Medical Properties Trust (MPT) investor relations material

Executive summary

• Q1 2026 net income was $32.8 million ($0.05 per share), reversing a net loss of $118.3 million ($-0.20 per share) in Q1 2025, driven by higher revenues, a one-time $43–$44 million tax benefit, and lower impairment charges.

• Normalized FFO for Q1 2026 was $0.14 per share, in line with prior year, aided by one-time cash rent receipts.

• Revenues increased 12.6% year-over-year to $252.1 million, primarily from retenanting, acquisitions, CPI-linked escalations, and FX movements.

• Portfolio includes 378 properties and 38,000 licensed beds across nine countries as of March 31, 2026.

• Rent collections from transitioned tenants in Florida, Texas, Arizona, and Louisiana are fully current through April, with ramping expected to reach $1 billion annualized cash rent by year-end.

Financial highlights

• Rent billed rose to $197.5 million, while straight-line rent declined to $34.2 million.

• Interest expense increased to $133.3 million due to higher borrowings and refinancing.

• Real estate depreciation and amortization rose to $69.7 million, reflecting new leases and acquisitions.

• G&A expense declined year-over-year due to lower stock compensation expense.

• Cash and cash equivalents at quarter-end were $425.0 million, down from $540.9 million at year-end 2025.

Outlook and guidance

• Confident in achieving over $1 billion in annualized cash rent by year-end, with full contractual rent expected across transitioned assets by 2027.

• Expect continued stabilization and growth in post-acute and general acute segments, with behavioral health recovery timing uncertain.

• Short-term liquidity is supported by $1.0 billion in available liquidity and anticipated increases in rent and interest receipts.

• No material new real estate investments expected in the near term; focus remains on asset sales, cost reductions, and refinancing.

• Management remains focused on addressing upcoming debt maturities flexibly and attractively.