Exhibit 99.1
June 2022 SIDOTI CONFERENCE presentation
DISCLOSURE 2 Certain statements contained in this presentation and the accompanying oral
presentation, other than historical facts, may be considered forward-looking statements within the meaning of the Securities Act of 1933, as amended, Section 21E of the Securities and Exchange Act of 1934, as amended, and the Private
Securities Litigation Reform Act of 1995. These forward-looking statements are based on our beliefs, assumptions and expectations of the future performance of the Company and the Company’s shares, taking into account information currently
available to us as of the date of this presentation. In some cases, you can identify forward-looking statements by terms such as “anticipate,” “believe,” “could,” “estimate,” “expect,” “intend,” “may,” “plan,” “potential,” “should” and
“would” or the negative of these terms or other comparable terminology. Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this presentation. All of the forward-looking
statements herein are subject to various risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions, and future business decisions,
all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual
results, performance, and achievements could differ materially from those expressed in or by the forward-looking statements and may be affected by a variety of risks and other factors. Accordingly, there are or will be important factors that
could cause actual outcomes or results to differ materially from such forward-looking statements. These factors include, but are not limited to, risks and uncertainties related to the COVID-19 pandemic and its related impacts on us and our
tenants, general economic conditions, including but not limited to impacts of the Russian war against Ukraine, supply-chain disruptions, increases in the rate of inflation and interest rates, local real estate conditions, tenant financial
health, and property acquisitions and the timing of these acquisitions. Such forward-looking statements are subject to various risks and uncertainties, including those described under the section entitled “Risk Factors” in the Modiv Inc.’s
(the “Company”) Annual Report on Form 10-K for the year ended December 31, 2021 filed with the Securities and Exchange Commission (the “SEC”) on March 23, 2022 and the Company’s Quarterly Report for the quarter ended March 31, 2022 filed with
the SEC on May 16, 2022. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this presentation and in the Company’s filings with the SEC.
Additionally, we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results. Statements contained herein are made as
of the dae of this presentation unless stated otherwise, and this presentation shall not under any circumstances create an implication that the information contained herein is correct as of any time after such date or that information will be
updated or revised to reflect information that subsequently becomes available or changes occurring after the date hereof, except as required by law. This presentation may contain trade names, trademarks or service marks of other companies.
The Company does not intend the use or display of other parties’ trade names, trademarks or service marks to imply a relationship with, or endorsement or sponsorship of, these other parties.
INTRODUCTION TO TODAY’S SPEAKERS Aaron Halfacre, CFA, CAIA President & Chief Executive
Officer 25+ years of real estate experience Previously in leadership roles at Campus Crest Communities, VEREIT, Cole Real Estate Investments, BlackRock and Green Street Advisors Ray Pacini, CPA Chief Financial Officer 33 years of real
estate experience Previously in leadership roles at California Coastal Communities, Koll Real Estate Group, Henley Properties, Cadiz and PricewaterhouseCoopers Seasoned Real Estate Executives at the Helm
Modiv is a Net Lease REIT Built for Intelligent Growth INVESTMENT HIGHLIGHTS Experienced
Leadership Teamwith a History of Execution and Transformation Proactive Investment Strategy Focused on Value Creation and AFFO Growth Diversified and Reliable Real Estate Portfolio Supports Our Monthly Dividend Disciplined Underwriting
Process and a Proven Ability to Source Accretive Acquisitions Balance Sheet Strength and Flexibility Allows us to Fund Future Growth Initiative
REAL ESTATE HIGHLIGHTS 7.4% (S&P A) 6.7% (NR) 6.7% (S&P A+) 11.4% (NR) Top Tenants
(3) % based on ABR Geographic Diversification Property Diversification Industry Diversification (1) Annual Base Rent (“ABR”). is calculated based on contractual rent due over the next 12 months and "Contractual Rent Increases" shown
above reflects the portion of our portfolio that includes percentage rent increases, which are calculated on the prior 12 months base rent. (2) WALT is calculated based on remaining lease term in years multiplied by the percentage of ABR of
each lease. (3) Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency. Modiv is not affiliated with, associated with, or a sponsor of any of the businesses pictured or mentioned above.
The names, logos and all related product and service names, design marks and slogans are the trademarks or service marks of their respective companies. 4.7% (NR) 10.9% (NR) 4.8% (S&P A+) 44 $34.5 10.5 93% 2% Properties Million
of Annualized Base Rent(1) Weighted Average Lease Term(2) Contractual Rental Increases(1) Average Annual Portfolio Rental Bumps(1)
FINANCIAL HIGHLIGHTS Maturity Schedule Capitalization Table 93% of Debt Maturities have a
Fixed Weighted Average Rate @ 4% 7% of Debt Maturities are Floating @ SOFR + 165 bps $1.26 - $1.36 2022 AFFO per share Guidance $550M Gross Real Estate Value 35%+ Discount to Consensus Target Price 38% Leverage Ratio $1.15 Annual
Per Share Dividend (Paid Monthly) $68M Purchasing Power From Revolver and Cas
Modiv’s Leadership Team Transformed the Company and Doubled the Portfolio MODIV’S HISTORY OF
EXECUTION 2015 RW NNN REIT launches; national geographic focused, crowdfunded REIT 2018 Aaron Halfacre joins as CEO, starting a new era and pivot to an institutional-quality direction and assembles a new management team 2019 2021 RW
NNN is rebranded to Modiv Inc. Modiv successfully prices $50M of publicly traded preferred stock Transformation commences Today Public listing (NYSE:MDV) Over $130M of acquisitions YTD Seasoned filer status enabled our recent ATM
program RW NNN completes $150M merger with Rich Uncles REIT I Completes internalization of management 2020 Modiv begins a 24-month capital recycling program selling 14 assets for over $110M Initiates first of six independent portfolio
valuations over the same time period $255M* $550M* * Gross Real Estate Asset Values;
EXTENSIVE UNDERWRITING AND ABILITY TO SOURCE ACQUISITIONS Disciplined Due Diligence Property -
level Location Local market trends and demographics Replacement cost Property attributes (age, visibility, traffic patterns) Portfolio - level Disciplined pricing Portfolio rationale (focus on industrial/retail) Availability and cost
of debt Earnings impact Tenant - level Guarantor credit profile Lease term and structure Competitive positioning Sales and profitability trends Internal and External Credit Analysis Continuous Monitoring Robust Pipeline
(LTM) Volume of Investment Opportunities That Modiv Reviewed Volume of Investment Opportunities That Modiv Performed a Deep Dive Modiv Submitted an LOI following Investment Committee Approval Modiv has Recently Closed or is Under Contract
to Close
Best-in-class Management Team with Real Estate, Public Company, and Capital Markets
Experience EXPERIENCED MANAGEMENT TEAM Aaron Halfacre | President & Chief Executive Officer Chief Executive Officer of Modiv Inc. since 2019 Former President and Chief Investment Officer of Campus Crest Communities, Inc., a student
housing REIT, from 2014-2016 Former Senior Vice President and Head of Strategic Relations at Cole Real Estate Investments, Inc. from 2012-2014 Ray Pacini | Chief Financial Officer Chief Financial Officer of Modiv Inc. since 2018 Prior
Board member and Audit Committee Chair of Cadiz, Inc. from 2005 - 2019 Former Chief Executive Officer and a Director of California Coastal Communities, Inc. from 1998-2011 Chief Investment Officer of Modiv Inc. since 2020; Senior Managing
Director-Acquisitions from 2018-2020 Founder and Chief Executive Officer of Realty Dividend, LLC from 2014-2018 Former Senior Director of Acquisitions at Cole Real Estate Investments, Inc. from 2010-2014 and at Realty Income Corp. (NYSE:
O). from 2007-2010 Bill Broms | Chief Investment Officer David Collins | Chief Property Officer Chief Property Officer at Modiv Inc. since 2020 Former Executive Vice President of Portfolio Management at InvenTrust Properties, Inc from
2014-2018 Former Senior Vice President of Asset Management at VEREIT, Inc. (NYSE: VER) John Raney | Chief Legal Officer Chief Legal Officer at Modiv Inc. since 2020 Former Partner, Massumi + Consoli, LLP Former Counsel at O’ Melveny
& Myers LLP from 2015-2018 Former Associate at Latham & Watkins LLP from 2008-2015 Sandra G. Sciutto | Chief Accounting Officer Chief Accounting Officer of Modiv Inc. since 2018 Former Chief Financial Officer for Professional Real
Estate Services Inc. from 2016-2018 Former Chief Financial Officer and investment committee member for Shopoff Realty Investments, L.P. from 2012-2016
Seasoned Board of Directors with Deep and Diverse Experience INDEPENDENT BOARD OF
DIRECTORS Adam Markman Chairman of the Board Asma Ishaq Curtis McWilliams Thomas Nolan, Jr. Kimberly Smith Connie Tirondola Raymond Wirta Board Observer - REITs - Transformations - NTR Portfolios - Best Practices - Equity
Commonwealth - Green Street Advisors - EY/Kenneth Leventhal - REIT Law - Corp Gov - SEC Matters - Board Practices - Prudential Financial - Cole Real Estate - AEGON & ING - Private Equity - Business Development
- Branding - ESG - MODERE - Jusuru - BlackRock - Turnarounds - Net Lease - M&A - Public Boards - Spirit Realty Capital - GGP - AEW - Corp Gov - IPOs - REITs - Net Lease - Trustreet Properties - CNL -
Merrill Lynch - Real Estate Accounting - Valuations - Finance - Acquisitions - CITCO - CBRE - BlackRock - M&A - Real Estate - Leadership - Board Practices - Irvine Company - CBRE - Koll Group Specifically
Nominated to Help Guide Modiv’s Transformation Invaluable Industry and Company Experience Vast Working Knowledge and Networks Focused on Ethics and Integrity Detailed, Disciplined and Pragmatic Procedurally Efficient and
Effective Extensive Experience In: Worked at:
COLLIERS: A VALUED STRATEGIC PARTNER Modiv’s Strategic Partnership with Colliers Provides
Best-in-Class Property Management and Accounting Services, Enabling Modiv to Remain Laser-Focused on Asset Management, Tenant Relationships, Financial Optimization and Strategic Decision Making On-site localized expertise Utilization of
state-of-the-art real estate operating technology Leverage Colliers’ deal sourcing to maximize the value for current and pipeline properties More cost-efficient than in house management Ability to receive reimbursement from tenants for 3rd
party property management Manages 620 million SF in the U.S. 1,560 dedicated staff across 160 offices Three dedicated national accounting centers with industry-leading technology/systems Alignment with their core values and culture of
service excellence Benefits for Modiv Colliers’ Breadth & Experience Source: Colliers
CASE STUDY: OFF-MARKET ACQUISITIONS We Have a Proven Ability to Source True Off-Market
Opportunities January 2022 Acquisition Date $69.3M Purchase Price 72,623 Square Feet 25 Years Lease Term 5.70% Going In Cap Rate(1) 2.0% Annual Escalations Kia of Carson (1) The cap rate is calculated as the NTM NOI divided by
the purchase price. For triple-net leases, annual NOI is equal to annual rent. Kalera is a leader in the emerging low-water, low-energy vertical farming industry Well-positioned within the Minneapolis-St Paul metro area, just minutes away
from MSP International Airport Over $3M in Kalera-financed capital improvements to the asset to establish this location as a primary growing facility January 2022 Acquisition Date $8.1M Purchase Price 78,587 Square Feet 20
Years Lease Term 7.00% Going In Cap Rate(1) 2.5% Annual Escalations Kalera KIA of Cason is highly profitable and one of top 3 Kia dealerships in the country Prominent frontage along Interstate 405 Sale and leaseback in conjunction
with highly accretive OP unit transaction
CASE STUDY: RELATIONSHIP DRIVEN ACQUISITIONS We Have Built Strong Relationships With Private
Equity Sponsors Established garage door hardware components manufacturing company Company has been operating since 1970, and this property is adjacent to its corporate offices Sale and leaseback in conjunction with acquisition of the
company by a private equity firm December 2021 Acquisition Date $11.5M Purchase Price 206,115 Square Feet 20 Years Lease Term 6.65% Going In Cap Rate(1) 2.0% Annual Escalations Arrow Tru-Line (1) The cap rate is calculated as
the NTM NOI divided by the purchase price. For triple-net leases, annual NOI is equal to annual rent. Lindsay PreCast is an industry-leading precast concrete manufacturer and steel fabricator with a 60-year operating history We acquired a
portfolio of eight properties located in five states: Colorado (3), Ohio (2), North Carolina, South Carolina and Florida Sale and leaseback transaction was financed with a $44.0 million draw on our KeyBank credit facility and available cash
on hand April 2022 Acquisition Date $56.2M Purchase Price 599,316 Square Feet 25 Years Lease Term 6.65% Going In Cap Rate(1) 2.0% Annual Escalations Lindsay PreCast
CASE STUDY: 3M LEASE RENEWAL Pragmatic Approach to Leasing and Execution Originally
developed in 2007 as a build-to-suit industrial property for 3M in DeKalb, IL, this Class A distribution center features approximately 396,000 square feet of warehouse space and 14,000 square feet of office space Located on the western edge
of the greater Chicago MSA in DeKalb, IL, this property represents a critical component of 3M’s three-building global distribution hub Utilized best-in-class real estate technology to understand the tenant’s continued strong occupancy
throughout the COVID-19 pandemic Employed a patient and disciplined approach and waited for the tenant to initiate lease extension negotiations Effective October 2021, 3M extended their lease through 2034 with annual rent
increases 2018 Purchase Year A+ Credit Rating $1.5M ABR 12.2 Yrs Remaining Lease Term 410K Square Feet 1.25% Annual Rent Escalations
CASE STUDY: DANA INCORPORATED DISPOSITION Discipline and Data are Critical in Executing
Opportunistic Transactions Industrial asset located within the Austin, TX MSA that was purchased in December 2016 for $9.1M by the legacy management team Building was leased to Dana Incorporated (“Dana”), a leading supplier of fully
integrated drivetrain and electrified propulsion systems for all passenger vehicles Dana vacated the space in 2019 due to the closure of its primary line of business operating out of the asset Management employed a proactive asset level
management approach to opportunistically negotiate an early termination of their lease resulting in (1) continued monthly rent payments ($65K) through July 2022 (previous July 2024) and (2) early termination fee ($1.4M) Sold the property in
July 2021 for $10.0M or $220 per square foot, plus the termination fee; Modiv will continue to collect payments through revised lease term 2016 Purchased Asset for $9.1M Dana vacates the asset 2019 2020 Negotiate favorable modified
lease terms & $1.4M termination fee Sold asset for $10.0M 2021
Modiv has Developed a Cadre of Strategic Banking Relationships STRONG BANKING SUPPORT Research
Coveage ATM $24 (Bryan Maher) Target Price $23 (Gaurav Mehta) Target Price $22 (Barry Oxford) Target Price
www.modiv.com | 888.686.6348120 Newport Center Drive | Newport Beach, CA 92660