated below (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Total provision for impairment	$	—	$	363	$	3,539	$	1,773
Number of properties: (1)
Classified as held for sale	—		2		3		4
Disposed within the period	—		—		3		1

(1)     Includes the number of properties that were impaired and classified as held for sale or impaired and disposed of during the respective periods. Excludes properties that did not have impairment recorded during the year.

Cash, Cash Equivalents and Restricted Cash

The Company considers all cash balances, money market accounts and highly liquid investments with original maturities of three months or less to be cash and cash equivalents. Restricted cash includes cash restricted for property tenant improvements and cash proceeds from the sale of assets held by qualified intermediaries in anticipation of the acquisition of replacement properties in tax-free exchanges under Section 1031 of the Code. Restricted cash is included in cash, cash equivalents, and restricted cash on the condensed consolidated balance sheets. The Company had no restricted cash as of September 30, 2021 and had $14.8 million of restricted cash as of December 31, 2020.

The Company’s bank balances as of September 30, 2021 and December 31, 2020 include certain amounts over the Federal Deposit Insurance Corporation limits.

Revenue Recognition and Related Matters

The Company’s rental revenue is primarily related to rent received from tenants under leases accounted for as operating leases. Rent from leases that have fixed and determinable rent increases is recognized on a straight-line basis over the non-cancellable initial term of the lease and reasonably certain renewal periods, from the later of the date of the commencement of the lease or the date of acquisition of the property subject to the lease. The difference between rental revenue recognized and the cash rent due under the provisions of the lease is recorded as deferred rent receivable and included as a component of other assets in the condensed consolidated balance sheets.

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Variable lease revenues include tenant reimbursements, lease termination fees, changes in the index or market-based indices after the inception of the lease or percentage rents. Variable lease revenues are not recognized until the specific events that trigger the variable payments have occurred. The Company recognized variable lease revenue related to tenant reimbursements and lease termination fees for the periods presented.

Capitalized above-market and below-market lease values and lease incentives are amortized on a straight-line basis as a reduction or increase of rental revenue as appropriate over the remaining non-cancellable terms of the respective leases.

Reserves for uncollectible amounts are provided against the portion of accounts receivable, net including straight-line rents, which are estimated to be uncollectible, which include a portfolio-based reserve and reserves for specific disputed amounts. Such reserves are reviewed each period based upon recovery experience and the specific facts of each outstanding amount. As of September 30, 2021 and December 31, 2020, there were no reserves for uncollectible amounts.

Stock-Based Compensation

The Company has a share-based compensation award program for its employees and directors. Stock-based compensation expense associated with these awards is recognized in general and administrative expenses in the condensed consolidated statements of operations and comprehensive income (loss). The Company classifies stock-based payment awards either as equity awards or liability awards based upon an analysis of ASC 718 and ASC 480. Equity classified awards are measured based on the fair value on the date of grant. Liability classified awards are remeasured to fair value each reporting period. Stock-based compensation expense is recognized over the requisite service or performance period. The Company recognizes forfeitures as they occur.

Transaction Costs

Transaction costs represent costs incurred by the Company to facilitate the private offering, formation transactions and initial public offering. In addition, transaction costs include the costs associated with abandoned acquisitions and other acquisition related activity. There were no offering costs expensed during the three or nine months ended September 30, 2021. Offering costs expensed for the three and nine months ended September 30, 2020 were $0.9 million and $2.2 million, respectively. Acquisition related expenses were $0.1 million and $0.4 million for the three months ended September 30, 2021 and 2020, respectively. Acquisition related expenses were $0.5 million and $0.8 million for the nine months ended September 30, 2021 and 2020, respectively.

Income Taxes

The Company elected to be treated and qualify as a REIT for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. To qualify as a REIT, the Company must meet certain organizational, income, asset and distribution tests. Accordingly, the Company will generally not be subject to corporate U.S. federal or state income tax to the extent that it makes qualifying distributions of all of its taxable income to its shareholders and provided it satisfies on a continuing basis, through actual investment and operating results, the REIT requirements, including certain asset, income, distribution and share ownership tests. The Company intends to make sufficient distributions during 2021 to receive a full dividends paid deduction.

NETSTREIT TRS is treated as a taxable REIT subsidiary which may be subject to U.S. federal, state, and local income taxes on its taxable income. In general, NETSTREIT TRS may perform services for tenants of the Company, hold assets that the Company cannot hold directly and may engage in any real estate or non-real estate-related business.

During the three and nine months ended September 30, 2021, the Company recognized franchise and other state and local tax expenses in general and administrative and recognized state and federal income tax expense in income tax expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss).

All provisions for federal income taxes in the accompanying consolidated financial statements are attributable to NETSTREIT TRS. Deferred income tax expense and its ending balance in deferred tax assets and liabilities were immaterial for the three and nine months ended September 30, 2021 and 2020.

The Company has elected to record related interest and penalties, if any, as general and administrative expense or as income tax expense based on the nature of the tax on the condensed consolidated statements of operations and comprehensive income (loss). The Company had no material interest or penalties relating to income, franchise, and other state and local taxes for the three and

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nine months ended September 30, 2021 and 2020. Additionally, there were no material accruals for interest or penalties as of September 30, 2021 and December 31, 2020.

The Company files federal, state and local income tax returns. The Company regularly analyzes its various federal and state filing positions and only recognizes the income tax effect in its financial statements when certain criteria regarding uncertain income tax positions have been met. The Company believes that its income tax positions would more likely than not be sustained upon examination by all relevant taxing authorities. Therefore, no provisions for uncertain income tax positions have been recorded in the condensed consolidated financial statements.

All federal tax returns for years prior to 2018 are no longer subject to examination. Additionally, state tax returns for years prior to 2016 are generally no longer subject to examination.

Earnings Per Share

Earnings per common share has been computed pursuant to the guidance in FASB ASC Topic 260, Earnings per Share. Basic earnings per share (“EPS”) is computed by dividing net income (loss) allocated to common stockholders by the weighted-average number of common shares outstanding for the reporting period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock. No effect is shown for any securities that are anti-dilutive. Net income (loss) allocated to common stockholders represents net income (loss) less income allocated to participating securities and noncontrolling interests. None of the Company’s equity awards are participating securities.

Fair Value Measurement

Fair value measurements are utilized in the accounting of the Company’s assets acquired and liabilities assumed in an asset acquisition and also affect the Company’s accounting for certain of its financial assets and liabilities. Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date (an exit price). The hierarchy described below prioritizes inputs to the valuation techniques used in measuring the fair value of assets and liabilities. This hierarchy maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring the most observable inputs to be used when available. The hierarchy is broken down into three levels based on the reliability of inputs as follows: Level 1 inputs, such as quoted prices in an active market; Level 2 inputs, which are observable inputs for similar assets; or Level 3 inputs, which are unobservable inputs.

The Company uses the following inputs in its fair value measurements:    

–Level 2 inputs for its debt and derivative financial instrument fair value disclosures. See “Note 6 - Debt” and “Note 7 - Derivative Financial Instruments,” respectively; and

–Level 2 and Level 3 inputs when assessing the fair value of assets and liabilities in connection with real estate acquisitions and impairment. See “Note 4 - Real Estate Investments.”

The fair value of the Company’s cash, cash equivalents and restricted cash (including money market accounts), other assets and accounts payable, accrued expenses and other liabilities approximate their carrying value because of the short-term nature of these instruments. Provisions for impairments recognized in the three and nine months ended September 30, 2021 and 2020 related to assets held for sale and the impairment was determined based on the estimated or negotiated selling price, less costs of disposal, compared to the carrying value of the property.

Concentrations of Credit Risk

Financial instruments that potentially subject us to significant concentrations of credit risk consist principally of cash and cash equivalents. The Company is exposed to credit risk with respect to cash held at various financial institutions, access to its Credit Facility, and amounts due or payable under derivative contracts. The credit risk exposure with regard to the Company’s cash, credit facilities, and derivative instruments is spread among a diversified group of investment grade financial institutions.

During the three months ended September 30, 2021 and 2020, the Company’s rental revenues were derived from 61 separate tenants leasing 292 total properties and 56 separate tenants leasing 190 properties, respectively. There was no tenant with rental revenue that exceeded 10% of total rental revenue during the three months ended September 30, 2021. During the three months ended September 30, 2020, one tenant, 7-Eleven, accounted for 12.2% of total rental revenue.

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During the nine months ended September 30, 2021 and 2020, the Company’s rental revenues were derived from 63 separate tenants leasing 297 total properties and 56 separate tenants leasing 190 properties, respectively. During this period there were no tenants with rental revenue that exceeded 10% of total rental revenue.

Segment Reporting

The Company considers each one of its properties to be an operating segment, none of which meets the threshold for a reportable segment. The Company allocates resources and assesses operating performance based on individual property needs. All of the Company’s operating segments meet the aggregation criteria, and thus, the Company reports one segment, rental operations. There were no intersegment sales during the periods presented. 

Recent Accounting Pronouncements Issued But Not Yet Adopted

In March 2020, the FASB issued ASU 2020-04 “Topic 848: Reference Rate Reform.” ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. On July 1, 2020, the Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company determined these elections have not materially impacted the Company's condensed consolidated financial statements. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

Note 3 – Leases

The Company acquires, owns and manages commercial single-tenant lease properties, with the majority being long-term triple-net leases where the tenant is generally responsible for all improvements and contractually obligated to pay all operating costs (such as real estate taxes, utilities and repairs and maintenance costs). As of September 30, 2021, the Company owned 290 single-tenant retail net leased properties spanning 40 states, with tenants representing 60 different brands or concepts across 22 retail sectors. As of September 30, 2021, the remaining terms of leases range from 2-32 years.

The Company’s property leases have been classified as operating leases and some have scheduled rent increases throughout the lease term.

All lease-related income is reported as a single line item, rental revenue (including reimbursable), in the condensed consolidated statements of operations and comprehensive income (loss) and is presented net of any reserves for uncollectible amounts. There were no reserves for uncollectible amounts during the three and nine months ended September 30, 2021 and 2020.

The following table provides a disaggregation of lease income recognized under ASC 842 (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Rental revenue
Fixed lease income (1)	$	14,010	$	8,975	$	37,460	$	20,833
Variable lease income (2)	1,434		458		3,290		1,104
Other rental revenue:
Above/below market lease amortization, net	182		219		609		340
Lease incentives	(23)		—		(26)		—
Rental revenue (including reimbursables)	$	15,603	$	9,652	$	41,333	$	22,277

(1)     Fixed lease income includes contractual rents under lease agreements with tenants recognized on a straight-line basis over the lease term.

(2) Variable lease income primarily includes tenant reimbursements for real estate taxes, insurance, common area maintenance, and lease termination fees.

Scheduled future minimum base rental payments (excluding base rental payments from properties classified as held for sale and straight line rent adjustments for all properties) due to be received under the remaining non-cancelable term of the operating leases in place as of September 30, 2021 are as follows (in thousands):

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	Future Minimum Base Rental Receipts
Remainder of 2021	$	14,805
2022	59,946
2023	60,092
2024	60,138
2025	60,025
Thereafter	365,112
	$	620,118

Future minimum rentals exclude amounts that may be received from tenants for reimbursements of operating costs and property taxes. In addition, the future minimum rents do not include any contingent rents based on a percentage of the lessees' gross sales or lease escalations based on future changes in the Consumer Price Index (“CPI”) or other stipulated reference rate.

Note 4 – Real Estate Investments

Acquisitions

During the nine months ended September 30, 2021, the Company acquired 92 properties for a total purchase price of $292.0 million, inclusive of $3.0 million of capitalized acquisition costs. During the nine months ended September 30, 2020, the Company acquired 98 properties for a total purchase price of $327.3 million, inclusive of $3.6 million of capitalized acquisition costs.

The acquisitions were all accounted for as asset acquisitions. An allocation of the purchase price and acquisition costs paid for the completed acquisitions is as follows (in thousands):

	Nine Months Ended September 30,
	2021		2020
Land	$	73,600	$	98,381
Buildings	161,362		166,041
Site improvements	19,844		22,859
Tenant improvements	4,663		6,059
In-place lease intangible assets	32,384		44,656
Above-market lease intangible assets	6,701		4,291
Assumed receivables	44		—
Construction-in-progress assets	—		270
Fuel equipment	—		156
	298,598		342,713
Liabilities assumed
Below-market lease intangible liabilities	(6,552)		(13,482)
Accounts payable, accrued expense and other liabilities	—		(1,893)
Purchase price (including acquisition costs)	$	292,046	$	327,338

Development

During the nine months ended September 30, 2021, the Company invested a total of $9.5 million, including the purchase price of $5.4 million, in five properties, including one that contains a non-binding purchase option to acquire the property upon completion. Upon acquisition or investment in these properties, the Company commenced development of build-to-suit projects. These developments are expected to be substantially completed with rent commencing during the fourth and first quarter of 2021 and 2022, respectively. The purchase price, including acquisitions costs, and subsequent development are included in property under development in the accompanying condensed consolidated balance sheets as of September 30, 2021.

During the nine months ended September 30, 2020, the Company invested a total of $4.7 million, including the purchase price of $3.5 million, in two properties. Upon acquisition in these properties, the Company commenced development of build-to-suit projects which were completed in July and December 2020, respectively. Rent commenced in July 2020 and January 2021,

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respectively. These amounts were included in buildings and improvements in the accompanying condensed consolidated balance sheets as of December 31, 2020.

Dispositions

During the nine months ended September 30, 2021, the Company sold nine properties for a total sales price, net of disposal costs, of $30.4 million, recognizing a net gain of $2.5 million on the sales.

During the nine months ended September 30, 2020, the Company sold three properties for a total sales price, net of disposal costs, of $11.8 million, recognizing a net gain of $1.1 million on the sales.

During 2019, the Company entered into an agreement to sell one property to a third-party and received a nonrefundable $0.3 million earnest money deposit, which upon the third-party’s failure to perform under the purchase and sale agreement in the first quarter of 2020, was recognized as a gain.

Note 5 – Intangible Assets and Liabilities

Intangible assets and liabilities consisted of the following (in thousands):

	September 30, 2021						December 31, 2020
	Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount		Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount
Assets:
In-place leases	$	100,417	$	(10,302)	$	90,115	$	69,470	$	(4,146)	$	65,324
Above-market leases	16,145		(1,189)		14,956		9,607		(481)		9,126
Assembled workforce	873		(519)		354		873		(299)		574
Lease incentives	4,004		(26)		3,978		—		—		—
Total Intangible assets	$	121,439	$	(12,036)	$	109,403	$	79,950	$	(4,926)	$	75,024
Liabilities:
Below-market leases	$	24,493	$	(2,343)	$	22,150	$	17,951	$	(1,021)	$	16,930

The remaining weighted average amortization period for the Company’s intangible assets and liabilities as of September 30, 2021 and as of December 31, 2020 by category were as follows:

	Years Remaining
	September 30, 2021	December 31, 2020
In-place leases	9.9	11.1
Above-market leases	13.2	12.6
Below-market leases	12.8	13.4
Assembled workforce	1.3	2.0
Lease incentives	14.2	—

The Company records amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and records net amortization of above-market and below-market lease intangibles as well as amortization of lease incentives to rental revenue. The following amounts in the accompanying condensed consolidated statements of operations and comprehensive income (loss) related to the amortization of intangibles assets and liabilities for all property and ground leases (in thousands):

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	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Amortization:
Amortization of in-place leases	$	2,444	$	1,364	$	6,296	$	2,896
Amortization of assembled workforce	73		73		220		219
	$	2,517	$	1,437	$	6,516	$	3,115
Net adjustment to rental revenue:
Above-market lease assets	(346)		(122)		(723)		(370)
Below-market lease liabilities	528		341		1,332		710
Lease incentives	(23)		—		(26)		—
	$	159	$	219	$	583	$	340

The following table provides the projected amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and the net amortization of above-market, below-market, and lease incentive lease intangibles to rental revenue as of September 30, 2021, for the next five years and thereafter (in thousands):

	Remainder of 2021		2022		2023		2024		2025		Thereafter		Total
In-place leases	$	2,693	$	10,772	$	10,656	$	10,444	$	10,250	$	45,300	$	90,115
Assembled workforce	72		282		—		—		—		—		354
Amortization expense	$	2,765	$	11,054	$	10,656	$	10,444	$	10,250	$	45,300	$	90,469
Above-market lease assets	(300)		(1,199)		(1,199)		(1,195)		(1,194)		(9,869)		(14,956)
Below-market lease liabilities	503		2,014		2,008		1,989		1,969		13,667		22,150
Lease incentives	(90)		(286)		(286)		(286)		(286)		(2,744)		(3,978)
Net adjustment to rental revenue	$	113	$	529	$	523	$	508	$	489	$	1,054	$	3,216

Note 6 – Debt

Debt consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Term Loan (due December 23, 2024)	$	175,000	$	175,000
Revolver (due December 23, 2023)	17,000		—
Total debt	192,000		175,000
Unamortized discount and debt issuance costs	(726)		(895)
Unamortized deferred financing costs, net(1)	(897)		(1,198)
Total debt, net	$	190,377	$	172,907

(1)     The Company records deferred financing costs for the Revolver in other assets, net on its condensed consolidated balance sheets.

Credit Facility

In December 2019, the Company entered into a senior credit facility consisting of (i) a $175.0 million senior secured term loan (“Term Loan”) and (ii) a $250.0 million senior secured revolving credit facility (“Revolver”, and collectively with the Term Loan, the “Credit Facility”). Wells Fargo Securities, LLC is lead arranger and bookrunner and Wells Fargo Bank, National Association is administrative agent under the Credit Facility (the “Administrative Agent”).

The Term Loan matures on December 23, 2024 and the Revolver matures on December 23, 2023, subject to extension up to one year. The Credit Facility is unsecured as the Administrative Agent released the collateral in connection with the Company’s satisfaction of the collateral release requirements in the fourth quarter of 2020. Therefore interest rates under the Credit Facility are based on the Company’s consolidated total leverage ratio, and are determined by (A) in the case of Term Loan either (i) LIBOR, plus a margin ranging from 1.15% to 1.60%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging from 0.15% to 0.60%, based on the Company’s consolidated total leverage ratio and (B) in the case of Revolving Loans either (i) LIBOR, plus a margin ranging from 1.20% to 1.80%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging

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from 0.20% to 0.80%, based on the Company’s consolidated total leverage ratio. Interest is payable monthly or at the end of the applicable interest period in arrears on any outstanding borrowings. The stated interest rate as of September 30, 2021 was 1.25%.

The Company is required to pay a Revolver facility fee at an annual rate of 0.15% of the unused capacity if usage exceeds 50% of the total available facility, or 0.25% of the unused facility if usage does not exceed 50%. Loans from the Revolver are generally restricted if, among other things, the proposed usage of the proceeds from the loan do not meet certain criteria as outlined in the Credit Facility Agreement, if an event of default exists, or if the requested loan will create an event of default. Loans from the Revolver may not exceed the total revolving commitments.

During the second quarter of 2020, the Company entered into an amendment to the Credit Facility to amend and redefine its debt covenant calculations. The Company incurred and capitalized less than $0.1 million of financing costs relating to this amendment, which has been pro-rated to the Term Loan and Revolver based on their respective borrowing capacities. The Company further amended and redefined its debt covenant calculation during the third quarter of 2021 through the execution of two separate amendments.

Effective September 28, 2020, the Company entered into an interest rate derivative contract to fix the interest rate on the Term Loan. The interest rate is effectively fixed to 1.36% which includes the fixed rate (one-month LIBOR) of 0.21% plus a margin of 1.15%. The interest rate hedge is further described in “Note 7 - Derivative Financial Instruments.”

Deferred financing costs are being amortized over the remaining terms of each respective loan. Term Loan deferred financing costs of $1.1 million, of which $0.7 million and $0.9 million is unamortized at September 30, 2021 and December 31, 2020, respectively, is included within Term Loan, net on the condensed consolidated balance sheets. Revolver deferred financing costs of $1.6 million, of which $0.9 million and $1.2 million is unamortized at September 30, 2021 and December 31, 2020, respectively, is included within other assets, net on the condensed consolidated balance sheets.

Total deferred financing costs amortized on the Term Loan and Revolver for the three months ended September 30, 2021 and 2020 were $0.2 million and $0.2 million, respectively and $0.5 and $0.5 for the nine months ended September 30, 2021 and 2020, respectively. This is included in interest expense, net on the Company’s condensed consolidated statements of operations and comprehensive income (loss).

For the three months ended September 30, 2021 and 2020, the Term Loan had a weighted average interest rate, exclusive of amortization of deferred financing costs and the effects of the interest rate hedge, of 1.26% and 1.44%, respectively and 1.28% and 2.18% for the nine months ended September 30, 2021 and 2020, respectively.

The Company incurred interest expense in connection with the Term Loan for the three months ended September 30, 2021 and 2020 of $0.6 million and $0.6 million, respectively and $1.8 million and $2.9 million for the nine months ended September 30, 2021 and 2020, respectively.

The estimated fair value of the Company’s Term Loan has been derived based on market observable inputs such as interest rates and discounted cash flow analysis using estimates of the amount and timing of future cash flows. These measurements are classified as Level 2 within the fair value hierarchy. The Company determined that the carrying value materially approximated the estimated fair value of the Term Loan as of September 30, 2021 and December 31, 2020.

The Company incurred interest expense, exclusive of facility fees for unused capacity, on borrowings under the Revolver of less than $0.1 million and approximately $0.1 million for the three months ended September 30, 2021 and 2020 with a weighted average interest rate of 1.26% and 1.54%, respectively. For the nine months ended September 30, 2021 and 2020, interest expense was less than $0.1 million and approximately $0.1 million, with a weighted average interest rate of 1.24% and 1.54%, respectively. As of September 30, 2021, the Company had $17.0 million borrowings outstanding under the Revolver. As of December 31, 2020, the Company had no borrowings outstanding under the Revolver. The Company also incurred interest expense in connection with unused capacity for the three months ended September 30, 2021 and 2020 of $0.2 million and $0.1 million, respectively and $0.5 million and $0.4 million for the nine months ended September 30, 2021 and 2020, respectively.

For the three and nine months ended September 30, 2021, the Company capitalized less than $0.1 million of interest expense associated with properties under development. No interest expense was capitalized for the three and nine months ended September 30, 2020.

The Company was in compliance with all of its debt covenants as of September 30, 2021 and expects to be in compliance for the following twelve-month period.

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Debt Maturity

Payments on the Term Loan are interest only through maturity. All outstanding amounts on the Term Loan are due on December 23, 2024.

Note 7 – Derivative Financial Instruments

The Company uses interest rate derivative contracts to manage its exposure to changes in interest rates on its variable rate debt. These derivatives are considered cash flow hedges and are recorded on a gross basis at fair value. Assessments of hedge effectiveness are performed quarterly using either a qualitative or quantitative approach. The Company recognizes the entire change in the fair value in Accumulated Other Comprehensive Income (“AOCI”) and the change is reflected as cash flow hedge changes in fair value in the supplemental disclosures of non-cash investing and financing activities in the consolidated statement of cash flows. Effective September 28, 2020, such derivatives were initiated to hedge the variable cash flows associated with Term Loan. Accordingly, the interest rate for the variable rate Term Loan is based on the hedged fixed rate (one-month) of 0.21% compared to the variable Term Loan one-month LIBOR rate as of September 30, 2021 of 0.09%, plus a margin of 1.15%. The maturity date of the interest rate swaps coincide with the maturity date of the Term Loan.

Amounts will subsequently be reclassified to earnings when the hedged item affects earnings. The Company does not enter into derivative contracts for speculative or trading purposes and does not have derivative netting arrangements.

The Company is exposed to credit risk in the event of non-performance by its derivative counterparties. The Company evaluates counterparty credit risk through monitoring the creditworthiness of counterparties, which includes review of debt ratings and financial performance. To mitigate credit risk, the Company enters into agreements with counterparties it considers credit-worthy, such as large financial institutions with favorable credit ratings.

The Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk (in thousands, except number of instruments):

	Number of Instruments		Notional
Interest Rate Derivatives	September 30, 2021	December 31, 2020	September 30, 2021		December 31, 2020
Interest rate swaps	4	4	$	175,000	$	175,000

The following table presents the fair value of the Company's derivative financial instruments as well as their classification on the condensed consolidated balance sheets as of September 30, 2021 and December 31, 2020 (in thousands):

	Derivative Assets
		Fair Value at
Derivatives Designated as Hedging Instruments:	Balance Sheet Location	September 30, 2021		December 31, 2020
Interest rate swaps	Other assets, net	$	2,316	$	253

The following table presents the effect of the Company's interest rate swaps on the condensed consolidated statements of operations and comprehensive income (loss) for the three and nine months ended September 30, 2021 and 2020 (in thousands):

	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)				Location of Gain or (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)	Amount of (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
Derivatives in Cash Flow Hedging Relationships	2021		2020			2021		2020
For the Three Months Ended September 30
Interest Rate Products	$	(47)	$	(129)	Interest expense, net	$	(52)	$	(1)
For the Nine Months Ended September 30
Interest Rate Products	$	1,932	$	(129)	Interest expense, net	$	(131)	$	(1)

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The Company did not exclude any amounts from the assessment of hedge effectiveness for the three and nine months ended September 30, 2021 and 2020. During the next twelve months, the Company estimates that an additional $0.1 million will be reclassified as an increase to interest expense.

The valuation of these instruments is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves.

To comply with the provisions of ASC 820, the Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of its derivative contracts for the effect of nonperformance risk, the Company has considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts, and guarantees.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by itself and its counterparties. However, as of September 30, 2021, the Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its derivatives. As a result, the Company has determined that its derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

The table below presents the Company’s derivative liabilities measured at fair value on a recurring basis as of September 30, 2021, aggregated by the level in the fair value hierarchy within which those measurements fall (in thousands):

	Fair Value Hierarchy Level
Description	Level 1		Level 2		Level 3		Total Fair Value
September 30, 2021
Derivative assets	$	—	$	2,316	$	—	$	2,316
December 31, 2020
Derivative assets	—		253		—		253

Note 8 – Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets

Other assets, net consist of the following (in thousands):

	September 30, 2021		December 31, 2020
Earnest money deposits	$	1,424	$	634
Accounts receivable, net	2,773		1,489
Deferred rent receivable	1,889		1,407
Prepaid assets	2,561		356
Fair value of interest rate swaps	2,316		253
Deferred offering costs	792		—
Deferred financing costs, net	897		1,198
Other assets	1,419		387
	$	14,071	$	5,724

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Accounts payable, accrued expenses and other liabilities consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Accrued expenses	$	3,813	$	2,035
Accrued bonus	1,290		1,561
Prepaid rent	1,343		1,551
Accounts payable	1,845		916
Other liabilities	867		245
	$	9,158	$	6,308

Note 9 – Shareholders’ Equity, Partners’ Capital and Preferred Equity

Common Stock

In September 2021, the Company and its Operating Partnership entered into an Equity Distribution Agreement with the financial institutions named therein pursuant to which the Company may, at its discretion, issue and sell its common stock with an aggregate gross offering price of up to $250.0 million (the “ATM Program”). In connection with the ATM Program, the Company may enter into forward sale agreements with certain financial institutions acting as forward purchasers whereby, at the Company's discretion, the forward purchasers may borrow and sell shares of common stock under the ATM Program. The use of forward sale agreements allows the Company to fix a share price on the sale of shares of common stock at the time the respective forward sale agreements are executed but defer settling the forward sale agreements and receiving the proceeds from the sale of shares until a later date. The proceeds from any sale of shares under the ATM program will be used for general corporate purposes, including funding investment activities.

Effective September 1, 2021, the Board of Directors of the Company (the “Board”) authorized a repurchase program for up to $150.0 million of common stock. Repurchases of common stock may be made at management’s discretion from time to time in open market transactions, privately negotiated transactions or by other means (including through Rule 10b5-1 trading plans or one or more accelerated stock repurchase programs). The timing of share repurchases and the number of shares of common stock to be repurchased will depend upon prevailing market conditions and other factors and there can be no assurances that the Company will make any purchases under the common stock repurchase program.

On April 12, 2021, the Company completed a public offering of 10,915,688 shares of common stock, which included the full exercise of the underwriters’ option to purchase an additional 1,423,785 shares of common stock. Upon closing of the offering, the Company issued 10,915,688 shares of common stock and received net proceeds of $194.2 million after deducting the underwriting discount and transaction costs of $9.4 million. The Company contributed the net proceeds of the offering and related underwriters’ option to the Operating Partnership in exchange for 10,915,688 Class A OP Units.

During the nine months ended September 30, 2021, portions of restricted stock unit awards granted to certain of the Company’s officers, directors and employees vested. The vesting of these awards, granted pursuant to the Omnibus Incentive Plan (as defined in “Note 10 - Stock-Based Compensation”), resulted in federal and state income tax liabilities for the recipients. As permitted by the terms of the Omnibus Incentive Plan and the award grants, certain executive officers and employees elected to surrender a total of 14 thousand shares of common stock valued at approximately $0.3 million, solely to pay the associated statutory tax withholding. The surrendered shares are included in repurchase of shares of common stock on the condensed consolidated statements of cash flows.

On January 30, 2020, the initial purchaser in the Private Offering exercised its over-allotment option to purchase 2,936,885 shares of the Company’s common stock, which were delivered on February 6, 2020. Net proceeds to the Company from the over-allotment option exercise were $54.6 million which was net of initial purchaser’s discount and placement fees of $3.4 million. The over-allotment option exercise resulted in the issuance of 2,936,885 shares of common stock. The Company contributed the net proceeds to the Operating Partnership in exchange for 2,936,885 Class A OP Units.

Preferred Equity

To maintain the Company’s status as a REIT, on January 27, 2020, the Company issued and sold 125 shares of 12.0% Series A Cumulative Non-Voting Preferred Stock, par value $0.01 per share, for $1,000 per share to accredited investors pursuant to Regulation D under the Securities Act. The shares of Series A Preferred Stock may be redeemed solely at the Company’s option for consideration equal to $1,000 per share, plus accrued and unpaid dividends thereon to and including the date fixed for

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redemption, plus a redemption premium as follows (i) until December 31, 2021, $100 and (ii) thereafter, no redemption premium.

In May 2020, the Company declared a preferred dividend of $51.33 per share of Series A Preferred Stock to holders of record as of June 15, 2020. The preferred dividend was settled in cash on June 30, 2020.

The Company redeemed all 125 outstanding shares of Series A Preferred Stock upon the completion of the initial public offering for approximately $0.1 million, which included the payment of accrued dividends for the period from July 1, 2020 to August 18, 2020 and a redemption premium of $100 per share. As of December 31, 2020, there were no shares of preferred stock outstanding.

Dividends

During the nine months ended September 30, 2021, the Company declared and paid the following common stock dividends (in thousands, except per share data):

Declaration Date	Dividend Per Share		Record Date	Total Amount		Payment Date
March 3, 2021	$	0.20	March 15, 2021	$	5,687	March 30, 2021
April 27, 2021	0.20		June 1, 2021	7,890		June 15, 2021
July 27, 2021	0.20		September 1, 2021	7,916		September 15, 2021
	$	0.60		$	21,493

The holders of OP Units are entitled to an equal distribution per Class A and B OP Unit held as of each record date. Accordingly, during the nine months ended September 30, 2021, the Operating Partnership paid distributions of $0.9 million to holders of OP Units.

Noncontrolling Interests

Noncontrolling interests represent noncontrolling holders of OP Units in the Operating Partnership. OP Units are convertible into common stock as the OP Units may be redeemed for cash or, at the Company’s election, exchanged for shares of the Company’s common stock on a one-for-one basis. As of September 30, 2021 and December 31, 2020, noncontrolling interests represented 3.2% and 5.9%, respectively of OP Units. During the three months ended September 30, 2021, OP Unit holders redeemed 65,840 OP units into shares of common stock on a one-for-one basis. During the nine months ended September 30, 2021, OP Unit holders redeemed 462,357 OP units into shares of common stock on a one-for-one basis.

Note 10 – Stock-Based Compensation

Under the NETSTREIT Corp. 2019 Omnibus Incentive Compensation Plan (the “Omnibus Incentive Plan”), 2,094,976 shares of common stock are reserved for issuance. The Omnibus Incentive Plan provides for the grant of stock options, stock appreciation rights, restricted shares, restricted stock units, long-term incentive plan units, dividend equivalent rights, and other share-based, share-related or cash-based awards, including performance-based awards, to employees, directors and consultants, with each grant evidenced by an award agreement providing the terms of the award. The Omnibus Incentive Plan is administered by the Compensation Committee of the Board of Directors. 

As of September 30, 2021, the only stock-based compensation granted by the Company were restricted stock units. The total amount of stock-based compensation costs recognized in general and administrative expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss) was $1.0 million and $1.8 million for the three months ended September 30, 2021 and 2020. Stock-based compensation for the nine months ended September 30, 2021 and 2020 was $2.6 million and $1.8 million, respectively. All awards of unvested restricted stock units are expected to fully vest over the next one to five years.

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Performance-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company made performance-based restricted stock unit grants to certain employees and non-employee directors. The performance condition required the Company to effectively file a shelf registration statement. Up until the point of filing the registration statement, performance was not deemed probable and accordingly, no restricted stock units had the capability of vesting and no stock-based compensation expense was recorded. As a result of the Company's initial public offering in August 2020, the performance condition was satisfied and the Company recorded a stock-based compensation expense catch-up adjustment of $1.4 million. The vesting terms of these grants are specific to the individual grant and vest in equal annual installments over the next three to five years.

The following table summarizes performance-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	207,803	$	19.75
Vested during the period	(15,823)	19.75
Unvested restricted stock grants outstanding as of September 30, 2021	191,980	$	19.75

For the three and nine months ended September 30, 2021, the Company recognized $0.3 million and $0.9 million, respectively, in stock-based compensation expense associated with performance-based restricted stock units. As of September 30, 2021 and December 31, 2020, the remaining unamortized stock-based compensation expense totaled $1.6 million and $2.6 million, respectively and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 2.2 years. These units are subject to graded vesting and stock-based compensation expense is recognized ratably over the requisite service period for each vesting tranche in the award.

The grant date fair value of unvested restricted units is calculated as the per share price determined in the Private Offering.

Service-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company has made service-based restricted stock unit grants to certain employees and non-employee directors. The vesting terms of these grants are specific to the individual grant and vest in equal annual installments over the next one to five years.

The following table summarizes service-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	169,793	$	18.00
Granted during the period	164,076	17.62
Forfeited during the period	(7,673)	17.93
Vested during the period	(34,367)	18.00
Unvested restricted stock grants outstanding as of September 30, 2021	291,829	$	17.79

For the three and nine months ended September 30, 2021, the Company recognized $0.5 million and $1.1 million, respectively, in stock-based compensation expense associated with service-based restricted stock units. As of September 30, 2021 and December 31, 2020, the remaining unamortized stock-based compensation expense totaled $4.4 million and $2.8 million, respectively and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 3.1 years. Stock-based compensation expense is recognized on a straight-line basis over the total requisite service period for the entire award.

The grant date fair value of service based unvested restricted units is calculated as the per share price determined in the initial public offering for awards granted in 2020 and as the per share price of the Company’s stock on the date of grant for those granted in 2021.

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Market-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company has made market-based restricted stock unit grants to certain employees. These grants are subject to the participant’s continued service over a three year period with 40% of the award based on the Company’s total shareholder return (“TSR”) as compared to the TSR of 33 peer companies and 60% of the award based on total absolute TSR over the cumulative three year period. The performance period of these grants runs through March 8, 2024. Grant date fair value of the market-based share awards was calculated using the Monte Carlo simulation model, which incorporated stock price volatility of the Company and each of the Company’s peers and other variables over the performance period. Significant inputs for the calculation were expected volatility of the Company of 42.8% and expected volatility of the Company's peers, ranging from 28.7% to 90.7%, with an average volatility of 46.3% and a risk-free interest rate of 0.34%. The fair value per share on the grant date specific to the target TSR relative to the Company’s peers was $20.18 and the target absolute TSR was $16.46 for a weighted average grant date fair value of $17.77 per share. Stock-based compensation expense associated with unvested market-based share awards is recognized on a straight-line basis over the minimum required service period, which is three years.

The following table summarizes market-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	—	$	—
Granted during the period	135,766	17.77
Forfeited during the period	(1,299)	17.77
Unvested restricted stock grants outstanding as of September 30, 2021	134,467	$	17.77

For the three and nine months ended September 30, 2021, the Company recognized $0.2 million and $0.4 million in stock-based compensation expense associated market-based restricted stock units. As of September 30, 2021, the remaining unamortized stock-based compensation expense totaled $2.0 million and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 2.4 years.

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Note 11 – Earnings Per Share

Net income (loss) per common share has been computed pursuant to the guidance in the FASB ASC Topic 260, Earnings per Share. Basic earnings per share is computed by dividing net income (loss) attributable to common stockholders by the weighted-average number of common shares outstanding for the period. Diluted earnings per share is similarly calculated except that the denominator is increased by using the treasury stock method to determine the potential dilutive effect of the Company’s outstanding unvested restricted stock units and using the if-converted method to determine the potential dilutive effect of the Company’s OP Units. The Company has noncontrolling interests in the form of OP Units which are convertible into common stock and represent potentially dilutive securities, as the OP Units may be redeemed for cash or, at the Company’s election, exchanged for shares of the Company’s common stock on a one-for-one basis. The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted net income (loss) per common share for the three and nine months ended September 30, 2021 and 2020.

	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands, except share and per share data)	2021		2020		2021		2020
Numerator:
Net income (loss)	2,944		(2,341)		1,055		(4,298)
Net (income) loss attributable to noncontrolling interests	(96)		263		(42)		799
Preferred stock dividends	—		(36)		—		(42)
Net income (loss) attributable to common shares, basic	2,848		(2,114)		1,013		(3,541)
Net income (loss) attributable to noncontrolling interest	96		(263)		42		(799)
Net income (loss) attributable to common shares, diluted	$	2,944	$	(2,377)	$	1,055	$	(4,340)
Denominator:
Weighted average common shares outstanding, basic	39,559,605		18,825,389		35,359,551		13,771,457
Effect of dilutive shares for diluted net income per common share:
OP Units	1,334,571		—		1,462,419		—
Unvested RSUs	439,403		—		286,455		—
Weighted average common shares outstanding, diluted	41,333,579		18,825,389		37,108,425		13,771,457
Net income (loss) available to common stockholders per common share, basic	$	0.07	$	(0.11)	$	0.03	$	(0.26)
Net income (loss) loss available to common stockholders per common share, diluted	$	0.07	$	(0.11)	$	0.03	$	(0.26)

For the three and nine months ended September 30, 2020, diluted net loss per common share does not assume the conversion of OP Units or unvested RSUs as such conversion would be antidilutive.

For the three months ended September 30, 2020, diluted net loss per common share does not assume the conversion of 4,310,286 OP Units or 24,302 unvested RSUs and for the nine months ended September 30, 2020 does not assume the conversion of 4,402,437 OP Units or 8,101 unvested RSUs.

As of September 30, 2021 and December 31, 2020, there were 1,289,525 and 1,751,882 of OP Units outstanding, respectively.

Note 12 – Commitments and Contingencies

Litigation and Regulatory Matters

In the ordinary course of business, from time to time, the Company may be subject to litigation, claims and regulatory matters, none of which are currently outstanding, which the Company believes could have, individually or in the aggregate, a material adverse effect on its business, financial condition or results of operations, liquidity or cash flows.

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Environmental Matters

The Company is subject to environmental regulations related to the ownership of real estate. The cost of complying with the environmental regulations was not material to the Company’s results of operations for any of the periods presented. The Company is not aware of any environmental condition on any of its properties that is likely to have a material adverse effect on the condensed consolidated financial statements when the fair value of such liability can be reasonably estimated and is required to be recognized.

Commitments

In the normal course of business, the Company enters into various types of commitments to purchase real estate properties or fund development projects. These commitments are generally subject to the Company’s customary due diligence process and, accordingly, a number of specific conditions must be met before the Company is obligated or receives an option to purchase the properties. Additionally, as of September 30, 2021, the Company had commitments to fund five properties under development totaling $16.9 million, of which $9.5 million has been funded to date and the remaining is expected to be funded over the next five months.

In August 2021, the Company entered into a lease agreement on a new corporate office space, which will be classified as an operating lease. The space is currently undergoing construction with an anticipated move-in date occurring in the first quarter of 2022. The Company expects to incur approximately $2.2 million of leasehold improvement costs, of which $1.0 million will be refunded by the landlord through tenant allowances. The lease has an initial term that expires on July 31, 2032 and is renewable at the Company’s option for two additional periods of five years each after the initial term. Annual rent expense, excluding operating expenses, is expected to be approximately $0.5 million during the initial term. Furthermore, the Company’s facilities agreement with EB Arrow terminated effective July 2021 and an occupancy license was executed directly with the building owner of the Company’s current corporate office space. The occupancy license is set to expire in February 2022.

The Company incurred significant damages to a property in Houma, Louisiana as a result of Hurricane Ida making landfall in August 2021. As of September 30, 2021, the Company recorded a loss based on estimated damages of $0.5 million in the accompanying condensed consolidated statements of operations and comprehensive income (loss), which has been fully offset by insurance proceeds deemed probable of recovery. Repair and replacement costs are expected to be approximately $1.3 million which is covered by insurance, less the Company’s $0.1 million deductible. No gain contingency has been realized as of September 30, 2021. The Company anticipates a construction period of three to six months, during which time customer rental payments will be abated. During the abatement period, lost rent is also covered by the Company’s insurance policy.

As of September 30, 2021, the Company did not have any other material commitments for re-leasing costs, recurring capital expenditures, non-recurring building improvements, or similar types of costs.

During March 2021, the Company executed the Alignment of Interest Program (the “Program”) which allows employees to elect to receive a portion of their 2021 bonus in unvested restricted stock units in the first quarter of 2022 and would vest over a four-year service period beginning April 1, 2021. The Program is deemed to be a liability-classified award (accounted for as an equity-classified award as the service date precedes the grant date and the award would otherwise by classified as equity on grant date) which will be fair-valued and accrued over the applicable service period beginning April 1, 2021. The total estimated fair value of the Program as of September 30, 2021 is approximately $1.0 million. The award will be remeasured to fair value each reporting period. For the three and nine months ended September 30, 2021, the Company recognized approximately $0.1 million in stock-based compensation expense associated with this award.

Note 13 – Related-Party Transactions

Effective with the Private Offering and commencement of the Company’s operations on December 23, 2019, the Company executed a facilities agreement with a subsidiary of EB Arrow Holdings, LLC (“EB Arrow”), which was subsequently amended in April 2021 and ultimately terminated in July 2021. Under the facilities agreement, the Company shared in office rent by paying a fixed monthly rate and office related expenses based on employee headcount. For the three months ended September 30, 2021, the Company incurred no expenses and for the three months ended September 30, 2020, the Company incurred $0.1 million related expenses. For the nine months ended September 30, 2021 and 2020, the Company incurred approximately $0.1 million and $0.2 million in related expenses.

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Note 14 – Subsequent Events

The Company has evaluated all events that occurred subsequent to September 30, 2021 through the date on which these condensed consolidated financial statements were issued to determine whether any of these events required disclosure in the financial statements.

Real Estate Investment Activity

Since September 30, 2021, the Company acquired 12 properties for a total purchase price, including capitalized transaction costs, of $90.0 million.

Common Stock Dividend

On October 26, 2021, the Company's Board of Directors declared a cash dividend of $0.20 per share for the fourth quarter of 2021 which will be paid on December 15, 2021 to shareholders of record on December 1, 2021.

Corporate Office Operating Lease

In August 2021, the Company entered into a lease agreement on a new corporate office space, which will be classified as an operating lease. The lease commenced in October 2021, at which point the Company recorded a right-of-use asset and lease liability of approximately $4.6 million.

Revolver Borrowing

In October 2021, the Company borrowed $70.0 million on the Revolver which will be used for general corporate purposes, including the acquisition of properties in the Company’s pipeline.

OP Unit Conversions to Common Stock

There were 7,119 OP Units redeemed for shares of common stock on a one-for-one basis subsequent to September 30, 2021.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

Special Note Regarding Forward-Looking Statements

This Quarterly Report on Form 10-Q contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities and trends in our business, including trends in the market for single-tenant, retail commercial real estate. Words such as “expects,” “anticipates,” “intends,” “plans,” “likely,” “will,” “believes,” “seeks,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this Quarterly Report on Form 10-Q may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. For a further discussion of these and other factors that could impact future results, performance or transactions, see the information under the heading “Risk Factors” Part I, Item 1A. in our Annual Report on Form 10-K for the year ended December 31, 2020, filed with the Securities and Exchange Commission (the “SEC”) on March 4, 2021 and other reports filed with the SEC from time to time.

Forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this Quarterly Report on Form 10-Q. New risks and uncertainties may arise over time and it is not possible for us to predict those events or how they may affect us. Many of the risks identified herein and in our periodic reports have been and will continue to be heightened as a result of the ongoing and numerous adverse effects arising from the novel coronavirus (COVID-19). We expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.

Overview

We are an internally-managed real estate company that acquires, owns and manages a diversified portfolio of single-tenant, retail commercial real estate subject to long-term net leases with high credit quality tenants across the United States. Our diversified operating portfolio consists of 286 single-tenant retail net leased properties spanning 40 states, with tenants representing 60 different brands or concepts across 22 retail sectors. Our portfolio generates annualized base rent (“ABR”)(1) of $59.8 million and is 100% occupied, with a weighted average lease term (“WALT”) of 10.0 years and consisting of approximately 71% and 15% of investment grade tenants and investment grade profile tenants, respectively, by ABR, which we believe provides us with a strong, stable source of recurring cash flow. Our tenants operate in industries where a physical location is critical to the generation of sales and profits, with a focus on necessity goods and essential services in the retail sector, including home improvement, auto parts, drug stores and pharmacies, general retail, grocers, convenience stores, discount stores, and quick-service restaurants, which we refer to as defensive retail industries. We believe these characteristics make our tenants’ businesses e-commerce resistant and resilient through all economic cycles. We completed our initial public offering on August 17, 2020 and our common stock trades on the New York Stock Exchange under the symbol “NTST.”

(1)    ABR is calculated by multiplying (i) cash rental payments (a) for the month ended September 30, 2021 (or, if applicable, the next full month's cash rent contractually due in the case of rent abatements, rent deferrals, recently acquired properties and properties with contractual rent increases, other than properties under development) for leases in place as of September 30, 2021, plus (b) for properties under development, the first full month's permanent cash rent contractually due after the development period by (ii) 12.

COVID-19

We continue to monitor the global outbreak of COVID-19 and to take steps to mitigate the potential risks to us posed by the pandemic, including the identification and spread of variants. In addition, we continue to stay in close contact with our tenants and monitor the timeliness of rental payments and any significant changes in our tenants' businesses. See “Note 2 - Summary of Significant Accounting Policies” to our condensed consolidated financial statements included herein. The Company’s operations and cash flows for the three and nine months ended September 30, 2021 and 2020 were not materially impacted by COVID-19.

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Recent Developments

In September 2021, the Company and its Operating Partnership entered into an Equity Distribution Agreement with the financial institutions named therein pursuant to which the Company may, at its discretion, issue and sell its common stock with an aggregate gross offering price of up to $250.0 million (the “ATM Program”). In connection with the ATM Program, the Company may enter into forward sale agreements with certain financial institutions acting as forward purchasers whereby, at the Company's discretion, the forward purchasers may borrow and sell shares of common stock under the ATM Program. The use of forward sale agreements allows the Company to fix a share price on the sale of shares of common stock at the time the respective forward sale agreements are executed but defer settling the forward sale agreements and receiving the proceeds from the sale of shares until a later date. The proceeds from any sale of shares under the ATM program will be used for general general corporate purposes, including funding investment activities.

Effective September 1, 2021, the Board of Directors of the Company (the “Board”) authorized a repurchase program for up to $150.0 million of common stock. Repurchases of common stock may be made at management’s discretion from time to time in open market transactions, privately negotiated transactions or by other means (including through Rule 10b5-1 trading plans or one or more accelerated stock repurchase programs). The timing of share repurchases and the number of shares of common stock to be repurchased will depend upon prevailing market conditions and other factors and there can be no assurances that the Company will make any purchases under the common stock repurchase program.

Results of Operations

Overall

The Company continued to grow its assets held for investment by increasing its asset base from 203 properties as of December 31, 2020 to 290 properties as of the end of September 30, 2021, inclusive of real estate development projects owned by the Company. The Company has committed to five real estate development projects with total projected capital spend of $16.9 million of which $9.5 million has been funded as of September 30, 2021. This growth has been facilitated by successfully raising $640.5 million of net equity capital as a result of private and public offerings since December 23, 2019.

Acquisitions

During the three months ended September 30, 2021, the Company acquired 26 retail net lease properties for a total purchase price, inclusive of capitalized acquisition costs, of $86.9 million. The acquisitions were all accounted for as asset acquisitions. These properties are located in 13 states with a WALT of approximately 12.4 years. The underwritten weighted-average capitalization rate on the Company’s third quarter acquisitions was approximately 6.2%.

During the nine months ended September 30, 2021, the Company acquired 92 retail net lease properties for a total purchase price, inclusive of capitalized acquisition costs, of $292.0 million. These properties are located in 30 states with a WALT of approximately 10.2 years. The underwritten weighted-average capitalization rate on the Company’s year-to-date acquisitions was approximately 6.5%.

Development

The Company acquired two properties in the third quarter of 2021, and upon acquisition commenced development of build-to-suit projects. These properties are expected to be substantially completed with rent commencing during the fourth and first quarter of 2021 and 2022, respectively. During the three months ended September 30, 2021, the Company invested a total of $2.5 million in the projects.

The Company acquired or invested in a total of five properties during the nine months ended September 30, 2021, and upon acquisition commenced development of build-to-suit projects. These properties are expected to be substantially completed with rent commencing during the fourth and first quarter of 2021 and 2022, respectively. During the nine months ended September 30, 2021, the Company invested a total of $9.5 million in the projects.

Dispositions

During the three and nine months ended September 30, 2021, the Company sold four and nine properties, respectively, for a total sales price, net of disposal costs, of $18.1 million and $30.4 million, respectively, recognizing a net gain on sale of $2.0 million and $2.5 million, respectively.

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Three Months Ended September 30, 2021 Compared with Three Months Ended September 30, 2020

The following table sets forth our operating results for the periods indicated (in thousands):

	Three Months Ended September 30,
	2021		2020
Revenues
Rental revenue (including reimbursable)	$	15,603	$	9,652
Operating expenses
Property	1,737		624
General and administrative	3,776		4,109
Depreciation and amortization	8,074		4,692
Provisions for impairment	—		363
Transaction costs	132		1,241
Total operating expenses	13,719		11,029
Other income (expense)
Interest expense, net	(895)		(1,018)
Gain on sales of real estate, net	1,955		54
Total other income (expense), net	1,060		(964)
Net income (loss)	$	2,944	$	(2,341)

Revenue. Revenue for the three months ended September 30, 2021 increased by $5.9 million to $15.6 million from $9.7 million for the three months ended September 30, 2020. This is primarily due to an increase in the real estate portfolio from 94 properties as of January 1, 2020 to 286 properties as of September 30, 2021. The increase includes an increase in cash rental receipts of $5.1 million and an increase in property expense reimbursements of $1.0 million, offset by combined net decreases of $0.2 million in straight-line rent and amortization of above- and below-market lease related intangible assets.

Total Operating Expenses. Total expenses increased by $2.7 million to $13.7 million for the three months ended September 30, 2021 as compared to $11.0 million for the three months ended September 30, 2020. The increase in operating expenses is primarily attributed to increases in the number of operating properties, provisions for impairment and stock-based compensation expense, offset by prior period expenses associated with the consummation of the Company’s initial public offering in August 2020. Total operating expenses include the following:

•Property Expenses. Property expenses increased $1.1 million to $1.7 million for the three months ended September 30, 2021 from $0.6 million for the three months ended September 30, 2020. The increase is primarily attributed to the increase in the real estate portfolio from 94 to 290 properties. The largest increases resulted from reimbursable property taxes of $0.6 million and reimbursable maintenance expense of $0.3 million.

•General and Administrative Expenses. General and administrative expenses decreased $0.3 million to $3.8 million for the three months ended September 30, 2021 from $4.1 million for the three months ended September 30, 2020. The decrease is primarily due to a net decrease in stock-based compensation and bonus expense of $0.7 million and $0.2 million, respectively, associated with the prior period cumulative catch-up recorded upon executing the initial public offering, offset by an increase of $0.2 million in payroll expenses and additional combined increases of $0.3 million in other general expenses.

•Depreciation and Amortization. Depreciation and amortization expense increased $3.4 million to $8.1 million for the three months ended September 30, 2021 from $4.7 million for the three months ended September 30, 2020. The increase in depreciation and amortization is proportionate to the increase in the size of the portfolio over the comparable period with associated increases in building depreciation expense of $1.4 million, in-place lease amortization expense of $1.1 million, and building and leasehold improvements depreciation expense of $0.9 million.

•Provision for Impairment. For the three months ended September 30, 2021, no provision for impairment was recorded. For the three months ended September 30, 2020, we recorded a provision for impairment of $0.4 million on two properties which were classified as held-for-sale as of September 30, 2020 and subsequently sold. These impairments and subsequent disposals relate to our plan of strategically identifying properties that can be re-leased or disposed of in an effort to improve returns and manage risk exposure.

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•Transaction costs. Transaction costs decreased by $1.1 million to $0.1 million for the three months ended September 30, 2021 from $1.2 million for the three months ended September 30, 2020. The decrease in transaction costs primarily relates to a decrease of $0.9 million of expenses incurred in 2020 to facilitate our initial public offering in addition to a decreases of $0.2 million in costs incurred for abandoned acquisitions and expenses associated with property acquisitions.

Interest Expense. Interest expense decreased by $0.1 million to $0.9 million for the three months ended September 30, 2021 from $1.0 million for the three months ended September 30, 2020. The decrease is due to a lower average balance in borrowings outstanding under the Revolver (as defined in “Note 6 - Debt” to our condensed consolidated financial statements included herein).

Gain on sales of real estate, net. Net gain on sales of real estate increase by $1.9 million to $2.0 million for the three months ended September 30, 2021 from $0.1 million for the three months ended September 30, 2020. The table below summarizes the properties sold for the periods indicated (dollars in thousands):

	Three Months Ended September 30,
	2021		2020
Number of properties sold	4		1
Sales price, net of disposal costs	$	18,118	$	1,861
Gain on sales of real estate, net	$	1,955	$	54

Net income (loss). Net income increased $5.2 million to $2.9 million for the three months ended September 30, 2021 from a net loss of $2.3 million for the three months ended September 30, 2020. Net income increased primarily due to the growth in the size of our real estate investment portfolio, which generated additional rental revenues, and to an increase related to net gains on sales of real estate, offset partially by increases in depreciation and amortization expenses, and to increases in general and administrative expenses related to both our growth and incremental costs associated with becoming a public company, as set forth above.

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Nine Months Ended September 30, 2021 Compared with Nine Months Ended September 30, 2020

The following table sets forth our operating results for the periods indicated (in thousands):

	Nine Months Ended September 30,
	2021		2020
Revenues
Rental revenue (including reimbursable)	$	41,333	$	22,277
Operating expenses
Property	4,002		1,344
General and administrative	10,904		7,841
Depreciation and amortization	21,078		10,153
Provisions for impairment	3,539		1,773
Transaction costs	464		2,969
Total operating expenses	39,987		24,080
Other income (expense)
Interest expense, net	(2,693)		(3,815)
Gain on sales of real estate, net	2,452		1,070
Gain on forfeited earnest money deposit	—		250
Total other expense, net	(241)		(2,495)
Net income (loss) before income tax expense	1,105		(4,298)
Income tax expense	(50)		—
Net income (loss)	$	1,055	$	(4,298)

Revenue. Revenue for the nine months ended September 30, 2021 increased by $19.0 million to $41.3 million from $22.3 million for the nine months ended September 30, 2020. This is primarily due to an increase in the real estate portfolio from 94 properties as of January 1, 2020 to 286 properties as of September 30, 2021. The increase includes an increase in cash rental receipts of $17.1 million, combined net increases of property expense reimbursements of $2.5 million, of which $1.3 million was related to tax reimbursements, an increase in amortization of above- and below-market lease related intangible assets of $0.2 million, offset by a decrease in straight-line rental revenue of $0.7 million.

Total Operating Expenses. Total expenses increased by $15.9 million to $40.0 million for the nine months ended September 30, 2021 as compared to $24.1 million for the nine months ended September 30, 2020. The increase in operating expenses is primarily attributed to increases in the number of operating properties, provisions for impairment and stock-based compensation expense, offset by prior period expenses associated with the consummation of the Company’s initial public offering in August 2020. Total operating expenses include the following:

•Property Expenses. Property expenses increased $2.7 million to $4.0 million for the nine months ended September 30, 2021 from $1.3 million for the nine months ended September 30, 2020. The increase is primarily attributed to the increase in the real estate portfolio from 94 to 286 properties. The largest increases are from reimbursable property taxes of $1.3 million, reimbursable maintenance expense of $1.0 million, and reimbursable insurance expenses of $0.3 million.

•General and Administrative Expenses. General and administrative expenses increased $3.1 million to $10.9 million for the nine months ended September 30, 2021 from $7.8 million for the nine months ended September 30, 2020. The increase is primarily due to payroll expense associated with increased management and staff to support the Company as a newly public company of $0.8 million, an increase in stock-based compensation expense of $0.9 million, an increase in insurance related expenses of $0.5 million, an increase in professional and consulting services of $0.5 million, with remaining additional combined net increases in other general expenses.

•Depreciation and Amortization. Depreciation and amortization expense increased $10.9 million to $21.1 million for the nine months ended September 30, 2021 from $10.2 million for the nine months ended September 30, 2020. The increase in depreciation and amortization is proportionate to the increase in the size of the portfolio over the comparable period with associated increases in building depreciation expense of $4.7 million, in-place lease amortization expense of $3.4 million, and building and leasehold improvements depreciation expense of $2.8 million.

•Provision for Impairment. For the nine months ended September 30, 2021, we recorded a provision for impairment of $3.5 million on three properties, one of which was classified as held-for-sale as of December 31, 2020 and sold during the

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period and two of which were classified as held-for-sale and sold during the period. For the nine months ended September 30, 2020, we recorded a provision for impairment of $1.8 million on four properties, which were classified as held-for-sale as of September 30, 2020 and subsequently sold. These impairments and subsequent disposals relate to our plan of strategically identifying properties that can be re-leased or disposed of in an effort to improve returns and manage risk exposure.

•Transaction costs. Transaction costs decreased by $2.5 million to $0.5 million for the nine months ended September 30, 2021 from $3.0 million for the nine months ended September 30, 2020. The decrease in transaction costs includes a decrease of $2.2 million of expenses incurred in 2020 to facilitate our initial public offering and a decrease of $0.3 million of expenses incurred for abandoned acquisitions and expenses associated with property acquisitions.

Interest Expense. Interest expense decreased by $1.1 million to $2.7 million for the nine months ended September 30, 2021 from $3.8 million for the nine months ended September 30, 2020. The decrease is primarily due to the decrease in the effective interest rate of the Term Loan in addition to a decrease in interest expense due to a lower average balance in borrowings outstanding under the Revolver (as defined in “Note 6 - Debt” to our condensed consolidated financial statements included herein).

Gain on sales of real estate, net. Net gain on sales of real estate increased by $1.4 million to $2.5 million for the nine months ended September 30, 2021 from $1.1 million for the nine months ended September 30, 2020. The table below summarizes the properties sold for the periods indicated (in thousands):

	Nine Months Ended September 30,
	2021		2020
Number of properties sold	9		3
Sales price, net of disposal costs	$	30,436	$	11,778
Gain on sales of real estate, net	$	2,452	$	1,070

Net income (loss). Net income increased $5.4 million to $1.1 million for the nine months ended September 30, 2021 from a net loss of $4.3 million for the nine months ended September 30, 2020. Net income increased primarily due to growth in the size of our real estate investment portfolio, which generated additional rental revenues, offset partially by an increase in depreciation and amortization expenses, to decreases in interest expense and transaction costs, and to an increase related to net gains on sales of real estate, offset by an increase in provisions for impairment and to increases in general and administrative expenses related to both our growth and incremental costs associated with becoming a public company, as set forth above.

Liquidity and Capital Resources

Our primary capital requirements are to fund property acquisitions and required interest payments, as well as working capital needs, operating expenses and capital expenditures. Our capital resources primarily consist of cash from operations, sales of equity securities (including private and public offerings) and borrowings under our Credit Facility. As of September 30, 2021, we had a $175.0 million Term Loan and $17.0 million of borrowings outstanding under our $250.0 million Revolver. We believe that the net proceeds of $194.2 million from our April 2021 public offering of common stock, coupled with our cash flows from operations and available borrowing capacity, will be adequate to support our ongoing operations and to fund our debt service requirements, capital expenditures and working capital for at least the next 12 months.

Contractual Obligations

As of September 30, 2021, our contractual obligations include the maturity of our $175.0 million Term Loan with the scheduled principal payment due on December 23, 2024 and repayment of borrowings on our $250.0 million Revolver. During the three months ended September 30, 2021, we borrowed $17.0 million on our Revolver at a weighted-average interest rate of 1.26% to fund specifically identified property acquisitions.

Additionally, we previously borrowed and repaid $13.0 million on our Revolver at a weighted average interest rate of 1.24% to fund specifically identified property acquisitions. A portion of the net proceeds from our April 12, 2021 public offering were used to repay the borrowing in full.

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The following table provides information with respect to our commitments as of September 30, 2021 (in thousands):

	Payment Due by Period
	Total		From October 1, 2021 to December 31, 2021		1 – 3 Years		3 – 5 Years
Contractual Obligations
Term Loan – Principal	$	175,000	$	—	$	—	$	175,000
Term Loan – Variable interest (1)	7,670		594		4,752		2,324
Revolver - Borrowings	17,000		—		17,000		—
Revolver - Variable interest	487		55		432		—
Unutilized borrowing fees on Revolver (2)	1,298		146		1,152		—
Total	$	201,455	$	795	$	23,336	$	177,324

(1)     Effective September 28, 2020, we entered into an interest rate hedge to fix the interest rate on our Term Loan. Accordingly, the projected interest rate obligations for the variable rate Term Loan is based on the hedged fixed rate (one-month) of 0.21% compared to the variable Term Loan one-month LIBOR rate as of September 30, 2021 of 0.09%, plus a margin of 1.15% based on the $175.0 million Term Loan outstanding through the maturity date of December 23, 2024.

(2)     We are subject to a variable unutilized borrowing fee on our $250.0 million Revolver. This reflects our projected unutilized borrowing fee at 0.25% assuming no additional borrowing through the maturity date of December 23, 2023.

In August 2021, the Company entered into a lease agreement on a new corporate office space, which will be classified as an operating lease. The space is currently undergoing construction with an anticipated move-in date occurring in the first quarter of 2022. The Company expects to incur approximately $2.2 million in leasehold improvement costs, of which $1.0 million will be refunded by the landlord through tenant allowances. The lease has an initial term that expires on July 31, 2032 and is renewable at the Company’s option for two additional periods of five years each after the initial term. Annual rent expense, excluding operating expenses, is expected to be approximately $0.5 million during the initial term.

Additionally, in the normal course of business, the Company enters into various types of commitments to purchase real estate properties or fund development projects. These commitments are generally subject to the Company’s customary due diligence process and, accordingly, a number of specific conditions must be met before the Company is obligated or receives an option to purchase the properties. As of September 30, 2021, the Company had commitments to fund properties under development totaling $16.9 million, of which $9.5 million million has been funded to date and the remaining is expected to be funded over the next five months.

Credit Facility

In December 2019, we entered into a Credit Facility consisting of (i) a $175.0 million senior secured Term Loan and (ii) a $250.0 million senior secured Revolver. Wells Fargo Securities, LLC is lead arranger and bookrunner and Wells Fargo Bank, National Association is the Administrative Agent.

The Term Loan matures on December 23, 2024 and the Revolver matures on December 23, 2023, subject to extension up to one year. The Credit Facility is unsecured as the Administrative Agent released the collateral in connection with the Company’s satisfaction of the collateral release requirements in the fourth quarter of 2020. Therefore, interest rates under the Credit Facility are based on the Company’s consolidated total leverage ratio, and are determined by (A) in the case of Term Loan either (i) LIBOR, plus a margin ranging from 1.15% to 1.60%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging from 0.15% to 0.60%, based on the Company’s consolidated total leverage ratio and (B) in the case of Revolving Loans either (i) LIBOR, plus a margin ranging from 1.20% to 1.80%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging from 0.20% to 0.80%, based on the Company’s consolidated total leverage ratio. Interest is payable monthly or at the end of the applicable interest period in arrears on any outstanding borrowings. The stated interest rate as of September 30, 2021 was 1.25%.

The Company uses interest rate derivative contracts to manage its exposure to changes in interest rates on its variable rate debt. These derivatives are considered cash flow hedges and are recorded on a gross basis at fair value. Effective September 28, 2020, such derivatives were used to hedge the variable cash flows associated with the Term Loan.

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Historical Cash Flow Information

Nine Months Ended September 30, 2021 Compared with Nine Months Ended September 30, 2020

	Nine Months Ended September 30,
	2021		2020
(in thousands)	(Unaudited)
Net cash provided by (used in):
Operating activities	$	19,206	$	5,699
Investing activities	(271,963)		(316,922)
Financing activities	187,758		278,914

Cash Flows Provided By Operating Activities. Net cash provided by operating activities increased by $13.5 million for the nine months ended September 30, 2021 compared to the nine months ended September 30, 2020. The increase was largely attributed to the increase in the size of the Company’s real estate investment portfolio with an increase in rental receipts of $17.1 million, offset primarily by $4.0 million of lease incentives paid during the period and other increases in operating and general and administrative expenses associated with our larger portfolio.

Cash Flows Used In Investing Activities. Net cash used in investing activities decreased by $44.9 million for the nine months ended September 30, 2021 compared to the nine months ended September 30, 2020. The decrease is primarily due to acquisition, development and disposal activity. The Company spent $35.3 million less on the acquisition of real estate and received $18.6 million more as a result of disposals, offset by $8.2 million more spent on the development of real estate.

Cash Flows Provided By Financing Activities. Net cash provided by financing activities decreased by $91.1 million for the nine months ended September 30, 2021 compared to the nine months ended September 30, 2020. The decrease is primarily attributed to receiving $87.7 million less net proceeds from the April 2021 public offering as compared to the exercise of the over-allotment option in the Private Offering in February 2020 and the initial public offering in August 2020. Additionally, the Company paid $19.6 million more of dividends and distributions during the nine months ended September 30, 2021 than the prior period. The Company also borrowed $17.0 million in the third quarter of 2021 which had not been repaid as of September 30, 2021.

Income Taxes

The Company elected to be treated and qualify as a REIT for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. To qualify as a REIT, the Company must meet certain organizational, income, asset and distribution tests. Accordingly, the Company will generally not be subject to corporate U.S. federal or state income tax to the extent that it makes qualifying distributions of all of its taxable income to its shareholders and provided it satisfies on a continuing basis, through actual investment and operating results, the REIT requirements, including certain asset, income, distribution and share ownership tests. The Company intends to make sufficient distributions during 2021 to receive a full dividends paid deduction.

NETSTREIT TRS is treated as a taxable REIT subsidiary which may be subject to U.S. federal, state, and local income taxes on its taxable income. In general, NETSTREIT TRS may perform services for tenants of the Company, hold assets that the Company cannot hold directly and may engage in any real estate or non-real estate-related business.

During the three and nine months ended September 30, 2021, the Company recognized franchise and other state and local tax expenses in general and administrative and recognized state and federal income tax expense in income tax expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss).

Recent Accounting Pronouncements

A discussion of new accounting standards and the possible effects of these standards on our condensed consolidated financial statements is included in “Note 2 - Summary of Significant Accounting Policies” of our condensed consolidated financial statements, included in Part I, Item 1 of this Quarterly Report on Form 10-Q.

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Critical Accounting Policies and Estimates

Our accounting policies have been established to conform with U.S. GAAP. The preparation of financial statements in conformity with U.S. GAAP requires us to use judgment in the application of accounting policies, including making estimates and assumptions. These judgments affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the dates of the financial statements and the reported amounts of revenue and expenses during the reporting periods. Management believes that we have made these estimates and assumptions in an appropriate manner and in a way that accurately reflects our financial condition. We continually test and evaluate these estimates and assumptions using our historical knowledge of the business, as well as other factors, to ensure that they are reasonable for reporting purposes. However, actual results may differ from these estimates and assumptions. If our judgment or interpretation of the facts and circumstances relating to the various transactions had been different, it is possible that different accounting policies would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may utilize different estimates that may impact comparability of our results of operations to those of companies in similar businesses. A summary of our critical accounting policies is included in the section entitled “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2020, which is accessible on the SEC’s website at www.sec.gov. There have been no material changes to these policies during the periods covered by this quarterly report.

Non-GAAP Financial Measures

Our reported results are presented in accordance with GAAP. We also disclose the following non-GAAP financial measures: Funds from operations (“FFO”), Core FFO, Adjusted FFO (“AFFO”), earnings before interest, taxes, depreciation and amortization (“EBITDA”), EBITDA adjusted to exclude gains (or losses) on sales of depreciable property and real estate impairment losses (“EBITDAre”), EBITDAre further adjusted to exclude straight-line rent, gains from forfeited earnest money deposits, non-recurring public company costs, representing consulting fees that we have incurred in preparing to become a public company, and non-cash compensation expense (“Adjusted EBITDAre”), net operating income (“NOI”) and cash net operating income (“Cash NOI”). We believe these non-GAAP financial measures are industry measures used by analysts and investors to compare the operating performance of REITs.

FFO, Core FFO and AFFO

FFO is a non-GAAP financial measure defined by NAREIT as net income (computed in accordance with GAAP), excluding real estate-related expenses including, but not limited to, gains (losses) from sales, impairment adjustments, and depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Our calculation of FFO is consistent with FFO as defined by NAREIT.

Core FFO is a non-GAAP financial measure defined as FFO adjusted for gains from forfeited earnest money deposits and non-recurring public company costs. We believe the presentation of Core FFO provides investors with a metric to assist in their evaluation of our operating performance across multiple periods because it removes the effect of unusual and non-recurring items that are not expected to impact our operating performance on an ongoing basis.

AFFO is a non-GAAP financial measure defined as Core FFO adjusted for GAAP net income related to non-cash revenues and expenses, such as straight-line rent, amortization of above- and below-market lease-related intangibles, amortization of lease incentives, capitalized interest expense, non-cash compensation expense, and amortization of deferred financing costs.

Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. In fact, real estate values historically have risen or fallen with market conditions. FFO is intended to be a standard supplemental measure of operating performance that excludes historical cost depreciation and valuation adjustments from net income. We consider FFO to be useful in evaluating potential property acquisitions and measuring operating performance. We further consider Core FFO and AFFO to be useful in determining funds available for payment of distributions. FFO, Core FFO and AFFO do not represent net income or cash flows from operations as defined by GAAP. You should not consider FFO, Core FFO and AFFO to be alternatives to net income as a reliable measure of our operating performance; nor should you consider FFO, Core FFO and AFFO to be alternatives to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity.

FFO, Core FFO and AFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization, capital improvements and distributions to stockholders. FFO, Core FFO and AFFO do not represent cash flows from operating, investing or financing activities as defined by GAAP. Further, FFO, Core FFO and AFFO as disclosed by other REITs might not be comparable to our calculations of FFO, Core FFO and AFFO.

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The following table sets forth a reconciliation of FFO, Core FFO and AFFO for the periods presented to net income (loss) before allocation to noncontrolling interests, as computed in accordance with GAAP (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
	(Unaudited)				(Unaudited)
Net income (loss)	$	2,944	$	(2,341)	$	1,055	$	(4,298)
Depreciation and amortization of real estate	7,994		4,614		20,843		9,926
Provisions for impairment	—		363		3,539		1,773
Gain on sales of real estate, net	(1,955)		(54)		(2,452)		(1,070)
FFO	8,983		2,582		22,985		6,331
Adjustments:
Gain on forfeited earnest money deposit	—		—		—		(250)
144A and IPO transaction costs(1)	—		891		—		2,170
Core FFO	8,983		3,473		22,985		8,251
Adjustments:
Straight-line rental revenue	(244)		(387)		(707)		(1,417)
Amortization of deferred financing costs	157		157		471		464
Amortization of above/below market lease intangibles	(182)		(219)		(609)		(340)
Amortization of lease incentives	23		—		26		—
Capitalized interest expense	(24)		—		(38)		—
Non-cash compensation expense	1,025		1,753		2,623		1,753
AFFO	$	9,738	$	4,777	$	24,751	$	8,711

(1)     These expenses represent a subset of transaction costs as presented on the condensed consolidated statements of operations and comprehensive income (loss).

EBITDA, EBITDAre and Adjusted EBITDAre

We compute EBITDA as earnings before interest, income taxes and depreciation and amortization. In 2017, NAREIT issued a white paper recommending that companies that report EBITDA also report EBITDAre. We compute EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and real estate impairment losses.

Adjusted EBITDAre is a non-GAAP financial measure defined as EBITDAre further adjusted to exclude straight-line rent, gains from forfeited earnest money deposits, non-recurring public company costs, representing consulting fees that we have incurred in preparing to become a public company and non-cash compensation expense.

We present EBITDA, EBITDAre and Adjusted EBITDAre as they are measures commonly used in our industry. We believe that these measures are useful to investors and analysts because they provide supplemental information concerning our operating performance, exclusive of certain non-cash items and other costs. We use EBITDA, EBITDAre and Adjusted EBITDAre as measures of our operating performance and not as measures of liquidity.

EBITDA, EBITDAre and Adjusted EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of EBITDA, EBITDAre and Adjusted EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs.

The following table sets forth a reconciliation of EBITDA, EBITDAre and Adjusted EBITDAre for the periods presented to net income (loss) before allocation to noncontrolling interests, as computed in accordance with GAAP (in thousands):

38

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
	(Unaudited)				(Unaudited)
Net income (loss)	$	2,944	$	(2,341)	$	1,055	$	(4,298)
Depreciation and amortization of real estate	7,994		4,614		20,843		9,926
Amortization of above/below market lease intangibles	(182)		(219)		(609)		(340)
Amortization of lease incentives	23		—		26		—
Non-real estate depreciation and amortization	79		77		234		228
Interest expense, net	895		1,018		2,693		3,815
Income tax expense	—		—		50		—
EBITDA	11,753		3,149		24,292		9,331
Adjustments:
Provisions for impairment	—		363		3,539		1,773
Gain on sales of real estate, net	(1,955)		(54)		(2,452)		(1,070)
EBITDAre	9,798		3,458		25,379		10,034
Adjustments:
Straight-line rental revenue	(244)		(387)		(707)		(1,417)
Gain on forfeited earnest money deposit	—		—		—		(250)
144A and IPO transaction costs(1)	—		891		—		2,170
Non-cash compensation expense	1,025		1,753		2,623		1,753
Adjusted EBITDAre	$	10,579	$	5,715	$	27,295	$	12,290

(1)     These expenses represent a subset of transaction costs as presented on the condensed consolidated statements of operations and comprehensive income (loss).

NOI and Cash NOI

NOI and Cash NOI are non-GAAP financial measures which we use to assess our operating results. We compute NOI as net income (loss) (computed in accordance with GAAP), excluding general and administrative expenses, interest expense (or income), income tax expense, depreciation and amortization, gains (or losses) on sales of depreciable property, gain from forfeited earnest money deposits and real estate impairment losses. We further adjust NOI for non-cash revenue components of straight-line rent and amortization of lease intangibles and lease incentives to derive Cash NOI. We believe NOI and Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level and present such items on an unlevered basis.

NOI and Cash NOI are not measurements of financial performance under GAAP, and our NOI and Cash NOI may not be comparable to similarly titled measures of other companies. You should not consider our NOI and Cash NOI as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

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The following table sets forth a reconciliation of NOI and Cash NOI for the periods presented (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
	(Unaudited)				(Unaudited)
Net income (loss)	$	2,944	$	(2,341)	$	1,055	$	(4,298)
General and administrative	3,776		4,109		10,904		7,841
Depreciation and amortization	8,074		4,692		21,078		10,153
Provisions for impairment	—		363		3,539		1,773
Transaction costs	132		1,241		464		2,969
Interest expense, net	895		1,018		2,693		3,815
Gain on sales of real estate, net	(1,955)		(54)		(2,452)		(1,070)
Gain on forfeited earnest money deposit	—		—		—		(250)
Income tax expense	—		—		50		—
NOI	13,866		9,028		37,331		20,933
Straight-line rental revenue	(244)		(387)		(707)		(1,417)
Amortization of above/below market lease intangibles	(182)		(219)		(609)		(340)
Amortization of lease incentives	23		—		26		—
Cash NOI	$	13,463	$	8,422	$	36,041	$	19,176

Item 3. Quantitative and Qualitative Disclosures About Market Risk

Our future income, cash flows and fair value relevant to our financial instruments depends upon prevailing market interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates. Based upon the nature of our operations, the principal market risk to which we are exposed is the risk related to interest rate fluctuations. As of September 30, 2021, we had total indebtedness of approximately $175.0 million under the Term Loan and $17.0 million of borrowings under the Revolver, both of which are floating rate debt with a variable interest rate. For the three and nine months ended September 30, 2021, we had average daily outstanding borrowings on our Revolver of $0.4 million and $0.8 million, respectively.

On September 28, 2020 and effective through the maturity date of December 23, 2024, the Company entered into an interest rate derivative in order to hedge its market interest risk associated with the Term Loan. The interest rate derivative converts the variable rate debt on the Term Loan to a fixed interest rate of 0.21%, plus a margin of 1.15%. Additionally, we occasionally fund acquisitions through the use of our Revolver which bears an interest rate determined by either (i) LIBOR, plus a margin ranging from 1.20% to 1.80%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging from 0.20% to 0.80%, based on the Company’s consolidated total leverage ratio. Many factors, including governmental monetary and tax policies, domestic and international economic and political considerations, and other factors that are beyond our control contribute to our interest rate risk. Based on the results of our sensitivity analysis and daily outstanding borrowings on the Revolver during 2021, which assumes a 1% adverse change in the interest rate as of September 30, 2021, the estimated market risk exposure for the Revolver was less than $0.1 million.

On March 5, 2021, the Financial Conduct Authority (“FCA”) announced that USD LIBOR will no longer be published after June 30, 2023. This announcement has several implications, including setting the spread that may be used to automatically convert contracts from LIBOR to the Secured Overnight Financing Rate ("SOFR"). Additionally, banking regulators are encouraging banks to discontinue new LIBOR debt issuances by December 31, 2021.

The Company anticipates that LIBOR will continue to be available at least until June 30, 2023. Any changes adopted by the FCA or other governing bodies in the method used for determining LIBOR may result in a sudden or prolonged increase or decrease in reported LIBOR. If that were to occur, our interest payments could change. In addition, uncertainty about the extent and manner of future changes may result in interest rates and/or payments that are higher or lower than if LIBOR were to remain available in its current form.

The Company’s Term Loan and Revolver, which mature on December 23, 2024 and December 23, 2023, respectively, are indexed to LIBOR. The Company continues to monitor and evaluate the related risks, including future negotiations with lenders and other counterparties. These risks arise in connection with transitioning contracts to an alternative rate, including any resulting value transfer that may occur, and are likely to vary by contract. The value of loans, securities, or derivative instruments tied to LIBOR, as well as interest rates on our current or future indebtedness, may also be impacted if LIBOR is

40

limited or discontinued. For some instruments the method of transitioning to an alternative reference rate may be challenging, especially if we cannot agree with the respective counterparty about how to make the transition.

While we expect LIBOR to be available in substantially its current form until at least the end of June 30, 2023, it is possible that LIBOR will become unavailable prior to that point. This could result, for example, if sufficient banks decline to make submissions to the LIBOR administrator. In that case, the risks associated with the transition to an alternative reference rate will be accelerated and magnified.

Alternative rates and other market changes related to the replacement of LIBOR, including the introduction of financial products and changes in market practices, may lead to risk modeling and valuation challenges, such as adjusting interest rate accrual calculations and building a term structure for an alternative rate.

The introduction of an alternative rate also may create additional basis risk and increased volatility as alternative rates are phased in and utilized in parallel with LIBOR.

Adjustments to systems and mathematical models to properly process and account for alternative rates will be required, which may strain the model risk management and information technology functions and result in substantial incremental costs for the company.

Off-Balance Sheet Arrangements

As of September 30, 2021 and December 31, 2020, we did not have any off-balance sheet arrangements that have had or are reasonably likely to have a material effect on our financial condition, revenues or expenses, results of operations, liquidity, capital resources or capital expenditures.

Item 4. Controls and Procedures

Disclosure Controls and Procedures. At the end of the period covered by this report, the Company conducted an evaluation, under the supervision and with the participation of its principal executive officer and principal financial officer, of its disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act). Based on this evaluation, the Company’s principal executive officer and principal financial officer concluded that its disclosure controls and procedures are effective to ensure that information required to be disclosed by us in reports that the Company files or submits under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in SEC rules and forms.

Changes in Internal Control over Financial Reporting. During the period covered by this report, there have been no changes in our internal control over financial reporting identified in connection with the evaluation described above that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

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PART II — OTHER INFORMATION

Item 1. Legal Proceedings

From time to time, we may be party to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business. We are not currently subject to any lawsuits, claims, or other legal proceedings.

Item 1A. Risk Factors

For a discussion of the most significant factors that may adversely affect us, see the information under the heading “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2020, which is accessible on the SEC’s website at www.sec.gov. There have been no material changes to the risk factors disclosed in the Annual Report. These risk factors may not describe every risk facing us. Additional risks and uncertainties not currently known to us or that we currently deem to be immaterial also may materially adversely affect our business, financial condition, and results of operations.

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds

None.

Item 3. Defaults Upon Senior Securities

Not applicable.

Item 4. Mine Safety Disclosures

Not applicable.

Item 5. Other Information

Not applicable.

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Item 6. Exhibits

Exhibit No.	Description
10.1*	Amendment No. 4 to Credit Agreement, dated August 2, 2021, to Credit Agreement, dated December 23, 2019, by and among NETSTREIT, L.P., NETSTREIT Corp. and the financial institutions party thereto.
10.2*	Amendment No. 5 to Credit Agreement, dated August 30, 2021, to Credit Agreement, dated December 23, 2019, by and among NETSTREIT, L.P., NETSTREIT Corp. and the financial institutions party thereto.
31.1*	Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
31.2*	Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
32.1*	Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
32.2*	Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
101.INS**	XBRL Instance Document.
101.SCH***	XBRL Taxonomy Extension Schema Document.
101.CAL***	XBRL Taxonomy Extension Calculation Linkbase Document.
101.LAB***	XBRL Taxonomy Extension Label Linkbase Document.
101.PRE***	XBRL Taxonomy Extension Presentation Linkbase Document.
101.DEF***	XBRL Taxonomy Extension Definition Linkbase Document.
104**	Cover Page Interactive Data File.

*	Filed herewith.
**	The XBRL Instance Document and Cover Page Interactive Data File do not appear in the Interactive Data File because their XBRL tags are embedded within the Inline XBRL document.
***	Submitted electronically with the report.
†	Management contract or compensatory plan or arrangement.

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.

	NETSTREIT Corp.
October 28, 2021	/s/ MARK MANHEIMER
Date	Mark Manheimer
	President, Chief Executive Officer and Director
	(Principal Executive Officer)
October 28, 2021	/s/ ANDREW BLOCHER
Date	Andrew Blocher
	Chief Financial Officer, Treasurer and Secretary
	(Principal Financial Officer)
October 28, 2021	/s/ PATRICIA MCBRATNEY
Date	Patricia McBratney
	Senior Vice President and Chief Accounting Officer
	(Principal Accounting Officer)

43

EX-10.1

EXECUTION COPY

AMENDMENT NO. 4

Dated as of August 2, 2021 to

CREDIT AGREEMENT

Dated as of December 23, 2019

THIS AMENDMENT NO. 4 (this “Amendment”) is made as of August 2, 2021 by and among NETSTREIT, L.P., a Delaware limited liability company (the “Borrower”), NETSTREIT CORP., a Maryland real estate investment trust (the “Parent”), the Lenders parties hereto and WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent (the “Administrative Agent”), under that certain Credit Agreement dated as of December 23, 2019 by and among the Borrower, the Parent, the financial institutions from time to time party thereto (the “Lenders”) and the Administrative Agent (as amended by that certain Amendment No. 1, dated as of March 27, 2020, by that certain Amendment No. 2, dated as of April 29, 2020, by that certain Amendment No. 3, dated as of July 24, 2020, and as further amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the respective meanings given to them in the Credit Agreement.

WHEREAS, the Borrower has requested that the Administrative Agent and the Lenders amend the Credit Agreement on the terms and subject to the conditions set forth herein; and

WHEREAS, the Administrative Agent and the Lenders party hereto (such Lenders constituting Requisite Lenders) are willing to amend the Credit Agreement on the terms and conditions set forth herein;

NOW, THEREFORE, in consideration of the premises set forth above, the terms and conditions contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Borrower and the Administrative Agent hereby agree to enter into this Amendment.

1.Amendments to the Credit Agreement. Effective as of January 1, 2021, and subject to the conditions set forth in Section 2 below, the Credit Agreement is hereby amended as follows:

(a) The following definition in Section 1.1 of the Credit Agreement is hereby amended and restated in its entirety to read as follows:

“Funds From Operations” means, with respect to a Person and for a given period, (a) net income (loss) of such Person for such period determined on a consolidated basis in accordance with GAAP minus (or plus) (b) gains (or losses) from sales of property during such period plus (c) depreciation with respect to such Person’s real estate assets and amortization (other than amortization of deferred financing costs) of such Person for such period, all after adjustment for non-Wholly Owned Subsidiaries and Unconsolidated Affiliates; provided that “Funds From Operations” shall exclude (i) impairment write-

ACTIVE 270186230

downs, (ii) gains or losses on early extinguishment of debt, (iii) items classified by GAAP as extraordinary, and (iv) other non-recurring expenses and acquisition closing costs that reduce such net income which do not represent a recurring cash item in such period or any future period, each as evidenced by calculations in detail reasonably satisfactory to the Administrative Agent.. Adjustments for non-Wholly Owned Subsidiaries and Unconsolidated Affiliates will be calculated to reflect funds from operations on the same basis. Funds From Operations shall be calculated consistent with the White Paper on Funds From Operations dated April 2002 issued by National Association of Real Estate Investment Trusts, Inc., but without giving effect to any supplements, amendments or other modifications promulgated after the Agreement Date and except as otherwise provided with respect to the exclusions provided for in clauses (i) through (iv) of the preceding sentence.

2.Conditions of Effectiveness. The effectiveness of this Amendment is subject to the Administrative Agent receipt of (i) counterparts of this Amendment duly executed by the Borrower, the Parent, the Administrative Agent and the Requisite Lenders and (ii) the Consent and Reaffirmation attached hereto duly executed by each Guarantor.

3.Representations and Warranties of the Borrower. The Borrower hereby represents and warrants as follows:

(a)The execution, delivery and performance by each Loan Party of this Amendment and the Consent and Reaffirmation attached hereto are within such Loan Party’s corporate or limited liability company powers and have been duly authorized by all necessary action. This Amendment and the Consent and Reaffirmation has been duly executed and delivered by the duly authorized officers of each Loan Party party thereto and is a legal, valid and binding obligation of such Loan Party enforceable against such Loan Party in accordance with its terms, except as the same may be limited by bankruptcy, insolvency, and other similar laws affecting the rights of creditors generally and the availability of equitable remedies for the enforcement of certain obligations (other than the payment of principal) contained herein or therein and as may be limited by equitable principles generally.

(b)As of the date hereof and after giving effect to the terms of this Amendment, (i) no Default or Event of Default has occurred and is continuing and (ii) the representations and warranties set forth in the Credit Agreement are true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) on and as of such earlier date).

4.Reference to and Effect on the Credit Agreement.

(a)Upon the effectiveness hereof, each reference to the Credit Agreement in the Credit Agreement or any other Loan Document shall mean and be a reference to the Credit Agreement as amended hereby.

(b)The Credit Agreement and all other documents, instruments and agreements executed and/or delivered in connection therewith shall remain in full force and effect and are hereby ratified and confirmed.

2

(c)Except with respect to the subject matter hereof, the execution, delivery and effectiveness of this Amendment shall not operate as a waiver of any right, power or remedy of the Administrative Agent or the Lenders, nor constitute a waiver of any provision of the Credit Agreement or any other documents, instruments and agreements executed and/or delivered in connection therewith or constitute a course of conduct or dealing among the parties. Except as amended hereby, the Credit Agreement and other Loan Documents remain unmodified and in full force and effect.

(d)This Amendment is a Loan Document.

5.Governing Law. THIS AMENDMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.

6.Headings. Section headings in this Amendment are included herein for convenience of reference only and shall not constitute part of this Amendment and shall not affect the construction of, or be taken into consideration in interpreting, this Amendment.

7.Entire Agreement. The Credit Agreement, as amended hereby, together with all other Loan Documents, embodies the entire agreement and understanding among the parties hereto and supersedes all prior or contemporaneous agreements and understandings of such Persons, verbal or written, relating to the subject matter hereof and thereof.

8.Successors and Assigns. This Amendment shall be binding upon the Borrower, the other Loan Parties, the Lenders and the Administrative Agent and their respective successors and permitted assigns, and shall inure to the benefit of the Borrower, the other Loan Parties, the Lenders and the Administrative Agent and the successors and permitted assigns of the Lenders and the Administrative Agent. No other Person shall be a direct or indirect legal beneficiary of, or have any direct or indirect cause of action or claim in connection with, this Amendment or any of the other Loan Documents. The Borrower may not assign or transfer any of its rights or Obligations under this Amendment without the prior written consent of the Administrative Agent and each Lender.

9.Counterparts. This Amendment may be executed by one or more of the parties hereto on any number of separate counterparts, including both paper and electronic counterparts, and all of said counterparts taken together shall be deemed to constitute one and the same instrument. Signatures delivered by facsimile or PDF shall have the same force and effect as manual signatures delivered in person. This Amendment may be executed using Electronic Signatures (including, without limitation, facsimile and .pdf) and shall be considered an original, and shall have the same legal effect, validity and enforceability as a paper record. For the avoidance of doubt, the authorization under this paragraph may include, without limitation, use or acceptance by the Administrative Agent of a manually signed paper hereof which has been converted into electronic form (such as scanned into PDF format), or an electronically signed communication converted into another format, for transmission, delivery and/or retention. For purposes hereof, “Electronic Signature” shall have the meaning assigned to it by 15 USC

§7006, as it may be amended from time to time.

[Signature Pages Follow]

3

IN WITNESS WHEREOF, this Amendment has been duly executed as of the day and year first above written.

NETSTREIT, L.P., as the Borrower

By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

NETSTREIT CORP., as the Parent

By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President and Chief Executive Officer

WELLS FARGO BANK, NATIONAL ASSOCIATION,

as Administrative Agent and as a Lender

By:	/s/ Scott S. Solis
Name:	Scott S. Solis
Title:	Managing Director

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

KEYBANK NATIONAL ASSOCIATION, as a Lender

By:	/s/ Thomas Z. Schmitt
Name:	Thomas Z. Schmitt
Title:	Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

Capital One, National Association, as a Lender

By:	/s/ Jessica W. Phillips
Name:	Jessica W. Phillips
Title:	Authorized Signatory

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

Truist Bank, as a Lender

By:	/s/ Ryan Almond
Name:	Ryan Almond
Title:	Director

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

Bank of Montreal, as a Lender

By:	/s/ Gwendolyn Gatz
Name:	Gwendolyn Gatz
Title:	Director

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

U.S. BANK NATIONAL ASSOCIATION, as a Lender

By:	/s/ Travis H. Myers
Name:	Travis H. Myers
Title:	Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

PNC Bank, National Association, as a Lender

By:	/s/ Katie Chowdhry
Name:	Katie Chowdhry
Title:	Senior Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

REGIONS BANK, as a Lender

By:	/s/ C. Vincent Hughes, Jr.
Name:	C. Vincent Hughes, Jr.
Title:	Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

CITIZENS BANK, N.A., as a Lender

By:	/s/ Nan E. Delahunt
Name:	Nan E. Delahunt
Title:	Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

ASSOCIATED BANK, NATIONAL ASSOCIATION,

a national banking association, as a Lender

By:	/s/ Heath Davis
Name:	Heath Davis
Title:	Senior Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

Comerica Bank, as a Lender

By:	/s/ Charles Weddell
Name:	Charles Weddell
Title:	Senior Vice President

Signature Page to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

CONSENT AND REAFFIRMATION

Each of the undersigned hereby acknowledges receipt of a copy of the foregoing Amendment No. 4 to the Credit Agreement dated as of December 23, 2019 (as amended by that certain Amendment No. 1, dated as of March 27, 2020, by that certain Amendment No. 2, dated as of April 29, 2020, by that certain Amendment No. 3, dated as of July 24, 2020, and as further amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”) by and among NetSTREIT, L.P., as Borrower, NetSTREIT Corp., as the Parent, the financial institutions from time to time party thereto (the “Lenders”) and Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), which Amendment No. 4 is dated as of August 2, 2021 (the “Amendment”). Capitalized terms used in this Consent and Reaffirmation and not defined herein shall have the meanings given to them in the Credit Agreement. Without in any way establishing a course of dealing by the Administrative Agent or any Lender, each of the undersigned consents to the Amendment and reaffirms the terms and conditions of the Credit Agreement and any other Loan Document executed by it and acknowledges and agrees that such Credit Agreement and each and every such Loan Document executed by the undersigned in connection with the Credit Agreement remains in full force and effect and is hereby reaffirmed, ratified and confirmed. All references to the Credit Agreement contained in the above-referenced documents and herein shall be a reference to the Credit Agreement as so modified by the Amendment.

Dated: August 2, 2021

[Signature Page Follows]

NETSTREIT CORP.
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President and Chief Executive Officer

NETSTREIT GP, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President
NETSTREIT MANAGEMENT, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President
NETSTREIT MANAGEMENT TRS, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

NS RETAIL HOLDINGS, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

Signature Page to Consent and Reaffirmation to Amendment No. 4 to Credit Agreement

NETSTREIT, L.P.

EX-10.2

EXECUTION COPY

AMENDMENT NO. 5

Dated as of August 30, 2021 to

CREDIT AGREEMENT

Dated as of December 23, 2019

THIS AMENDMENT NO. 5 (this “Amendment”) is made as of August 30, 2021 by and among NETSTREIT, L.P., a Delaware limited liability company (the “Borrower”), NETSTREIT CORP., a Maryland real estate investment trust (the “Parent”), the Lenders parties hereto and WELLS FARGO BANK, NATIONAL ASSOCIATION, as Administrative Agent (the “Administrative Agent”), under that certain Credit Agreement dated as of December 23, 2019 by and among the Borrower, the Parent, the financial institutions from time to time party thereto (the “Lenders”) and the Administrative Agent (as amended by that certain Amendment No. 1, dated as of March 27, 2020, by that certain Amendment No. 2, dated as of April 29, 2020, by that certain Amendment No. 3, dated as of July 24, 2020, by that certain Amendment No. 4, dated as of August 2, 2021 and as further amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”). Capitalized terms used herein and not otherwise defined herein shall have the respective meanings given to them in the Credit Agreement.

WHEREAS, the Borrower has requested that the Administrative Agent and the Lenders amend the Credit Agreement on the terms and subject to the conditions set forth herein; and

WHEREAS, the Administrative Agent and the Lenders party hereto (such Lenders constituting Requisite Lenders) are willing to amend the Credit Agreement on the terms and conditions set forth herein;

NOW, THEREFORE, in consideration of the premises set forth above, the terms and conditions contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Borrower and the Administrative Agent hereby agree to enter into this Amendment.

1.Amendments to the Credit Agreement. Effective as of January 1, 2021, and subject to the conditions set forth in Section 2 below, the Credit Agreement is hereby amended as follows:

(a) Section 10.1(m) of the Credit Agreement is hereby amended and restated in its entirety to read as follows:

(m)Dividends and Other Restricted Payments. The Parent shall not, and shall not permit any of its Subsidiaries to, declare or make any Restricted Payment, except that:

(i)the Borrower may pay cash dividends to the Parent and the other holders of partnership interests in the Borrower, and the Parent may so distribute such cash dividends to its shareholders, so long as no Default or Event of Default exists or would result therefrom and so long as the Parent shall be in pro forma compliance with the other covenants set forth in this Section 10.1 immediately after giving effect thereto;

(ii)both (A) the Borrower may pay cash dividends to the Parent and other holders of partnership interests in the Borrower with respect to any fiscal year ending during the term of this Agreement to the extent necessary for the Parent to distribute, and the Parent may so distribute, cash dividends to its shareholders in an aggregate amount

271385948v.6

not to exceed the greater of (x) the amount required to be distributed for the Parent to remain in compliance with Section 8.14 and (y) the amount necessary for the Parent to avoid income or excise tax under the Internal Revenue Code; and (B) Subsidiaries may pay Restricted Payments to the Borrower or any other Subsidiary of the Borrower and the Borrower or any other Subsidiary of the Parent may pay Restricted Payments to the Parent. Notwithstanding the foregoing sentence, in the event that a Default or Event of Default under Sections 11.1(a), (e) or (f) exists or would exist after giving effect to such Restricted Payment, or the Obligations have been accelerated in accordance with the terms of this Agreement, then the Parent shall not, nor shall it permit any Subsidiary to make any Restricted Payments to any Person other than to the Borrower or any Subsidiary that is a Guarantor.

2.Conditions of Effectiveness. The effectiveness of this Amendment is subject to the Administrative Agent receipt of (i) counterparts of this Amendment duly executed by the Borrower, the Parent, the Administrative Agent and the Requisite Lenders and (ii) the Consent and Reaffirmation attached hereto duly executed by each Guarantor.

3.Representations and Warranties of the Borrower. The Borrower hereby represents and warrants as follows:

(a)The execution, delivery and performance by each Loan Party of this Amendment and the Consent and Reaffirmation attached hereto are within such Loan Party’s corporate or limited liability company powers and have been duly authorized by all necessary action. This Amendment and the Consent and Reaffirmation has been duly executed and delivered by the duly authorized officers of each Loan Party party thereto and is a legal, valid and binding obligation of such Loan Party enforceable against such Loan Party in accordance with its terms, except as the same may be limited by bankruptcy, insolvency, and other similar laws affecting the rights of creditors generally and the availability of equitable remedies for the enforcement of certain obligations (other than the payment of principal) contained herein or therein and as may be limited by equitable principles generally.

(b)As of the date hereof and after giving effect to the terms of this Amendment, (i) no Default or Event of Default has occurred and is continuing and (ii) the representations and warranties set forth in the Credit Agreement are true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) except to the extent that such representations and warranties expressly relate solely to an earlier date (in which case such representations and warranties shall have been true and correct in all material respects (except in the case of a representation or warranty qualified by materiality, in which case such representation or warranty shall be true and correct in all respects) on and as of such earlier date).

4.Reference to and Effect on the Credit Agreement.

(a)Upon the effectiveness hereof, each reference to the Credit Agreement in the Credit Agreement or any other Loan Document shall mean and be a reference to the Credit Agreement as amended hereby.

2

(b)The Credit Agreement and all other documents, instruments and agreements executed and/or delivered in connection therewith shall remain in full force and effect and are hereby ratified and confirmed.

(c)Except with respect to the subject matter hereof, the execution, delivery and effectiveness of this Amendment shall not operate as a waiver of any right, power or remedy of the Administrative Agent or the Lenders, nor constitute a waiver of any provision of the Credit Agreement or any other documents, instruments and agreements executed and/or delivered in connection therewith or constitute a course of conduct or dealing among the parties. Except as amended hereby, the Credit Agreement and other Loan Documents remain unmodified and in full force and effect.

(d)This Amendment is a Loan Document.

5.Governing Law. THIS AMENDMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS EXECUTED, AND TO BE FULLY PERFORMED, IN SUCH STATE.

6.Headings. Section headings in this Amendment are included herein for convenience of reference only and shall not constitute part of this Amendment and shall not affect the construction of, or be taken into consideration in interpreting, this Amendment.

7.Entire Agreement. The Credit Agreement, as amended hereby, together with all other Loan Documents, embodies the entire agreement and understanding among the parties hereto and supersedes all prior or contemporaneous agreements and understandings of such Persons, verbal or written, relating to the subject matter hereof and thereof.

8.Successors and Assigns. This Amendment shall be binding upon the Borrower, the other Loan Parties, the Lenders and the Administrative Agent and their respective successors and permitted assigns, and shall inure to the benefit of the Borrower, the other Loan Parties, the Lenders and the Administrative Agent and the successors and permitted assigns of the Lenders and the Administrative Agent. No other Person shall be a direct or indirect legal beneficiary of, or have any direct or indirect cause of action or claim in connection with, this Amendment or any of the other Loan Documents. The Borrower may not assign or transfer any of its rights or Obligations under this Amendment without the prior written consent of the Administrative Agent and each Lender.

9.Counterparts. This Amendment may be executed by one or more of the parties hereto on any number of separate counterparts, including both paper and electronic counterparts, and all of said counterparts taken together shall be deemed to constitute one and the same instrument. Signatures delivered by facsimile or PDF shall have the same force and effect as manual signatures delivered in person. This Amendment may be executed using Electronic Signatures (including, without limitation, facsimile and .pdf) and shall be considered an original, and shall have the same legal effect, validity and enforceability as a paper record. For the avoidance of doubt, the authorization under this paragraph may include, without limitation, use or acceptance by the Administrative Agent of a manually signed paper hereof which has been converted into electronic form (such as scanned into PDF format), or an electronically signed communication converted into another format, for transmission, delivery and/or retention. For purposes hereof, “Electronic Signature” shall have the meaning assigned to it by 15 USC

§7006, as it may be amended from time to time.

[Signature Pages Follow]

3

IN WITNESS WHEREOF, this Amendment has been duly executed as of the day and year first above written.

NETSTREIT, L.P., as the Borrower

By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

NETSTREIT CORP., as the Parent

By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President and Chief Executive Officer

WELLS FARGO BANK, NATIONAL ASSOCIATION,

as Administrative Agent and as a Lender

By:	/s/ Scott S. Solis
Name:	Scott S. Solis
Title:	Managing Director

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

KEYBANK NATIONAL ASSOCIATION, as a Lender

By:	/s/ Jennifer Power
Name:	Jennifer Power
Title:	Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

Capital One, National Association, as a Lender

By:	/s/ Jessica W. Phillips
Name:	Jessica W. Phillips
Title:	Authorized Signatory

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

Truist Bank, as a Lender

By:	/s/ Ryan Almond
Name:	Ryan Almond
Title:	Director

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

Bank of Montreal, as a Lender

By:	/s/ Gwendolyn Gatz
Name:	Gwendolyn Gatz
Title:	Director

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

U.S. BANK NATIONAL ASSOCIATION, as a Lender

By:	/s/ Travis H. Myers
Name:	Travis H. Myers
Title:	Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

PNC Banlc, National Association, as a Lender

By:	/s/ Katie Chowdhry
Name:	Katie Chowdhry
Title:	Senior Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

REGIONS BANK, as a Lender

By:	/s/ C. Vincent Hughes, Jr.
Name:	C. Vincent Hughes, Jr.
Title:	Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

CITIZENS BANK, N.A., as a Lender

By:	/s/ Nan E. Delahunt
Name:	Nan E. Delahunt
Title:	Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

ASSOCIATED BANK, NATIONAL ASSOCIATION,

a national banking association, as a Lender

By:	/s/ Heath Davis
Name:	Heath Davis
Title:	Senior Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

Comerica Bank, as a Lender

By:	/s/ Charles Weddell
Name:	Charles Weddell
Title:	Senior Vice President

Signature Page to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

CONSENT AND REAFFIRMATION

Each of the undersigned hereby acknowledges receipt of a copy of the foregoing Amendment No. 5 to the Credit Agreement dated as of December 23, 2019 (as amended by that certain Amendment No. 1, dated as of March 27, 2020, by that certain Amendment No. 2, dated as of April 29, 2020, by that certain Amendment No. 3, dated as of July 24, 2020, by that certain Amendment No. 4, dated as of August 2, 2021 and as further amended, restated, supplemented or otherwise modified from time to time, the “Credit Agreement”) by and among NetSTREIT, L.P., as Borrower, NetSTREIT Corp., as the Parent, the financial institutions from time to time party thereto (the “Lenders”) and Wells Fargo Bank, National Association, as Administrative Agent (the “Administrative Agent”), which Amendment No. 5 is dated as of August 30, 2021 (the “Amendment”). Capitalized terms used in this Consent and Reaffirmation and not defined herein shall have the meanings given to them in the Credit Agreement. Without in any way establishing a course of dealing by the Administrative Agent or any Lender, each of the undersigned consents to the Amendment and reaffirms the terms and conditions of the Credit Agreement and any other Loan Document executed by it and acknowledges and agrees that such Credit Agreement and each and every such Loan Document executed by the undersigned in connection with the Credit Agreement remains in full force and effect and is hereby reaffirmed, ratified and confirmed. All references to the Credit Agreement contained in the above-referenced documents and herein shall be a reference to the Credit Agreement as so modified by the Amendment.

Dated: August 30, 2021

[Signature Page Follows]

NETSTREIT CORP.
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President and Chief Executive Officer

NETSTREIT GP, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President
NETSTREIT MANAGEMENT, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President
NETSTREIT MANAGEMENT TRS, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

NS RETAIL HOLDINGS, LLC
By:	/s/ Mark Manheimer
Name:	Mark Manheimer
Title:	President

Signature Page to Consent and Reaffirmation to Amendment No. 5 to Credit Agreement

NETSTREIT, L.P.

EX-31.1

Exhibit 31.1

CERTIFICATION

I, Mark Manheimer, certify that:

1.    I have reviewed this Quarterly Report on Form 10-Q of NETSTREIT Corp.;

2.    Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.    Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.    The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

(a)    Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)    [omitted pursuant to Exchange Act Rules 13a-14(a) and 15d-15(a)]

(c)     Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)    Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.    The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a)    All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date:	October 28, 2021	By:	/s/ MARK MANHEIMER
			Mark Manheimer
			President and Chief Executive Officer

EX-31.2

Exhibit 31.2

CERTIFICATION

I, Andrew Blocher, certify that:

1.    I have reviewed this Quarterly Report on Form 10-Q of NETSTREIT Corp.;

2.    Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.    Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.    The registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) for the registrant and have:

(a)    Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)    [omitted pursuant to Exchange Act Rules 13a-14(a) and 15d-15(a)]

(c)     Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)    Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.    The registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a)    All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

Date:	October 28, 2021	By:	/s/ ANDREW BLOCHER
			Andrew Blocher
			Chief Financial Officer, Treasurer and Secretary

EX-32.1

Exhibit 32.1

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with this Quarterly Report on Form 10-Q of NETSTREIT Corp. (the "Company") for the period ended September 30, 2021, as filed with the Securities and Exchange Commission (the "Report"), the undersigned, as the President and Chief Executive Officer of the Company, hereby certifies pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to his knowledge:

    1.    The Report fully complies with the requirements of Section 13(a) or Section 15(d) of the Securities Exchange Act of 1934; and

    2.    The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date:	October 28, 2021	Signed:	/s/ MARK MANHEIMER
			Mark Manheimer
			President and Chief Executive Officer

EX-32.2

Exhibit 32.2

CERTIFICATION PURSUANT TO

18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO

SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002

In connection with this Quarterly Report on Form 10-Q of NETSTREIT Corp. (the "Company") for the period ended September 30, 2021, as filed with the Securities and Exchange Commission (the "Report"), the undersigned, as the Chief Financial Officer, Treasurer and Secretary of the Company, hereby certifies pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to his knowledge:

    1.    The Report fully complies with the requirements of Section 13(a) or Section 15(d) of the Securities Exchange Act of 1934; and

    2.    The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

Date:	October 28, 2021	Signed:	/s/ ANDREW BLOCHER
			Andrew Blocher
			Chief Financial Officer, Treasurer and Secretary

XML

Cover Page - shares	9 Months Ended
	Sep. 30, 2021	Oct. 26, 2021
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Sep. 30, 2021
Document Transition Report	false
Entity File Number	001-39443
Entity Registrant Name	NETSTREIT Corp.
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	84-3356606
Entity Address, Address Line One	5910 N. Central Expressway
Entity Address, Address Line Two	Suite 1600
Entity Address, City or Town	Dallas
Entity Address, State or Province	TX
Entity Address, Postal Zip Code	75206
City Area Code	972
Local Phone Number	200-7100
Title of 12(b) Security	Common stock, par value $0.01 per share
Trading Symbol	NTST
Security Exchange Name	NYSE
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Non-accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	true
Entity Ex Transition Period	true
Entity Shell Company	false
Entity Common Stock, Shares Outstanding		39,624,924
Entity Central Index Key	0001798100
Amendment Flag	false
Document Fiscal Period Focus	Q3
Document Fiscal Year Focus	2021
Current Fiscal Year End Date	--12-31

XML

Condensed Consolidated Balance Sheets - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Real estate, at cost:
Land	$ 257,034	$ 189,373
Buildings and improvements	533,927	358,360
Total real estate, at cost	790,961	547,733
Less accumulated depreciation	(24,184)	(10,111)
Property under development	9,472	0
Real estate held for investment, net	776,249	537,622
Assets held for sale	138	14,802
Cash, cash equivalents and restricted cash	27,644	92,643
Lease intangible assets, net	109,403	75,024
Other assets, net	14,071	5,724
Total assets	927,505	725,815
Liabilities:
Term loan, net	174,274	174,105
Revolving credit facility	17,000	0
Lease intangible liabilities, net	22,150	16,930
Liabilities related to assets held for sale	0	399
Accounts payable, accrued expenses and other liabilities	9,158	6,308
Total liabilities	222,582	197,742
Commitments and contingencies
Stockholders’ equity
Common stock, $0.01 par value, 400,000,000 shares authorized; 39,617,805 and 28,203,545 shares issued and outstanding, respectively	396	282
Additional paid-in capital	706,312	501,045
Distributions in excess of retained earnings	(28,326)	(7,464)
Accumulated other comprehensive income	2,187	235
Total stockholders’ equity	680,569	494,098
Noncontrolling interests	24,354	33,975
Total equity	704,923	528,073
Total liabilities and equity	$ 927,505	$ 725,815

XML

Condensed Consolidated Balance Sheets (Parenthetical) - $ / shares	Sep. 30, 2021	Dec. 31, 2020
Equity:
Common stock, par value (in dollars per share)	$ 0.01	$ 0.01
Common stock, shares authorized	400,000,000	400,000,000
Common stock, shares issued	39,617,805	28,203,545
Common stock, shares outstanding	39,617,805	28,203,545

XML

Condensed Consolidated Statements of Operations and Comprehensive (Loss) Income - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020
Revenues
Rental revenue (including reimbursable)	$ 15,603	$ 9,652	$ 41,333	$ 22,277
Operating expenses
Property	1,737	624	4,002	1,344
General and administrative	3,776	4,109	10,904	7,841
Depreciation and amortization	8,074	4,692	21,078	10,153
Provisions for impairment	0	363	3,539	1,773
Transaction costs	132	1,241	464	2,969
Total operating expenses	13,719	11,029	39,987	24,080
Other income (expense)
Interest expense, net	(895)	(1,018)	(2,693)	(3,815)
Gain on sales of real estate, net	1,955	54	2,452	1,070
Gain on forfeited earnest money deposit	0	0	0	250
Total other income (expense), net	1,060	(964)	(241)	(2,495)
Net income (loss) before income tax expense	2,944	(2,341)	1,105	(4,298)
Income tax expense	0	0	(50)	0
Net income (loss)	2,944	(2,341)	1,055	(4,298)
Net income (loss) attributable to noncontrolling interests	96	(263)	42	(799)
Preferred stock dividends	0	36	0	42
Net income (loss) attributable to common shareholders	$ 2,848	$ (2,114)	$ 1,013	$ (3,541)
Amounts available to common shareholders per common share:
Basic (in dollars per share)	$ 0.07	$ (0.11)	$ 0.03	$ (0.26)
Diluted (in dollars per share)	$ 0.07	$ (0.11)	$ 0.03	$ (0.26)
Weighted average common shares:
Basic (in shares)	39,559,605	18,825,389	35,359,551	13,771,457
Diluted (in shares)	41,333,579	18,825,389	37,108,425	13,771,457
Other comprehensive income (loss):
Change in value on derivatives, net	$ 5	$ (128)	$ 2,063	$ (128)
Total comprehensive income (loss)	2,949	(2,469)	3,118	(4,426)
Comprehensive income (loss) attributable to noncontrolling interests	95	(281)	153	(817)
Comprehensive income (loss) attributable to common shareholders	$ 2,854	$ (2,188)	$ 2,965	$ (3,609)

XML

Condensed Consolidated Statements of Cash Flows - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020
Cash flows from operating activities
Net income (loss)	$ 1,055	$ (4,298)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
Depreciation and amortization	21,078	10,153
Amortization of deferred financing costs	471	464
Noncash revenue adjustments	(1,289)	1,077
Stock-based compensation expense	2,623	1,753
Gain on sale of real estate, net	(2,452)	(1,070)
Gain on forfeited earnest money deposit	0	(250)
Provisions for impairment	3,539	1,773
Changes in assets and liabilities, net of assets acquired and liabilities assumed:
Other assets, net	(3,879)	(4,323)
Accounts payable, accrued expenses and other liabilities	2,065	2,313
Lessee improvement obligations	(1)	(1,893)
Lease incentive payments	(4,004)	0
Net cash provided by operating activities	19,206	5,699
Cash flows from investing activities
Acquisitions of real estate	(292,046)	(327,338)
Real estate development and improvements	(9,512)	(1,268)
Earnest money deposits	(789)	(43)
Purchase of computer equipment and other corporate assets	(52)	(51)
Proceeds from sale of real estate	30,436	11,778
Net cash used in investing activities	(271,963)	(316,922)
Cash flows from financing activities
Issuance of common stock in initial public offering, net	0	227,321
Issuance of common stock in public offering, net	194,161	0
Issuance of common stock in private offering, net	0	54,559
Issuance of preferred stock, net	0	104
Payment of preferred stock dividends	0	(8)
Payment of common stock dividends	(21,493)	(2,430)
Payment of OP unit distributions	(859)	(419)
Redemption of preferred stock	0	(138)
Payment of restricted stock dividends	(29)	0
Proceeds under revolving credit facility	30,000	50,000
Repayments under revolving credit facility	(13,000)	(50,000)
Repurchase of common stock for tax withholding obligations	(318)	0
Deferred offering costs	(704)	0
Deferred financing costs	0	(75)
Net cash provided by financing activities	187,758	278,914
Net change in cash, cash equivalents and restricted cash	(64,999)	(32,309)
Cash, cash equivalents and restricted cash at beginning of the period	92,643	169,319
Cash, cash equivalents and restricted cash at end of the period	27,644	137,010
Supplemental disclosures of cash flow information:
Cash paid for interest	2,118	3,484
Supplemental disclosures of non-cash investing and financing activities:
Redemption of OP Units and issuance of common stock upon initial public offering	0	5,030
Reclassification of deferred offering expenses to additional paid-in capital upon initial public offering	0	4,171
OP units converted into common stock	8,914	0
Dividends declared and unpaid on restricted stock	382	41
Deferred offering costs included in accounts payable, accrued expenses and other liabilities	88	0
Cash flow hedge change in fair value	2,063	128
Involuntary conversion of building and improvements and change in related insurance proceeds receivable	490	0
Accrued construction and development costs	$ 345	$ 0

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Condensed Consolidated Statements of Changes in Equity - USD ($) $ in Thousands	Total	Preferred Stock Issuance, REIT Status	Private Placement	IPO - Shares From Existing Shareholders	IPO	Total Stockholders’ Equity	Total Stockholders’ Equity Preferred Stock Issuance, REIT Status	Total Stockholders’ Equity Private Placement	Total Stockholders’ Equity IPO - Shares From Existing Shareholders	Total Stockholders’ Equity IPO	Preferred stock	Preferred stock Preferred Stock Issuance, REIT Status	Common stock	Common stock Private Placement	Common stock IPO - Shares From Existing Shareholders	Common stock IPO	Additional Paid-in Capital	Additional Paid-in Capital Private Placement	Additional Paid-in Capital IPO - Shares From Existing Shareholders	Additional Paid-in Capital IPO	Distributions in Excess of Retained Earnings	Accumulated Other Comprehensive Income	Noncontrolling Interests	Noncontrolling Interests IPO - Shares From Existing Shareholders	Noncontrolling Interests IPO
Beginning balance (in shares) at Dec. 31, 2019											0		8,860,760,000
Beginning balance at Dec. 31, 2019	$ 252,432					$ 164,533					$ 0		$ 89				$ 164,416				$ 28	$ 0	$ 87,899
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of stock (in shares)												125,000		2,936,885,000
Issuance of stock		$ 125	$ 58,003				$ 125	$ 58,003				$ 125		$ 29				$ 57,974
Offering and related costs of preferred stock	(21)					(21)					(21)
Offering and related costs of common stock			$ (3,444)					$ (3,444)										$ (3,444)
Net income (loss)	(1,552)					(1,127)															(1,127)		(425)
Ending balance at Mar. 31, 2020	305,543					218,069					$ 104		$ 118				218,946				(1,099)	0	87,474
Ending balance (in shares) at Mar. 31, 2020											125,000		11,797,645,000
Beginning balance (in shares) at Dec. 31, 2019											0		8,860,760,000
Beginning balance at Dec. 31, 2019	252,432					164,533					$ 0		$ 89				164,416				28	0	87,899
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net income (loss)	(4,298)
Ending balance at Sep. 30, 2020	528,707					447,074					$ 0		$ 257				452,911				(5,984)	(110)	81,633
Ending balance (in shares) at Sep. 30, 2020											0		25,734,474,000
Beginning balance (in shares) at Mar. 31, 2020											125,000		11,797,645,000
Beginning balance at Mar. 31, 2020	305,543					218,069					$ 104		$ 118				218,946				(1,099)	0	87,474
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Dividends declared on preferred stock	(6)					(6)															(6)
Net income (loss)	(405)					(294)															(294)		(111)
Ending balance at Jun. 30, 2020	305,132					217,769					$ 104		$ 118				218,946				(1,399)	0	87,363
Ending balance (in shares) at Jun. 30, 2020											125,000		11,797,645,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of stock (in shares)																13,681,561,000
Issuance of stock					$ 246,268					$ 246,268						$ 136				$ 246,132
Offering and related costs of common stock	(18,947)					(18,947)											(18,947)
OP Units converted to common stock (in shares)																255,268,000
OP Units converted to common stock					0					5,030						$ 3				5,027					$ (5,030)
Dividends and distributions declared on common stock and OP Units	(2,849)					(2,430)															(2,430)		(419)
Dividends declared on restricted stock	(41)					(41)															(41)
Redemption of preferred stock upon initial public offering (in shares)											(125,000)
Redemption of preferred stock upon initial public offering	(138)					(138)					$ (104)										(34)
Stock-based compensation	1,753					1,753											1,753
Other comprehensive income	(128)					(110)																(110)	(18)
Dividends declared on preferred stock	(2)					(2)															(2)
Net income (loss)	(2,341)					(2,078)															(2,078)		(263)
Ending balance at Sep. 30, 2020	528,707					447,074					$ 0		$ 257				452,911				(5,984)	(110)	81,633
Ending balance (in shares) at Sep. 30, 2020											0		25,734,474,000
Beginning balance (in shares) at Dec. 31, 2020											0		28,203,545
Beginning balance at Dec. 31, 2020	528,073					494,098					$ 0		$ 282				501,045				(7,464)	235	33,975
Increase (Decrease) in Stockholders' Equity [Roll Forward]
OP Units converted to common stock (in shares)															253,344
OP Units converted to common stock				$ 0					$ 4,923						$ 3				$ 4,920					$ (4,923)
Dividends and distributions declared on common stock and OP Units	(5,994)					(5,687)															(5,687)		(307)
Dividends declared on restricted stock	(132)					(132)															(132)
Vesting of restricted stock units (in shares)													15,190
Repurchase of common stock for tax withholding obligations (in shares)													(4,962)
Repurchase of common stock for tax withholding obligations	(90)					(90)											(90)
Stock-based compensation	557					557											557
Other comprehensive income	2,323					2,199																2,199	124
Net income (loss)	741					701															701		40
Ending balance at Mar. 31, 2021	525,478					496,569					$ 0		$ 285				506,432				(12,582)	2,434	28,909
Ending balance (in shares) at Mar. 31, 2021											0		28,467,117
Beginning balance (in shares) at Dec. 31, 2020											0		28,203,545
Beginning balance at Dec. 31, 2020	528,073					494,098					$ 0		$ 282				501,045				(7,464)	235	33,975
Increase (Decrease) in Stockholders' Equity [Roll Forward]
OP Units converted to common stock (in shares)															462,357
Net income (loss)	1,055
Ending balance at Sep. 30, 2021	704,923					680,569					$ 0		$ 396				706,312				(28,326)	2,187	24,354
Ending balance (in shares) at Sep. 30, 2021											0		39,617,805
Beginning balance (in shares) at Mar. 31, 2021											0		28,467,117
Beginning balance at Mar. 31, 2021	525,478					496,569					$ 0		$ 285				506,432				(12,582)	2,434	28,909
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Issuance of stock (in shares)																10,915,688
Issuance of stock					$ 203,577					$ 203,577						$ 109				$ 203,468
Offering and related costs of common stock	(9,416)					(9,416)											(9,416)
OP Units converted to common stock (in shares)															143,173
OP Units converted to common stock				0					2,745						$ 1				2,744					(2,745)
Dividends and distributions declared on common stock and OP Units	(8,177)					(7,890)															(7,890)		(287)
Dividends declared on restricted stock	(132)					(132)															(132)
Stock-based compensation	1,041					1,041											1,041
Other comprehensive income	(265)					(253)																(253)	(12)
Net income (loss)	(2,630)					(2,536)															(2,536)		(94)
Ending balance at Jun. 30, 2021	709,476					683,705					$ 0		$ 395				704,269				(23,140)	2,181	25,771
Ending balance (in shares) at Jun. 30, 2021											0		39,525,978
Increase (Decrease) in Stockholders' Equity [Roll Forward]
OP Units converted to common stock (in shares)															65,840
OP Units converted to common stock				$ 0					$ 1,247						$ 1				$ 1,246					$ (1,247)
Dividends and distributions declared on common stock and OP Units	(8,181)					(7,916)															(7,916)		(265)
Dividends declared on restricted stock	(125)					(125)															(125)
Vesting of restricted stock units (in shares)													35,000
Repurchase of common stock for tax withholding obligations (in shares)													(9,013)
Repurchase of common stock for tax withholding obligations	(229)					(229)											(229)
Stock-based compensation	1,033					1,033											1,026				7
Other comprehensive income	5					6																6	(1)
Net income (loss)	2,944					2,848															2,848		96
Ending balance at Sep. 30, 2021	$ 704,923					$ 680,569					$ 0		$ 396				$ 706,312				$ (28,326)	$ 2,187	$ 24,354
Ending balance (in shares) at Sep. 30, 2021											0		39,617,805

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Organization and Description of Business

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Organization and Description of Business

Organization and Description of Business

NETSTREIT Corp. (“Successor” or the “Company”) was incorporated on October 11, 2019 as a Maryland corporation and commenced operations on December 23, 2019. The Company conducts its operations through NETSTREIT, L.P., a Delaware limited partnership (the “Operating Partnership”). NETSTREIT GP, LLC, a Delaware limited liability company and a wholly owned subsidiary of the Company, is the sole general partner of the Operating Partnership.

The Company elected to be treated and to qualify as a real estate investment trust (“REIT”) for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. Additionally, the Operating Partnership formed NETSTREIT Management TRS, LLC (“NETSTREIT TRS”), which together with the Company jointly elected to be treated as a taxable REIT subsidiary under Section 856(a) of the Internal Revenue Code of 1986, as amended, (the “Code”) for U.S. federal income tax purposes.

The Company is structured as an umbrella partnership real estate investment trust (commonly referred to as an “UPREIT”) and is an internally managed real estate company that acquires, owns and manages a diversified portfolio of single-tenant, retail commercial real estate leased on a long-term basis to high credit quality tenants across the United States. As of September 30, 2021, the Company owned 290 properties, located in 40 states, including four properties under development, with a non-binding option to purchase an additional property under development.

Private Offering and Formation Transactions

On December 23, 2019, the Company completed a series of transactions (collectively the “Private Offering”) pursuant to which the Company sold 8,860,760 shares of common stock at $19.75 per share in a private placement under Rule 144A and Regulation D under the Securities Act of 1933, as amended (the “Securities Act”). In connection with the Private Offering, the Company completed the formation transactions described below. On January 30, 2020, the initial purchaser in the Private Offering exercised its over-allotment option to purchase 2,936,885 shares of the Company’s common stock, which were delivered on February 6, 2020. The Company contributed the net proceeds of $219.0 million from the Private Offering to the Operating Partnership in exchange for 11,797,645 Class A units of limited partnership of the Operating Partnership (“Class A OP Units”). Upon completion of the Private Offering and the over-allotment option, noncontrolling interest holders owned approximately 27.4% of the Operating Partnership (the Operating Partnership issued total Class A and Class B OP Units of 15,449,794 and 796,870, respectively).

Concurrently with the closing of the Private Offering, EverSTAR Income and Value Fund V, LP, a Delaware limited partnership (the “Predecessor”), was merged with and into the Operating Partnership, with the Operating Partnership surviving, and the continuing investors in the Operating Partnership receiving an aggregate of 3,652,149 Class A OP Units, other than the Chief Executive Officer of the Company, who received 8,884 Class B units of limited partnership of the Operating Partnership (“Class B OP Units,” and collectively with Class A OP Units, “OP Units”), and an affiliate of the Predecessor’s general partner, which received 287,234 Class B OP Units.

The Operating Partnership entered into a contribution agreement with EBA EverSTAR LLC, a Texas limited liability company, to internalize the Company’s management infrastructure, whereby EBA EverSTAR LLC contributed 100% of the membership interests in EBA EverSTAR Management, LLC, a Texas limited liability company and the manager of the Predecessor, to the Operating Partnership in exchange for 500,752 Class B OP Units. In connection with the internalization, EBA EverSTAR Management, LLC was re-domiciled in Delaware and its name was changed to NETSTREIT Management, LLC. A 0.01% interest in NETSTREIT Management, LLC was issued to NETSTREIT TRS.

Concurrently with the consummation of the Private Offering, the Company entered into a $175.0 million term loan and $250.0 million revolving credit facility. On December 23, 2019, in connection with the acquisition of the Predecessor, the Company fully drew down on its term loan and used the proceeds to acquire the Predecessor, which concurrently settled its outstanding debt facilities. As part of the acquisition, the Company did not assume any obligations under the Predecessor’s then outstanding debt facilities.

Series A Preferred Stock

To maintain the Company’s status as a REIT, on January 27, 2020, the Company issued and sold 125 shares of 12.0% Series A Cumulative Non-Voting Preferred Stock, par value $0.01 per share (“Series A Preferred Stock”), for $1,000 per share to accredited investors pursuant to Regulation D under the Securities Act. The shares of Series A Preferred Stock may be redeemed solely at the Company’s option for consideration equal to $1,000 per share, plus accrued and unpaid dividends thereon to and including the date fixed for redemption, plus a redemption premium as follows (i) until December 31, 2021, $100 and (ii) thereafter, no redemption premium. The Company redeemed all 125 outstanding shares of Series A Preferred Stock upon the completion of the initial public offering.

Initial Public Offering

On August 17, 2020, the Company completed the initial public offering of its common stock. The Company sold 12,244,732 shares of common stock and selling stockholders sold 255,268 shares of common stock at a price of $18.00 per share. The Company's common stock began trading on the New York Stock Exchange under the symbol “NTST” on August 13, 2020. On September 16, 2020, the Company issued an additional 1,436,829 shares of its common stock pursuant to the underwriters' over-allotment option in connection with the Company's initial public offering. The net proceeds to the Company from the initial public offering was $227.3 million, which is net of transaction costs and underwriter fees of $18.9 million. The Company contributed the net proceeds of the initial public offering and related over-allotment option to the Operating Partnership in exchange for 13,681,561 Class A OP Units. In addition, an equivalent number of Class A OP Units were issued for the 255,268 shares sold by selling stockholders.

April 2021 Offering

On April 12, 2021, the Company completed a public offering of 10,915,688 shares of common stock, which included the full exercise of the underwriters’ option to purchase an additional 1,423,785 shares of common stock. Upon closing of the offering, the Company issued 10,915,688 shares of common stock and received net proceeds of $194.2 million after deducting the underwriting discount and transaction costs of $9.4 million. The Company contributed the net proceeds of the offering and related underwriters’ option to the Operating Partnership in exchange for 10,915,688 Class A OP Units.

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Summary of Significant Accounting Policies

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Summary of Significant Accounting Policies

Summary of Significant Accounting Policies

Basis of Presentation

The accompanying interim condensed consolidated financial statements have been prepared in accordance with U.S. generally accepted accounting principles (GAAP) and the rules and regulations of the U.S. Securities and Exchange Commission (SEC). The accompanying condensed consolidated financial statements include the accounts of the Company and subsidiaries in which the Company has a controlling financial interest. All intercompany accounts and transactions have been eliminated in consolidation and the Company’s net income (loss) is reduced by the portion of net income (loss) attributable to noncontrolling interests.

Interim Unaudited Financial Information

The accompanying unaudited interim condensed consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). These unaudited interim condensed consolidated financial statements do not include all of the information and notes required by accounting principles generally accepted in the United States of America (“GAAP”) for complete financial statements, and should be read in conjunction with the Company’s audited consolidated financial statements and notes thereto on the Annual Report on Form 10-K as of and for the year ended December 31, 2020, which provide a more complete understanding of the Company’s accounting policies, financial position, operating results, business properties, and other matters. In the opinion of management, all adjustments of a normal recurring nature necessary for a fair presentation have been included. The results of operations for the three and nine months ended September 30, 2021 and 2020 are not necessarily indicative of the results for the full year.

Noncontrolling Interests

The Company presents noncontrolling interests, which represent OP Units, and classifies such interests as a component of permanent equity, separate from the Company's stockholders’ equity. Noncontrolling interests were created as part of an asset acquisition and recognized at fair value as of the date of the transaction. Effective with the Company’s initial public offering, each limited partner of the Operating Partnership has the right to require the Operating Partnership to redeem part or all of its OP

Units for cash, based upon the value of an equivalent number of shares of the Company’s common stock at the time of the redemption, or, at the Company’s election, shares of the Company’s common stock on a one-for-one basis, subject to certain adjustments and the restrictions on ownership and transfer of the Company’s common stock. The election to pay cash or issue common stock is solely within the control of the Company to satisfy a noncontrolling interest holder's redemption request.

Net income or loss of the Operating Partnership is allocated to its noncontrolling interests based on the noncontrolling interests’ ownership percentages in the Operating Partnership throughout the period. Ownership percentage is calculated by dividing the number of OP Units held by the noncontrolling interests by the total OP Units outstanding.

Use of Estimates

The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The Company’s most significant assumptions and estimates relate to the useful lives of real estate assets, lease accounting, real estate impairment assessments, and allocation of fair value of purchase consideration. These estimates are based on historical experience and other assumptions which management believes are reasonable under the circumstances. The Company evaluates its estimates on an ongoing basis and makes revisions to these estimates and related disclosures as experience develops or new information becomes known. Further, the uncertainty over the ultimate impact COVID-19 will have on the global economy and the Company’s business makes any estimates and assumptions as of September 30, 2021 inherently less certain than they would be absent the current and potential impacts of COVID-19. Actual results could differ from those estimates.

Risk and Uncertainties

COVID-19

On March 11, 2020, the World Health Organization announced a new strain of coronavirus (“COVID-19”) was reported worldwide, resulting in COVID-19 being declared a pandemic, and on March 13, 2020 the U.S. President announced a National Emergency relating to the disease. COVID-19 and the measures taken to limit its spread have, and may continue to, negatively impact the economy across many industries, including industries in which our tenants operate. The impacts may continue and increase in severity as the duration of the pandemic lengthens or new variants are identified. As a result, the Company is not yet able to determine the full impact of COVID-19 on its operations, and therefore, whether any such impact will be material. However, the Company’s operations and cash flows during the three and nine months ended September 30, 2021 were not materially impacted by COVID-19. The Company has collected 100.0% of all rent payments for the three and nine months ended September 30, 2021. In addition, the Company has not provided for any rent abatements or deferrals since August 1, 2020 relating to COVID-19.

The Company also adopted an optional remote-work policy and other physical distancing policies for its corporate office. The Company does not anticipate these policies to have any adverse impact on its ability to continue to operate its business. Transitioning to a remote-work environment has not had a material adverse impact on the Company's general ledger system, internal controls or controls and procedures related to its financial reporting process.

Real Estate Held for Investment

Real estate is recorded and stated at cost less any provision for impairment. Assets are recognized at fair value at acquisition date. For properties developed by the Company, all direct and indirect costs related to planning, development and construction, including interest, real estate taxes and other miscellaneous costs incurred during the construction period, are capitalized for financial reporting purposes and recorded as property under development until construction has been completed.

The Company evaluates each acquisition transaction to determine whether the acquired asset meets the definition of a business and therefore accounted for as a business combination or if the acquisition transaction should be accounted for as an asset acquisition. Under Accounting Standards Update (“ASU”) 2017-01, “Business Combinations (Topic 805): Clarifying the Definition of a Business” (“ASU 2017-01”), an acquisition does not qualify as a business when substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets or the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay. Transaction costs related to acquisitions that qualify as asset acquisitions are capitalized as part of the cost basis of the acquired assets, while transaction costs for acquisitions that are deemed to be acquisitions of a business are expensed as incurred.

The Company allocates the purchase price of acquired properties accounted for as asset acquisitions to tangible and identifiable intangible assets or liabilities based on their relative fair values. Tangible assets may include land, buildings, site improvements and tenant improvements. Intangible assets include the value of in-place leases and above-market leases and intangible liabilities include below-market leases.

The fair value of the tangible assets of an acquired property with an in-place operating lease is determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to the tangible assets based on the fair value of the tangible assets. The fair value of in-place leases is determined by considering estimates of carrying costs during the expected lease-up periods, current market conditions, as well as costs to execute similar leases based on the specific characteristics of each tenant’s lease. The Company estimates the cost to execute leases with terms similar to the remaining lease terms of the in-place leases, including leasing commissions, legal and other related expenses. The fair value of above-market or below-market leases is recorded based on the net present value (using a discount rate that reflects the risks associated with the leases acquired) of the difference between the contractual amount to be paid pursuant to the in-place lease and the Company’s estimate of the fair market lease rate for the corresponding in-place lease, measured over the remaining non-cancelable term of the lease including any below-market fixed rate renewal options for below-market leases. In making estimates of fair values for purposes of allocating purchase price, the Company utilizes a number of sources, including real estate valuations prepared by independent valuation firms. The Company also considers information and other factors including market conditions, the industry that the tenant operates in, characteristics of the real estate; e.g., location, size, demographics, value and comparative rental rates; tenant credit profile and the importance of the location of the real estate to the operations of the tenant’s business. Additionally, the Company considers information obtained about each property as a result of its pre-acquisition due diligence, marketing and leasing activities in estimating the fair value of the tangible and intangible assets and liabilities acquired. Based on these inputs for measuring and allocating the fair value of real estate acquisitions, the Company utilizes both observable market data (categorized as level 2 on the three-level valuation hierarchy of Accounting Standards Codification (“ASC”) Topic 820, Fair Value Measurement), and unobservable inputs that reflect the Company’s own internal assumptions (categorized as level 3 under ASC Topic 820).

Depreciation and Amortization

Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets:

Buildings	13 – 35 years
Building improvements	15 years
Tenant improvements	Shorter of the term of the related lease or useful life
Acquired in-place leases	Remaining terms of the respective leases
Assembled workforce	3 years
Computer equipment	3 years

Total depreciation and amortization expense was $8.1 million and $4.7 million during the three months ended September 30, 2021 and 2020, respectively. Total depreciation and amortization expense was $21.1 million and $10.2 million during the nine months ended September 30, 2021 and 2020, respectively.

Depreciation expense on real estate held for investment and computer equipment and other corporate assets was $5.6 million and $3.2 million during the three months ended September 30, 2021 and 2020, respectively. Depreciation expense on real estate held for investment and computer equipment was $14.5 million and $7.0 million during the nine months ended September 30, 2021 and 2020, respectively.

Amortization expense on acquired in-place lease and assembled workforce intangible assets and leasing commissions were $2.5 million and $1.4 million during the three months ended September 30, 2021 and 2020, respectively. Amortization expense on acquired in-place lease and assembled workforce intangible assets and leasing commissions were $6.5 million and $3.1 million during the nine months ended September 30, 2021 and 2020, respectively.

Repairs and maintenance are charged to operations as incurred; major renewals and betterments that extend the useful life or improve the operating capacity of the asset are capitalized. Upon the sale or disposition of a property, the asset and the related accumulated depreciation are removed from the condensed consolidated balance sheets with the difference between the proceeds received, net of sales costs, and the carrying value of the asset group recorded as a gain or loss on sale, subject to impairment considerations.

Assets Held for Sale

Properties classified as held for sale, including the related intangibles, on the condensed consolidated balance sheets include only those properties available for immediate sale in their present condition, which are actively being marketed, and for which management believes that it is probable that a sale of the property will be completed within one year. Properties held for sale are carried at the lower of cost or fair value, less estimated selling costs. No depreciation expense or amortization expense is recognized on properties held for sale and the related intangible assets or liabilities once they have been classified as such. Only disposals representing a strategic shift in operations are presented as discontinued operations. Accordingly, we have not reclassified results of operations for properties disposed during the interim period ended September 30, 2021 or held for sale as discontinued operations, as these events are a normal part of the Company’s operations and do not represent strategic shifts in the Company’s operations. As of September 30, 2021 and December 31, 2020, there were one and three properties, respectively, classified as held for sale.

Impairment of Long-Lived Assets

Fair value measurement of an asset occurs when events or changes in circumstances related to an asset indicate that the carrying amount of the asset is no longer recoverable. If indicators are present, the Company will prepare a projection of the undiscounted future cash flows of the property, excluding interest charges, and determine if the carrying amount of the real estate is recoverable. When a carrying amount is not recoverable, an impairment loss is recognized to the extent that the carrying amount of the asset exceeds its fair market value. The Company estimates fair value using data such as operating income, estimated capitalization rates or multiples, leasing prospects, local market information, and with regard to assets held for sale, based on the estimated or negotiated selling price, less estimated costs of disposal. Based on these unobservable inputs, the Company determined that its valuations of impaired real estate and intangible assets fall within Level 3 of the fair value hierarchy under ASC Topic 820.

The following table summarizes the provision for impairment during the periods indicated below (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Total provision for impairment	$	—	$	363	$	3,539	$	1,773
Number of properties: (1)
Classified as held for sale	—		2		3		4
Disposed within the period	—		—		3		1

(1)     Includes the number of properties that were impaired and classified as held for sale or impaired and disposed of during the respective periods. Excludes properties that did not have impairment recorded during the year.

Cash, Cash Equivalents and Restricted Cash

The Company considers all cash balances, money market accounts and highly liquid investments with original maturities of three months or less to be cash and cash equivalents. Restricted cash includes cash restricted for property tenant improvements and cash proceeds from the sale of assets held by qualified intermediaries in anticipation of the acquisition of replacement properties in tax-free exchanges under Section 1031 of the Code. Restricted cash is included in cash, cash equivalents, and restricted cash on the condensed consolidated balance sheets. The Company had no restricted cash as of September 30, 2021 and had $14.8 million of restricted cash as of December 31, 2020.

The Company’s bank balances as of September 30, 2021 and December 31, 2020 include certain amounts over the Federal Deposit Insurance Corporation limits.

Revenue Recognition and Related Matters

The Company’s rental revenue is primarily related to rent received from tenants under leases accounted for as operating leases. Rent from leases that have fixed and determinable rent increases is recognized on a straight-line basis over the non-cancellable initial term of the lease and reasonably certain renewal periods, from the later of the date of the commencement of the lease or the date of acquisition of the property subject to the lease. The difference between rental revenue recognized and the cash rent due under the provisions of the lease is recorded as deferred rent receivable and included as a component of other assets in the condensed consolidated balance sheets.

Variable lease revenues include tenant reimbursements, lease termination fees, changes in the index or market-based indices after the inception of the lease or percentage rents. Variable lease revenues are not recognized until the specific events that trigger the variable payments have occurred. The Company recognized variable lease revenue related to tenant reimbursements and lease termination fees for the periods presented.

Capitalized above-market and below-market lease values and lease incentives are amortized on a straight-line basis as a reduction or increase of rental revenue as appropriate over the remaining non-cancellable terms of the respective leases.

Reserves for uncollectible amounts are provided against the portion of accounts receivable, net including straight-line rents, which are estimated to be uncollectible, which include a portfolio-based reserve and reserves for specific disputed amounts. Such reserves are reviewed each period based upon recovery experience and the specific facts of each outstanding amount. As of September 30, 2021 and December 31, 2020, there were no reserves for uncollectible amounts.

Stock-Based Compensation

The Company has a share-based compensation award program for its employees and directors. Stock-based compensation expense associated with these awards is recognized in general and administrative expenses in the condensed consolidated statements of operations and comprehensive income (loss). The Company classifies stock-based payment awards either as equity awards or liability awards based upon an analysis of ASC 718 and ASC 480. Equity classified awards are measured based on the fair value on the date of grant. Liability classified awards are remeasured to fair value each reporting period. Stock-based compensation expense is recognized over the requisite service or performance period. The Company recognizes forfeitures as they occur.

Transaction Costs

Transaction costs represent costs incurred by the Company to facilitate the private offering, formation transactions and initial public offering. In addition, transaction costs include the costs associated with abandoned acquisitions and other acquisition related activity. There were no offering costs expensed during the three or nine months ended September 30, 2021. Offering costs expensed for the three and nine months ended September 30, 2020 were $0.9 million and $2.2 million, respectively. Acquisition related expenses were $0.1 million and $0.4 million for the three months ended September 30, 2021 and 2020, respectively. Acquisition related expenses were $0.5 million and $0.8 million for the nine months ended September 30, 2021 and 2020, respectively.

Income Taxes

The Company elected to be treated and qualify as a REIT for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. To qualify as a REIT, the Company must meet certain organizational, income, asset and distribution tests. Accordingly, the Company will generally not be subject to corporate U.S. federal or state income tax to the extent that it makes qualifying distributions of all of its taxable income to its shareholders and provided it satisfies on a continuing basis, through actual investment and operating results, the REIT requirements, including certain asset, income, distribution and share ownership tests. The Company intends to make sufficient distributions during 2021 to receive a full dividends paid deduction.

NETSTREIT TRS is treated as a taxable REIT subsidiary which may be subject to U.S. federal, state, and local income taxes on its taxable income. In general, NETSTREIT TRS may perform services for tenants of the Company, hold assets that the Company cannot hold directly and may engage in any real estate or non-real estate-related business.

During the three and nine months ended September 30, 2021, the Company recognized franchise and other state and local tax expenses in general and administrative and recognized state and federal income tax expense in income tax expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss).

All provisions for federal income taxes in the accompanying consolidated financial statements are attributable to NETSTREIT TRS. Deferred income tax expense and its ending balance in deferred tax assets and liabilities were immaterial for the three and nine months ended September 30, 2021 and 2020.

The Company has elected to record related interest and penalties, if any, as general and administrative expense or as income tax expense based on the nature of the tax on the condensed consolidated statements of operations and comprehensive income (loss). The Company had no material interest or penalties relating to income, franchise, and other state and local taxes for the three and

nine months ended September 30, 2021 and 2020. Additionally, there were no material accruals for interest or penalties as of September 30, 2021 and December 31, 2020.

The Company files federal, state and local income tax returns. The Company regularly analyzes its various federal and state filing positions and only recognizes the income tax effect in its financial statements when certain criteria regarding uncertain income tax positions have been met. The Company believes that its income tax positions would more likely than not be sustained upon examination by all relevant taxing authorities. Therefore, no provisions for uncertain income tax positions have been recorded in the condensed consolidated financial statements.

All federal tax returns for years prior to 2018 are no longer subject to examination. Additionally, state tax returns for years prior to 2016 are generally no longer subject to examination.

Earnings Per Share

Earnings per common share has been computed pursuant to the guidance in FASB ASC Topic 260, Earnings per Share. Basic earnings per share (“EPS”) is computed by dividing net income (loss) allocated to common stockholders by the weighted-average number of common shares outstanding for the reporting period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock. No effect is shown for any securities that are anti-dilutive. Net income (loss) allocated to common stockholders represents net income (loss) less income allocated to participating securities and noncontrolling interests. None of the Company’s equity awards are participating securities.

Fair Value Measurement

Fair value measurements are utilized in the accounting of the Company’s assets acquired and liabilities assumed in an asset acquisition and also affect the Company’s accounting for certain of its financial assets and liabilities. Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date (an exit price). The hierarchy described below prioritizes inputs to the valuation techniques used in measuring the fair value of assets and liabilities. This hierarchy maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring the most observable inputs to be used when available. The hierarchy is broken down into three levels based on the reliability of inputs as follows: Level 1 inputs, such as quoted prices in an active market; Level 2 inputs, which are observable inputs for similar assets; or Level 3 inputs, which are unobservable inputs.

The Company uses the following inputs in its fair value measurements:    

–Level 2 inputs for its debt and derivative financial instrument fair value disclosures. See “Note 6 - Debt” and “Note 7 - Derivative Financial Instruments,” respectively; and

–Level 2 and Level 3 inputs when assessing the fair value of assets and liabilities in connection with real estate acquisitions and impairment. See “Note 4 - Real Estate Investments.”

The fair value of the Company’s cash, cash equivalents and restricted cash (including money market accounts), other assets and accounts payable, accrued expenses and other liabilities approximate their carrying value because of the short-term nature of these instruments. Provisions for impairments recognized in the three and nine months ended September 30, 2021 and 2020 related to assets held for sale and the impairment was determined based on the estimated or negotiated selling price, less costs of disposal, compared to the carrying value of the property.

Concentrations of Credit Risk

Financial instruments that potentially subject us to significant concentrations of credit risk consist principally of cash and cash equivalents. The Company is exposed to credit risk with respect to cash held at various financial institutions, access to its Credit Facility, and amounts due or payable under derivative contracts. The credit risk exposure with regard to the Company’s cash, credit facilities, and derivative instruments is spread among a diversified group of investment grade financial institutions.

During the three months ended September 30, 2021 and 2020, the Company’s rental revenues were derived from 61 separate tenants leasing 292 total properties and 56 separate tenants leasing 190 properties, respectively. There was no tenant with rental revenue that exceeded 10% of total rental revenue during the three months ended September 30, 2021. During the three months ended September 30, 2020, one tenant, 7-Eleven, accounted for 12.2% of total rental revenue.

During the nine months ended September 30, 2021 and 2020, the Company’s rental revenues were derived from 63 separate tenants leasing 297 total properties and 56 separate tenants leasing 190 properties, respectively. During this period there were no tenants with rental revenue that exceeded 10% of total rental revenue.

Segment Reporting

The Company considers each one of its properties to be an operating segment, none of which meets the threshold for a reportable segment. The Company allocates resources and assesses operating performance based on individual property needs. All of the Company’s operating segments meet the aggregation criteria, and thus, the Company reports one segment, rental operations. There were no intersegment sales during the periods presented. 

Recent Accounting Pronouncements Issued But Not Yet Adopted

In March 2020, the FASB issued ASU 2020-04 “Topic 848: Reference Rate Reform.” ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. On July 1, 2020, the Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company determined these elections have not materially impacted the Company's condensed consolidated financial statements. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

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Leases

9 Months Ended

Sep. 30, 2021

Leases [Abstract]

Leases

Leases

The Company acquires, owns and manages commercial single-tenant lease properties, with the majority being long-term triple-net leases where the tenant is generally responsible for all improvements and contractually obligated to pay all operating costs (such as real estate taxes, utilities and repairs and maintenance costs). As of September 30, 2021, the Company owned 290 single-tenant retail net leased properties spanning 40 states, with tenants representing 60 different brands or concepts across 22 retail sectors. As of September 30, 2021, the remaining terms of leases range from 2-32 years.

The Company’s property leases have been classified as operating leases and some have scheduled rent increases throughout the lease term.

All lease-related income is reported as a single line item, rental revenue (including reimbursable), in the condensed consolidated statements of operations and comprehensive income (loss) and is presented net of any reserves for uncollectible amounts. There were no reserves for uncollectible amounts during the three and nine months ended September 30, 2021 and 2020.

The following table provides a disaggregation of lease income recognized under ASC 842 (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Rental revenue
Fixed lease income (1)	$	14,010	$	8,975	$	37,460	$	20,833
Variable lease income (2)	1,434		458		3,290		1,104
Other rental revenue:
Above/below market lease amortization, net	182		219		609		340
Lease incentives	(23)		—		(26)		—
Rental revenue (including reimbursables)	$	15,603	$	9,652	$	41,333	$	22,277

(1)     Fixed lease income includes contractual rents under lease agreements with tenants recognized on a straight-line basis over the lease term.

(2) Variable lease income primarily includes tenant reimbursements for real estate taxes, insurance, common area maintenance, and lease termination fees.

Scheduled future minimum base rental payments (excluding base rental payments from properties classified as held for sale and straight line rent adjustments for all properties) due to be received under the remaining non-cancelable term of the operating leases in place as of September 30, 2021 are as follows (in thousands):

	Future Minimum Base Rental Receipts
Remainder of 2021	$	14,805
2022	59,946
2023	60,092
2024	60,138
2025	60,025
Thereafter	365,112
	$	620,118

Future minimum rentals exclude amounts that may be received from tenants for reimbursements of operating costs and property taxes. In addition, the future minimum rents do not include any contingent rents based on a percentage of the lessees' gross sales or lease escalations based on future changes in the Consumer Price Index (“CPI”) or other stipulated reference rate.

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Real Estate Investments

9 Months Ended

Sep. 30, 2021

Real Estate [Abstract]

Real Estate Investments

Real Estate Investments

Acquisitions

During the nine months ended September 30, 2021, the Company acquired 92 properties for a total purchase price of $292.0 million, inclusive of $3.0 million of capitalized acquisition costs. During the nine months ended September 30, 2020, the Company acquired 98 properties for a total purchase price of $327.3 million, inclusive of $3.6 million of capitalized acquisition costs.

The acquisitions were all accounted for as asset acquisitions. An allocation of the purchase price and acquisition costs paid for the completed acquisitions is as follows (in thousands):

	Nine Months Ended September 30,
	2021		2020
Land	$	73,600	$	98,381
Buildings	161,362		166,041
Site improvements	19,844		22,859
Tenant improvements	4,663		6,059
In-place lease intangible assets	32,384		44,656
Above-market lease intangible assets	6,701		4,291
Assumed receivables	44		—
Construction-in-progress assets	—		270
Fuel equipment	—		156
	298,598		342,713
Liabilities assumed
Below-market lease intangible liabilities	(6,552)		(13,482)
Accounts payable, accrued expense and other liabilities	—		(1,893)
Purchase price (including acquisition costs)	$	292,046	$	327,338

Development

During the nine months ended September 30, 2021, the Company invested a total of $9.5 million, including the purchase price of $5.4 million, in five properties, including one that contains a non-binding purchase option to acquire the property upon completion. Upon acquisition or investment in these properties, the Company commenced development of build-to-suit projects. These developments are expected to be substantially completed with rent commencing during the fourth and first quarter of 2021 and 2022, respectively. The purchase price, including acquisitions costs, and subsequent development are included in property under development in the accompanying condensed consolidated balance sheets as of September 30, 2021.

During the nine months ended September 30, 2020, the Company invested a total of $4.7 million, including the purchase price of $3.5 million, in two properties. Upon acquisition in these properties, the Company commenced development of build-to-suit projects which were completed in July and December 2020, respectively. Rent commenced in July 2020 and January 2021,

respectively. These amounts were included in buildings and improvements in the accompanying condensed consolidated balance sheets as of December 31, 2020.

Dispositions

During the nine months ended September 30, 2021, the Company sold nine properties for a total sales price, net of disposal costs, of $30.4 million, recognizing a net gain of $2.5 million on the sales.

During the nine months ended September 30, 2020, the Company sold three properties for a total sales price, net of disposal costs, of $11.8 million, recognizing a net gain of $1.1 million on the sales.

During 2019, the Company entered into an agreement to sell one property to a third-party and received a nonrefundable $0.3 million earnest money deposit, which upon the third-party’s failure to perform under the purchase and sale agreement in the first quarter of 2020, was recognized as a gain.

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Intangible Assets and Liabilities

9 Months Ended

Sep. 30, 2021

Goodwill and Intangible Assets Disclosure [Abstract]

Intangible Assets and Liabilities

Intangible Assets and Liabilities

Intangible assets and liabilities consisted of the following (in thousands):

	September 30, 2021						December 31, 2020
	Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount		Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount
Assets:
In-place leases	$	100,417	$	(10,302)	$	90,115	$	69,470	$	(4,146)	$	65,324
Above-market leases	16,145		(1,189)		14,956		9,607		(481)		9,126
Assembled workforce	873		(519)		354		873		(299)		574
Lease incentives	4,004		(26)		3,978		—		—		—
Total Intangible assets	$	121,439	$	(12,036)	$	109,403	$	79,950	$	(4,926)	$	75,024
Liabilities:
Below-market leases	$	24,493	$	(2,343)	$	22,150	$	17,951	$	(1,021)	$	16,930

The remaining weighted average amortization period for the Company’s intangible assets and liabilities as of September 30, 2021 and as of December 31, 2020 by category were as follows:

	Years Remaining
	September 30, 2021	December 31, 2020
In-place leases	9.9	11.1
Above-market leases	13.2	12.6
Below-market leases	12.8	13.4
Assembled workforce	1.3	2.0
Lease incentives	14.2	—

The Company records amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and records net amortization of above-market and below-market lease intangibles as well as amortization of lease incentives to rental revenue. The following amounts in the accompanying condensed consolidated statements of operations and comprehensive income (loss) related to the amortization of intangibles assets and liabilities for all property and ground leases (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Amortization:
Amortization of in-place leases	$	2,444	$	1,364	$	6,296	$	2,896
Amortization of assembled workforce	73		73		220		219
	$	2,517	$	1,437	$	6,516	$	3,115
Net adjustment to rental revenue:
Above-market lease assets	(346)		(122)		(723)		(370)
Below-market lease liabilities	528		341		1,332		710
Lease incentives	(23)		—		(26)		—
	$	159	$	219	$	583	$	340

The following table provides the projected amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and the net amortization of above-market, below-market, and lease incentive lease intangibles to rental revenue as of September 30, 2021, for the next five years and thereafter (in thousands):

	Remainder of 2021		2022		2023		2024		2025		Thereafter		Total
In-place leases	$	2,693	$	10,772	$	10,656	$	10,444	$	10,250	$	45,300	$	90,115
Assembled workforce	72		282		—		—		—		—		354
Amortization expense	$	2,765	$	11,054	$	10,656	$	10,444	$	10,250	$	45,300	$	90,469
Above-market lease assets	(300)		(1,199)		(1,199)		(1,195)		(1,194)		(9,869)		(14,956)
Below-market lease liabilities	503		2,014		2,008		1,989		1,969		13,667		22,150
Lease incentives	(90)		(286)		(286)		(286)		(286)		(2,744)		(3,978)
Net adjustment to rental revenue	$	113	$	529	$	523	$	508	$	489	$	1,054	$	3,216

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Debt

9 Months Ended

Sep. 30, 2021

Debt Disclosure [Abstract]

Debt

Debt

Debt consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Term Loan (due December 23, 2024)	$	175,000	$	175,000
Revolver (due December 23, 2023)	17,000		—
Total debt	192,000		175,000
Unamortized discount and debt issuance costs	(726)		(895)
Unamortized deferred financing costs, net(1)	(897)		(1,198)
Total debt, net	$	190,377	$	172,907

(1)     The Company records deferred financing costs for the Revolver in other assets, net on its condensed consolidated balance sheets.

Credit Facility

In December 2019, the Company entered into a senior credit facility consisting of (i) a $175.0 million senior secured term loan (“Term Loan”) and (ii) a $250.0 million senior secured revolving credit facility (“Revolver”, and collectively with the Term Loan, the “Credit Facility”). Wells Fargo Securities, LLC is lead arranger and bookrunner and Wells Fargo Bank, National Association is administrative agent under the Credit Facility (the “Administrative Agent”).

The Term Loan matures on December 23, 2024 and the Revolver matures on December 23, 2023, subject to extension up to one year. The Credit Facility is unsecured as the Administrative Agent released the collateral in connection with the Company’s satisfaction of the collateral release requirements in the fourth quarter of 2020. Therefore interest rates under the Credit Facility are based on the Company’s consolidated total leverage ratio, and are determined by (A) in the case of Term Loan either (i) LIBOR, plus a margin ranging from 1.15% to 1.60%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging from 0.15% to 0.60%, based on the Company’s consolidated total leverage ratio and (B) in the case of Revolving Loans either (i) LIBOR, plus a margin ranging from 1.20% to 1.80%, based on the Company’s consolidated total leverage ratio, or (ii) a Base Rate (as defined in the Credit Facility), plus a margin ranging

from 0.20% to 0.80%, based on the Company’s consolidated total leverage ratio. Interest is payable monthly or at the end of the applicable interest period in arrears on any outstanding borrowings. The stated interest rate as of September 30, 2021 was 1.25%.

The Company is required to pay a Revolver facility fee at an annual rate of 0.15% of the unused capacity if usage exceeds 50% of the total available facility, or 0.25% of the unused facility if usage does not exceed 50%. Loans from the Revolver are generally restricted if, among other things, the proposed usage of the proceeds from the loan do not meet certain criteria as outlined in the Credit Facility Agreement, if an event of default exists, or if the requested loan will create an event of default. Loans from the Revolver may not exceed the total revolving commitments.

During the second quarter of 2020, the Company entered into an amendment to the Credit Facility to amend and redefine its debt covenant calculations. The Company incurred and capitalized less than $0.1 million of financing costs relating to this amendment, which has been pro-rated to the Term Loan and Revolver based on their respective borrowing capacities. The Company further amended and redefined its debt covenant calculation during the third quarter of 2021 through the execution of two separate amendments.

Effective September 28, 2020, the Company entered into an interest rate derivative contract to fix the interest rate on the Term Loan. The interest rate is effectively fixed to 1.36% which includes the fixed rate (one-month LIBOR) of 0.21% plus a margin of 1.15%. The interest rate hedge is further described in “Note 7 - Derivative Financial Instruments.”

Deferred financing costs are being amortized over the remaining terms of each respective loan. Term Loan deferred financing costs of $1.1 million, of which $0.7 million and $0.9 million is unamortized at September 30, 2021 and December 31, 2020, respectively, is included within Term Loan, net on the condensed consolidated balance sheets. Revolver deferred financing costs of $1.6 million, of which $0.9 million and $1.2 million is unamortized at September 30, 2021 and December 31, 2020, respectively, is included within other assets, net on the condensed consolidated balance sheets.

Total deferred financing costs amortized on the Term Loan and Revolver for the three months ended September 30, 2021 and 2020 were $0.2 million and $0.2 million, respectively and $0.5 and $0.5 for the nine months ended September 30, 2021 and 2020, respectively. This is included in interest expense, net on the Company’s condensed consolidated statements of operations and comprehensive income (loss).

For the three months ended September 30, 2021 and 2020, the Term Loan had a weighted average interest rate, exclusive of amortization of deferred financing costs and the effects of the interest rate hedge, of 1.26% and 1.44%, respectively and 1.28% and 2.18% for the nine months ended September 30, 2021 and 2020, respectively.

The Company incurred interest expense in connection with the Term Loan for the three months ended September 30, 2021 and 2020 of $0.6 million and $0.6 million, respectively and $1.8 million and $2.9 million for the nine months ended September 30, 2021 and 2020, respectively.

The estimated fair value of the Company’s Term Loan has been derived based on market observable inputs such as interest rates and discounted cash flow analysis using estimates of the amount and timing of future cash flows. These measurements are classified as Level 2 within the fair value hierarchy. The Company determined that the carrying value materially approximated the estimated fair value of the Term Loan as of September 30, 2021 and December 31, 2020.

The Company incurred interest expense, exclusive of facility fees for unused capacity, on borrowings under the Revolver of less than $0.1 million and approximately $0.1 million for the three months ended September 30, 2021 and 2020 with a weighted average interest rate of 1.26% and 1.54%, respectively. For the nine months ended September 30, 2021 and 2020, interest expense was less than $0.1 million and approximately $0.1 million, with a weighted average interest rate of 1.24% and 1.54%, respectively. As of September 30, 2021, the Company had $17.0 million borrowings outstanding under the Revolver. As of December 31, 2020, the Company had no borrowings outstanding under the Revolver. The Company also incurred interest expense in connection with unused capacity for the three months ended September 30, 2021 and 2020 of $0.2 million and $0.1 million, respectively and $0.5 million and $0.4 million for the nine months ended September 30, 2021 and 2020, respectively.

For the three and nine months ended September 30, 2021, the Company capitalized less than $0.1 million of interest expense associated with properties under development. No interest expense was capitalized for the three and nine months ended September 30, 2020.

The Company was in compliance with all of its debt covenants as of September 30, 2021 and expects to be in compliance for the following twelve-month period.

Debt Maturity

Payments on the Term Loan are interest only through maturity. All outstanding amounts on the Term Loan are due on December 23, 2024.

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Derivative Financial Instruments

9 Months Ended

Sep. 30, 2021

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Financial Instruments

Derivative Financial Instruments

The Company uses interest rate derivative contracts to manage its exposure to changes in interest rates on its variable rate debt. These derivatives are considered cash flow hedges and are recorded on a gross basis at fair value. Assessments of hedge effectiveness are performed quarterly using either a qualitative or quantitative approach. The Company recognizes the entire change in the fair value in Accumulated Other Comprehensive Income (“AOCI”) and the change is reflected as cash flow hedge changes in fair value in the supplemental disclosures of non-cash investing and financing activities in the consolidated statement of cash flows. Effective September 28, 2020, such derivatives were initiated to hedge the variable cash flows associated with Term Loan. Accordingly, the interest rate for the variable rate Term Loan is based on the hedged fixed rate (one-month) of 0.21% compared to the variable Term Loan one-month LIBOR rate as of September 30, 2021 of 0.09%, plus a margin of 1.15%. The maturity date of the interest rate swaps coincide with the maturity date of the Term Loan.

Amounts will subsequently be reclassified to earnings when the hedged item affects earnings. The Company does not enter into derivative contracts for speculative or trading purposes and does not have derivative netting arrangements.

The Company is exposed to credit risk in the event of non-performance by its derivative counterparties. The Company evaluates counterparty credit risk through monitoring the creditworthiness of counterparties, which includes review of debt ratings and financial performance. To mitigate credit risk, the Company enters into agreements with counterparties it considers credit-worthy, such as large financial institutions with favorable credit ratings.

The Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk (in thousands, except number of instruments):

	Number of Instruments		Notional
Interest Rate Derivatives	September 30, 2021	December 31, 2020	September 30, 2021		December 31, 2020
Interest rate swaps	4	4	$	175,000	$	175,000

The following table presents the fair value of the Company's derivative financial instruments as well as their classification on the condensed consolidated balance sheets as of September 30, 2021 and December 31, 2020 (in thousands):

	Derivative Assets
		Fair Value at
Derivatives Designated as Hedging Instruments:	Balance Sheet Location	September 30, 2021		December 31, 2020
Interest rate swaps	Other assets, net	$	2,316	$	253

The following table presents the effect of the Company's interest rate swaps on the condensed consolidated statements of operations and comprehensive income (loss) for the three and nine months ended September 30, 2021 and 2020 (in thousands):

	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)				Location of Gain or (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)	Amount of (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
Derivatives in Cash Flow Hedging Relationships	2021		2020			2021		2020
For the Three Months Ended September 30
Interest Rate Products	$	(47)	$	(129)	Interest expense, net	$	(52)	$	(1)
For the Nine Months Ended September 30
Interest Rate Products	$	1,932	$	(129)	Interest expense, net	$	(131)	$	(1)

The Company did not exclude any amounts from the assessment of hedge effectiveness for the three and nine months ended September 30, 2021 and 2020. During the next twelve months, the Company estimates that an additional $0.1 million will be reclassified as an increase to interest expense.

The valuation of these instruments is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves.

To comply with the provisions of ASC 820, the Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty’s nonperformance risk in the fair value measurements. In adjusting the fair value of its derivative contracts for the effect of nonperformance risk, the Company has considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts, and guarantees.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives utilize Level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by itself and its counterparties. However, as of September 30, 2021, the Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its derivatives. As a result, the Company has determined that its derivative valuations in their entirety are classified in Level 2 of the fair value hierarchy.

The table below presents the Company’s derivative liabilities measured at fair value on a recurring basis as of September 30, 2021, aggregated by the level in the fair value hierarchy within which those measurements fall (in thousands):

	Fair Value Hierarchy Level
Description	Level 1		Level 2		Level 3		Total Fair Value
September 30, 2021
Derivative assets	$	—	$	2,316	$	—	$	2,316
December 31, 2020
Derivative assets	—		253		—		253

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Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets

Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets

Other assets, net consist of the following (in thousands):

	September 30, 2021		December 31, 2020
Earnest money deposits	$	1,424	$	634
Accounts receivable, net	2,773		1,489
Deferred rent receivable	1,889		1,407
Prepaid assets	2,561		356
Fair value of interest rate swaps	2,316		253
Deferred offering costs	792		—
Deferred financing costs, net	897		1,198
Other assets	1,419		387
	$	14,071	$	5,724

Accounts payable, accrued expenses and other liabilities consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Accrued expenses	$	3,813	$	2,035
Accrued bonus	1,290		1,561
Prepaid rent	1,343		1,551
Accounts payable	1,845		916
Other liabilities	867		245
	$	9,158	$	6,308

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Shareholders’ Equity, Partners’ Capital and Preferred Equity

9 Months Ended

Sep. 30, 2021

Equity [Abstract]

Shareholders’ Equity, Partners’ Capital and Preferred Equity

Shareholders’ Equity, Partners’ Capital and Preferred Equity

Common Stock

In September 2021, the Company and its Operating Partnership entered into an Equity Distribution Agreement with the financial institutions named therein pursuant to which the Company may, at its discretion, issue and sell its common stock with an aggregate gross offering price of up to $250.0 million (the “ATM Program”). In connection with the ATM Program, the Company may enter into forward sale agreements with certain financial institutions acting as forward purchasers whereby, at the Company's discretion, the forward purchasers may borrow and sell shares of common stock under the ATM Program. The use of forward sale agreements allows the Company to fix a share price on the sale of shares of common stock at the time the respective forward sale agreements are executed but defer settling the forward sale agreements and receiving the proceeds from the sale of shares until a later date. The proceeds from any sale of shares under the ATM program will be used for general corporate purposes, including funding investment activities.

Effective September 1, 2021, the Board of Directors of the Company (the “Board”) authorized a repurchase program for up to $150.0 million of common stock. Repurchases of common stock may be made at management’s discretion from time to time in open market transactions, privately negotiated transactions or by other means (including through Rule 10b5-1 trading plans or one or more accelerated stock repurchase programs). The timing of share repurchases and the number of shares of common stock to be repurchased will depend upon prevailing market conditions and other factors and there can be no assurances that the Company will make any purchases under the common stock repurchase program.

On April 12, 2021, the Company completed a public offering of 10,915,688 shares of common stock, which included the full exercise of the underwriters’ option to purchase an additional 1,423,785 shares of common stock. Upon closing of the offering, the Company issued 10,915,688 shares of common stock and received net proceeds of $194.2 million after deducting the underwriting discount and transaction costs of $9.4 million. The Company contributed the net proceeds of the offering and related underwriters’ option to the Operating Partnership in exchange for 10,915,688 Class A OP Units.

During the nine months ended September 30, 2021, portions of restricted stock unit awards granted to certain of the Company’s officers, directors and employees vested. The vesting of these awards, granted pursuant to the Omnibus Incentive Plan (as defined in “Note 10 - Stock-Based Compensation”), resulted in federal and state income tax liabilities for the recipients. As permitted by the terms of the Omnibus Incentive Plan and the award grants, certain executive officers and employees elected to surrender a total of 14 thousand shares of common stock valued at approximately $0.3 million, solely to pay the associated statutory tax withholding. The surrendered shares are included in repurchase of shares of common stock on the condensed consolidated statements of cash flows.

On January 30, 2020, the initial purchaser in the Private Offering exercised its over-allotment option to purchase 2,936,885 shares of the Company’s common stock, which were delivered on February 6, 2020. Net proceeds to the Company from the over-allotment option exercise were $54.6 million which was net of initial purchaser’s discount and placement fees of $3.4 million. The over-allotment option exercise resulted in the issuance of 2,936,885 shares of common stock. The Company contributed the net proceeds to the Operating Partnership in exchange for 2,936,885 Class A OP Units.

Preferred Equity

To maintain the Company’s status as a REIT, on January 27, 2020, the Company issued and sold 125 shares of 12.0% Series A Cumulative Non-Voting Preferred Stock, par value $0.01 per share, for $1,000 per share to accredited investors pursuant to Regulation D under the Securities Act. The shares of Series A Preferred Stock may be redeemed solely at the Company’s option for consideration equal to $1,000 per share, plus accrued and unpaid dividends thereon to and including the date fixed for

redemption, plus a redemption premium as follows (i) until December 31, 2021, $100 and (ii) thereafter, no redemption premium.

In May 2020, the Company declared a preferred dividend of $51.33 per share of Series A Preferred Stock to holders of record as of June 15, 2020. The preferred dividend was settled in cash on June 30, 2020.

The Company redeemed all 125 outstanding shares of Series A Preferred Stock upon the completion of the initial public offering for approximately $0.1 million, which included the payment of accrued dividends for the period from July 1, 2020 to August 18, 2020 and a redemption premium of $100 per share. As of December 31, 2020, there were no shares of preferred stock outstanding.

Dividends

During the nine months ended September 30, 2021, the Company declared and paid the following common stock dividends (in thousands, except per share data):

Declaration Date	Dividend Per Share		Record Date	Total Amount		Payment Date
March 3, 2021	$	0.20	March 15, 2021	$	5,687	March 30, 2021
April 27, 2021	0.20		June 1, 2021	7,890		June 15, 2021
July 27, 2021	0.20		September 1, 2021	7,916		September 15, 2021
	$	0.60		$	21,493

The holders of OP Units are entitled to an equal distribution per Class A and B OP Unit held as of each record date. Accordingly, during the nine months ended September 30, 2021, the Operating Partnership paid distributions of $0.9 million to holders of OP Units.

Noncontrolling Interests

Noncontrolling interests represent noncontrolling holders of OP Units in the Operating Partnership. OP Units are convertible into common stock as the OP Units may be redeemed for cash or, at the Company’s election, exchanged for shares of the Company’s common stock on a one-for-one basis. As of September 30, 2021 and December 31, 2020, noncontrolling interests represented 3.2% and 5.9%, respectively of OP Units. During the three months ended September 30, 2021, OP Unit holders redeemed 65,840 OP units into shares of common stock on a one-for-one basis. During the nine months ended September 30, 2021, OP Unit holders redeemed 462,357 OP units into shares of common stock on a one-for-one basis.

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Stock Based Compensation

9 Months Ended

Sep. 30, 2021

Share-based Payment Arrangement [Abstract]

Stock Based Compensation

Stock-Based Compensation

Under the NETSTREIT Corp. 2019 Omnibus Incentive Compensation Plan (the “Omnibus Incentive Plan”), 2,094,976 shares of common stock are reserved for issuance. The Omnibus Incentive Plan provides for the grant of stock options, stock appreciation rights, restricted shares, restricted stock units, long-term incentive plan units, dividend equivalent rights, and other share-based, share-related or cash-based awards, including performance-based awards, to employees, directors and consultants, with each grant evidenced by an award agreement providing the terms of the award. The Omnibus Incentive Plan is administered by the Compensation Committee of the Board of Directors. 

As of September 30, 2021, the only stock-based compensation granted by the Company were restricted stock units. The total amount of stock-based compensation costs recognized in general and administrative expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss) was $1.0 million and $1.8 million for the three months ended September 30, 2021 and 2020. Stock-based compensation for the nine months ended September 30, 2021 and 2020 was $2.6 million and $1.8 million, respectively. All awards of unvested restricted stock units are expected to fully vest over the next one to five years.

Performance-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company made performance-based restricted stock unit grants to certain employees and non-employee directors. The performance condition required the Company to effectively file a shelf registration statement. Up until the point of filing the registration statement, performance was not deemed probable and accordingly, no restricted stock units had the capability of vesting and no stock-based compensation expense was recorded. As a result of the Company's initial public offering in August 2020, the performance condition was satisfied and the Company recorded a stock-based compensation expense catch-up adjustment of $1.4 million. The vesting terms of these grants are specific to the individual grant and vest in equal annual installments over the next three to five years.

The following table summarizes performance-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	207,803	$	19.75
Vested during the period	(15,823)	19.75
Unvested restricted stock grants outstanding as of September 30, 2021	191,980	$	19.75

For the three and nine months ended September 30, 2021, the Company recognized $0.3 million and $0.9 million, respectively, in stock-based compensation expense associated with performance-based restricted stock units. As of September 30, 2021 and December 31, 2020, the remaining unamortized stock-based compensation expense totaled $1.6 million and $2.6 million, respectively and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 2.2 years. These units are subject to graded vesting and stock-based compensation expense is recognized ratably over the requisite service period for each vesting tranche in the award.

The grant date fair value of unvested restricted units is calculated as the per share price determined in the Private Offering.

Service-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company has made service-based restricted stock unit grants to certain employees and non-employee directors. The vesting terms of these grants are specific to the individual grant and vest in equal annual installments over the next one to five years.

The following table summarizes service-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	169,793	$	18.00
Granted during the period	164,076	17.62
Forfeited during the period	(7,673)	17.93
Vested during the period	(34,367)	18.00
Unvested restricted stock grants outstanding as of September 30, 2021	291,829	$	17.79

For the three and nine months ended September 30, 2021, the Company recognized $0.5 million and $1.1 million, respectively, in stock-based compensation expense associated with service-based restricted stock units. As of September 30, 2021 and December 31, 2020, the remaining unamortized stock-based compensation expense totaled $4.4 million and $2.8 million, respectively and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 3.1 years. Stock-based compensation expense is recognized on a straight-line basis over the total requisite service period for the entire award.

The grant date fair value of service based unvested restricted units is calculated as the per share price determined in the initial public offering for awards granted in 2020 and as the per share price of the Company’s stock on the date of grant for those granted in 2021.

Market-Based Restricted Stock Units

Pursuant to the Omnibus Incentive Plan, the Company has made market-based restricted stock unit grants to certain employees. These grants are subject to the participant’s continued service over a three year period with 40% of the award based on the Company’s total shareholder return (“TSR”) as compared to the TSR of 33 peer companies and 60% of the award based on total absolute TSR over the cumulative three year period. The performance period of these grants runs through March 8, 2024. Grant date fair value of the market-based share awards was calculated using the Monte Carlo simulation model, which incorporated stock price volatility of the Company and each of the Company’s peers and other variables over the performance period. Significant inputs for the calculation were expected volatility of the Company of 42.8% and expected volatility of the Company's peers, ranging from 28.7% to 90.7%, with an average volatility of 46.3% and a risk-free interest rate of 0.34%. The fair value per share on the grant date specific to the target TSR relative to the Company’s peers was $20.18 and the target absolute TSR was $16.46 for a weighted average grant date fair value of $17.77 per share. Stock-based compensation expense associated with unvested market-based share awards is recognized on a straight-line basis over the minimum required service period, which is three years.

The following table summarizes market-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	—	$	—
Granted during the period	135,766	17.77
Forfeited during the period	(1,299)	17.77
Unvested restricted stock grants outstanding as of September 30, 2021	134,467	$	17.77

For the three and nine months ended September 30, 2021, the Company recognized $0.2 million and $0.4 million in stock-based compensation expense associated market-based restricted stock units. As of September 30, 2021, the remaining unamortized stock-based compensation expense totaled $2.0 million and as of September 30, 2021, these awards are expected to be recognized over a remaining weighted average period of 2.4 years.

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Earnings Per Share

9 Months Ended

Sep. 30, 2021

Earnings Per Share [Abstract]

Earnings Per Share

Earnings Per Share

Net income (loss) per common share has been computed pursuant to the guidance in the FASB ASC Topic 260, Earnings per Share. Basic earnings per share is computed by dividing net income (loss) attributable to common stockholders by the weighted-average number of common shares outstanding for the period. Diluted earnings per share is similarly calculated except that the denominator is increased by using the treasury stock method to determine the potential dilutive effect of the Company’s outstanding unvested restricted stock units and using the if-converted method to determine the potential dilutive effect of the Company’s OP Units. The Company has noncontrolling interests in the form of OP Units which are convertible into common stock and represent potentially dilutive securities, as the OP Units may be redeemed for cash or, at the Company’s election, exchanged for shares of the Company’s common stock on a one-for-one basis. The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted net income (loss) per common share for the three and nine months ended September 30, 2021 and 2020.

	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands, except share and per share data)	2021		2020		2021		2020
Numerator:
Net income (loss)	2,944		(2,341)		1,055		(4,298)
Net (income) loss attributable to noncontrolling interests	(96)		263		(42)		799
Preferred stock dividends	—		(36)		—		(42)
Net income (loss) attributable to common shares, basic	2,848		(2,114)		1,013		(3,541)
Net income (loss) attributable to noncontrolling interest	96		(263)		42		(799)
Net income (loss) attributable to common shares, diluted	$	2,944	$	(2,377)	$	1,055	$	(4,340)
Denominator:
Weighted average common shares outstanding, basic	39,559,605		18,825,389		35,359,551		13,771,457
Effect of dilutive shares for diluted net income per common share:
OP Units	1,334,571		—		1,462,419		—
Unvested RSUs	439,403		—		286,455		—
Weighted average common shares outstanding, diluted	41,333,579		18,825,389		37,108,425		13,771,457
Net income (loss) available to common stockholders per common share, basic	$	0.07	$	(0.11)	$	0.03	$	(0.26)
Net income (loss) loss available to common stockholders per common share, diluted	$	0.07	$	(0.11)	$	0.03	$	(0.26)

For the three and nine months ended September 30, 2020, diluted net loss per common share does not assume the conversion of OP Units or unvested RSUs as such conversion would be antidilutive.

For the three months ended September 30, 2020, diluted net loss per common share does not assume the conversion of 4,310,286 OP Units or 24,302 unvested RSUs and for the nine months ended September 30, 2020 does not assume the conversion of 4,402,437 OP Units or 8,101 unvested RSUs.

As of September 30, 2021 and December 31, 2020, there were 1,289,525 and 1,751,882 of OP Units outstanding, respectively.

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Commitments and Contingencies

9 Months Ended

Sep. 30, 2021

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Litigation and Regulatory Matters

In the ordinary course of business, from time to time, the Company may be subject to litigation, claims and regulatory matters, none of which are currently outstanding, which the Company believes could have, individually or in the aggregate, a material adverse effect on its business, financial condition or results of operations, liquidity or cash flows.

Environmental Matters

The Company is subject to environmental regulations related to the ownership of real estate. The cost of complying with the environmental regulations was not material to the Company’s results of operations for any of the periods presented. The Company is not aware of any environmental condition on any of its properties that is likely to have a material adverse effect on the condensed consolidated financial statements when the fair value of such liability can be reasonably estimated and is required to be recognized.

Commitments

In the normal course of business, the Company enters into various types of commitments to purchase real estate properties or fund development projects. These commitments are generally subject to the Company’s customary due diligence process and, accordingly, a number of specific conditions must be met before the Company is obligated or receives an option to purchase the properties. Additionally, as of September 30, 2021, the Company had commitments to fund five properties under development totaling $16.9 million, of which $9.5 million has been funded to date and the remaining is expected to be funded over the next five months.

In August 2021, the Company entered into a lease agreement on a new corporate office space, which will be classified as an operating lease. The space is currently undergoing construction with an anticipated move-in date occurring in the first quarter of 2022. The Company expects to incur approximately $2.2 million of leasehold improvement costs, of which $1.0 million will be refunded by the landlord through tenant allowances. The lease has an initial term that expires on July 31, 2032 and is renewable at the Company’s option for two additional periods of five years each after the initial term. Annual rent expense, excluding operating expenses, is expected to be approximately $0.5 million during the initial term. Furthermore, the Company’s facilities agreement with EB Arrow terminated effective July 2021 and an occupancy license was executed directly with the building owner of the Company’s current corporate office space. The occupancy license is set to expire in February 2022.

The Company incurred significant damages to a property in Houma, Louisiana as a result of Hurricane Ida making landfall in August 2021. As of September 30, 2021, the Company recorded a loss based on estimated damages of $0.5 million in the accompanying condensed consolidated statements of operations and comprehensive income (loss), which has been fully offset by insurance proceeds deemed probable of recovery. Repair and replacement costs are expected to be approximately $1.3 million which is covered by insurance, less the Company’s $0.1 million deductible. No gain contingency has been realized as of September 30, 2021. The Company anticipates a construction period of three to six months, during which time customer rental payments will be abated. During the abatement period, lost rent is also covered by the Company’s insurance policy.

As of September 30, 2021, the Company did not have any other material commitments for re-leasing costs, recurring capital expenditures, non-recurring building improvements, or similar types of costs.

During March 2021, the Company executed the Alignment of Interest Program (the “Program”) which allows employees to elect to receive a portion of their 2021 bonus in unvested restricted stock units in the first quarter of 2022 and would vest over a four-year service period beginning April 1, 2021. The Program is deemed to be a liability-classified award (accounted for as an equity-classified award as the service date precedes the grant date and the award would otherwise by classified as equity on grant date) which will be fair-valued and accrued over the applicable service period beginning April 1, 2021. The total estimated fair value of the Program as of September 30, 2021 is approximately $1.0 million. The award will be remeasured to fair value each reporting period. For the three and nine months ended September 30, 2021, the Company recognized approximately $0.1 million in stock-based compensation expense associated with this award.

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Related Party Transactions	9 Months Ended
	Sep. 30, 2021
Related Party Transactions [Abstract]
Related Party Transactions	Related-Party TransactionsEffective with the Private Offering and commencement of the Company’s operations on December 23, 2019, the Company executed a facilities agreement with a subsidiary of EB Arrow Holdings, LLC (“EB Arrow”), which was subsequently amended in April 2021 and ultimately terminated in July 2021. Under the facilities agreement, the Company shared in office rent by paying a fixed monthly rate and office related expenses based on employee headcount. For the three months ended September 30, 2021, the Company incurred no expenses and for the three months ended September 30, 2020, the Company incurred $0.1 million related expenses. For the nine months ended September 30, 2021 and 2020, the Company incurred approximately $0.1 million and $0.2 million in related expenses.

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Subsequent Events

9 Months Ended

Sep. 30, 2021

Subsequent Events [Abstract]

Subsequent Events

Subsequent Events

The Company has evaluated all events that occurred subsequent to September 30, 2021 through the date on which these condensed consolidated financial statements were issued to determine whether any of these events required disclosure in the financial statements.

Real Estate Investment Activity

Since September 30, 2021, the Company acquired 12 properties for a total purchase price, including capitalized transaction costs, of $90.0 million.

Common Stock Dividend

On October 26, 2021, the Company's Board of Directors declared a cash dividend of $0.20 per share for the fourth quarter of 2021 which will be paid on December 15, 2021 to shareholders of record on December 1, 2021.

Corporate Office Operating Lease

In August 2021, the Company entered into a lease agreement on a new corporate office space, which will be classified as an operating lease. The lease commenced in October 2021, at which point the Company recorded a right-of-use asset and lease liability of approximately $4.6 million.

Revolver Borrowing

In October 2021, the Company borrowed $70.0 million on the Revolver which will be used for general corporate purposes, including the acquisition of properties in the Company’s pipeline.

OP Unit Conversions to Common Stock

There were 7,119 OP Units redeemed for shares of common stock on a one-for-one basis subsequent to September 30, 2021.

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Summary of Significant Accounting Policies (Policies)

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Basis of Presentation and Interim Unaudited Financial Information

Basis of Presentation

The accompanying interim condensed consolidated financial statements have been prepared in accordance with U.S. generally accepted accounting principles (GAAP) and the rules and regulations of the U.S. Securities and Exchange Commission (SEC). The accompanying condensed consolidated financial statements include the accounts of the Company and subsidiaries in which the Company has a controlling financial interest. All intercompany accounts and transactions have been eliminated in consolidation and the Company’s net income (loss) is reduced by the portion of net income (loss) attributable to noncontrolling interests.

Interim Unaudited Financial Information

The accompanying unaudited interim condensed consolidated financial statements have been prepared pursuant to the rules and regulations of the Securities and Exchange Commission (“SEC”). These unaudited interim condensed consolidated financial statements do not include all of the information and notes required by accounting principles generally accepted in the United States of America (“GAAP”) for complete financial statements, and should be read in conjunction with the Company’s audited consolidated financial statements and notes thereto on the Annual Report on Form 10-K as of and for the year ended December 31, 2020, which provide a more complete understanding of the Company’s accounting policies, financial position, operating results, business properties, and other matters. In the opinion of management, all adjustments of a normal recurring nature necessary for a fair presentation have been included. The results of operations for the three and nine months ended September 30, 2021 and 2020 are not necessarily indicative of the results for the full year.

Noncontrolling Interests

Noncontrolling Interests

The Company presents noncontrolling interests, which represent OP Units, and classifies such interests as a component of permanent equity, separate from the Company's stockholders’ equity. Noncontrolling interests were created as part of an asset acquisition and recognized at fair value as of the date of the transaction. Effective with the Company’s initial public offering, each limited partner of the Operating Partnership has the right to require the Operating Partnership to redeem part or all of its OP

Units for cash, based upon the value of an equivalent number of shares of the Company’s common stock at the time of the redemption, or, at the Company’s election, shares of the Company’s common stock on a one-for-one basis, subject to certain adjustments and the restrictions on ownership and transfer of the Company’s common stock. The election to pay cash or issue common stock is solely within the control of the Company to satisfy a noncontrolling interest holder's redemption request.

Net income or loss of the Operating Partnership is allocated to its noncontrolling interests based on the noncontrolling interests’ ownership percentages in the Operating Partnership throughout the period. Ownership percentage is calculated by dividing the number of OP Units held by the noncontrolling interests by the total OP Units outstanding.

Use of Estimates

Use of Estimates

The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the condensed consolidated financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates. The Company’s most significant assumptions and estimates relate to the useful lives of real estate assets, lease accounting, real estate impairment assessments, and allocation of fair value of purchase consideration. These estimates are based on historical experience and other assumptions which management believes are reasonable under the circumstances. The Company evaluates its estimates on an ongoing basis and makes revisions to these estimates and related disclosures as experience develops or new information becomes known. Further, the uncertainty over the ultimate impact COVID-19 will have on the global economy and the Company’s business makes any estimates and assumptions as of September 30, 2021 inherently less certain than they would be absent the current and potential impacts of COVID-19. Actual results could differ from those estimates.

Risk and Uncertainties and Concentrations of Credit Risk

Risk and Uncertainties

COVID-19

On March 11, 2020, the World Health Organization announced a new strain of coronavirus (“COVID-19”) was reported worldwide, resulting in COVID-19 being declared a pandemic, and on March 13, 2020 the U.S. President announced a National Emergency relating to the disease. COVID-19 and the measures taken to limit its spread have, and may continue to, negatively impact the economy across many industries, including industries in which our tenants operate. The impacts may continue and increase in severity as the duration of the pandemic lengthens or new variants are identified. As a result, the Company is not yet able to determine the full impact of COVID-19 on its operations, and therefore, whether any such impact will be material. However, the Company’s operations and cash flows during the three and nine months ended September 30, 2021 were not materially impacted by COVID-19. The Company has collected 100.0% of all rent payments for the three and nine months ended September 30, 2021. In addition, the Company has not provided for any rent abatements or deferrals since August 1, 2020 relating to COVID-19.

The Company also adopted an optional remote-work policy and other physical distancing policies for its corporate office. The Company does not anticipate these policies to have any adverse impact on its ability to continue to operate its business. Transitioning to a remote-work environment has not had a material adverse impact on the Company's general ledger system, internal controls or controls and procedures related to its financial reporting process.

Concentrations of Credit Risk

Financial instruments that potentially subject us to significant concentrations of credit risk consist principally of cash and cash equivalents. The Company is exposed to credit risk with respect to cash held at various financial institutions, access to its Credit Facility, and amounts due or payable under derivative contracts. The credit risk exposure with regard to the Company’s cash, credit facilities, and derivative instruments is spread among a diversified group of investment grade financial institutions.

Real Estate Held for Investment

Real Estate Held for Investment

Real estate is recorded and stated at cost less any provision for impairment. Assets are recognized at fair value at acquisition date. For properties developed by the Company, all direct and indirect costs related to planning, development and construction, including interest, real estate taxes and other miscellaneous costs incurred during the construction period, are capitalized for financial reporting purposes and recorded as property under development until construction has been completed.

The Company evaluates each acquisition transaction to determine whether the acquired asset meets the definition of a business and therefore accounted for as a business combination or if the acquisition transaction should be accounted for as an asset acquisition. Under Accounting Standards Update (“ASU”) 2017-01, “Business Combinations (Topic 805): Clarifying the Definition of a Business” (“ASU 2017-01”), an acquisition does not qualify as a business when substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets or the acquisition does not include a substantive process in the form of an acquired workforce or an acquired contract that cannot be replaced without significant cost, effort or delay. Transaction costs related to acquisitions that qualify as asset acquisitions are capitalized as part of the cost basis of the acquired assets, while transaction costs for acquisitions that are deemed to be acquisitions of a business are expensed as incurred.

The Company allocates the purchase price of acquired properties accounted for as asset acquisitions to tangible and identifiable intangible assets or liabilities based on their relative fair values. Tangible assets may include land, buildings, site improvements and tenant improvements. Intangible assets include the value of in-place leases and above-market leases and intangible liabilities include below-market leases.

The fair value of the tangible assets of an acquired property with an in-place operating lease is determined by valuing the property as if it were vacant, and the “as-if-vacant” value is then allocated to the tangible assets based on the fair value of the tangible assets. The fair value of in-place leases is determined by considering estimates of carrying costs during the expected lease-up periods, current market conditions, as well as costs to execute similar leases based on the specific characteristics of each tenant’s lease. The Company estimates the cost to execute leases with terms similar to the remaining lease terms of the in-place leases, including leasing commissions, legal and other related expenses. The fair value of above-market or below-market leases is recorded based on the net present value (using a discount rate that reflects the risks associated with the leases acquired) of the difference between the contractual amount to be paid pursuant to the in-place lease and the Company’s estimate of the fair market lease rate for the corresponding in-place lease, measured over the remaining non-cancelable term of the lease including any below-market fixed rate renewal options for below-market leases. In making estimates of fair values for purposes of allocating purchase price, the Company utilizes a number of sources, including real estate valuations prepared by independent valuation firms. The Company also considers information and other factors including market conditions, the industry that the tenant operates in, characteristics of the real estate; e.g., location, size, demographics, value and comparative rental rates; tenant credit profile and the importance of the location of the real estate to the operations of the tenant’s business. Additionally, the Company considers information obtained about each property as a result of its pre-acquisition due diligence, marketing and leasing activities in estimating the fair value of the tangible and intangible assets and liabilities acquired. Based on these inputs for measuring and allocating the fair value of real estate acquisitions, the Company utilizes both observable market data (categorized as level 2 on the three-level valuation hierarchy of Accounting Standards Codification (“ASC”) Topic 820, Fair Value Measurement), and unobservable inputs that reflect the Company’s own internal assumptions (categorized as level 3 under ASC Topic 820).

Depreciation and Amortization

Depreciation and Amortization

Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets:

Buildings	13 – 35 years
Building improvements	15 years
Tenant improvements	Shorter of the term of the related lease or useful life
Acquired in-place leases	Remaining terms of the respective leases
Assembled workforce	3 years
Computer equipment	3 years

Assets Held for Sale

Repairs and maintenance are charged to operations as incurred; major renewals and betterments that extend the useful life or improve the operating capacity of the asset are capitalized. Upon the sale or disposition of a property, the asset and the related accumulated depreciation are removed from the condensed consolidated balance sheets with the difference between the proceeds received, net of sales costs, and the carrying value of the asset group recorded as a gain or loss on sale, subject to impairment considerations.Assets Held for SaleProperties classified as held for sale, including the related intangibles, on the condensed consolidated balance sheets include only those properties available for immediate sale in their present condition, which are actively being marketed, and for which management believes that it is probable that a sale of the property will be completed within one year. Properties held for sale are carried at the lower of cost or fair value, less estimated selling costs. No depreciation expense or amortization expense is recognized on properties held for sale and the related intangible assets or liabilities once they have been classified as such. Only disposals representing a strategic shift in operations are presented as discontinued operations. Accordingly, we have not reclassified results of operations for properties disposed during the interim period ended September 30, 2021 or held for sale as discontinued operations, as these events are a normal part of the Company’s operations and do not represent strategic shifts in the Company’s operations.

Impairment of Long-Lived Assets

Impairment of Long-Lived AssetsFair value measurement of an asset occurs when events or changes in circumstances related to an asset indicate that the carrying amount of the asset is no longer recoverable. If indicators are present, the Company will prepare a projection of the undiscounted future cash flows of the property, excluding interest charges, and determine if the carrying amount of the real estate is recoverable. When a carrying amount is not recoverable, an impairment loss is recognized to the extent that the carrying amount of the asset exceeds its fair market value. The Company estimates fair value using data such as operating income, estimated capitalization rates or multiples, leasing prospects, local market information, and with regard to assets held for sale, based on the estimated or negotiated selling price, less estimated costs of disposal. Based on these unobservable inputs, the Company determined that its valuations of impaired real estate and intangible assets fall within Level 3 of the fair value hierarchy under ASC Topic 820.

Cash, Cash Equivalents and Restricted Cash

Cash, Cash Equivalents and Restricted Cash

The Company considers all cash balances, money market accounts and highly liquid investments with original maturities of three months or less to be cash and cash equivalents. Restricted cash includes cash restricted for property tenant improvements and cash proceeds from the sale of assets held by qualified intermediaries in anticipation of the acquisition of replacement properties in tax-free exchanges under Section 1031 of the Code. Restricted cash is included in cash, cash equivalents, and restricted cash on the condensed consolidated balance sheets. The Company had no restricted cash as of September 30, 2021 and had $14.8 million of restricted cash as of December 31, 2020.

The Company’s bank balances as of September 30, 2021 and December 31, 2020 include certain amounts over the Federal Deposit Insurance Corporation limits.

Revenue Recognition and Related Matters

Revenue Recognition and Related Matters

The Company’s rental revenue is primarily related to rent received from tenants under leases accounted for as operating leases. Rent from leases that have fixed and determinable rent increases is recognized on a straight-line basis over the non-cancellable initial term of the lease and reasonably certain renewal periods, from the later of the date of the commencement of the lease or the date of acquisition of the property subject to the lease. The difference between rental revenue recognized and the cash rent due under the provisions of the lease is recorded as deferred rent receivable and included as a component of other assets in the condensed consolidated balance sheets.

Variable lease revenues include tenant reimbursements, lease termination fees, changes in the index or market-based indices after the inception of the lease or percentage rents. Variable lease revenues are not recognized until the specific events that trigger the variable payments have occurred. The Company recognized variable lease revenue related to tenant reimbursements and lease termination fees for the periods presented.

Capitalized above-market and below-market lease values and lease incentives are amortized on a straight-line basis as a reduction or increase of rental revenue as appropriate over the remaining non-cancellable terms of the respective leases.

Reserves for uncollectible amounts are provided against the portion of accounts receivable, net including straight-line rents, which are estimated to be uncollectible, which include a portfolio-based reserve and reserves for specific disputed amounts. Such reserves are reviewed each period based upon recovery experience and the specific facts of each outstanding amount. As of September 30, 2021 and December 31, 2020, there were no reserves for uncollectible amounts.

Stock-Based Compensation

Stock-Based Compensation

The Company has a share-based compensation award program for its employees and directors. Stock-based compensation expense associated with these awards is recognized in general and administrative expenses in the condensed consolidated statements of operations and comprehensive income (loss). The Company classifies stock-based payment awards either as equity awards or liability awards based upon an analysis of ASC 718 and ASC 480. Equity classified awards are measured based on the fair value on the date of grant. Liability classified awards are remeasured to fair value each reporting period. Stock-based compensation expense is recognized over the requisite service or performance period. The Company recognizes forfeitures as they occur.

Transaction Costs

Transaction CostsTransaction costs represent costs incurred by the Company to facilitate the private offering, formation transactions and initial public offering. In addition, transaction costs include the costs associated with abandoned acquisitions and other acquisition related activity.

Income Taxes

Income Taxes

The Company elected to be treated and qualify as a REIT for U.S. federal income tax purposes beginning with its short taxable year ended December 31, 2019. To qualify as a REIT, the Company must meet certain organizational, income, asset and distribution tests. Accordingly, the Company will generally not be subject to corporate U.S. federal or state income tax to the extent that it makes qualifying distributions of all of its taxable income to its shareholders and provided it satisfies on a continuing basis, through actual investment and operating results, the REIT requirements, including certain asset, income, distribution and share ownership tests. The Company intends to make sufficient distributions during 2021 to receive a full dividends paid deduction.

NETSTREIT TRS is treated as a taxable REIT subsidiary which may be subject to U.S. federal, state, and local income taxes on its taxable income. In general, NETSTREIT TRS may perform services for tenants of the Company, hold assets that the Company cannot hold directly and may engage in any real estate or non-real estate-related business.

During the three and nine months ended September 30, 2021, the Company recognized franchise and other state and local tax expenses in general and administrative and recognized state and federal income tax expense in income tax expense in the accompanying condensed consolidated statements of operations and comprehensive income (loss).

All provisions for federal income taxes in the accompanying consolidated financial statements are attributable to NETSTREIT TRS. Deferred income tax expense and its ending balance in deferred tax assets and liabilities were immaterial for the three and nine months ended September 30, 2021 and 2020.

The Company has elected to record related interest and penalties, if any, as general and administrative expense or as income tax expense based on the nature of the tax on the condensed consolidated statements of operations and comprehensive income (loss). The Company had no material interest or penalties relating to income, franchise, and other state and local taxes for the three and

nine months ended September 30, 2021 and 2020. Additionally, there were no material accruals for interest or penalties as of September 30, 2021 and December 31, 2020.

The Company files federal, state and local income tax returns. The Company regularly analyzes its various federal and state filing positions and only recognizes the income tax effect in its financial statements when certain criteria regarding uncertain income tax positions have been met. The Company believes that its income tax positions would more likely than not be sustained upon examination by all relevant taxing authorities. Therefore, no provisions for uncertain income tax positions have been recorded in the condensed consolidated financial statements.

All federal tax returns for years prior to 2018 are no longer subject to examination. Additionally, state tax returns for years prior to 2016 are generally no longer subject to examination.

Earnings Per Share

Earnings Per Share

Earnings per common share has been computed pursuant to the guidance in FASB ASC Topic 260, Earnings per Share. Basic earnings per share (“EPS”) is computed by dividing net income (loss) allocated to common stockholders by the weighted-average number of common shares outstanding for the reporting period. Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock. No effect is shown for any securities that are anti-dilutive. Net income (loss) allocated to common stockholders represents net income (loss) less income allocated to participating securities and noncontrolling interests. None of the Company’s equity awards are participating securities.

Fair Value Measurement

Fair Value Measurement

Fair value measurements are utilized in the accounting of the Company’s assets acquired and liabilities assumed in an asset acquisition and also affect the Company’s accounting for certain of its financial assets and liabilities. Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date (an exit price). The hierarchy described below prioritizes inputs to the valuation techniques used in measuring the fair value of assets and liabilities. This hierarchy maximizes the use of observable inputs and minimizes the use of unobservable inputs by requiring the most observable inputs to be used when available. The hierarchy is broken down into three levels based on the reliability of inputs as follows: Level 1 inputs, such as quoted prices in an active market; Level 2 inputs, which are observable inputs for similar assets; or Level 3 inputs, which are unobservable inputs.

The Company uses the following inputs in its fair value measurements:    

–Level 2 inputs for its debt and derivative financial instrument fair value disclosures. See “Note 6 - Debt” and “Note 7 - Derivative Financial Instruments,” respectively; and

–Level 2 and Level 3 inputs when assessing the fair value of assets and liabilities in connection with real estate acquisitions and impairment. See “Note 4 - Real Estate Investments.”

The fair value of the Company’s cash, cash equivalents and restricted cash (including money market accounts), other assets and accounts payable, accrued expenses and other liabilities approximate their carrying value because of the short-term nature of these instruments. Provisions for impairments recognized in the three and nine months ended September 30, 2021 and 2020 related to assets held for sale and the impairment was determined based on the estimated or negotiated selling price, less costs of disposal, compared to the carrying value of the property.

Segment Reporting

Segment ReportingThe Company considers each one of its properties to be an operating segment, none of which meets the threshold for a reportable segment. The Company allocates resources and assesses operating performance based on individual property needs. All of the Company’s operating segments meet the aggregation criteria, and thus, the Company reports one segment, rental operations. There were no intersegment sales during the periods presented.

Recent Accounting Pronouncements Issued But Not Yet Adopted

Recent Accounting Pronouncements Issued But Not Yet Adopted

In March 2020, the FASB issued ASU 2020-04 “Topic 848: Reference Rate Reform.” ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives, and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. On July 1, 2020, the Company has elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company determined these elections have not materially impacted the Company's condensed consolidated financial statements. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

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Summary of Significant Accounting Policies (Tables)

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Schedule of Estimated Useful Lives of Assets

Depreciation and amortization are computed using the straight-line method over the estimated useful lives of the assets:

Buildings	13 – 35 years
Building improvements	15 years
Tenant improvements	Shorter of the term of the related lease or useful life
Acquired in-place leases	Remaining terms of the respective leases
Assembled workforce	3 years
Computer equipment	3 years

Schedule of Provision for Impairment

The following table summarizes the provision for impairment during the periods indicated below (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Total provision for impairment	$	—	$	363	$	3,539	$	1,773
Number of properties: (1)
Classified as held for sale	—		2		3		4
Disposed within the period	—		—		3		1

(1)     Includes the number of properties that were impaired and classified as held for sale or impaired and disposed of during the respective periods. Excludes properties that did not have impairment recorded during the year.

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Leases (Tables)

9 Months Ended

Sep. 30, 2021

Leases [Abstract]

Disaggregation of Lease Income

The following table provides a disaggregation of lease income recognized under ASC 842 (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Rental revenue
Fixed lease income (1)	$	14,010	$	8,975	$	37,460	$	20,833
Variable lease income (2)	1,434		458		3,290		1,104
Other rental revenue:
Above/below market lease amortization, net	182		219		609		340
Lease incentives	(23)		—		(26)		—
Rental revenue (including reimbursables)	$	15,603	$	9,652	$	41,333	$	22,277

(1)     Fixed lease income includes contractual rents under lease agreements with tenants recognized on a straight-line basis over the lease term.

(2) Variable lease income primarily includes tenant reimbursements for real estate taxes, insurance, common area maintenance, and lease termination fees.

Schedule of Future Minimum Base Rental Receipts

Scheduled future minimum base rental payments (excluding base rental payments from properties classified as held for sale and straight line rent adjustments for all properties) due to be received under the remaining non-cancelable term of the operating leases in place as of September 30, 2021 are as follows (in thousands):

	Future Minimum Base Rental Receipts
Remainder of 2021	$	14,805
2022	59,946
2023	60,092
2024	60,138
2025	60,025
Thereafter	365,112
	$	620,118

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Real Estate Investments (Tables)

9 Months Ended

Sep. 30, 2021

Real Estate [Abstract]

Allocation of Purchase Price Paid for Completed Acquisitions

An allocation of the purchase price and acquisition costs paid for the completed acquisitions is as follows (in thousands):

	Nine Months Ended September 30,
	2021		2020
Land	$	73,600	$	98,381
Buildings	161,362		166,041
Site improvements	19,844		22,859
Tenant improvements	4,663		6,059
In-place lease intangible assets	32,384		44,656
Above-market lease intangible assets	6,701		4,291
Assumed receivables	44		—
Construction-in-progress assets	—		270
Fuel equipment	—		156
	298,598		342,713
Liabilities assumed
Below-market lease intangible liabilities	(6,552)		(13,482)
Accounts payable, accrued expense and other liabilities	—		(1,893)
Purchase price (including acquisition costs)	$	292,046	$	327,338

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Intangible Assets and Liabilities (Tables)

9 Months Ended

Sep. 30, 2021

Goodwill and Intangible Assets Disclosure [Abstract]

Summary of Intangible Assets and Liabilities

Intangible assets and liabilities consisted of the following (in thousands):

	September 30, 2021						December 31, 2020
	Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount		Gross Carrying Amount		Accumulated Amortization		Net Carrying Amount
Assets:
In-place leases	$	100,417	$	(10,302)	$	90,115	$	69,470	$	(4,146)	$	65,324
Above-market leases	16,145		(1,189)		14,956		9,607		(481)		9,126
Assembled workforce	873		(519)		354		873		(299)		574
Lease incentives	4,004		(26)		3,978		—		—		—
Total Intangible assets	$	121,439	$	(12,036)	$	109,403	$	79,950	$	(4,926)	$	75,024
Liabilities:
Below-market leases	$	24,493	$	(2,343)	$	22,150	$	17,951	$	(1,021)	$	16,930

Weighted Average Amortization Period for Intangible Assets and Liabilities

The remaining weighted average amortization period for the Company’s intangible assets and liabilities as of September 30, 2021 and as of December 31, 2020 by category were as follows:

	Years Remaining
	September 30, 2021	December 31, 2020
In-place leases	9.9	11.1
Above-market leases	13.2	12.6
Below-market leases	12.8	13.4
Assembled workforce	1.3	2.0
Lease incentives	14.2	—

Amortization of Intangible Assets and Liabilities

The following amounts in the accompanying condensed consolidated statements of operations and comprehensive income (loss) related to the amortization of intangibles assets and liabilities for all property and ground leases (in thousands):

	Three Months Ended September 30,				Nine Months Ended September 30,
	2021		2020		2021		2020
Amortization:
Amortization of in-place leases	$	2,444	$	1,364	$	6,296	$	2,896
Amortization of assembled workforce	73		73		220		219
	$	2,517	$	1,437	$	6,516	$	3,115
Net adjustment to rental revenue:
Above-market lease assets	(346)		(122)		(723)		(370)
Below-market lease liabilities	528		341		1,332		710
Lease incentives	(23)		—		(26)		—
	$	159	$	219	$	583	$	340

Projected Amortization of Intangible Assets and Liabilities

The following table provides the projected amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and the net amortization of above-market, below-market, and lease incentive lease intangibles to rental revenue as of September 30, 2021, for the next five years and thereafter (in thousands):

	Remainder of 2021		2022		2023		2024		2025		Thereafter		Total
In-place leases	$	2,693	$	10,772	$	10,656	$	10,444	$	10,250	$	45,300	$	90,115
Assembled workforce	72		282		—		—		—		—		354
Amortization expense	$	2,765	$	11,054	$	10,656	$	10,444	$	10,250	$	45,300	$	90,469
Above-market lease assets	(300)		(1,199)		(1,199)		(1,195)		(1,194)		(9,869)		(14,956)
Below-market lease liabilities	503		2,014		2,008		1,989		1,969		13,667		22,150
Lease incentives	(90)		(286)		(286)		(286)		(286)		(2,744)		(3,978)
Net adjustment to rental revenue	$	113	$	529	$	523	$	508	$	489	$	1,054	$	3,216

Schedule of Finite-Lived Intangible Assets, Future Amortization Expense

The following table provides the projected amortization of in-place lease assets and assembled workforce intangible assets to amortization expense, and the net amortization of above-market, below-market, and lease incentive lease intangibles to rental revenue as of September 30, 2021, for the next five years and thereafter (in thousands):

	Remainder of 2021		2022		2023		2024		2025		Thereafter		Total
In-place leases	$	2,693	$	10,772	$	10,656	$	10,444	$	10,250	$	45,300	$	90,115
Assembled workforce	72		282		—		—		—		—		354
Amortization expense	$	2,765	$	11,054	$	10,656	$	10,444	$	10,250	$	45,300	$	90,469
Above-market lease assets	(300)		(1,199)		(1,199)		(1,195)		(1,194)		(9,869)		(14,956)
Below-market lease liabilities	503		2,014		2,008		1,989		1,969		13,667		22,150
Lease incentives	(90)		(286)		(286)		(286)		(286)		(2,744)		(3,978)
Net adjustment to rental revenue	$	113	$	529	$	523	$	508	$	489	$	1,054	$	3,216

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Debt (Tables)

9 Months Ended

Sep. 30, 2021

Debt Disclosure [Abstract]

Schedule of Debt

Debt consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Term Loan (due December 23, 2024)	$	175,000	$	175,000
Revolver (due December 23, 2023)	17,000		—
Total debt	192,000		175,000
Unamortized discount and debt issuance costs	(726)		(895)
Unamortized deferred financing costs, net(1)	(897)		(1,198)
Total debt, net	$	190,377	$	172,907

(1)     The Company records deferred financing costs for the Revolver in other assets, net on its condensed consolidated balance sheets.

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Derivative Financial Instruments (Tables)

9 Months Ended

Sep. 30, 2021

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Interest Rate Derivatives

The Company had the following outstanding interest rate derivatives that were designated as cash flow hedges of interest rate risk (in thousands, except number of instruments):

	Number of Instruments		Notional
Interest Rate Derivatives	September 30, 2021	December 31, 2020	September 30, 2021		December 31, 2020
Interest rate swaps	4	4	$	175,000	$	175,000

Fair Value of Derivative Financial Instruments

The following table presents the fair value of the Company's derivative financial instruments as well as their classification on the condensed consolidated balance sheets as of September 30, 2021 and December 31, 2020 (in thousands):

	Derivative Assets
		Fair Value at
Derivatives Designated as Hedging Instruments:	Balance Sheet Location	September 30, 2021		December 31, 2020
Interest rate swaps	Other assets, net	$	2,316	$	253

Effect of Interest Rate Swaps

The following table presents the effect of the Company's interest rate swaps on the condensed consolidated statements of operations and comprehensive income (loss) for the three and nine months ended September 30, 2021 and 2020 (in thousands):

	Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)				Location of Gain or (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)	Amount of (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)
Derivatives in Cash Flow Hedging Relationships	2021		2020			2021		2020
For the Three Months Ended September 30
Interest Rate Products	$	(47)	$	(129)	Interest expense, net	$	(52)	$	(1)
For the Nine Months Ended September 30
Interest Rate Products	$	1,932	$	(129)	Interest expense, net	$	(131)	$	(1)

Schedule of Derivative Liabilities at Fair Value

The table below presents the Company’s derivative liabilities measured at fair value on a recurring basis as of September 30, 2021, aggregated by the level in the fair value hierarchy within which those measurements fall (in thousands):

	Fair Value Hierarchy Level
Description	Level 1		Level 2		Level 3		Total Fair Value
September 30, 2021
Derivative assets	$	—	$	2,316	$	—	$	2,316
December 31, 2020
Derivative assets	—		253		—		253

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Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets (Tables)

9 Months Ended

Sep. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Schedule of Other Assets, net

Other assets, net consist of the following (in thousands):

	September 30, 2021		December 31, 2020
Earnest money deposits	$	1,424	$	634
Accounts receivable, net	2,773		1,489
Deferred rent receivable	1,889		1,407
Prepaid assets	2,561		356
Fair value of interest rate swaps	2,316		253
Deferred offering costs	792		—
Deferred financing costs, net	897		1,198
Other assets	1,419		387
	$	14,071	$	5,724

Schedule of Accounts Payable, Accrued Expenses and Other Liabilities

Accounts payable, accrued expenses and other liabilities consists of the following (in thousands):

	September 30, 2021		December 31, 2020
Accrued expenses	$	3,813	$	2,035
Accrued bonus	1,290		1,561
Prepaid rent	1,343		1,551
Accounts payable	1,845		916
Other liabilities	867		245
	$	9,158	$	6,308

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Shareholders’ Equity, Partners’ Capital and Preferred Equity (Tables)

9 Months Ended

Sep. 30, 2021

Equity [Abstract]

Common Stock Dividends Declared and Paid

During the nine months ended September 30, 2021, the Company declared and paid the following common stock dividends (in thousands, except per share data):

Declaration Date	Dividend Per Share		Record Date	Total Amount		Payment Date
March 3, 2021	$	0.20	March 15, 2021	$	5,687	March 30, 2021
April 27, 2021	0.20		June 1, 2021	7,890		June 15, 2021
July 27, 2021	0.20		September 1, 2021	7,916		September 15, 2021
	$	0.60		$	21,493

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Stock Based Compensation (Tables)

9 Months Ended

Sep. 30, 2021

Share-based Payment Arrangement [Abstract]

Summary of Restricted Stock Unit Activity

The following table summarizes performance-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	207,803	$	19.75
Vested during the period	(15,823)	19.75
Unvested restricted stock grants outstanding as of September 30, 2021	191,980	$	19.75

The following table summarizes service-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	169,793	$	18.00
Granted during the period	164,076	17.62
Forfeited during the period	(7,673)	17.93
Vested during the period	(34,367)	18.00
Unvested restricted stock grants outstanding as of September 30, 2021	291,829	$	17.79

The following table summarizes market-based restricted stock unit activity for the period ended September 30, 2021:

	Shares	Weighted Average Grant Date Fair Value per Share
Unvested restricted stock grants outstanding as of December 31, 2020	—	$	—
Granted during the period	135,766	17.77
Forfeited during the period	(1,299)	17.77
Unvested restricted stock grants outstanding as of September 30, 2021	134,467	$	17.77

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Earnings Per Share (Tables)

9 Months Ended

Sep. 30, 2021

Earnings Per Share [Abstract]

Schedule of Net Income Attributable to Common Shares, Weighted Average Common Shares and Effect of Dilutive Securities

The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted net income (loss) per common share for the three and nine months ended September 30, 2021 and 2020.

	Three Months Ended September 30,				Nine Months Ended September 30,
(in thousands, except share and per share data)	2021		2020		2021		2020
Numerator:
Net income (loss)	2,944		(2,341)		1,055		(4,298)
Net (income) loss attributable to noncontrolling interests	(96)		263		(42)		799
Preferred stock dividends	—		(36)		—		(42)
Net income (loss) attributable to common shares, basic	2,848		(2,114)		1,013		(3,541)
Net income (loss) attributable to noncontrolling interest	96		(263)		42		(799)
Net income (loss) attributable to common shares, diluted	$	2,944	$	(2,377)	$	1,055	$	(4,340)
Denominator:
Weighted average common shares outstanding, basic	39,559,605		18,825,389		35,359,551		13,771,457
Effect of dilutive shares for diluted net income per common share:
OP Units	1,334,571		—		1,462,419		—
Unvested RSUs	439,403		—		286,455		—
Weighted average common shares outstanding, diluted	41,333,579		18,825,389		37,108,425		13,771,457
Net income (loss) available to common stockholders per common share, basic	$	0.07	$	(0.11)	$	0.03	$	(0.26)
Net income (loss) loss available to common stockholders per common share, diluted	$	0.07	$	(0.11)	$	0.03	$	(0.26)

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Organization and Description of Business (Details)							2 Months Ended	3 Months Ended	9 Months Ended
	Apr. 12, 2021 USD ($) shares	Sep. 16, 2020 shares	Aug. 17, 2020 USD ($) $ / shares shares	Feb. 06, 2020 shares	Jan. 27, 2020 $ / shares shares	Dec. 23, 2019 USD ($) $ / shares shares	Aug. 18, 2020 $ / shares shares	Sep. 30, 2020 shares	Sep. 30, 2021 USD ($) property state	Sep. 30, 2020 USD ($)	Dec. 31, 2020	Dec. 31, 2019 USD ($)
Class of Stock [Line Items]
Number of single-tenant retail net leased properties owned | property									290
Number of states in which entity operates | state									40
Number of properties under development | property									4
Contributions to operating partnership | $						$ 219,000,000
Number of OP units received (in shares)				2,936,885		11,797,645
Issuance of common stock in initial public offering, net | $			$ 227,300,000						$ 0	$ 227,321,000
Payments of offering costs | $									$ 704,000	$ 0
EBA EverSTAR Management, LLC
Class of Stock [Line Items]
Membership interest contributed						100.00%
Class B OP Units | EBA EverSTAR Management, LLC
Class of Stock [Line Items]
Number of OP units received (in shares)						500,752
Netstreit, L.P. (The Operating Partnership) | Class A OP Units
Class of Stock [Line Items]
Operating partnership units issued (in shares)						15,449,794
Netstreit, L.P. (The Operating Partnership) | Class A OP Units | Investor
Class of Stock [Line Items]
Number of OP units received (in shares)						3,652,149
Netstreit, L.P. (The Operating Partnership) | Class B OP Units
Class of Stock [Line Items]
Operating partnership units issued (in shares)						796,870
Netstreit, L.P. (The Operating Partnership) | Class B OP Units | Chief Executive Officer
Class of Stock [Line Items]
Number of OP units received (in shares)						8,884
Netstreit, L.P. (The Operating Partnership) | Class B OP Units | General Partner
Class of Stock [Line Items]
Number of OP units received (in shares)						287,234
Preferred stock
Class of Stock [Line Items]
Number of shares sold (in shares)					125
Shares sold (in dollars per share) | $ / shares					$ 1,000
Preferred stock, dividend rate					12.00%
Preferred stock, par value (in dollars per share) | $ / shares					$ 0.01
Preferred stock, redemption price (in dollars per share) | $ / shares					1,000
Preferred stock, redemption premium per share (in dollars per share) | $ / shares							$ 100
Redemption of preferred stock upon initial public offering (in shares)			125				125	125,000
Preferred stock | Until December 31, 2021
Class of Stock [Line Items]
Preferred stock, redemption premium per share (in dollars per share) | $ / shares					100
Preferred stock | After December 31, 2021
Class of Stock [Line Items]
Preferred stock, redemption premium per share (in dollars per share) | $ / shares					$ 0
Class A OP Units
Class of Stock [Line Items]
Number of OP units received (in shares)		13,681,561
Netstreit, L.P. (The Operating Partnership)
Class of Stock [Line Items]
Non-controlling interest holders ownership						27.40%			3.20%		5.90%
NETSTREIT Management, LLC | NETSTREIT TRS
Class of Stock [Line Items]
Membership interest issued						0.01%
Credit Facility | Term Loan
Class of Stock [Line Items]
Debt instrument, face amount | $						$ 175,000,000						$ 175,000,000.0
Revolver | Credit Facility | Line of Credit
Class of Stock [Line Items]
Line of credit facility, maximum borrowing capacity | $						$ 250,000,000						$ 250,000,000.0
Private Placement | Common stock
Class of Stock [Line Items]
Number of shares sold (in shares)						8,860,760
Shares sold (in dollars per share) | $ / shares						$ 19.75
Over-Allotment Option
Class of Stock [Line Items]
Number of shares sold (in shares)	1,423,785	1,436,829
Over-Allotment Option | Common stock
Class of Stock [Line Items]
Number of shares sold (in shares)				2,936,885
IPO
Class of Stock [Line Items]
Payments of offering costs | $			$ 18,900,000
IPO | Common stock
Class of Stock [Line Items]
Number of shares sold (in shares)			12,244,732
IPO - Shares From Existing Shareholders | Common stock
Class of Stock [Line Items]
Shares sold (in dollars per share) | $ / shares			$ 18.00
IPO - Shares From Existing Shareholders | Common stock | Netstreit, L.P. (The Operating Partnership)
Class of Stock [Line Items]
Number of shares sold (in shares)			255,268
Public Offering
Class of Stock [Line Items]
Number of shares sold (in shares)	10,915,688
Payments of offering costs | $	$ 9,400,000
Proceeds from sale of stock | $	$ 194,200,000

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Summary of Significant Accounting Policies - Narrative (Details) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021 USD ($) property tenant	Sep. 30, 2020 USD ($) property tenant	Sep. 30, 2021 USD ($) property tenant	Sep. 30, 2020 USD ($) property tenant	Dec. 31, 2020 USD ($) property
Concentration Risk [Line Items]
Collection of rents due (as a percent)	100.00%		100.00%
Depreciation and amortization	$ 8,100	$ 4,700	$ 21,078	$ 10,153
Depreciation	5,600	3,200	14,500	7,000
Amortization	$ 2,500	1,400	$ 6,500	3,100
Number of real estate properties held for sale | property	1		1		3
Restricted cash	$ 0		$ 0		$ 14,800
Readiness expenses	0	900	0	2,200
Acquisition related expenses	$ 100	$ 400	$ 500	$ 800
Number of tenants | tenant	61	56	63	56
Number of properties leased | property	292	190	297	190
7-Eleven | Revenue Benchmark | Customer Concentration Risk
Concentration Risk [Line Items]
Concentration risk (as a percent)		12.20%

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Summary of Significant Accounting Policies - Schedule of Estimated Useful Lives of Assets (Details)	9 Months Ended
	Sep. 30, 2021
Buildings | Minimum
Property, Plant and Equipment [Line Items]
Estimated useful lives of long-lived assets	13 years
Buildings | Maximum
Property, Plant and Equipment [Line Items]
Estimated useful lives of long-lived assets	35 years
Building improvements
Property, Plant and Equipment [Line Items]
Estimated useful lives of long-lived assets	15 years
Assembled workforce
Property, Plant and Equipment [Line Items]
Estimated useful lives of finite-lived intangible assets	3 years
Computer equipment
Property, Plant and Equipment [Line Items]
Estimated useful lives of long-lived assets	3 years

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Summary of Significant Accounting Policies - Schedule of Provision for Impairment (Details) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021 USD ($) property	Sep. 30, 2020 USD ($) property	Sep. 30, 2021 USD ($) property	Sep. 30, 2020 USD ($) property
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Provisions for impairment | $	$ 0	$ 363	$ 3,539	$ 1,773
Number of properties
Classified as held for sale	0	2	3	4
Disposed within the period	0	0	3	1

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Leases - Narrative (Details)	9 Months Ended
	Sep. 30, 2021 property retail_sector state brand
Lessor, Lease, Description [Line Items]
Number of single-tenant retail net leased properties owned | property	290
Number of states in which entity operates | state	40
Number of brands in which tenants represent | brand	60
Number of retail sectors in which tenants represent | retail_sector	22
Minimum
Lessor, Lease, Description [Line Items]
Remaining term of leases	2 years
Maximum
Lessor, Lease, Description [Line Items]
Remaining term of leases	32 years

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Leases - Disaggregation of Lease Income (Details) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020
Rental revenue
Fixed lease income	$ 14,010	$ 8,975	$ 37,460	$ 20,833
Variable lease income	1,434	458	3,290	1,104
Other rental revenue:
Above/below market lease amortization, net	182	219	609	340
Lease incentives	(23)	0	(26)	0
Rental revenue (including reimbursables)	$ 15,603	$ 9,652	$ 41,333	$ 22,277

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Leases - Schedule of Future Minimum Base Rental Receipts (Details) $ in Thousands	Sep. 30, 2021 USD ($)
Lessor, Operating Lease, Payments, Fiscal Year Maturity [Abstract]
Remainder of 2021	$ 14,805
2022	59,946
2023	60,092
2024	60,138
2025	60,025
Thereafter	365,112
Total Future Minimum Base Rental Receipts	$ 620,118

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Real Estate Investments - Narrative (Details) $ in Thousands	3 Months Ended		9 Months Ended		12 Months Ended
	Sep. 30, 2021 USD ($) property	Sep. 30, 2020 USD ($) property	Sep. 30, 2021 USD ($) tenant property	Sep. 30, 2020 USD ($) property	Dec. 31, 2019 USD ($) property	Dec. 31, 2020 USD ($)
Real Estate [Line Items]
Payments to acquire real estate held-for-investment			$ 292,046	$ 327,338
Investment in real estate development project			$ 9,500
Number of properties disposed | property	0	0	3	1
Proceeds from sale of real estate			$ 30,436	$ 11,778
Gain on sales of real estate, net	$ 1,955	$ 54	2,452	$ 1,070
Earnest money deposits	$ 1,424		$ 1,424			$ 634
Five Properties
Real Estate [Line Items]
Number of properties disposed | property			9
Proceeds from sale of real estate			$ 30,400
Gain on sales of real estate, net			$ 2,500
Two Properties
Real Estate [Line Items]
Number of properties disposed | property				3
Proceeds from sale of real estate				$ 11,800
Gain on sales of real estate, net				$ 1,100
One Property
Real Estate [Line Items]
Number of properties disposed | property					1
Earnest money deposits					$ 300
2021 Acquisitions
Real Estate [Line Items]
Number of properties acquired | property			92
Payments to acquire real estate held-for-investment			$ 292,000
Acquisition fees incurred			3,000
2021 Acquisitions | Five Properties
Real Estate [Line Items]
Investment in real estate development project			9,500
Payments to acquire real estate			$ 5,400
Number of properties invested in | tenant			5
2020 Acquisitions
Real Estate [Line Items]
Number of properties acquired | property				98
Payments to acquire real estate held-for-investment				$ 327,300
Acquisition fees incurred				$ 3,600
2020 Acquisitions | Two Properties
Real Estate [Line Items]
Number of properties acquired | property				2
Investment in real estate development project				$ 4,700
Payments to acquire real estate				$ 3,500

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Real Estate Investments - Allocation of Purchase Price Paid for Completed Acquisitions (Details) - USD ($) $ in Thousands	9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020
2021 Acquisitions
Real Estate [Line Items]
Assumed receivables	$ 44
Asset acquisition, additions	298,598
Liabilities assumed
Below-market lease intangible liabilities	(6,552)
Accounts payable, accrued expense and other liabilities	0
Purchase price (including acquisition costs)	292,046
2021 Acquisitions | Land
Real Estate [Line Items]
Property, plant and equipment, additions	73,600
2021 Acquisitions | Buildings
Real Estate [Line Items]
Property, plant and equipment, additions	161,362
2021 Acquisitions | Site improvements
Real Estate [Line Items]
Property, plant and equipment, additions	19,844
2021 Acquisitions | Tenant improvements
Real Estate [Line Items]
Property, plant and equipment, additions	4,663
2021 Acquisitions | Construction-in-progress assets
Real Estate [Line Items]
Property, plant and equipment, additions	0
2021 Acquisitions | Fuel equipment
Real Estate [Line Items]
Property, plant and equipment, additions	0
2021 Acquisitions | In-place leases
Real Estate [Line Items]
Finite-lived intangible assets acquired	32,384
2021 Acquisitions | Above-market leases
Real Estate [Line Items]
Finite-lived intangible assets acquired	$ 6,701
2020 Acquisitions
Real Estate [Line Items]
Assumed receivables		$ 0
Asset acquisition, additions		342,713
Liabilities assumed
Below-market lease intangible liabilities		(13,482)
Accounts payable, accrued expense and other liabilities		(1,893)
Purchase price (including acquisition costs)		327,338
2020 Acquisitions | Land
Real Estate [Line Items]
Property, plant and equipment, additions		98,381
2020 Acquisitions | Buildings
Real Estate [Line Items]
Property, plant and equipment, additions		166,041
2020 Acquisitions | Site improvements
Real Estate [Line Items]
Property, plant and equipment, additions		22,859
2020 Acquisitions | Tenant improvements
Real Estate [Line Items]
Property, plant and equipment, additions		6,059
2020 Acquisitions | Construction-in-progress assets
Real Estate [Line Items]
Property, plant and equipment, additions		270
2020 Acquisitions | Fuel equipment
Real Estate [Line Items]
Property, plant and equipment, additions		156
2020 Acquisitions | In-place leases
Real Estate [Line Items]
Finite-lived intangible assets acquired		44,656
2020 Acquisitions | Above-market leases
Real Estate [Line Items]
Finite-lived intangible assets acquired		$ 4,291

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Intangible Assets and Liabilities - Summary of Intangible Assets and Liabilities (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Assets:
Gross Carrying Amount	$ 121,439	$ 79,950
Accumulated Amortization	(12,036)	(4,926)
Net Carrying Amount	109,403	75,024
Liabilities:
Gross Carrying Amount	24,493	17,951
Accumulated Amortization	(2,343)	(1,021)
Net Carrying Amount	22,150	16,930
In-place leases
Assets:
Gross Carrying Amount	100,417	69,470
Accumulated Amortization	(10,302)	(4,146)
Net Carrying Amount	90,115	65,324
Above-market leases
Assets:
Gross Carrying Amount	16,145	9,607
Accumulated Amortization	(1,189)	(481)
Net Carrying Amount	14,956	9,126
Assembled workforce
Assets:
Gross Carrying Amount	873	873
Accumulated Amortization	(519)	(299)
Net Carrying Amount	354	574
Lease incentives
Assets:
Gross Carrying Amount	4,004	0
Accumulated Amortization	(26)	0
Net Carrying Amount	$ 3,978	$ 0

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Intangible Assets and Liabilities - Weighted Average Amortization Period for Intangible Assets and Liabilities (Details) - Weighted Average	9 Months Ended	12 Months Ended
	Sep. 30, 2021	Dec. 31, 2020
Finite-Lived Intangible Assets [Line Items]
Weighted average amortization period, below-market leases	12 years 9 months 18 days	13 years 4 months 24 days
In-place leases
Finite-Lived Intangible Assets [Line Items]
Weighted average amortization period, intangible assets	9 years 10 months 24 days	11 years 1 month 6 days
Above-market leases
Finite-Lived Intangible Assets [Line Items]
Weighted average amortization period, intangible assets	13 years 2 months 12 days	12 years 7 months 6 days
Assembled workforce
Finite-Lived Intangible Assets [Line Items]
Weighted average amortization period, intangible assets	1 year 3 months 18 days	2 years
Lease incentives
Finite-Lived Intangible Assets [Line Items]
Weighted average amortization period, intangible assets	14 years 2 months 12 days	0 years

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Intangible Assets and Liabilities - Amortization of Intangible Assets and Liabilities (Details) - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020
Finite-Lived Intangible Assets [Line Items]
Amortization:	$ 2,517	$ 1,437	$ 6,516	$ 3,115
Net adjustment to rental revenue:
Below-market lease liabilities	528	341	1,332	710
Net adjustment to rental revenue	159	219	583	340
In-place leases
Finite-Lived Intangible Assets [Line Items]
Amortization:	2,444	1,364	6,296	2,896
Assembled workforce
Finite-Lived Intangible Assets [Line Items]
Amortization:	73	73	220	219
Above-market leases
Net adjustment to rental revenue:
Above-market lease assets	(346)	(122)	(723)	(370)
Lease incentives
Net adjustment to rental revenue:
Above-market lease assets	$ (23)	$ 0	$ (26)	$ 0

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Intangible Assets and Liabilities - Projected Amortization of Intangible Assets and Liabilities (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Finite-Lived Intangible Assets, Net, Amortization Expense, Fiscal Year Maturity [Abstract]
Remainder of 2021	$ 2,765
2022	11,054
2023	10,656
2024	10,444
2025	10,250
Thereafter	45,300
Total	90,469
Below-market lease liabilities
Remainder of 2021	503
2022	2,014
2023	2,008
2024	1,989
2025	1,969
Thereafter	13,667
Net Carrying Amount	22,150	$ 16,930
Net adjustment to rental revenue
Remainder of 2021	113
2022	529
2023	523
2024	508
2025	489
Thereafter	1,054
Total	3,216
In-place leases
Finite-Lived Intangible Assets, Net, Amortization Expense, Fiscal Year Maturity [Abstract]
Remainder of 2021	2,693
2022	10,772
2023	10,656
2024	10,444
2025	10,250
Thereafter	45,300
Total	90,115
Assembled workforce
Finite-Lived Intangible Assets, Net, Amortization Expense, Fiscal Year Maturity [Abstract]
Remainder of 2021	72
2022	282
2023	0
2024	0
2025	0
Thereafter	0
Total	354
Above-market leases
Above-market lease assets
Remainder of 2021	(300)
2022	(1,199)
2023	(1,199)
2024	(1,195)
2025	(1,194)
Thereafter	(9,869)
Total	(14,956)
Lease incentives
Above-market lease assets
Remainder of 2021	(90)
2022	(286)
2023	(286)
2024	(286)
2025	(286)
Thereafter	(2,744)
Total	$ (3,978)

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Debt - Schedule of Debt (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Debt Instrument [Line Items]
Long-term debt, gross	$ 192,000	$ 175,000
Unamortized discount and debt issuance costs	(726)	(895)
Unamortized deferred financing costs, net	(897)	(1,198)
Long-term debt	190,377	172,907
Credit Facility | Term Loan
Debt Instrument [Line Items]
Long-term debt, gross	175,000	175,000
Credit Facility | Line of Credit
Debt Instrument [Line Items]
Long-term debt, gross	$ 17,000	$ 0

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Debt - Narrative (Details) - USD ($)		1 Months Ended	3 Months Ended		9 Months Ended
	Sep. 28, 2020	Dec. 31, 2019	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020	Dec. 31, 2020	Jun. 30, 2020	Dec. 23, 2019
Debt Instrument [Line Items]
Deferred financing costs, net			$ 897,000		$ 897,000		$ 1,198,000
Amortization of deferred financing costs					471,000	$ 464,000
Interest expense			895,000	$ 1,018,000	2,693,000	3,815,000
Outstanding borrowings			17,000,000		17,000,000		0
Construction
Debt Instrument [Line Items]
Interest expense capitalized (less than)			100,000	0	100,000	0
Credit Facility
Debt Instrument [Line Items]
Amortization of deferred financing costs			$ 200,000	$ 200,000	$ 500,000	$ 500,000
Credit Facility | Term Loan
Debt Instrument [Line Items]
Debt instrument, face amount		$ 175,000,000.0							$ 175,000,000
Debt instrument, extension term		1 year
Debt instrument, interest rate (as a percent)	1.36%		1.25%		1.25%
Deferred financing costs, gross			$ 1,100,000		$ 1,100,000
Deferred financing costs, net			$ 700,000		$ 700,000		900,000
Weighted average effective interest rate (as a percent)			1.26%	1.44%	1.28%	2.18%
Interest expense			$ 600,000	$ 600,000	$ 1,800,000	$ 2,900,000
Credit Facility | Revolver | Line of Credit
Debt Instrument [Line Items]
Line of credit facility, maximum borrowing capacity		$ 250,000,000.0							$ 250,000,000
Debt instrument, extension term		1 year
Deferred financing costs, gross			1,600,000		1,600,000
Deferred financing costs, net			$ 900,000		$ 900,000		1,200,000
Weighted average effective interest rate (as a percent)			1.26%	1.54%	1.24%	1.54%
Unused borrowing capacity, fee			$ 100,000	$ 100,000	$ 100,000	$ 100,000
Outstanding borrowings			17,000,000.0		17,000,000.0		$ 0
Credit Facility | Revolver | Line of Credit | Unused lines of Credit
Debt Instrument [Line Items]
Unused borrowing capacity, fee			$ 200,000	$ 100,000	$ 500,000	$ 400,000
Credit Facility | Minimum | Revolver | Line of Credit
Debt Instrument [Line Items]
Revolver facility fee (as a percent)		0.15%
Credit Facility | Maximum | Revolver | Line of Credit
Debt Instrument [Line Items]
Revolver facility fee (as a percent)		0.25%
Credit Facility | London Interbank Offered Rate (LIBOR) | Term Loan
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)	1.15%				1.15%
Debt instrument, interest rate (as a percent)	0.21%		0.09%		0.09%
Debt instrument, interest rate, variable (as a percent)	0.21%
Credit Facility | London Interbank Offered Rate (LIBOR) | Minimum | Satisfaction of Requirements | Term Loan
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		1.15%
Credit Facility | London Interbank Offered Rate (LIBOR) | Minimum | Revolver | Satisfaction of Requirements | Line of Credit
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		1.20%
Credit Facility | London Interbank Offered Rate (LIBOR) | Maximum | Satisfaction of Requirements | Term Loan
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		1.60%
Credit Facility | London Interbank Offered Rate (LIBOR) | Maximum | Revolver | Satisfaction of Requirements | Line of Credit
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		1.80%
Credit Facility | Base Rate | Minimum | Satisfaction of Requirements | Term Loan
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		0.15%
Credit Facility | Base Rate | Minimum | Revolver | Satisfaction of Requirements | Line of Credit
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		0.20%
Credit Facility | Base Rate | Maximum | Satisfaction of Requirements | Term Loan
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		0.60%
Credit Facility | Base Rate | Maximum | Revolver | Satisfaction of Requirements | Line of Credit
Debt Instrument [Line Items]
Debt instrument, basis spread on variable rate (as a percent)		0.80%
Amendment to Credit Facility | Minimum | Revolver | Line of Credit
Debt Instrument [Line Items]
Deferred financing costs, gross (less than)								$ 100,000

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Derivative Financial Instruments - Narrative (Details) - USD ($) $ in Millions		9 Months Ended
	Sep. 28, 2020	Sep. 30, 2021
Credit Facility | Term Loan
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Debt instrument, interest rate (as a percent)	1.36%	1.25%
Credit Facility | Term Loan | London Interbank Offered Rate (LIBOR)
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Debt instrument, interest rate (as a percent)	0.21%	0.09%
Debt instrument, basis spread on variable rate (as a percent)	1.15%	1.15%
Interest rate swaps | Interest Expense
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Amount estimated to be reclassified as increase to interest expense		$ 0.1

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Derivative Financial Instruments - Schedule of Interest Rate Derivatives (Details) - Interest rate swaps $ in Thousands	Sep. 30, 2021 USD ($) instrument	Dec. 31, 2020 USD ($) instrument
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Number of Instruments | instrument	4	4
Notional | $	$ 175,000	$ 175,000

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Derivative Financial Instruments - Fair Value of Derivative Financial Instruments (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Derivatives, Fair Value [Line Items]
Derivative Assets	$ 2,316	$ 253
Interest rate swaps | Other assets, net | Designated as Hedging Instrument
Derivatives, Fair Value [Line Items]
Derivative Assets	$ 2,316	$ 253

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Derivative Financial Instruments - Effect of Interest Rate Swaps (Details) - Interest rate swaps - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Amount of Gain (Loss) Recognized in OCI on Derivative (Effective Portion)	$ (47)	$ (129)	$ 1,932	$ (129)
Interest Expense
Derivative Instruments and Hedging Activities Disclosures [Line Items]
Amount of (Loss) Reclassified from Accumulated OCI into Income (Effective Portion)	$ (52)	$ (1)	$ (131)	$ (1)

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Derivative Financial Instruments - Schedule of Derivative Liabilities at Fair Value (Details) - Fair Value, Recurring - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Liabilities, Fair Value Disclosure [Abstract]
Derivative assets	$ 2,316	$ 253
Level 1
Liabilities, Fair Value Disclosure [Abstract]
Derivative assets	0	0
Level 2
Liabilities, Fair Value Disclosure [Abstract]
Derivative assets	2,316	253
Level 3
Liabilities, Fair Value Disclosure [Abstract]
Derivative assets	$ 0	$ 0

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Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets - Schedule of Other Assets, net (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Earnest money deposits	$ 1,424	$ 634
Deferred financing costs, net	897	1,198
Accounts receivable, net	2,773	1,489
Deferred rent receivable	1,889	1,407
Prepaid assets	2,561	356
Fair value of interest rate swaps	2,316	253
Deferred offering costs	792	0
Other assets	1,419	387
Other assets, net	$ 14,071	$ 5,724

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Supplemental Detail for Certain Components of the Condensed Consolidated Balance Sheets - Schedule of Accounts Payable, Accrued Expenses and Other Liabilities (Details) - USD ($) $ in Thousands	Sep. 30, 2021	Dec. 31, 2020
Organization, Consolidation and Presentation of Financial Statements [Abstract]
Accrued expenses	$ 3,813	$ 2,035
Accrued bonus	1,290	1,561
Prepaid rent	1,343	1,551
Accounts payable	1,845	916
Other liabilities	867	245
Accounts payable, accrued expenses and other liabilities	$ 9,158	$ 6,308

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Shareholders’ Equity, Partners’ Capital and Preferred Equity - Narrative (Details) - USD ($)								1 Months Ended	2 Months Ended	3 Months Ended				9 Months Ended
	Apr. 12, 2021	Sep. 16, 2020	Aug. 17, 2020	Jun. 30, 2020	Feb. 06, 2020	Jan. 27, 2020	Dec. 23, 2019	May 31, 2020	Aug. 18, 2020	Sep. 30, 2021	Jun. 30, 2021	Mar. 31, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020	Sep. 01, 2021	Dec. 31, 2020
Subsidiary, Sale of Stock [Line Items]
Stock repurchase program, authorized amount																$ 150,000,000.0
Payments of offering costs														$ 704,000	$ 0
Issuance of common stock in private offering, net														0	54,559,000
Number of OP units received (in shares)					2,936,885		11,797,645
Redemption of preferred stock upon initial public offering													$ 138,000
Payment of OP unit distributions														$ 859,000	$ 419,000
Restricted Stock Units (RSUs)
Subsidiary, Sale of Stock [Line Items]
Shares withheld for restricted stock units vested (in shares)														14,000
Value of shares withheld for restricted stock units vested														$ 300,000
Netstreit, L.P. (The Operating Partnership)
Subsidiary, Sale of Stock [Line Items]
Non-controlling interest holders ownership							27.40%			3.20%				3.20%			5.90%
ATM Program | Common stock
Subsidiary, Sale of Stock [Line Items]
Aggregate gross offering price										$ 250,000,000.0				$ 250,000,000.0
Public Offering
Subsidiary, Sale of Stock [Line Items]
Number of shares sold (in shares)	10,915,688
Proceeds from sale of stock	$ 194,200,000
Payments of offering costs	$ 9,400,000
Over-Allotment Option
Subsidiary, Sale of Stock [Line Items]
Number of shares sold (in shares)	1,423,785	1,436,829
Private Placement
Subsidiary, Sale of Stock [Line Items]
Discount and placement fees					$ 3,400,000
Common stock
Subsidiary, Sale of Stock [Line Items]
Shares withheld for restricted stock units vested (in shares)										9,013		4,962
Common stock | Over-Allotment Option
Subsidiary, Sale of Stock [Line Items]
Number of shares sold (in shares)					2,936,885
Common stock | Allotment Option, Initial Purchaser
Subsidiary, Sale of Stock [Line Items]
Issuance of common stock in private offering, net					$ 54,600,000
Common stock | Private Placement
Subsidiary, Sale of Stock [Line Items]
Number of shares sold (in shares)							8,860,760
Shares sold (in dollars per share)							$ 19.75
Common stock | IPO - Shares From Existing Shareholders
Subsidiary, Sale of Stock [Line Items]
Shares sold (in dollars per share)			$ 18.00
Units converted (in shares)										65,840	143,173	253,344		462,357
Preferred stock
Subsidiary, Sale of Stock [Line Items]
Number of shares sold (in shares)						125
Preferred stock, dividend rate						12.00%
Preferred stock, par value (in dollars per share)						$ 0.01
Shares sold (in dollars per share)						1,000
Preferred stock, redemption price (in dollars per share)						1,000
Preferred stock, redemption premium per share (in dollars per share)									$ 100
Preferred dividend declared (in dollars per share)								$ 51.33
Preferred dividend paid (in dollars per share)				$ 51.33
Redemption of preferred stock upon initial public offering (in shares)			125						125				125,000
Redemption of preferred stock upon initial public offering									$ 100,000				$ 104,000
Preferred stock | Until December 31, 2021
Subsidiary, Sale of Stock [Line Items]
Preferred stock, redemption premium per share (in dollars per share)						100
Preferred stock | After December 31, 2021
Subsidiary, Sale of Stock [Line Items]
Preferred stock, redemption premium per share (in dollars per share)						$ 0

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Stockholders’ Equity, Partners’ Capital and Preferred Equity - Common Stock Dividends Declared and Paid (Details) - USD ($) $ / shares in Units, $ in Thousands										9 Months Ended
	Sep. 15, 2021	Sep. 01, 2021	Jul. 27, 2021	Jun. 15, 2021	Jun. 01, 2021	Apr. 27, 2021	Mar. 30, 2021	Mar. 15, 2021	Mar. 03, 2021	Sep. 30, 2021
Equity [Abstract]
Cash dividend paid (in dollars per share)		$ 0.20			$ 0.20			$ 0.20		$ 0.60
Cash dividend declared (in dollars per share)			$ 0.20			$ 0.20			$ 0.20	$ 0.60
Dividends, common stock, cash	$ 7,916			$ 7,890			$ 5,687			$ 21,493

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Stock Based Compensation - Narrative (Details)	1 Months Ended	3 Months Ended		9 Months Ended
	Aug. 31, 2020 USD ($)	Sep. 30, 2021 USD ($)	Sep. 30, 2020 USD ($)	Sep. 30, 2021 USD ($) company $ / shares	Sep. 30, 2020 USD ($)	Dec. 31, 2020 USD ($)	Dec. 23, 2019 shares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Number of shares reserved for issuance | shares							2,094,976
Stock-based compensation expense		$ 1,000,000.0	$ 1,800,000	$ 2,600,000	$ 1,800,000
Catch-up adjustment	$ 1,400,000
Restricted Stock Units (RSUs) | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				1 year
Restricted Stock Units (RSUs) | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				5 years
Performance Shares
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Stock-based compensation expense		300,000		$ 900,000
Total unrecognized compensation cost		1,600,000		$ 1,600,000		$ 2,600,000
Weighted average remaining contractual term				2 years 2 months 12 days
Performance Shares | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				3 years
Performance Shares | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				5 years
Service-Based Awards
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Stock-based compensation expense		500,000		$ 1,100,000
Total unrecognized compensation cost		4,400,000		$ 4,400,000		$ 2,800,000
Weighted average remaining contractual term				3 years 1 month 6 days
Granted during the period (in dollars per share) | $ / shares				$ 17.62
Service-Based Awards | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				1 year
Service-Based Awards | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period				5 years
Market-Based Awards
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Stock-based compensation expense		200,000		$ 400,000
Award vesting period				3 years
Total unrecognized compensation cost		$ 2,000,000.0		$ 2,000,000.0
Weighted average remaining contractual term				2 years 4 months 24 days
Expected volatility (as a percent)				42.80%
Minimum expected volatility (as a percent)				28.70%
Maximum expected volatility (as a percent)				90.70%
Weighted average expected volatility (as a percent)				46.30%
Risk free interest rate (as a percent)				0.34%
Targeted TSR (in dollars per share) | $ / shares				$ 20.18
Absolute TSR (in dollars per share) | $ / shares				16.46
Granted during the period (in dollars per share) | $ / shares				$ 17.77
Market-Based Awards | Share-based Payment Arrangement, Tranche One
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting rights (as a percent)				40.00%
Market-Based Awards | Share-based Payment Arrangement, Tranche Two
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting rights (as a percent)				60.00%
Number of companies forming peer group | company				33

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Stock Based Compensation - Summary of Restricted Stock Unit Activity (Details)	9 Months Ended
	Sep. 30, 2021 $ / shares shares
Performance Shares
Unvested Restricted Stock Grants Outstanding
Beginning balance (in shares) | shares	207,803
Vesting during the period (in shares) | shares	(15,823)
Ending balance (in shares) | shares	191,980
Weighted Average Grant Date Fair Value per Share
Beginning balance (in dollars per share) | $ / shares	$ 19.75
Vesting during the period (in dollars per share) | $ / shares	19.75
Ending balance (in dollars per share) | $ / shares	$ 19.75
Service-Based Awards
Unvested Restricted Stock Grants Outstanding
Beginning balance (in shares) | shares	169,793
Vesting during the period (in shares) | shares	(34,367)
Granted during the period (in shares) | shares	164,076
Forfeited during period (in shares) | shares	(7,673)
Ending balance (in shares) | shares	291,829
Weighted Average Grant Date Fair Value per Share
Beginning balance (in dollars per share) | $ / shares	$ 18.00
Vesting during the period (in dollars per share) | $ / shares	18.00
Granted during the period (in dollars per share) | $ / shares	17.62
Forfeited during the period (in dollars per share) | $ / shares	17.93
Ending balance (in dollars per share) | $ / shares	$ 17.79
Market-Based Awards
Unvested Restricted Stock Grants Outstanding
Beginning balance (in shares) | shares	0
Granted during the period (in shares) | shares	135,766
Forfeited during period (in shares) | shares	(1,299)
Ending balance (in shares) | shares	134,467
Weighted Average Grant Date Fair Value per Share
Beginning balance (in dollars per share) | $ / shares	$ 0
Granted during the period (in dollars per share) | $ / shares	17.77
Forfeited during the period (in dollars per share) | $ / shares	17.77
Ending balance (in dollars per share) | $ / shares	$ 17.77

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Earnings Per Share - Schedule of Net Income Attributable to Common Shares, Weighted Average Common Shares and Effect of Dilutive Securities (Details) - USD ($) $ / shares in Units, $ in Thousands	3 Months Ended						9 Months Ended
	Sep. 30, 2021	Jun. 30, 2021	Mar. 31, 2021	Sep. 30, 2020	Jun. 30, 2020	Mar. 31, 2020	Sep. 30, 2021	Sep. 30, 2020
Numerator:
Net income (loss)	$ 2,944	$ (2,630)	$ 741	$ (2,341)	$ (405)	$ (1,552)	$ 1,055	$ (4,298)
Net income (loss) attributable to noncontrolling interests	(96)			263			(42)	799
Preferred stock dividends	0			(36)			0	(42)
Net income (loss) attributable to common shares, basic	2,848			(2,114)			1,013	(3,541)
Net income (loss) attributable to common shares, diluted	$ 2,944			$ (2,377)			$ 1,055	$ (4,340)
Denominator:
Weighted average common shares outstanding, basic (in shares)	39,559,605			18,825,389			35,359,551	13,771,457
Effect of dilutive shares for diluted net income per common share:
OP Units (in shares)	1,334,571			0			1,462,419	0
Unvested RSUs (in shares)	439,403			0			286,455	0
Weighted average common shares outstanding - diluted (in shares)	41,333,579			18,825,389			37,108,425	13,771,457
Net loss available to common stockholders per common share, basic (in dollars per share)	$ 0.07			$ (0.11)			$ 0.03	$ (0.26)
Net loss available to common stockholders per common share, diluted (in dollars per share)	$ 0.07			$ (0.11)			$ 0.03	$ (0.26)

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Earnings Per Share - Narrative (Details) - shares	3 Months Ended	9 Months Ended
	Sep. 30, 2020	Sep. 30, 2020	Sep. 30, 2021	Dec. 31, 2020
OP Units
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Antidilutive securities excluded from computation of loss per share (in shares)	4,310,286	4,402,437
Restricted Stock Units (RSUs)
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Antidilutive securities excluded from computation of loss per share (in shares)	24,302	8,101
OP Units | Netstreit, L.P. (The Operating Partnership)
Antidilutive Securities Excluded from Computation of Earnings Per Share [Line Items]
Units outstanding (in shares)			1,289,525	1,751,882

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Commitments and Contingencies (Details) $ in Thousands	3 Months Ended		9 Months Ended
	Mar. 31, 2022 USD ($) tenant	Sep. 30, 2021 USD ($)	Sep. 30, 2021 USD ($)	Sep. 30, 2020 USD ($)
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Expected investment in real estate assets		$ 16,900	$ 16,900
Investment in real estate development project			$ 9,500
Remaining funding period of real estate assets			5 months
Loss on property damages		500
Repair and replacement costs		1,300
Insurance deductible amount		$ 100
Stock-based compensation expense (less than)			$ 2,623	$ 1,753
Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Construction period		3 months
Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Construction period		6 months
Forecast | Corporate Office Space
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Payments for leasehold improvement costs	$ 2,200
Lease renewal periods | tenant	2
Lease renewal terms	5 years
Annual rent expense	$ 500
Refund of leasehold improvement costs	$ 1,000
Restricted Stock Units (RSUs) | Minimum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period			1 year
Restricted Stock Units (RSUs) | Maximum
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period			5 years
Restricted Stock Units (RSUs) | The Program
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Award vesting period			4 years
Total unrecognized compensation cost		$ 1,000	$ 1,000
Stock-based compensation expense (less than)		$ 100	$ 100

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Related Party Transactions (Details) - USD ($) $ in Millions	3 Months Ended		9 Months Ended
	Sep. 30, 2021	Sep. 30, 2020	Sep. 30, 2021	Sep. 30, 2020
Affiliated Entity | EB Arrow
Related Party Transaction [Line Items]
Fees paid and accrued	$ 0.0	$ 0.1	$ 0.1	$ 0.2

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Subsequent Events (Details) $ / shares in Units, $ in Thousands					1 Months Ended	9 Months Ended
	Oct. 26, 2021 $ / shares	Jul. 27, 2021 $ / shares	Apr. 27, 2021 $ / shares	Mar. 03, 2021 $ / shares	Oct. 28, 2021 USD ($) property shares	Sep. 30, 2021 USD ($) property $ / shares	Sep. 30, 2020 USD ($)
Subsequent Event [Line Items]
Cash dividend declared (in dollars per share) | $ / shares		$ 0.20	$ 0.20	$ 0.20		$ 0.60
Proceeds under revolving credit facility						$ 30,000	$ 50,000
Payments to acquire real estate held-for-investment						$ 292,046	$ 327,338
2021 Acquisitions
Subsequent Event [Line Items]
Number of properties acquired | property						92
Payments to acquire real estate held-for-investment						$ 292,000
Subsequent Event
Subsequent Event [Line Items]
Cash dividend declared (in dollars per share) | $ / shares	$ 0.20
Subsequent Event | 2021 Acquisitions
Subsequent Event [Line Items]
Number of properties acquired | property					12
Payments to acquire real estate held-for-investment					$ 90,000
Subsequent Event | Revolver | Credit Facility | Line of Credit
Subsequent Event [Line Items]
Proceeds under revolving credit facility					70,000
Subsequent Event | Corporate Office Space
Subsequent Event [Line Items]
Right-of-use asset					4,600
Operating lease liability					$ 4,600
Subsequent Event | OP Units
Subsequent Event [Line Items]
Redemption of shares (in shares) | shares					7,119