8-K - PINE - Equibles

UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): April 21, 2022

ALPINE INCOME PROPERTY TRUST, INC.

(Exact name of registrant as specified in its charter)

	<br><br><br><br>
Maryland	Commission File Number 001-39143	84-2769895
(State or other jurisdiction of<br><br>incorporation or organization)		(I.R.S. Employer<br><br>Identification No.)

<br><br>
1140 N. Williamson Blvd., Suite 140<br><br>Daytona Beach , Florida	32114
(Address of principal executive offices)	(Zip Code)

Registrant’s Telephone Number, including area code

( 386 ) 274-2202

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:


☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities Registered Pursuant to Section 12(b) of the Act


Title of each class	Trading Symbol	Name of each exchange on which registered
Common Stock, $0.01 Par Value	PINE	NYSE

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

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. ☒

Item 2.02. Results of Operations and Financial Condition

On April 21, 2022, Alpine Income Property Trust, Inc., a Maryland corporation (the "Company"), issued an earnings press release and an investor presentation relating to the Company’s financial results for the quarter ended March 31, 2022. Copies of the press release and investor presentation are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated herein by reference.

The information in Item 2.02 of this Current Report, including Exhibits 99.1 and 99.2 is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, unless it is specifically incorporated by reference therein.

Item 7.01. Regulation FD Disclosure

On April 21, 2022, the Company issued an earnings press release and an investor presentation relating to the Company’s financial results for the quarter ended March 31, 2022. Copies of the press release and investor presentation are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated herein by reference.

The furnishing of these materials is not intended to constitute a representation that such furnishing is required by Regulation FD or other securities laws, or that the materials include material investor information that is not otherwise publicly available. In addition, the Company does not assume any obligation to update such information in the future.

The information in Item 7.01 of this Current Report, including Exhibits 99.1 and 99.2 is being furnished and shall not be deemed to be “filed” for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that Section. The information in this Current Report shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act or the Exchange Act, unless it is specifically incorporated by reference therein.

Item 9.01. Financial Statements and Exhibits

(d) Exhibits

99.1 Earnings Press Release dated April 21, 2022

99.2 Investor Presentation dated April 21, 2022

104 Cover Page Interactive Data File (embedded within the Inline XBRL document)

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 hereunto duly authorized.

Date: April 21, 2022

Alpine Income Property Trust, Inc.

By: /s/ Matthew M. Partridge

Senior Vice President, Chief Financial Officer and Treasurer

(Principal Financial Officer)

Press

Press Release

Contact:Matthew M. Partridge

Senior Vice President, Chief Financial Officer & Treasurer

(407) 904-3324

mpartridge@alpinereit.com

FOR<br><br>IMMEDIATE<br><br>RELEASE	ALPINE INCOME PROPERTY TRUST REPORTS<br><br>FIRST QUARTER 2022 OPERATING RESULTS

DAYTONA BEACH, FL – April 21, 2022 – Alpine Income Property Trust, Inc. (NYSE: PINE) (the “Company” or “PINE”) today announced its operating results and earnings for the quarter ended March 31, 2022.

Select Highlights ****

◾	Reported Net Income per diluted share attributable to the Company of $0.06 for the quarter ended March 31, 2022.
◾	Reported FFO per diluted share of $0.49 for the quarter ended March 31, 2022, an increase of 16.7% from the comparable prior year period.
---	---
◾	Reported AFFO per diluted share of $0.48 for the quarter ended March 31, 2022, an increase of 9.1% from the comparable prior year period.
---	---
◾	Acquired 16 net lease retail properties during the first quarter of 2022 for total acquisition volume of $65.5 million, reflecting a weighted average going-in cash cap rate of 6.9%.
---	---
◾	Paid a cash dividend for the first quarter of 2022 of $0.27 per share, a 12.5% increase from the comparable prior year period quarterly dividend, and an annualized yield of 5.6% based on the closing price of the Company’s common stock on April 20, 2022.
---	---
◾	On April 14, 2022, the Company exercised the accordion options under its 2026 Term Loan and 2027 Term Loan for combined new proceeds of $60.0 million. Proceeds were utilized to pay down the Company’s Revolving Credit Facility.
---	---
◾	On April 14, 2022, the Company announced the sale of its sole remaining office property for $38.8, generating a gain on sale of $7.0 million.
---	---

Page 1

Quarterly Operating Results Highlights

The table below provides a summary of the Company’s operating results for the quarter ended March 31, 2022 (in thousands, except per share data):


	****	Three Months Ended March 31, 2022		****	Three Months Ended March 31, 2021		****	Variance to Comparable<br>Period in the Prior Year
Total Revenues		$	10,799		$	5,890		$	4,909	83.3%
Net Income		$	924		$	511		$	413	80.8%
Net Income Attributable to PINE		$	806		$	440		$	366	83.2%
Net Income per Diluted Share Attributable to PINE		$	0.06		$	0.05		$	0.01	20.0%
FFO^(1)^		$	6,596		$	3,654		$	2,942	80.5%
FFO per Diluted Share^(1)^		$	0.49		$	0.42		$	0.07	16.7%
AFFO ^(1)^		$	6,452		$	3,850		$	2,602	67.6%
AFFO per Diluted Share^(1)^		$	0.48		$	0.44		$	0.04	9.1%
Dividends Declared and Paid, per Share		$	0.27		$	0.24		$	0.03	12.5%

^(1)^	See the “Non-GAAP Financial Measures” section and tables at the end of this press release for a discussion and reconciliation of Net Income to non-GAAP financial measures, including FFO, FFO per diluted share, AFFO, and AFFO per diluted share.

CEO Comments

“We’re very pleased with our start to 2022 as we continued our momentum from our record fourth quarter by selling our last remaining office property to position our portfolio as 100% retail and acquiring more than $65 million of high-quality, predominately investment grade-rated retail net lease properties,” said John P. Albright, President and Chief Executive Officer of Alpine Income Property Trust. “With the proceeds from our final office sale already redeployed into our first quarter pharmacy portfolio acquisition, our top tenant is now Walgreens. Our focus in the second quarter is on the execution of our increased disposition guidance as we look to cycle out of certain assets where we see outsized relative value in the market and redeploy those proceeds into opportunities within our healthy acquisition pipeline. These efforts should drive improved long-term earnings per share growth, incrementally de-lever our balance sheet, and further support our attractive 5.6% dividend yield.”

Acquisitions

During the three months ended March 31, 2022, the Company acquired 16 high-quality net lease properties for total acquisition volume of $65.5 million, reflecting a weighted average going-in cash cap rate of 6.9%. As of the acquisition date, the properties had a weighted average remaining lease term of 9.0 years, were located in 12 different states, and were leased to tenants operating in six retail sectors including the pharmacy, grocery, dollar store, specialty retail, convenience store, and automotive parts sectors. Approximately 79% of annualized base rents acquired are generated from a tenant or the parent of a tenant with an investment grade credit rating.

Disposition

Subsequent to the quarter ended March 31, 2022, on April 14, 2022, the Company completed the sale of its sole remaining office property located in Hillsboro, Oregon and leased to Wells Fargo for a sales price of $38.8 million. The sale of the property generated a gain of $7.0 million. Proceeds from the sale were part of reverse Section 1031 like-kind exchanges.

Page 2

Property Portfolio

The Company’s portfolio consisted of the following as of March 31, 2022:


Number of Properties	129
Square Feet	3.5 million
Weighted Average Remaining Lease Term	7.8 years
States where Properties are Located	35
Occupancy	100%

% of Annualized Base Rent Attributable to Retail Tenants ^(1)^	92%
% of Annualized Base Rent Attributable to Office Tenants ^(1)^	8%
% of Annualized Base Rent Subject to Rent Escalations in the Primary Lease Term ^(1)^	43%
% of Annualized Base Rent Attributable to Investment Grade Rated Tenants^(1)(2)^	50%
% of Annualized Base Rent Attributable to Credit Rated Tenants^(1)(3)^	77%

Any differences a result of rounding.

^(1)^	Annualized Base Rent (“ABR”) represents the annualized in-place straight-line base rent required by the tenant’s lease. ABR is a non-GAAP financial measure. We believe this non-GAAP financial measure is useful to investors because it is a widely accepted industry measure used by analysts and investors to compare the real estate portfolios and operating performance of REITs.
^(2)^	The Company defines an Investment Grade Rated tenant as a tenant or the parent of a tenant with a credit rating from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Associated of Insurance Commissioners of Baa3, BBB-, NAIC-2 or higher.
---	---
^(3)^	The Company defines a Credit Rated Tenant as a tenant or the parent of a tenant with a credit rating from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Association of Insurance Commissioners.
---	---

The Company’s portfolio included the following top tenants as of March 31, 2022:

Tenant	Credit Rating^(1)^	% of Annualized Base Rent
Walgreens	BBB	11%
Wells Fargo	A+	8%
At Home	B	5%
Hobby Lobby	N/A	5%
Academy Sports	BB-	5%
Dollar General	BBB	5%
Walmart	AA	4%
Lowe’s	BBB+	4%
Dollar Tree/Family Dollar	BBB	3%
Sportsman’s Warehouse	N/A	3%
Total		53%

Any differences a result of rounding.

^(1)^	Credit rating is from S&P Global Ratings, Moody’s Investors Service, Fitch Ratings or the National Association of Insurance Commissioners, as applicable, as of March 31, 2022.

Page 3

The Company’s portfolio consisted of the following industries as of March 31, 2022:

Industry	****	****	% of Annualized Base Rent
Pharmacy			13%
Home Furnishings			11%
General Merchandise			10%
Sporting Goods			8%
Financial Services			8%
Dollar Stores			8%
Grocery			6%
Convenience Store			5%
Entertainment			4%
Home Improvement			4%
Consumer Electronics			4%
Specialty Retail			3%
Casual Dining			2%
Automotive Parts			2%
Health & Fitness			2%
Off-Price Retail			2%
Farm & Rural Supply			1%
Quick Service Restaurant			1%
Office Supplies			1%
Automotive Services			< 1%
Healthcare Services			< 1%
Fast Casual Restaurants			< 1%
Pet Supplies			< 1%
Other ^(1)^			< 1%
Total	26 Industries	****	100%

Any differences a result of rounding.

^(1)^	Includes three industries collectively representing less than 1% of the Company’s ABR as of March 31, 2022.

Page 4

The Company’s portfolio included properties in the following states as of March 31, 2022:

State	****	****	% of Annualized Base Rent
Texas			16%
Oregon			8%
North Carolina			7%
Ohio			6%
Georgia			6%
Florida			5%
New Jersey			5%
Arizona			5%
Michigan			4%
Oklahoma			3%
South Carolina			3%
Massachusetts			3%
New York			3%
Maryland			2%
New Mexico			2%
Minnesota			2%
Wisconsin			2%
Washington			2%
Alabama			2%
Nevada			2%
Illinois			2%
Pennsylvania			1%
West Virginia			1%
Missouri			1%
Connecticut			1%
Mississippi			< 1%
Indiana			< 1%
Louisiana			< 1%
Kentucky			< 1%
Maine			< 1%
South Dakota			< 1%
Kansas			< 1%
California			< 1%
Virginia			< 1%
Arkansas			< 1%
Total	35 States	****	100%

Any differences a result of rounding.

Page 5

Capital Markets and Balance Sheet

During the quarter ended March 31, 2022, the Company completed the following notable capital markets activity:

◾	The Company issued 314,671 common shares under its ATM offering program at a weighted average gross price of $19.65 per share, for total net proceeds of $6.1 million.

The following table provides a summary of the Company’s long-term debt as of March 31, 2022:

Component of Long-Term Debt	Principal		Interest Rate^^	Maturity Date
Revolving Credit Facility	$	150.0 million	30-Day LIBOR +<br><br>[1.35% - 1.95%]	November 2023
2026 Term Loan ^(1)^	$	60.0 million	30-Day LIBOR +<br><br>[1.35% - 1.95%]	May 2026
2027 Term Loan ^(2)^	$	80.0 million	30-Day LIBOR +<br><br>[1.25% - 1.90%]	January 2027
Mortgage Note Payable – CMBS Portfolio	$	30.0 million	4.33%	October 2034
Total Debt/Weighted Average Rate	$	320.0 million	2.35%
^(1)^	Effective May 21, 2021, the Company utilized interest rate swaps to fix LIBOR and achieve a weighted average fixed interest rate of 0.81% plus the applicable spread on the $60.0 million 2026 term loan balance.
---	---
^(2)^	Effective September 30, 2021, the Company utilized interest rate swaps, inclusive of its redesignation of the existing $50.0 million interest rate swap entered into as of April 30, 2020, to fix LIBOR and achieve a weighted average fixed interest rate of 0.53% plus the applicable spread on the $80.0 million 2027 term loan balance.
---	---

Subsequent to the quarter ended March 31, 2022, on April 14, 2022, the Company exercised the accordion options under the Company’s 2026 Term Loan and 2027 Term Loan for $40.0 million and $20.0 million, respectively, increasing aggregate lender commitments and borrowings under each Term Loan to $100.0 million. The $60.0 million in total proceeds were utilized to pay down the Company’s Revolving Credit Facility.

As of March 31, 2022, the Company held an 87.4% interest in Alpine Income Property OP, LP, the Company’s operating partnership (the “Operating Partnership” or “OP”). There were 1,703,494 OP Units held by third parties outstanding and 11,772,963 shares of the Company’s common stock outstanding, for total outstanding common stock and OP Units held by third parties of 13,476,457, as of March 31, 2022.

As of March 31, 2022, the Company’s net debt to Pro Forma EBITDA was 8.8 times, and as defined in the Company’s credit agreement, the Company’s fixed charge coverage ratio was 5.6 times. As of March 31, 2022, the Company’s net debt to total enterprise value was 55.6%. The Company calculates total enterprise value as the sum of net debt and the market value of the Company's outstanding common shares and OP Units, as if the OP Units have been converted to common shares.

Dividend

On February 23, 2022, the Company announced a cash dividend for the first quarter of 2022 of $0.27 per share, payable on March 31, 2022 to stockholders of record as of the close of business on March 10, 2022. The first quarter 2022 cash dividend represents a 12.5% increase over the comparable prior year period quarterly dividend and a payout ratio of 55.1% and 56.3% of the Company’s first quarter 2022 FFO per diluted share and AFFO per diluted share, respectively.

Page 6

2022 Outlook ****

The Company has increased its outlook for 2022 to take into account the Company’s first quarter performance and revised expectations regarding the Company’s investment activities and forecasted capital markets transactions. The Company’s outlook for 2022 assumes continued stability in economic activity, stable or positive business trends related to each of our tenants and other significant assumptions.

The Company’s increased outlook for 2022 is as follows


	Outlook Range for 2022
	Low		High
Acquisitions	$215 million	to	$250 million
Dispositions	$75 million	to	$100 million
FFO per Diluted Share	$1.55	to	$1.60
AFFO per Diluted Share	$1.53	to	$1.58
Weighted Average Diluted Shares Outstanding	15.0 million	to	16.5 million

First Quarter 2022 Earnings Conference Call & Webcast

The Company will host a conference call to present its operating results for the quarter ended March 31, 2022 tomorrow, Friday, April 22, 2022, at 9:00 AM ET. Stockholders and interested parties may access the earnings call via teleconference or webcast:

Teleconference:

USA (Toll Free):1 (877) 815-0077

International: 1 (631) 625-3206

Please dial in at least fifteen minutes prior to the scheduled start time and use the code **** 8056588 **** when prompted.

A webcast of the call can be accessed at: https://edge.media-server.com/mmc/p/d945c9mm. To access the webcast, log on to the web address noted above or go to http://www.alpinereit.com and log in at the investor relations section of the website.

About Alpine Income Property Trust, Inc.

Alpine Income Property Trust, Inc. (NYSE: PINE) is a publicly traded real estate investment trust that acquires, owns and operates a portfolio of high-quality net leased commercial properties.

We encourage you to review our most recent investor presentation which is available on our website at http://www.alpinereit.com.

Safe Harbor

This press release may contain “forward-looking statements.” Forward-looking statements include statements that may be identified by words such as “could,” “may,” “might,” “will,” “likely,” “anticipates,” “intends,” “plans,” “seeks,” “believes,” “estimates,” “expects,” “continues,” “projects” and similar references to future periods, or by the inclusion of forecasts or projections. Forward-looking statements are based on the Company’s current expectations and assumptions regarding capital market conditions, the Company’s business, the economy and other future conditions. Because forward-looking statements relate to the future, by their nature, they are subject to inherent

Page 7

uncertainties, risks and changes in circumstances that are difficult to predict. As a result, the Company’s actual results may differ materially from those contemplated by the forward-looking statements. Important factors that could cause actual results to differ materially from those in the forward-looking statements include general business and economic conditions, continued volatility and uncertainty in the credit markets and broader financial markets, risks inherent in the real estate business, including tenant defaults, potential liability relating to environmental matters, illiquidity of real estate investments and potential damages from natural disasters, the impact of the COVID-19 Pandemic and its variants on the Company’s business and the business of its tenants and the impact on the U.S. economy and market conditions generally, other factors affecting the Company’s business or the business of its tenants that are beyond the control of the Company or its tenants, and the factors set forth under “Risk Factors” in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021 and other risks and uncertainties discussed from time to time in the Company’s filings with the U.S. Securities and Exchange Commission. Any forward-looking statement made in this press release speaks only as of the date on which it is made. The Company undertakes no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future developments or otherwise.

Non-GAAP Financial Measures

Our reported results are presented in accordance with accounting principles generally accepted in the United States of America (“GAAP”). We also disclose Funds From Operations (“FFO”) Adjusted Funds From Operations (“AFFO”), and Pro Forma Earnings Before Interest, Taxes, Depreciation and Amortization (“Pro Forma EBITDA”), all of which are non-GAAP financial measures. We believe these non-GAAP financial measures are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs.

FFO, AFFO, and Pro Forma EBITDA do not represent cash generated from operating activities and 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 reported on our statement of cash flows as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures.

We compute FFO in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT. NAREIT defines FFO as GAAP net income or loss adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate related depreciation and amortization, including the pro rata share of such adjustments of unconsolidated subsidiaries.

To derive AFFO, we modify the NAREIT computation of FFO to include other adjustments to GAAP net income related to non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, amortization of above- and below-market lease related intangibles, non-cash compensation, and other non-cash income or expense. Such items may cause short-term fluctuations in net income but have no impact on operating cash flows or long-term operating performance. We use AFFO as one measure of our performance when we formulate corporate goals.

To derive Pro Forma EBITDA, GAAP net income or loss is adjusted to exclude extraordinary items (as defined by GAAP), net gain or loss from sales of depreciable real estate assets, impairment write-downs associated with depreciable real estate assets and real estate related depreciation and amortization, including the pro rata share of such adjustments of unconsolidated subsidiaries, non-cash revenues and expenses such as straight-line rental revenue, amortization of deferred financing costs, above- and below-market lease related intangibles, non-cash compensation, and other non-cash income or expense. Cash interest expense is also excluded from Pro Forma EBITDA, and GAAP net income or loss is adjusted for the annualized impact of acquisitions, dispositions and other similar activities.

Page 8

FFO is used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers primarily because it excludes the effect of real estate depreciation and amortization and net gains or losses on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. We believe that AFFO is an additional useful supplemental measure for investors to consider because it will help them to better assess our operating performance without the distortions created by other non-cash revenues or expenses. We also believe that Pro Forma EBITDA is an additional useful supplemental measure for investors to consider as it allows for a better assessment of our operating performance without the distortions created by other non-cash revenues, expenses or certain effects of the Company’s capital structure on our operating performance. FFO, AFFO, and Pro Forma EBITDA may not be comparable to similarly titled measures employed by other companies.

Page 9

Alpine Income Property Trust, Inc.

Consolidated Balance Sheets

(In thousands, except share and per share data)


		****	December 31, 2021
ASSETS		****	****
Real Estate:
Land, at Cost	195,953		$	178,172
Building and Improvements, at Cost	307,985			266,236
Total Real Estate, at Cost	503,938			444,408
Less, Accumulated Depreciation	(18,965)			(15,419)
Real Estate—Net	484,973			428,989
Cash and Cash Equivalents	2,244			8,851
Restricted Cash	691			646
Intangible Lease Assets—Net	64,120			58,821
Straight-Line Rent Adjustment	2,110			1,838
Other Assets	14,588			6,369
Total Assets	568,726		$	505,514
LIABILITIES AND EQUITY
Liabilities:
Accounts Payable, Accrued Expenses, and Other Liabilities	3,981		$	2,363
Prepaid Rent and Deferred Revenue	1,524			2,033
Intangible Lease Liabilities—Net	6,242			5,476
Long-Term Debt	318,814			267,740
Total Liabilities	330,561			277,612
Commitments and Contingencies
Equity:
Preferred Stock, 0.01 par value per share, 100 million shares authorized, no shares issued and outstanding as of March 31, 2022 and December 31, 2021	—			—
Common Stock, 0.01 par value per share, 500 million shares authorized, 11,772,963 shares issued and outstanding as of March 31, 2022 and 11,454,815 shares issued and outstanding as of December 31, 2021	118			114
Additional Paid-in Capital	207,035			200,906
Dividends in Excess of Net Income	(8,779)			(6,419)
Accumulated Other Comprehensive Income	8,754			1,922
Stockholders' Equity	207,128			196,523
Noncontrolling Interest	31,037			31,379
Total Equity	238,165			227,902
Total Liabilities and Equity	568,726		$	505,514

All values are in US Dollars.

Page 10

Alpine Income Property Trust, Inc.

Consolidated Statements of Operations

(Unaudited)

(In thousands, except share, per share and dividend data)

	Three Months Ended
	March 31,<br><br>2022			March 31,<br><br>2021
Revenues:
Lease Income	$	10,799		$	5,890
Total Revenues		10,799			5,890
Operating Expenses:
Real Estate Expenses		1,092			651
General and Administrative Expenses		1,431			1,030
Depreciation and Amortization		5,672			3,143
Total Operating Expenses		8,195			4,824
Net Income from Operations		2,604			1,066
Interest Expense		1,680			555
Net Income		924			511
Less: Net Income Attributable to<br><br>Noncontrolling Interest		(118)			(71)
Net Income Attributable to Alpine Income Property Trust, Inc.	$	806		$	440

Per Common Share Data:
Net Income Attributable to Alpine Income Property Trust, Inc.
Basic	$	0.07		$	0.06
Diluted	$	0.06		$	0.05
Weighted Average Number of Common Shares:
Basic	11,662,697		7,565,429
Diluted ^(1)^	13,366,191			8,789,283

Dividends Declared and Paid	$	0.27		$	0.24
^(1)^	Includes the weighted average impact of 1,703,494 shares underlying OP units including (i) 1,223,854 shares underlying OP Units issued to CTO Realty Growth, Inc. and (ii) 479,640 shares underlying OP Units issued to an unrelated third party.
---	---

Page 11

Alpine Income Property Trust, Inc.

Non-GAAP Financial Measures

Funds From Operations and Adjusted Funds From Operations

(Unaudited)

(In thousands, except per share data)


****	Three Months Ended
****	March 31,<br><br>2022		March 31,<br><br>2021
Net Income	$	924	$	511
Depreciation and Amortization		5,672		3,143
Funds from Operations	$	6,596	$	3,654
Adjustments:
Straight-Line Rent Adjustment		(294)		(147)
COVID-19 Rent Repayments		23		271
Non-Cash Compensation		79		73
Amortization of Deferred Financing<br><br>Costs to Interest Expense		125		65
Amortization of Intangible Assets<br><br>and Liabilities to Lease Income		(101)		(41)
Other Non-Cash (Income) Expense		24		(6)
Recurring Capital Expenditures		—		(19)
Adjusted Funds from Operations	$	6,452	$	3,850

FFO per Diluted Share	$	0.49	$	0.42
AFFO per Diluted Share	$	0.48	$	0.44

Page 12

Alpine Income Property Trust, Inc.

Non-GAAP Financial Measures

Reconciliation of Net Debt to Pro Forma EBITDA

(Unaudited)

(In thousands)


****	Three Months Ended
****	March 31, 2022
Net Income	$	924
Adjustments:
Depreciation and Amortization		5,672
Straight-Line Rent Adjustment		(294)
Non-Cash Compensation		79
Amortization of Deferred Financing Costs to Interest Expense		125
Amortization of Intangible Assets and Liabilities to Lease Income		(101)
Other Non-Cash (Income) Expense		24
Interest Expense, Net of Deferred Financing Costs Amortization		1,554
EBITDA	$	7,983

Annualized EBITDA	$	31,932
Pro Forma Annualized Impact of Current Quarter Acquisitions ^(1)^		4,194
Pro Forma EBITDA	$	36,126

Total Long-Term Debt		318,814
Financing Costs, Net of Accumulated Amortization		1,186
Cash and Cash Equivalents		(2,244)
Restricted Cash		(691)
Net Debt	$	317,065

Net Debt to Pro Forma EBITDA		8.8x
^(1)^	Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition activity during the three months ended March 31, 2022.
---	---

Page 13

Exhibit 99.2

April 2022<br>INVESTOR PRESENTATION
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>COMPANY PROFILE<br>2<br>Ticker Symbol (NYSE)<br>PINE<br>Equity Market Capitalization<br>$252M<br>Total Enterprise Value (TEV)<br>$529M<br>TEV Per Square Foot<br>$161/foot<br>Implied Cap Rate<br>6.9%<br>Net Debt to TEV<br>1<br>52%<br>Annualized Dividend Yield<br>5.8%<br>Common Shares &<br>OP Units Outstanding<br>3<br>13.5M<br>Number of Net Lease Properties<br>128<br>Number of States with a Property<br>34<br>Total Portfolio Square Feet<br>3.3M<br>Current Occupancy<br>100%<br>Annualized Base Rent (ABR)<br>$38.4M<br>% of ABR from Credit Rated Tenants<br>2<br>75%<br>% of ABR from MSAs Over<br>One Million People<br>4<br>61%<br>% of ABR from Investment<br>Grade<br>-<br>Rated Tenants<br>2<br>45%<br>Well<br>-<br>Positioned for Growth<br>High<br>-<br>Quality, 100% Retail Net Lease Portfolio<br>As of 4/15/2022, unless otherwise noted.<br>1.<br>Net debt to Total Enterprise Value is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restrict<br>ed<br>cash, as a percentage of the Company’s enterprise value.<br>2.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>3.<br>As of 3/31/2022, there were 1,703,494 OP Units held by third parties outstanding in Alpine Income Property OP, LP, the Compan<br>y’s<br>operating partnership (the “Operating Partnership” or “OP”).<br>4.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget.
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>Payout Ratio %<br>INVESTMENT HIGHLIGHTS<br>3<br>As of 4/15/2022 unless otherwise noted.<br>$ in millions.<br>1.<br>All dividend yields, payout ratios and 2022E FFO multiples are based on the closing stock price on April 14, 2022, using curr<br>ent<br>annualized dividends and 2022E FFO per share estimates for the peer<br>net lease companies from the Stifel Triple<br>-<br>Net REITs Comp Sheets 4/17/2022 report. 2022E FFO per share for PINE is the midpoint<br>of guidance, as provided on April 21, 2022.<br>2.<br>Based on 2021 Average Household Income (5<br>-<br>mile) and 2021 Total Population (5<br>-<br>mile) data from Esri.<br>Recent Portfolio Transition to 100% Retail<br>Recently transitioned portfolio to 100% retail with the sale of PINE’s<br>office exposure, improving overall portfolio metrics and positioning<br>the company to drive better long<br>-<br>term, risk<br>-<br>adjusted returns.<br>Inflation Protection by Investing Below Replacement Cost<br>PINE’s total enterprise value (TEV) is $161 per square foot, allowing<br>shareholders to invest below replacement cost in a portfolio rooted<br>in higher growth, major markets throughout the United States.<br>Significant Discount to Peer Group<br>PINE trades at nearly half the 2022E FFO multiple as compared to<br>the top peer, implying significant valuation upside.<br>Stable & Attractive Dividend<br>PINE has grown its quarterly dividend by 35% since the beginning<br>of 2020 and now provides the highest dividend yield with one of<br>the lowest implied payout ratios of its net lease peer group.<br>69%<br>5.8%<br>FCPT<br>O<br>NTST<br>STOR<br>ADC<br>NNN<br>SRC<br>PINE<br>EPRT<br>2022E FFO Payout Ratio<br>Dividend Yield<br>21.2x<br>18.2x<br>17.8x<br>17.7x<br>15.8x<br>15.3x<br>13.9x<br>12.6x<br>11.9x<br>NTST<br>O<br>ADC<br>FCPT<br>EPRT<br>NNN<br>STOR<br>SRC<br>PINE<br>2022E FFO Multiple<br>1<br>Avg<br>Avg<br><br>Total Enterprise Value of $161 per square foot<br><br>$89,200 Total Portfolio Weighted Average<br>5<br>-<br>Mile Average Household Income<br>2<br><br>156,700 Total Portfolio Weighted Average<br>5<br>-<br>Mile Total Population<br>2<br>1<br>1<br>PINE<br>recently<br>acquired<br>a<br>nine<br>-<br>asset<br>portfolio<br>of<br>Walgreens<br>and<br>CVS<br>properties<br>and<br>a<br>nine<br>-<br>property<br>ground<br>lease<br>portfolio<br>in<br>Houston<br>that<br>served<br>as<br>replacement<br>properties<br>for<br>the<br>office<br>asset<br>sales<br>..<br>Meaningful Valuation Upside with In<br>-<br>Place Yield and Long<br>-<br>Term Growth
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>Q1 2022 HIGHLIGHTS<br>4<br>Q1 2022 FFO Per Share<br>1<br>$0.49<br>Year<br>-<br>Over<br>-<br>Year FFO Growth<br>17%<br>Q1 2022 AFFO Per Share<br>1<br>$0.48<br>Year<br>-<br>Over<br>-<br>Year AFFO Growth<br>9%<br>Q1 2022 Annualized Dividend<br>$1.080<br>Year<br>-<br>Over<br>-<br>Year Q1 2022 Growth<br>13%<br>2021 Dividends Per Share<br>$1.015<br>2020 Dividends Per Share<br>$0.820<br>Outsized Earnings Growth<br>Consistent Per Share Dividend Growth<br>As of 3/31/2022.<br>$ in millions, except per share data.<br>1.<br>See the “Non<br>-<br>GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation<br>of Net Income to non<br>-<br>GAAP financial measures.<br>Contractual Base<br>Rent Collections<br>Portfolio<br>Occupancy<br>Q1 2022<br>100%<br>Q1 2022<br>100%<br>Q4 2021<br>100%<br>Q4 2021<br>100%<br>Q3 2021<br>100%<br>Q3 2021<br>100%<br>Q2 2021<br>100%<br>Q2 2021<br>100%<br>Q1 2021<br>100%<br>Q1 2021<br>100%<br>Scaling Investment Platform<br>Reliable & Defensive Portfolio<br>Acquisitions<br>Volume<br>Cash Cap<br>Rate<br>Q1 2022<br>$65.5<br>6.9%<br>Q4 2021<br>$101.6<br>6.2%<br>Q3 2021<br>$55.4<br>6.8%<br>Q2 2021<br>$81.3<br>7.3%<br>Q1 2021<br>$21.9<br>8.2%
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>OPPORTUNITY TO INVEST BELOW REPLACEMENT COST<br>5<br>As of 4/15/2022, unless otherwise noted.<br>1.<br>Value is based on Total Enterprise Value for each peer net lease company is from the Stifel Triple<br>-<br>Net REITs Comp Sheets 4/17/20<br>22 report.<br>2.<br>Portfolio size is based on total square feet and is from available information within each company’s 2021 Form 10<br>-<br>K filings and<br>published information available through each company’s website, as of<br>December 31, 2021. Portfolio information for PINE is as of April 15, 2022.<br>FCPT<br>NNN<br>EPRT<br>O<br>ADC<br>NTST<br>SRC<br>PINE<br>STOR<br>$0<br>$100<br>$200<br>$300<br>$400<br>$500<br>0<br>50<br>100<br>150<br>200<br>Value<br>1<br>Per Square Foot<br>2<br>Portfolio Size<br>2<br>Valuation Upside with a High<br>-<br>Quality Portfolio<br>PINE’s<br>total<br>enterprise<br>value<br>(TEV)<br>is<br>$<br>161<br>per<br>square<br>foot,<br>allowing<br>shareholders<br>to<br>invest<br>below<br>estimated<br>replacement<br>cost<br>in<br>a<br>portfolio<br>rooted<br>in<br>higher<br>growth,<br>major<br>markets<br>throughout<br>the<br>United<br>States<br>with<br>comparable<br>tenants<br>to<br>the<br>net<br>lease<br>peers<br>..<br>Better Margin of Safety with Stickier Tenants<br>With<br>an<br>average<br>rent<br>per<br>square<br>foot<br>of<br>$<br>11<br>..<br>74<br>,<br>occupancy<br>costs<br>for<br>PINE’s<br>portfolio<br>tenants<br>are<br>meaningfully<br>below<br>what<br>can<br>be<br>obtained<br>in<br>the<br>market<br>given<br>the<br>inflationary<br>pressure<br>on<br>building<br>costs,<br>suggesting<br>tenants<br>will<br>be<br>more<br>likely<br>to<br>exercise<br>their<br>renewal<br>options<br>at<br>expiration<br>..<br>Significant Valuation Discount to Peer Group<br>Similar<br>tenant<br>exposures<br>and<br>comparable<br>or<br>better<br>markets,<br>with<br>an<br>underlying<br>real<br>estate<br>valuation<br>per<br>square<br>foot<br>42<br>%<br>below<br>the<br>peer<br>average<br>..<br>Opportunity to Realize Value Through Asset Sales<br>PINE<br>has<br>increased<br>its<br>disposition<br>guidance<br>in<br>order<br>to<br>monetize<br>at<br>private<br>market<br>valuations,<br>which<br>in<br>many<br>cases<br>will<br>be<br>at<br>better<br>valuations<br>than<br>its<br>current<br>implied<br>public<br>market<br>valuation<br>..<br>Peer Average $277
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>21.2x<br>18.2x<br>17.8x<br>17.7x<br>15.8x<br>15.3x<br>13.9x<br>12.6x<br>11.9x<br>NTST<br>O<br>ADC<br>FCPT<br>EPRT<br>NNN<br>STOR<br>SRC<br>PINE<br>SIGNIFICANT IMPLIED VALUATION UPSIDE<br>6<br>As of 4/15/2022.<br>1.<br>All 2022E FFO multiples are based on the closing stock price on April 14, 2022, using current annualized dividends and 2022E<br>FFO<br>per share estimates for the peer net lease companies from the<br>Stifel Triple<br>-<br>Net REITs Comp Sheets 4/17/2022 report. 2022E FFO per share for PINE is the midpoint of guidance, as provided on A<br>pril 21, 2022.<br>2022E FFO Multiple<br>1<br>Peer Average 16.6x<br>PINE trades at a 4.7x valuation<br>discount to the peer group average,<br>implying significant upside
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>69%<br>4.6%<br>4.1%<br>3.5%<br>5.2%<br>4.0%<br>4.6%<br>5.5%<br>5.8%<br>4.1%<br>FCPT<br>O<br>NTST<br>STOR<br>ADC<br>NNN<br>SRC<br>PINE<br>EPRT<br>2022E FFO Payout Ratio<br>Dividend Yield<br>RELATIVE OUTSIZED IN<br>-<br>PLACE DIVIDEND YIELD<br>7<br>As of 4/15/2022.<br>1.<br>All dividend yields and payout ratios are based on the closing stock price on April 14, 2022, using current annualized divide<br>nds<br>and 2022E FFO per share estimates for the peer net lease companies<br>from the Stifel Triple<br>-<br>Net REITs Comp Sheets 4/17/2022 report. 2022E FFO per share for PINE is the midpoint of guidance, as prov<br>ided on April 21, 2022.<br>2022E FFO Dividend Payout Ratio %<br>Peer Average 4.4%<br>PINE’s<br>dividend<br>is<br>strongly<br>supported<br>by<br>a<br>conservative<br>payout<br>ratio<br>and<br>a<br>portfolio<br>built<br>with<br>an<br>intense<br>focus<br>on<br>real<br>estate<br>fundamentals<br>and<br>long<br>-<br>term<br>stability<br>..<br>1<br>1
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>DISCIPLINED INVESTMENT STRATEGY<br>8<br>Emphasizing Attractive Supply/Demand Market Dynamics<br>National focus, with an emphasis on major metropolitan statistical areas that<br>exhibit attractive population trends, business<br>-<br>friendly policies and strong<br>underlying supply/demand fundamentals<br>Real Estate Fundamentals and Analytics Driven Underwriting<br>Real estate oriented underwriting utilizing consumer location data analytics,<br>competition indexing, market rent benchmarking and comprehensive risk<br>assessments<br>Industry<br>-<br>Leading Tenants and Well<br>-<br>Performing Operating Sectors<br>Focused on aligning with tenants operating in essential business sectors,<br>displaying stable and resilient operating trends and/or a forward<br>-<br>thinking,<br>omni<br>-<br>channel strategy<br>Relative Asset Value Investing Through Long<br>-<br>Term Relationships<br>Concentrated on relative value<br>-<br>investing through deep broker, developer<br>and tenant relationships and management’s ability to identify high<br>-<br>quality<br>risk<br>-<br>adjusted opportunities in a highly fragmented transaction market
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>ACCELERATING INVESTMENT EXECUTION<br>9<br>$ in millions.<br>1.<br>Portfolio Growth represents the aggregate gross purchase price of the assets in the portfolio as of March 31, 2022, compared<br>to<br>the aggregate gross purchase price of the assets in the portfolio as of<br>December 31, 2019.<br>$47<br>$75<br>$99<br>$117<br>$139<br>$220<br>$275<br>$377<br>$442<br>Q1 2020<br>Q2 2020<br>Q3 2020<br>Q4 2020<br>Q1 2021<br>Q2 2021<br>Q3 2021<br>Q4 2021<br>Q1 2022<br>2021<br>IPO<br>Q4 2019<br>Cumulative Investment Activity Since IPO<br>More than 275% of Accretive<br>Portfolio Growth<br>1<br>Since Inception<br>PINE<br>has<br>consistently<br>invested<br>in<br>high<br>-<br>quality<br>net<br>leased<br>properties,<br>with<br>a<br>focus<br>on<br>industry<br>-<br>leading<br>tenants<br>and<br>essential<br>business<br>sectors,<br>driving<br>outsized<br>risk<br>-<br>adjusted<br>returns<br>and<br>positioning<br>its<br>portfolio<br>for<br>long<br>-<br>term<br>value<br>creation<br>..<br>2022
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>IMPROVING PORTFOLIO SIZE & DIVERSITY<br>10<br>2019 (IPO)<br>As of 4/15/2022.<br>1.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>Number of Net Lease Properties<br>20<br>48<br>113<br>128<br>Number of States with a Property<br>12<br>18<br>32<br>34<br>Total Portfolio Square Feet<br>0.9M<br>1.6M<br>3.3M<br>3.3M<br>Occupancy<br>100%<br>100%<br>100%<br>100%<br>Annualized Base Rent (ABR)<br>$13.3M<br>$21.1M<br>$36.9M<br>$38.4M<br>Top Tenant as a % of ABR<br>21%<br>Wells Fargo (S&P: A+)<br>15%<br>Wells Fargo (S&P: A+)<br>8%<br>Wells Fargo (S&P: A+)<br>12%<br>Walgreens (S&P: BBB)<br>Top Sector as a % of ABR<br>21%<br>Financial Services<br>15%<br>General Merchandise<br>12%<br>Home Furnishings<br>14%<br>Pharmacy<br>Top State as a % of ABR<br>26%<br>Florida<br>21%<br>Florida<br>18%<br>Texas<br>17%<br>Texas<br>% of ABR from Credit Rated Tenants<br>1<br>89%<br>83%<br>74%<br>75%<br>% of ABR from Office Properties<br>43%<br>27%<br>8%<br>-<br>%<br>2020<br>2022 YTD<br>2021
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>MAJOR MARKET NET LEASE PORTFOLIO<br>11<br>As of 4/15/2022.<br>1.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget. The names of the MSA have been shortened for ease of reference.<br>2.<br>As ranked by Urban Land Institute & PWC in the ‘2022 Emerging Trends in Real Estate’ publication.<br>> 10%<br>5%<br>-<br>10%<br>2%<br>-<br>5%<br>< 2%<br>▪<br>Southeast and Southwest weighted portfolio, benefitting from<br>population shifts and attractive supply/demand dynamics<br>▪<br>61% of ABR comes from metropolitan statistical areas<br>1<br>with more<br>than one million people<br>▪<br>42% of ABR comes from the high<br>-<br>growth states of Florida, Texas,<br>North Carolina, Arizona and Georgia<br>▪<br>38% of ABR comes from Urban Land Institutes Top 30 Markets<br>2<br>% of Annualized Base Rent By State<br>Houston, TX<br>10%<br>Philadelphia, PA<br>5%<br>Atlanta, GA<br>5%<br>Phoenix, AZ<br>5%<br>Detroit, MI<br>4%<br>Dallas, TX<br>3%<br>Boston, MA<br>3%<br>Canton, OH<br>3%<br>Albuquerque, NM<br>2%<br>Tampa, FL<br>2%<br>New York, NY<br>2%<br>Jacksonville, FL<br>2%<br>Tulsa, OK<br>2%<br>Seattle, WA<br>2%<br>Duluth, MN<br>2%<br>Charlotte, NC<br>2%<br>Raleigh, NC<br>2%<br>Baltimore, MD<br>2%<br>Reno, NV<br>2%<br>Dayton, OH<br>2%<br>Columbia, SC<br>2%<br>Austin, TX<br>2%<br>Whitewater, WI<br>2%<br>Florence, SC<br>2%<br>Winston<br>-<br>Salem, NC<br>2%<br>Denotes a MSA with over one million people;<br>Bold denotes a Top 30 ULI Market<br>2
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>EXCELLENT PORTFOLIO DEMOGRAPHICS<br>12<br>As of 4/15/2022.<br>1.<br>MSA, or metropolitan statistical area, is the formal definition of a region that consists of a city and surrounding communiti<br>es<br>that are linked by social and economic factors, as established by the U.S.<br>Office of Management and Budget. The names of the MSA have been shortened for ease of reference.<br>2.<br>As ranked by Urban Land Institute & PWC in the ‘2022 Emerging Trends in Real Estate’ publication.<br>3.<br>Based on 2021 Average Household Income (5<br>-<br>mile) and 2021 Total Population (5<br>-<br>mile) data from Esri.<br>Total Portfolio Weighted Average<br>5<br>-<br>Mile Average Household Income<br>3<br>$89,200<br>▪<br>44% of portfolio ABR comes from the top 10 MSAs<br>1<br>, with more<br>than two<br>-<br>thirds coming from the high<br>-<br>growth markets of<br>Houston, Atlanta, Phoenix, Dallas, Boston and Tampa<br>▪<br>Properties in the top 10 MSAs have a weighted average<br>5<br>-<br>mile average household income of $96,800<br>3<br>▪<br>Properties in the top 10 MSAs have a weighted average<br>5<br>-<br>mile total population of 201,800 people<br>3<br>Denotes a MSA with over one million people;<br>Bold denotes a Top 30 ULI Market<br>2<br>Total Portfolio Weighted Average<br>5<br>-<br>Mile Total Population<br>3<br>156,700<br>Houston, TX<br>10%<br>Philadelphia, PA<br>5%<br>Atlanta, GA<br>5%<br>Phoenix, AZ<br>5%<br>Detroit, MI<br>4%<br>Dallas, TX<br>3%<br>Boston, MA<br>3%<br>Canton, OH<br>3%<br>Albuquerque, NM<br>2%<br>Tampa, FL<br>2%<br>New York, NY<br>2%<br>Jacksonville, FL<br>2%<br>Tulsa, OK<br>2%<br>Seattle, WA<br>2%<br>Duluth, MN<br>2%<br>Charlotte, NC<br>2%<br>Raleigh, NC<br>2%<br>Baltimore, MD<br>2%<br>Reno, NV<br>2%<br>Dayton, OH<br>2%<br>Columbia, SC<br>2%<br>Austin, TX<br>2%<br>Whitewater, WI<br>2%<br>Florence, SC<br>2%<br>Winston<br>-<br>Salem, NC<br>2%
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>Pharmacy<br>14%<br>Home Furnishings<br>12%<br>General Merchandise<br>11%<br>Sporting Goods<br>9%<br>Dollar Stores<br>8%<br>Grocery<br>7%<br>Convenience Stores<br>5%<br>Entertainment<br>5%<br>Home Improvement<br>4%<br>Consumer Electronics<br>4%<br>Other<br>21%<br>100%<br>EXCELLENT TENANT CREDIT TRANSPARENCY<br>13<br>As of 4/15/2022.<br>1.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>▪<br>75% of ABR comes from tenants or the parent<br>of a tenant that are credit rated<br>1<br>▪<br>74% of ABR comes from tenants or the parent<br>of a tenant that are publicly traded<br>▪<br>Nearly half of ABR comes from leases with<br>contractual rent increases in the lease<br>▪<br>8% of ABR comes from ground lease assets<br>where PINE owns the land, and the tenant has a<br>meaningful investment in the improvements<br>ABR %<br>Investment Grade<br>45%<br>Not Rated<br>25%<br>Non<br>-<br>Investment Grade<br>30%
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>STRONG AND STABLE TOP TENANT BASE<br>14<br>Credit Rating<br>1<br>As of 4/15/2022.<br>1.<br>A credit rated, or investment grade rated tenant (rating of BBB<br>-<br>, Baa3 or NAIC<br>-<br>2 or higher) is a tenant or the parent of a tenan<br>t with a credit rating from S&P Global Ratings, Moody’s Investors Service,<br>Fitch Ratings or the National Association of Insurance Commissioners (NAIC).<br>BBB<br>12%<br>B<br>6%<br>N/A<br>6%<br>BB<br>-<br>5%<br>BBB<br>5%<br>AA<br>4%<br>BBB+<br>4%<br>BBB<br>3%<br>N/A<br>3%<br>CCC+<br>2%<br>50%<br>100%<br>ABR %<br>OTHER<br>1%<br>2%<br>5%<br>2%<br>3%<br>10%<br>5%<br>12%<br>14%<br>13%<br>32%<br>Lease Rollover Schedule<br>% of ABR Expiring<br>8.1 Years of Weighted<br>Average Lease Term Remaining
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>HIGH<br>-<br>QUALITY TOP TENANT BASE<br>15<br>As of 4/15/2022, unless otherwise noted.<br>Top six tenants based on published information available through each company’s website as of April 15, 2022.<br>Comparably high<br>-<br>quality top six tenant base at a discounted valuation<br>EDUCATION GROUP
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>CONSISTENT DIVIDEND GROWTH<br>16<br>$0.060<br>$0.200<br>$0.200<br>$0.200<br>$0.220<br>$0.240<br>$0.250<br>$0.255<br>$0.270<br>$0.270<br>Q4 2019<br>Q1 2020<br>Q2 2020<br>Q3 2020<br>Q4 2020<br>Q1 2021<br>Q2 2021<br>Q3 2021<br>Q4 2021<br>Q1 2022<br>IPO<br>Q4 2019<br>Dividend Per Share Paid<br>2020<br>2021<br>Growing, Well<br>-<br>Covered Dividend<br>▪<br>Current midpoint of guidance<br>1<br>implies a 69%<br>2022E FFO per share dividend payout ratio<br>▪<br>Six dividend raises since the IPO, five<br>increases in the past six quarters<br>▪<br>35% increase in the quarterly cash dividend<br>since the beginning of 2020<br>Annualized Per Share Cash Dividend<br>$1.08<br>Annualized Per Share Cash Dividend Yield<br>5.8%<br>As of 4/15/2022, unless otherwise noted.<br>1.<br>2022E FFO per share for PINE is the midpoint of guidance, as provided on April 21, 2022.<br>2022
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>2022 GUIDANCE<br>17<br>2022 revised guidance was provided in the Company’s First Quarter 2022 Operating Results press release filed on April 21, 202<br>2.<br>The<br>Company’s<br>2022<br>increased<br>guidance<br>assumes<br>stable<br>or<br>improving<br>economic<br>activity,<br>strong<br>underlying<br>business<br>trends<br>related<br>to<br>each<br>of<br>our<br>tenants<br>and<br>other<br>significant<br>assumptions<br>..<br>Acquisitions<br>$200<br>-<br>$250 million<br>$215<br>-<br>$250 million<br>$15<br>-<br>$0 million<br>Dispositions<br>$40<br>–<br>$50 million<br>$75<br>-<br>$100 million<br>$35<br>-<br>$50 million<br>FFO Per Diluted Share<br>$1.53<br>-<br>$1.58<br>$1.55<br>-<br>$1.60<br>$0.02<br>-<br>$0.02<br>AFFO Per Diluted Share<br>$1.51<br>-<br>$1.56<br>$1.53<br>-<br>$1.58<br>$0.02<br>-<br>$0.02<br>Weighted Average Diluted<br>Shares Outstanding<br>17.0<br>–<br>18.5 million<br>15.0<br>–<br>16.5 million<br>(2.0)<br>–<br>(2.0) million<br>2022<br>Initial<br>2022<br>Revised<br>(Decrease)<br>Increase
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>RESEARCH COVERAGE<br>18<br>Baird<br>Wes Golladay<br>Outperform<br>$22.00<br>B. Riley<br>Craig Kucera<br>Buy<br>$23.00<br>BTIG<br>Mike Gorman<br>Buy<br>$23.00<br>Colliers<br>Barry Oxford<br>Buy<br>$23.00<br>Janney<br>Rob Stevenson<br>Buy<br>$22.00<br>Jones Research<br>Jason Stewart<br>Buy<br>$23.00<br>Raymond James<br>RJ Milligan<br>Outperform<br>$23.00<br>Stifel<br>Simon Yarmak<br>Buy<br>$21.50<br>Truist<br>Anthony Hau<br>Hold<br>$20.00<br>Total / Average<br>89%<br>$22.28<br>Near Unanimous Buy or Outperform rated by Independent Analysts<br>As of 4/15/2022.<br>Institution<br>Price Target<br>Rating<br>Covering Analyst
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>FINANCIAL STRENGTH<br>19<br>Equity Market Capitalization<br>1<br>$252M<br>Net Debt Outstanding<br>1,2<br>$277M<br>Total Enterprise Value (TEV)<br>1<br>$529M<br>Well<br>-<br>Capitalized Balance Sheet<br>As of 3/31/2022, unless otherwise noted.<br>$ in millions.<br>1.<br>As of 4/15/2022.<br>2.<br>Net Debt Outstanding is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and restricted cash.<br>3.<br>Net Debt to TEV (Total Enterprise Value) is the Company’s outstanding debt, minus the Company’s cash, cash equivalents and re<br>str<br>icted cash, as a percentage of the Company’s enterprise value.<br>4.<br>See the “Non<br>-<br>GAAP Financial Information” section and tables at the end of this presentation for a discussion and reconciliation<br>of Net Income to non<br>-<br>GAAP financial measures.<br>5.<br>Reflects $53.0 million outstanding under the Company’s $150 million senior unsecured revolving credit facility; the Company’s<br>se<br>nior unsecured revolving credit facility matures in November 2023<br>and includes a one<br>-<br>year extension option, subject to satisfaction of certain conditions; the maturity date reflected assumes the<br>Company exercises the one<br>-<br>year extension option.<br>Q1 2022<br>56%<br>Q1 2022<br>8.8x<br>Q4 2021<br>50%<br>Q4 2021<br>8.1x<br>Q3 2021<br>44%<br>Q3 2021<br>6.9x<br>Q2 2021<br>35%<br>Q2 2021<br>5.7x<br>Q1 2021<br>43%<br>Q1 2021<br>6.9x<br>Q4 2020<br>45%<br>Q4 2020<br>7.3x<br>Limited Capital Needs for Growth<br>Efficient Leverage Profile<br>$53<br>$30<br>$100<br>$100<br>2022<br>2023<br>2024<br>2025<br>2026<br>2027<br>2028<br>2029<br>2030<br>2031<br>2032<br>2033<br>2034<br>Revolving Credit Facility<br>Secured<br>Unsecured<br>Staggered Debt Maturity Schedule<br>Net Debt to TEV<br>3<br>Net Debt to Pro<br>Forma EBITDA<br>4<br>Debt Outstanding<br>1<br>5<br>PINE<br>has<br>demonstrated<br>an<br>improved<br>and<br>thoughtful<br>approach<br>to<br>accessing<br>capital<br>and<br>has<br>an<br>efficient<br>cost<br>of<br>debt<br>with<br>a<br>weighted<br>average<br>interest<br>rate<br>on<br>its<br>debt<br>outstanding<br>of<br>2<br>..<br>4<br>%<br>..<br>▪<br>Including extension options, PINE has no debt<br>maturities until November 2024<br>▪<br>$100+ million<br>1<br>of potential liquidity via cash, restricted<br>cash and undrawn revolving credit facility commitments
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>20<br>Committed Focus<br>Committed to maintaining an environmentally conscious culture,<br>the utilization of environmentally friendly & renewable products,<br>and the promotion of sustainable business practices<br>Tenant Alignment<br>Alignment with environmentally aware tenants who have strong<br>sustainability programs and initiatives embedded into their<br>corporate culture and business practices<br>Alpine<br>Income<br>Property<br>Trust,<br>through<br>its<br>external<br>manager,<br>is<br>committed<br>to<br>sustainability,<br>strong<br>corporate<br>governance,<br>and<br>meaningful<br>corporate<br>social<br>responsibility<br>programs<br>..<br>Social Responsibility<br>Environmental Responsibility<br>CORPORATE RESPONSIBILITY<br>Corporate Governance<br>▪<br>Independent Chairman of the Board and 5 of 6<br>Directors classified as independent<br>▪<br>Annual election of all Directors<br>▪<br>Annual Board of Director evaluations<br>▪<br>Stock ownership requirements for all Directors<br>▪<br>Prohibition against hedging and pledging<br>Alpine Income Property Trust stock<br>▪<br>Robust policies and procedures for approval of<br>related party transactions<br>▪<br>Opted out of business combination and control<br>share acquisition statutes in the Maryland<br>General Corporation Law<br>▪<br>All team members adhere to a comprehensive<br>Code of Business Conduct and Ethics policy<br>Inclusive and Supportive Company Culture<br>Dedicated to an inclusive and supportive office environment filled<br>with diverse backgrounds and perspectives, with a demonstrated<br>commitment to financial, mental and physical wellness<br>Notable Community Outreach<br>Numerous and diverse community outreach programs, supporting<br>environmental, artistic, civil and social organizations in the community
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>EXPERIENCED MANAGEMENT TEAM<br>21<br>John P. Albright<br>,<br>President & Chief Executive Officer<br>Former Co<br>-<br>Head and Managing Director of Archon Capital, a Goldman Sachs Company; Executive Director of Merchant Banking<br>–<br>Investment Management at Morgan Stanley; and Managing Director of Crescent Real Estate (NYSE: CEI).<br>Matthew M. Partridge<br>,<br>Senior Vice President, Chief Financial Officer & Treasurer<br>Former Chief Operating Officer and Chief Financial Officer of Hutton; Executive Vice President, Chief Financial Officer and S<br>ecr<br>etary<br>of Agree Realty Corporation (NYSE: ADC); and Vice President of Finance for Pebblebrook Hotel Trust (NYSE: PEB).<br>Steven R. Greathouse<br>,<br>Senior Vice President & Chief Investment Officer<br>Former Director of Finance for N3 Real Estate; Senior Associate of Merchant Banking<br>–<br>Investment Management at Morgan Stanley;<br>and Senior Associate at Crescent Real Estate (NYSE: CEI).<br>Daniel E. Smith<br>,<br>Senior Vice President, General Counsel & Corporate Secretary<br>Former Vice President and Associate General Counsel of Goldman Sachs & Co. and Senior Vice President and General Counsel of<br>Crescent Real Estate (NYSE: CEI).<br>Lisa M. Vorakoun<br>,<br>Vice President & Chief Accounting Officer<br>Former Assistant Finance Director for the City of DeLand, Florida and Audit Manager for James Moore & Company, an Accounting<br>and Consulting Firm.<br>Helal A. Ismail<br>,<br>Vice President<br>–<br>Investments<br>Former Associate of Jefferies Real Estate Gaming and Lodging Investment Banking and Manager at B<br>-<br>MAT Homes, Inc.<br>Alpine<br>Income<br>Property<br>Trust<br>is<br>led<br>by<br>an<br>experienced<br>management<br>team<br>with<br>meaningful<br>shareholder<br>alignment,<br>deep<br>industry<br>relationships<br>and<br>a<br>strong<br>long<br>-<br>term<br>track<br>record<br>..
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>22<br>Aligned Ownership<br>CTO currently owns an approximate 15% interest in PINE, meaningfully aligning its interests with PINE shareholders<br>Independent Board of Directors<br>PINE has its own independent Board of Directors and realizes significant economies of scale from the 22<br>-<br>member CTO team without<br>the corresponding G&A expense<br>Shadow Pipeline for External Growth<br>PINE has a potential shadow pipeline within the CTO portfolio as a result of its right of first refusal on all CTO single ten<br>ant<br>net lease<br>asset sales<br>Internalization on the Horizon<br>Internalization of management for PINE is anticipated in the future when the Company approaches or exceeds critical mass<br>Opportunities for Collaboration<br>PINE reviews transaction opportunities resulting from CTO’s acquisition efforts that it otherwise would not see in the market<br>th<br>rough<br>normal single tenant acquisition efforts and relationships<br>Alpine<br>Income<br>Property<br>Trust<br>is<br>externally<br>managed<br>by<br>CTO<br>Realty<br>Growth<br>(NYSE<br>:<br>CTO)<br>under<br>an<br>agreement<br>that,<br>combined<br>with<br>CTO’s<br>ownership<br>in<br>PINE,<br>provides<br>economies<br>of<br>scale,<br>significant<br>shareholder<br>alignment<br>and<br>a<br>flexible/collapsible<br>structure<br>..<br>Benefits and Alignment of External Management<br>Notable Management Agreement Terms<br>▪<br>Five<br>-<br>year<br>initial<br>term,<br>with<br>one<br>-<br>year<br>extension<br>options<br>thereafter<br>▪<br>Quarterly<br>management<br>fee<br>of<br>0<br>..<br>375<br>%<br>,<br>calculated<br>on<br>equity,<br>net<br>of<br>share<br>buybacks<br>and<br>issuance<br>costs<br>▪<br>Terminable<br>with<br>payment<br>of<br>a<br>one<br>-<br>time<br>fee<br>of<br>3<br>x<br>the<br>average<br>management<br>fee<br>for<br>the<br>preceding<br>24<br>-<br>months<br>EXTERNAL MANAGEMENT ALIGNMENT
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>KEY TAKEAWAYS<br>23<br>As of 3/31/2022, unless otherwise noted.<br>1.<br>2022E FFO per share for PINE is the midpoint of guidance, as provided on April 21, 2022.<br>Significant Discount to Peer Group<br>Meaningful potential upside in valuation as PINE has the lowest 2022E FFO multiple of its net lease peer group.<br>Stable & Growing Dividend<br>PINE has grown its quarterly dividend by 35% since the beginning of 2020 and currently has a 2022E FFO<br>1<br>payout ratio of approximately 69%, one of the lowest implied payout ratios of the net lease peer group.<br>Small Asset Base is an Opportunity for Outsized Growth<br>Small asset denominator means management can drive outsized growth relative to its net lease peers.<br>Disciplined Investment Strategy<br>Real estate and credit<br>-<br>focused underwriting, targeting investments that exhibit strong demographic trends,<br>leased to high<br>-<br>quality, industry<br>-<br>leading tenants.<br>High<br>-<br>Quality, Stable and Growing Portfolio<br>100% retail portfolio rooted in publicly<br>-<br>traded/credit<br>-<br>rated tenants, and larger markets means there is a high<br>-<br>quality, stable asset base and an opportunity to add a diverse array of new tenants, markets and sectors.<br>Financial Strength<br>Balance sheet with ample liquidity and no near<br>-<br>term debt maturities provides financial stability and flexibility.<br>Aligned Sponsorship & Management<br>Externally managed by CTO Realty Growth (NYSE: CTO), a publicly traded REIT that owns 15% of PINE and is<br>committed to internalization of management once critical mass is attained.
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>DISCLAIMER<br>24<br>This<br>presentation<br>may<br>contain<br>“forward<br>-<br>looking<br>statements<br>..<br>”<br>Forward<br>-<br>looking<br>statements<br>include<br>statements<br>that<br>may<br>be<br>identified<br>by<br>words<br>such<br>as<br>“could,”<br>“may,”<br>“might,”<br>“will,”<br>“likely,”<br>“anticipates,”<br>“intends,”<br>“plans,”<br>“seeks,”<br>“believes,”<br>“estimates,”<br>“expects,”<br>“continues,”<br>“projects”<br>and<br>similar<br>references<br>to<br>future<br>periods,<br>or<br>by<br>the<br>inclusion<br>of<br>forecasts<br>or<br>projections<br>..<br>Forward<br>-<br>looking<br>statements<br>are<br>based<br>on<br>the<br>Company’s<br>current<br>expectations<br>and<br>assumptions<br>regarding<br>capital<br>market<br>conditions,<br>the<br>Company’s<br>business,<br>the<br>economy<br>and<br>other<br>future<br>conditions<br>..<br>Because<br>forward<br>-<br>looking<br>statements<br>relate<br>to<br>the<br>future,<br>by<br>their<br>nature,<br>they<br>are<br>subject<br>to<br>inherent<br>uncertainties,<br>risks<br>and<br>changes<br>in<br>circumstances<br>that<br>are<br>difficult<br>to<br>predict<br>..<br>As<br>a<br>result,<br>the<br>Company’s<br>actual<br>results<br>may<br>differ<br>materially<br>from<br>those<br>contemplated<br>by<br>the<br>forward<br>-<br>looking<br>statements<br>..<br>Important<br>factors<br>that<br>could<br>cause<br>actual<br>results<br>to<br>differ<br>materially<br>from<br>those<br>in<br>the<br>forward<br>-<br>looking<br>statements<br>include<br>general<br>business<br>and<br>economic<br>conditions,<br>continued<br>volatility<br>and<br>uncertainty<br>in<br>the<br>credit<br>markets<br>and<br>broader<br>financial<br>markets,<br>risks<br>inherent<br>in<br>the<br>real<br>estate<br>business,<br>including<br>tenant<br>defaults,<br>potential<br>liability<br>relating<br>to<br>environmental<br>matters,<br>illiquidity<br>of<br>real<br>estate<br>investments<br>and<br>potential<br>damages<br>from<br>natural<br>disasters,<br>the<br>impact<br>of<br>the<br>COVID<br>-<br>19<br>Pandemic<br>and<br>its<br>variants<br>on<br>the<br>Company’s<br>business<br>and<br>the<br>business<br>of<br>its<br>tenants<br>and<br>the<br>impact<br>on<br>the<br>U<br>..<br>S<br>..<br>economy<br>and<br>market<br>conditions<br>generally,<br>other<br>factors<br>affecting<br>the<br>Company’s<br>business<br>or<br>the<br>business<br>of<br>its<br>tenants<br>that<br>are<br>beyond<br>the<br>control<br>of<br>the<br>Company<br>or<br>its<br>tenants,<br>and<br>the<br>factors<br>set<br>forth<br>under<br>“Risk<br>Factors”<br>in<br>the<br>Company’s<br>Annual<br>Report<br>on<br>Form<br>10<br>-<br>K<br>for<br>the<br>year<br>ended<br>December<br>31<br>,<br>2021<br>and<br>other<br>risks<br>and<br>uncertainties<br>discussed<br>from<br>time<br>to<br>time<br>in<br>the<br>Company’s<br>filings<br>with<br>the<br>U<br>..<br>S<br>..<br>Securities<br>and<br>Exchange<br>Commission<br>..<br>Any<br>forward<br>-<br>looking<br>statement<br>made<br>in<br>this<br>presentation<br>speaks<br>only<br>as<br>of<br>the<br>date<br>on<br>which<br>it<br>is<br>made<br>..<br>The<br>Company<br>undertakes<br>no<br>obligation<br>to<br>publicly<br>update<br>or<br>revise<br>any<br>forward<br>-<br>looking<br>statement,<br>whether<br>as<br>a<br>result<br>of<br>new<br>information,<br>future<br>developments<br>or<br>otherwise<br>..<br>References<br>in<br>this<br>presentation<br>:<br>1.<br>All<br>information<br>is<br>as<br>of<br>March<br>31<br>,<br>2022<br>,<br>unless<br>otherwise<br>noted<br>..<br>2.<br>Annualized<br>straight<br>-<br>line<br>Base<br>Rent<br>(“ABR”<br>or<br>“Rent”)<br>and<br>the<br>statistics<br>based<br>on<br>ABR<br>are<br>calculated<br>based<br>on<br>our<br>current<br>portfolio<br>as<br>of<br>April<br>15<br>,<br>2022<br>..<br>3.<br>Dividends<br>are<br>set<br>by<br>the<br>Board<br>of<br>Directors<br>and<br>declared<br>on<br>a<br>quarterly<br>basis<br>and<br>there<br>can<br>be<br>no<br>assurances<br>as<br>to<br>the<br>likelihood<br>or<br>amount<br>of<br>dividends<br>in<br>the<br>future<br>..<br>4.<br>A<br>credit<br>rated,<br>or<br>investment<br>grade<br>rated<br>tenant<br>(a<br>tenant<br>carrying<br>a<br>rating<br>of<br>BBB<br>-<br>,<br>Baa<br>3<br>or<br>NAIC<br>-<br>2<br>or<br>higher)<br>is<br>a<br>tenant<br>or<br>the<br>parent<br>of<br>a<br>tenant<br>with<br>a<br>credit<br>rating<br>from<br>S&P<br>Global<br>Ratings,<br>Moody’s<br>Investors<br>Service,<br>Fitch<br>Ratings<br>or<br>the<br>National<br>Association<br>of<br>Insurance<br>Commissioners<br>(NAIC)<br>..<br>5.<br>Contractual<br>Base<br>Rent<br>(“CBR”)<br>represents<br>the<br>amount<br>owed<br>to<br>the<br>Company<br>under<br>the<br>terms<br>of<br>its<br>lease<br>agreements<br>at<br>the<br>time<br>referenced<br>..
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>NON<br>-<br>GAAP FINANCIAL INFORMATION<br>25<br>Our<br>reported<br>results<br>are<br>presented<br>in<br>accordance<br>with<br>accounting<br>principles<br>generally<br>accepted<br>in<br>the<br>United<br>States<br>of<br>America<br>(“GAAP”)<br>..<br>We<br>also<br>disclose<br>Funds<br>From<br>Operations<br>(“FFO”),<br>Adjusted<br>Funds<br>From<br>Operations<br>(“AFFO”)<br>and<br>Pro<br>Forma<br>Earnings<br>Before<br>Interest,<br>Taxes,<br>Depreciation<br>and<br>Amortization<br>(“Pro<br>Forma<br>EBITDA”),<br>all<br>of<br>which<br>are<br>non<br>-<br>GAAP<br>financial<br>measures<br>..<br>We<br>believe<br>these<br>non<br>-<br>GAAP<br>financial<br>measures<br>are<br>useful<br>to<br>investors<br>because<br>they<br>are<br>widely<br>accepted<br>industry<br>measures<br>used<br>by<br>analysts<br>and<br>investors<br>to<br>compare<br>the<br>operating<br>performance<br>of<br>REITs<br>..<br>FFO,<br>AFFO,<br>and<br>Pro<br>Forma<br>EBITDA<br>do<br>not<br>represent<br>cash<br>generated<br>from<br>operating<br>activities<br>and<br>are<br>not<br>necessarily<br>indicative<br>of<br>cash<br>available<br>to<br>fund<br>cash<br>requirements<br>;<br>accordingly,<br>they<br>should<br>not<br>be<br>considered<br>alternatives<br>to<br>net<br>income<br>as<br>a<br>performance<br>measure<br>or<br>cash<br>flows<br>from<br>operations<br>as<br>reported<br>on<br>our<br>statement<br>of<br>cash<br>flows<br>as<br>a<br>liquidity<br>measure<br>and<br>should<br>be<br>considered<br>in<br>addition<br>to,<br>and<br>not<br>in<br>lieu<br>of,<br>GAAP<br>financial<br>measures<br>..<br>We<br>compute<br>FFO<br>in<br>accordance<br>with<br>the<br>definition<br>adopted<br>by<br>the<br>Board<br>of<br>Governors<br>of<br>the<br>National<br>Association<br>of<br>Real<br>Estate<br>Investment<br>Trusts,<br>or<br>NAREIT<br>..<br>NAREIT<br>defines<br>FFO<br>as<br>GAAP<br>net<br>income<br>or<br>loss<br>adjusted<br>to<br>exclude<br>extraordinary<br>items<br>(as<br>defined<br>by<br>GAAP),<br>net<br>gain<br>or<br>loss<br>from<br>sales<br>of<br>depreciable<br>real<br>estate<br>assets,<br>impairment<br>write<br>-<br>downs<br>associated<br>with<br>depreciable<br>real<br>estate<br>assets<br>and<br>real<br>estate<br>related<br>depreciation<br>and<br>amortization,<br>including<br>the<br>pro<br>rata<br>share<br>of<br>such<br>adjustments<br>of<br>unconsolidated<br>subsidiaries<br>..<br>To<br>derive<br>AFFO,<br>we<br>modify<br>the<br>NAREIT<br>computation<br>of<br>FFO<br>to<br>include<br>other<br>adjustments<br>to<br>GAAP<br>net<br>income<br>related<br>to<br>non<br>-<br>cash<br>revenues<br>and<br>expenses<br>such<br>as<br>straight<br>-<br>line<br>rental<br>revenue,<br>amortization<br>of<br>deferred<br>financing<br>costs,<br>amortization<br>of<br>above<br>-<br>and<br>below<br>-<br>market<br>lease<br>related<br>intangibles,<br>non<br>-<br>cash<br>compensation,<br>and<br>other<br>non<br>-<br>cash<br>income<br>or<br>expense<br>..<br>Such<br>items<br>may<br>cause<br>short<br>-<br>term<br>fluctuations<br>in<br>net<br>income<br>but<br>have<br>no<br>impact<br>on<br>operating<br>cash<br>flows<br>or<br>long<br>-<br>term<br>operating<br>performance<br>..<br>We<br>use<br>AFFO<br>as<br>one<br>measure<br>of<br>our<br>performance<br>when<br>we<br>formulate<br>corporate<br>goals<br>..<br>To<br>derive<br>Pro<br>Forma<br>EBITDA,<br>GAAP<br>net<br>income<br>or<br>loss<br>is<br>adjusted<br>to<br>exclude<br>extraordinary<br>items<br>(as<br>defined<br>by<br>GAAP),<br>net<br>gain<br>or<br>loss<br>from<br>sales<br>of<br>depreciable<br>real<br>estate<br>assets,<br>impairment<br>write<br>-<br>downs<br>associated<br>with<br>depreciable<br>real<br>estate<br>assets<br>and<br>real<br>estate<br>related<br>depreciation<br>and<br>amortization,<br>including<br>the<br>pro<br>rata<br>share<br>of<br>such<br>adjustments<br>of<br>unconsolidated<br>subsidiaries,<br>non<br>-<br>cash<br>revenues<br>and<br>expenses<br>such<br>as<br>straight<br>-<br>line<br>rental<br>revenue,<br>amortization<br>of<br>deferred<br>financing<br>costs,<br>above<br>-<br>and<br>below<br>-<br>market<br>lease<br>related<br>intangibles,<br>non<br>-<br>cash<br>compensation,<br>and<br>other<br>non<br>-<br>cash<br>income<br>or<br>expense<br>..<br>Cash<br>interest<br>expense<br>is<br>also<br>excluded<br>from<br>Pro<br>Forma<br>EBITDA,<br>and<br>GAAP<br>net<br>income<br>or<br>loss<br>is<br>adjusted<br>for<br>the<br>annualized<br>impact<br>of<br>acquisitions,<br>dispositions<br>and<br>other<br>similar<br>activities<br>..<br>FFO<br>is<br>used<br>by<br>management,<br>investors<br>and<br>analysts<br>to<br>facilitate<br>meaningful<br>comparisons<br>of<br>operating<br>performance<br>between<br>periods<br>and<br>among<br>our<br>peers<br>primarily<br>because<br>it<br>excludes<br>the<br>effect<br>of<br>real<br>estate<br>depreciation<br>and<br>amortization<br>and<br>net<br>gains<br>or<br>losses<br>on<br>sales,<br>which<br>are<br>based<br>on<br>historical<br>costs<br>and<br>implicitly<br>assume<br>that<br>the<br>value<br>of<br>real<br>estate<br>diminishes<br>predictably<br>over<br>time,<br>rather<br>than<br>fluctuating<br>based<br>on<br>existing<br>market<br>conditions<br>..<br>We<br>believe<br>that<br>AFFO<br>is<br>an<br>additional<br>useful<br>supplemental<br>measure<br>for<br>investors<br>to<br>consider<br>because<br>it<br>will<br>help<br>them<br>to<br>better<br>assess<br>our<br>operating<br>performance<br>without<br>the<br>distortions<br>created<br>by<br>other<br>non<br>-<br>cash<br>revenues<br>or<br>expenses<br>..<br>We<br>also<br>believe<br>that<br>Pro<br>Forma<br>EBITDA<br>is<br>an<br>additional<br>useful<br>supplemental<br>measure<br>for<br>investors<br>to<br>consider<br>as<br>it<br>allows<br>for<br>a<br>better<br>assessment<br>of<br>our<br>operating<br>performance<br>without<br>the<br>distortions<br>created<br>by<br>other<br>non<br>-<br>cash<br>revenues,<br>expenses<br>or<br>certain<br>effects<br>of<br>the<br>Company’s<br>capital<br>structure<br>on<br>our<br>operating<br>performance<br>..<br>FFO,<br>AFFO,<br>and<br>Pro<br>Forma<br>EBITDA<br>may<br>not<br>be<br>comparable<br>to<br>similarly<br>titled<br>measures<br>employed<br>by<br>other<br>companies<br>..
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>NON<br>-<br>GAAP FINANCIAL MEASURES RECONCILIATION<br>26<br>Alpine Income Property Trust, Inc.<br>Consolidated Statements of Operations<br>(Unaudited)<br>(In thousands, except share, per share and dividend data)<br>Three Months Ended<br>March 31, 2022<br>March 31, 2021<br>Revenues:<br>Lease Income<br>$<br>10,799<br>$<br>5,890<br>Total Revenues<br>10,799<br>5,890<br>Operating Expenses:<br>Real Estate Expenses<br>1,092<br>651<br>General and Administrative Expenses<br>1,431<br>1,030<br>Depreciation and Amortization<br>5,672<br>3,143<br>Total Operating Expenses<br>8,195<br>4,824<br>Net Income from Operations<br>2,604<br>1,066<br>Interest Expense<br>1,680<br>555<br>Net Income<br>924<br>511<br>Less: Net Income Attributable to Noncontrolling Interest<br>(118)<br>(71)<br>Net Income Attributable to Alpine Income Property Trust, Inc.<br>$<br>806<br>$<br>440<br>Per Common Share Data:<br>Net Income Attributable to Alpine Income Property Trust, Inc.<br>Basic<br>$<br>0.07<br>$<br>0.06<br>Diluted<br>$<br>0.06<br>$<br>0.05<br>Weighted Average Number of Common Shares:<br>Basic<br>11,662,697<br>7,565,429<br>Diluted<br>1<br>13,366,191<br>8,789,283<br>Dividends Declared and Paid<br>$<br>0.27<br>$<br>0.24<br>1<br>..<br>Includes<br>the<br>weighted<br>average<br>impact<br>of<br>1<br>,<br>703<br>,<br>494<br>shares<br>underlying<br>OP<br>units<br>including<br>(i)<br>1<br>,<br>223<br>,<br>854<br>shares<br>underlying<br>OP<br>Units<br>issued<br>to<br>CTO<br>Realty<br>Growth,<br>Inc<br>..<br>and<br>(ii)<br>479<br>,<br>640<br>shares<br>underlying<br>OP<br>Units<br>issued<br>to<br>an<br>unrelated<br>third<br>party<br>..
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>NON<br>-<br>GAAP FINANCIAL MEASURES RECONCILIATION<br>27<br>Three Months Ended<br>March 31, 2022<br>March 31, 2021<br>Net Income<br>$<br>924<br>$<br>511<br>Depreciation and Amortization<br>5,672<br>3,143<br>Funds from Operations<br>$<br>6,596<br>$<br>3,654<br>Adjustments:<br>Straight<br>-<br>Line Rent Adjustment<br>(294)<br>(147)<br>COVID<br>-<br>19 Rent Repayments<br>23<br>271<br>Non<br>-<br>Cash Compensation<br>79<br>73<br>Amortization of Deferred Financing Costs to Interest Expense<br>125<br>65<br>Amortization of Intangible Assets and Liabilities to Lease Income<br>(101)<br>(41)<br>Other Non<br>-<br>Cash (Income) Expense<br>24<br>(6)<br>Recurring Capital Expenditures<br>–<br>(19)<br>Adjusted Funds from Operations<br>$<br>6,452<br>$<br>3,850<br>FFO per Diluted Share<br>$<br>0.49<br>$<br>0.42<br>AFFO per Diluted Share<br>$<br>0.48<br>$<br>0.44<br>Alpine Income Property Trust, Inc.<br>Non<br>-<br>GAAP Financial Measures<br>Funds From Operations and Adjusted Funds From Operations<br>(Unaudited)<br>(In thousands, except per share data)
---
© 2022 Alpine Income Property Trust, Inc.<br>	<br>alpinereit.com<br>NET DEBT TO PRO FORMA EBITDA RECONCILIATION<br>28<br>Alpine Income Property Trust, Inc.<br>Non<br>-<br>GAAP Financial Measures<br>Reconciliation of Net Debt to Pro Forma EBITDA<br>(Unaudited)<br>(In thousands)<br>1.<br>Reflects the pro forma annualized impact on Annualized EBITDA of the Company’s acquisition activity during the three months e<br>nde<br>d March 31, 2022.<br>As of<br>March 31, 2022<br>Net Income<br>$<br>924<br>Adjustments:<br>Depreciation and Amortization<br>5,672<br>Straight<br>-<br>Line Rent Adjustment<br>(294)<br>Non<br>-<br>Cash Compensation<br>79<br>Amortization of Deferred Financing Costs to Interest Expense<br>125<br>Amortization of Intangible Assets and Liabilities to Lease Income<br>(101)<br>Other Non<br>-<br>Cash (Income) Expense<br>24<br>Interest Expense, net of Deferred Financing Costs Amortization<br>1,554<br>EBITDA<br>$<br>7,983<br>Annualized EBITDA<br>$<br>31,932<br>Pro Forma Annualized Impact of Current Quarter Acquisitions<br>1<br>4,194<br>Pro Forma EBITDA<br>$<br>36,126<br>Total Long<br>-<br>Term Debt<br>318,814<br>Financing Costs, Net of Accumulated Amortization<br>1,186<br>Cash<br>(2,244)<br>Restricted Cash<br>(691)<br>Net Debt<br>$<br>317,065<br>Net Debt to Pro Forma EBITDA<br>8.8x
---
INVESTOR PRESENTATION<br>Investor Inquiries: Matthew M. Partridge, Chief Financial Officer, (407) 904<br>-<br>3324, mpartridge@alpinereit.com
---