8-K
Chiron Real Estate Inc. (XRN)
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 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 eventreported): August 5, 2025 (August 5, 2025)
Global Medical REIT Inc.
(Exact name of registrant as specified in its charter)
| Maryland | 001-37815 | 46-4757266 |
|---|---|---|
| (State or Other Jurisdiction<br><br> <br>of Incorporation) | (Commission<br><br> <br>File Number) | (I.R.S. Employer<br><br> <br>Identification No.) |
7373 Wisconsin Avenue, Suite 800
Bethesda, MD
20814
(Address of Principal Executive Offices)
(Zip Code)
(202) 524-6851
(Registrant’s Telephone Number, Including Area Code)
Not Applicable
(Former name or former address, if changed since last report)
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 Symbols: | Name of each exchange on which registered: |
|---|---|---|
| Common Stock, par value $0.001 per share | GMRE | NYSE |
| Series A Preferred Stock, par value $0.001 per share | GMRE PrA | NYSE |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).
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 August 5, 2025, Global Medical REIT Inc. (the “Company”) announced its financial position as of June 30, 2025 and operating results for the three and six months ended June 30, 2025 and other related information (the “Earnings Release”). The Company also posted its Second Quarter 2025 Earnings Supplemental (the “Supplemental”) to the Company’s website at www.globalmedicalreit.com. The Earnings Release and Supplemental are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, and are incorporated herein by reference.
The information included in this Item 2.02 of this Current Report on Form 8-K, including the Earnings Release and Supplemental, 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, and shall not be incorporated by reference into any filing of the Company under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing.
Item 9.01 Financial Statements and Exhibits.
(d) Exhibits
| Exhibit No. | Description |
|---|---|
| 99.1* | Second Quarter 2025 Earnings Release. |
| 99.2* | Second Quarter 2025 Earnings Supplemental. |
| 104 | Cover Page Interactive Data File (embedded within the Inline XBRL document) |
*Furnished herewith
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.
| Global Medical REIT Inc. | |
|---|---|
| By: | /s/ Jamie A. Barber |
| Jamie A. Barber | |
| Secretary and General Counsel |
Date: August 5, 2025
Exhibit 99.1
Global Medical REIT Announces Second Quarter2025 Financial Results
– Appoints Mark Decker, Jr. as ChiefExecutive Officer –
– Completes Acquisition of PreviouslyAnnounced $69.6 Million Five-Property Medical Portfolio –
– Reaffirms Full Year 2025 AFFO Guidance –
Bethesda, MD – August 5, 2025 – (BUSINESS WIRE) – Global Medical REIT Inc. (NYSE: GMRE) (the “Company” or “GMRE”), today announced financial results for the three and six months ended June 30, 2025 and other data.
Mark Decker, Jr., Chief Executive Officer and President stated, “I’m excited to be on board as we report our first quarter as a new team here at Global Medical. We have an outstanding niche and I look forward to honing that further and driving results for all our stakeholders in the coming years. For a fulsome discussion of the business, please join our call tomorrow.”
Second Quarter 2025 and Other Highlights
| · | Net loss attributable to common stockholders<br>was $0.8 million, or $0.01 per diluted share, as compared to $3.1 million, or $0.05 per diluted share, in the comparable prior year period. |
|---|---|
| · | Funds from operations attributable to common<br>stockholders and noncontrolling interest (“FFO”) of $14.3 million, or $0.20 per share and unit, as compared to $13.9 million,<br>or $0.20 per share and unit, in the comparable prior year period. |
| --- | --- |
| · | Adjusted funds from operations attributable to<br>common stockholders and noncontrolling interest (“AFFO”) of $16.6 million, or $0.23 per share and unit, as compared to $15.7<br>million, or $0.22 per share and unit, in the comparable prior year period. |
| --- | --- |
| · | In April 2025, we completed the acquisition<br>of the remaining two properties in a previously announced five-property medical portfolio encompassing an aggregate of 297,724 leasable<br>square feet for an aggregate purchase price of $38.1 million with aggregate annualized base rent of $3.6 million. |
| --- | --- |
| · | In April 2025, we sold a medical facility<br>in Chipley, Florida, receiving gross proceeds of $1.4 million, resulting in a gain of $0.2 million. |
| --- | --- |
| · | In May 2025, an affiliate of CHRISTUS Health<br>began fully occupying our 84,674 square foot Beaumont, TX facility pursuant to its fifteen-year triple-net lease. Annual base rent for<br>the first lease year will be $2.9 million with 2.5% annual rent increases thereafter. |
| --- | --- |
| · | In June 2025, the Board of Directors appointed<br>Mark Decker, Jr. as Chief Executive Officer, President and as a member of the Board of Directors. |
| --- | --- |
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Six Month and Other 2025 Highlights
| · | Net income attributable to common stockholders<br>was $1.3 million, or $0.02 per diluted share, as compared to net loss attributable to common stockholders of $2.4 million, or $0.04 per<br>diluted share, in the comparable prior year period. |
|---|---|
| · | FFO of $29.0 million, or $0.40 per share and<br>unit, as compared to $28.8 million, or $0.41 per share and unit, in the comparable prior year period. |
| --- | --- |
| · | AFFO of $32.6 million, or $0.45 per share and<br>unit, as compared to $32.2 million, or $0.46 per share and unit, in the comparable prior year period. |
| --- | --- |
| · | Completed the acquisition of a previously announced<br>five-property portfolio of medical real estate for a purchase price of $69.6 million encompassing an aggregate of 486,598 leasable square<br>feet with aggregate annualized base rent of $6.3 million. |
| --- | --- |
| · | Completed three dispositions that generated aggregate<br>gross proceeds of $9.6 million, resulting in an aggregate gain of $1.6 million. |
| --- | --- |
Financial Results
Rental revenue for the second quarter of 2025 increased 10.7% year-over-year to $37.9 million. The increase primarily resulted from the impact of acquisitions that were completed subsequent to June 30, 2024, partially offset by dispositions during that period.
Total expenses for the second quarter were $37.5 million, compared to $32.8 million for the comparable prior year period. This increase reflects increased G&A costs primarily associated with the Company’s CEO succession plan, as well as increased costs related to the Company’s acquisitions that were completed subsequent to June 30, 2024, partially offset by dispositions during that period.
Interest expense for the second quarter was $8.0 million, compared to $7.0 million for the comparable prior year period. The increase was primarily due to higher average borrowings and slightly higher interest rates during the three months ended June 30, 2025, compared to the prior year period.
Net loss attributable to common stockholders for the second quarter was $0.8 million, or $0.01 per diluted share, compared to $3.1 million, or $0.05 per diluted share, in the comparable prior year period.
The Company reported FFO of $14.3 million, or $0.20 per share and unit, and AFFO of $16.6 million, or $0.23 per share and unit, for the second quarter of 2025, compared to FFO of $13.9 million, or $0.20 per share and unit, and AFFO of $15.7 million, or $0.22 per share and unit, in the comparable prior year period.
Investment Activity
In April 2025, the Company completed the acquisition of a previously announced five-property portfolio of medical real estate for an aggregate purchase price of $69.6 million encompassing an aggregate of 486,598 leasable square feet at a cap rate of 9.0% and aggregate annualized base rent of $6.3 million. This investment adds high quality assets to our portfolio at a large discount to replacement cost while also providing a strong cash yield.
During the quarter, the Company completed the disposition of a medical facility in Chipley, Florida, receiving gross proceeds of $1.4 million, resulting in a gain of $0.2 million, completing our exit of investments in the Panama City, FL market.
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Portfolio Update
As of June 30, 2025, the Company’s portfolio was 94.5% occupied and comprised of 5.2 million leasable square feet with an annualized base rent of $117.5 million. As of June 30, 2025, the weighted average lease term for the Company’s portfolio was 5.6 years with weighted average annual rent escalations of 2.1%.
Balance Sheet and Capital
At June 30, 2025, total debt outstanding, including outstanding borrowings on the credit facility and notes payable (both net of unamortized debt issuance costs), was $713.0 million and the Company’s leverage was 47.2%. As of June 30, 2025, the Company’s total debt carried a weighted average interest rate of 4.09% and a weighted average remaining term of 1.6 years.
As of August 4, 2025, the Company’s borrowing capacity under the credit facility was $177 million.
Regarding the $350 million Term Loan A component of the credit facility that matures in May 2026, we are in active discussions with our credit facility lenders related to refinancing this obligation. As part of this process, we are also discussing extending the maturity date of the Revolver. Based on various factors, including current market conditions, the performance of our assets, and our lender discussions to date, we are not anticipating any significant adverse changes to the financial terms of the credit facility and expect to complete these transactions during the fourth quarter of 2025. Although we expect to complete the refinancing during the fourth quarter of 2025, subject to market and other conditions, there can be no assurance that the refinancing will be completed as expected or at all.
The Company did not issue any shares of common stock under its ATM program during the second quarter
of 2025 or from July 1, 2025 through August 4, 2025.
Dividends
As previously announced, on May 28, 2025, the Board of Directors (the “Board”) declared a $0.15 per share cash dividend to common stockholders and unitholders of record as of June 20, 2025, which was paid on July 9, 2025, representing the Company’s second quarter 2025 dividend payment. The adjusted dividend allows for free cash flow for reinvestment and results in a FAD payout ratio of less than 80%.
Additionally, on May 28, 2025, the Board declared a $0.46875 per share cash dividend to holders of record as of July 15, 2025, of the Company’s Series A Preferred Stock, which was paid on July 31, 2025. This dividend represents the Company’s quarterly dividend on its Series A Preferred Stock for the period from April 30, 2025 through July 30, 2025.
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2025 Guidance
The Company is reaffirming its full year 2025 AFFO per share and unit guidance of $0.89 to $0.93. Guidance is based on the following primary assumptions and other factors:
| · | No additional acquisitions or dispositions other<br>than activity that has been either completed or announced. |
|---|---|
| · | No additional equity or debt issuances other<br>than normal course Revolver borrowing/repayments. |
| --- | --- |
| · | AFFO guidance excludes one-time obligations related<br>to the CEO succession plan. |
| --- | --- |
The Company’s 2025 guidance is based on the above and additional assumptions that are subject to change many of which are outside of the Company’s control. There can be no assurance that the Company’s actual results will not be materially different than these expectations. If actual results vary from these assumptions, the Company’s expectations may change.
AFFO is a non-GAAP financial measure. The Company does not provide a reconciliation of such forward-looking non-GAAP measure to the most directly comparable financial measure calculated and presented in accordance with GAAP because certain information required for such reconciliation is not available without unreasonable efforts due to the difficulty of projecting event-driven transactional and other non-core operating items in any future period. The magnitude of these items, however, may be significant.
SUPPLEMENTAL INFORMATION
Details regarding these results can be found in the Company’s supplemental financial package available on the Investor Relations section of the Company’s website at http://investors.globalmedicalreit.com/.
CONFERENCE CALL AND WEBCAST INFORMATION
The Company will host a live webcast and conference call on Wednesday, August 6, 2025 at 9:00 a.m. Eastern Time. The webcast is located on the “Investor Relations” section of the Company’s website at http://investors.globalmedicalreit.com/.
To Participate via Telephone:
Dial in at least five minutes prior to start time and reference Global Medical REIT Inc.
Domestic: 1-800-343-5172
International: 1-203-518-9856
Conference ID: GMRQ2
Replay:
An audio replay of the conference call will be posted on the Company’s website.
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NON-GAAP FINANCIAL MEASURES
General
Management considers certain non-GAAP financial measures to be useful supplemental measures of the Company's operating performance. For the Company, non-GAAP measures consist of Funds From Operations attributable to common stockholders and noncontrolling interest (“FFO”), Adjusted Funds From Operations attributable to common stockholders and noncontrolling interest (“AFFO”), Funds Available For Distribution attributable to common stockholders and noncontrolling interest (“FAD”) and Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre” and “Adjusted EBITDAre”). A non-GAAP financial measure is generally defined as one that purports to measure financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. The Company reports non-GAAP financial measures because these measures are observed by management to also be among the most predominant measures used by the REIT industry and by industry analysts to evaluate REITs. For these reasons, management deems it appropriate to disclose and discuss these non-GAAP financial measures.
The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income, as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs. Management believes that in order to facilitate a clear understanding of the Company's historical consolidated operating results, these measures should be examined in conjunction with net income and cash flows from operations as presented elsewhere herein.
FFO and AFFO
FFO and AFFO are non-GAAP financial measures within the meaning of the rules of the United States Securities and Exchange Commission (“SEC”). The Company considers FFO and AFFO to be important supplemental measures of its operating performance and believes FFO is frequently used by securities analysts, investors, and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. In accordance with the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition, FFO means net income or loss computed in accordance with GAAP before noncontrolling interests of holders of OP units and LTIP units, excluding gains (or losses) from sales of property and extraordinary items, property impairment losses, less preferred stock dividends, plus real estate-related depreciation and amortization (excluding amortization of debt issuance costs and the amortization of above and below market leases), and after adjustments for unconsolidated partnerships and joint ventures calculated to reflect FFO on the same basis. Because FFO excludes real estate-related depreciation and amortization (other than amortization of debt issuance costs and above and below market lease amortization expense), the Company believes that FFO provides a performance measure that, when compared period-over-period, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from the closest GAAP measurement, net income or loss.
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AFFO is a non-GAAP measure used by many investors and analysts to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations. Management calculates AFFO by modifying the NAREIT computation of FFO by adjusting it for certain cash and non-cash items and certain recurring and non-recurring items. For the Company these items include: (a) recurring acquisition and disposition costs, (b) loss on the extinguishment of debt, (c) recurring straight line deferred rental revenue, (d) recurring stock-based compensation expense, (e) recurring amortization of above and below market leases, (f) recurring amortization of debt issuance costs, (g) severance and transition related expense and (h) other items related to unconsolidated partnerships and joint ventures.
Management believes that reporting AFFO in addition to FFO is a useful supplemental measure for the investment community to use when evaluating the operating performance of the Company on a comparative basis.
FAD
We calculate FAD by subtracting from AFFO capital expenditures, including tenant improvements, and leasing commissions. Management believes FAD is useful in analyzing the portion of cash flow that is available for distribution to stockholders and unitholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. The FAD payout ratio, which represents distributions to common stockholders and unitholders expressed as a percentage of FAD, facilitates the comparison of dividend coverage between REITs.
EBITDAre and Adjusted EBITDAre
We calculate EBITDAre in accordance with standards established by NAREIT and define EBITDAre as net income or loss computed in accordance with GAAP plus depreciation and amortization, interest expense, gain or loss on the sale of investment properties, property impairment losses, and adjustments for unconsolidated partnerships and joint ventures to reflect EBITDAre on the same basis, as applicable.
We define Adjusted EBITDAre as EBITDAre plus loss on extinguishment of debt, non-cash stock compensation expense, non-cash intangible amortization related to above and below market leases, severance and transition related expense, transaction expense, adjustments related to our investments in unconsolidated joint ventures, and other normalizing items. Management considers EBITDAre and Adjusted EBITDAre important measures because they provide additional information to allow management, investors, and our current and potential creditors to evaluate and compare our core operating results and our ability to service debt.
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ANNUALIZED BASE RENT
Annualized base rent represents monthly base rent for June 2025 (or, for recent acquisitions, monthly base rent for the month of acquisition), multiplied by 12 (or base rent net of annualized expenses for properties with gross leases). Accordingly, this methodology produces an annualized amount as of a point in time but does not take into account future (i) contractual rental rate increases, (ii) leasing activity or (iii) lease expirations. Additionally, leases that are accounted for on a cash-collected basis or that are in a free rent period are not included in annualized base rent.
CAPITALIZATION RATE
The capitalization rate (“cap rate”) for an acquisition is calculated by dividing current Annualized Base Rent by contractual purchase price. For the portfolio cap rate, certain adjustments, including for subsequent capital invested, are made to the contractual purchase price.
FORWARD-LOOKING STATEMENTS
Certain statements contained herein may be considered “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, and it is the Company’s intent that any such statements be protected by the safe harbor created thereby. These forward-looking statements are identified by their use of terms and phrases such as "anticipate," "believe," "could," "estimate," "expect," "intend," "may," "should," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references to assumptions and forecasts of future results. Except for historical information, the statements set forth herein including, but not limited to, any statements regarding our earnings, our liquidity, our tenants’ ability to pay rent to us, expected financial performance (including future cash flows associated with our joint venture or new tenants or the expansion of current properties), 2025 AFFO guidance, future dividends or other financial items; any other statements concerning our plans, strategies, objectives and expectations for future operations and future portfolio occupancy rates, our pipeline of acquisition opportunities and expected acquisition activity, including the timing and/or successful completion of any acquisitions and expected rent receipts on these properties, our expected disposition activity, including the timing and/or successful completion of any dispositions and the expected use of proceeds therefrom, and any statements regarding future economic conditions or performance are forward-looking statements. These forward-looking statements are based on our current expectations, estimates and assumptions and are subject to certain risks and uncertainties. Although the Company believes that the expectations, estimates and assumptions reflected in its forward-looking statements are reasonable, actual results could differ materially from those projected or assumed in any of the Company’s forward-looking statements. Additional information concerning us and our business, including additional factors that could materially and adversely affect our financial results, include, without limitation, the risks described under Part I, Item 1A
Risk Factors, in our Annual Report on Form 10-K, our Quarterly Reports on Form 10-Q, and in our other filings with the SEC. You are cautioned not to place undue reliance on forward-looking statements. The Company does not intend, and undertakes no obligation, to update any forward-looking statement.
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ABOUT GMRE
GMRE is a net-lease medical real estate investment trust (REIT) that acquires healthcare facilities and leases those facilities to physician groups and regional and national healthcare systems. Additional information about GMRE can be obtained on its website at www.globalmedicalreit.com.
INVESTOR RELATIONS:
Email: Investors@globalmedicalreit.com
Phone: 202.524.6869
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GLOBAL MEDICAL REIT INC.
Condensed Consolidated Balance Sheets
(unaudited, and in thousands, except par values)
| December 31,<br><br>2024 | |||||
| Assets | |||||
| Investment in real estate: | |||||
| Land | 173,123 | $ | 174,300 | ||
| Building | 1,095,324 | 1,044,019 | |||
| Site improvements | 24,966 | 23,973 | |||
| Tenant improvements | 80,019 | 69,679 | |||
| Acquired lease intangible assets | 147,376 | 138,945 | |||
| 1,520,808 | 1,450,916 | ||||
| Less: accumulated depreciation and amortization | (316,649 | ) | (288,921 | ) | |
| Investment in real estate, net | 1,204,159 | 1,161,995 | |||
| Cash and cash equivalents | 6,580 | 6,815 | |||
| Restricted cash | 2,646 | 2,127 | |||
| Tenant receivables, net | 7,826 | 7,424 | |||
| Due from related parties | 461 | 270 | |||
| Escrow deposits | 556 | 711 | |||
| Deferred assets | 28,672 | 28,208 | |||
| Derivative asset | 10,396 | 18,613 | |||
| Goodwill | 5,903 | 5,903 | |||
| Investment in unconsolidated joint venture | 1,917 | 2,066 | |||
| Other assets | 27,843 | 22,354 | |||
| Total assets | 1,296,959 | $ | 1,256,486 | ||
| Liabilities and Equity | |||||
| Liabilities: | |||||
| Credit Facility, net of unamortized debt issuance costs of 3,768 and 4,868 at June 30, 2025 and December 31, 2024, respectively | 698,832 | $ | 631,732 | ||
| Notes payable, net of unamortized debt issuance costs of 4 and 22 at June 30, 2025 and December 31, 2024, respectively | 14,153 | 14,399 | |||
| Accounts payable and accrued expenses | 19,006 | 16,468 | |||
| Dividends payable | 11,985 | 16,520 | |||
| Security deposits | 3,407 | 3,324 | |||
| Other liabilities | 18,438 | 14,191 | |||
| Acquired lease intangible liability, net | 6,117 | 3,936 | |||
| Total liabilities | 771,938 | 700,570 | |||
| Commitments and Contingencies | |||||
| Equity: | |||||
| Preferred stock, 0.001 par value, 10,000 shares authorized; 3,105 issued and outstanding at June 30, 2025 and December 31, 2024, respectively (liquidation preference of 77,625 at June 30, 2025 and December 31, 2024, respectively) | 74,959 | 74,959 | |||
| Common stock, 0.001 par value, 500,000 shares authorized; 66,879 shares and 66,871 shares issued and outstanding at June 30, 2025 and December 31, 2024, respectively | 67 | 67 | |||
| Additional paid-in capital | 734,290 | 734,223 | |||
| Accumulated deficit | (316,510 | ) | (293,736 | ) | |
| Accumulated other comprehensive income | 10,396 | 18,613 | |||
| Total Global Medical REIT Inc. stockholders' equity | 503,202 | 534,126 | |||
| Noncontrolling interest | 21,819 | 21,790 | |||
| Total equity | 525,021 | 555,916 | |||
| Total liabilities and equity | 1,296,959 | $ | 1,256,486 |
All values are in US Dollars.
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GLOBAL MEDICAL REIT INC.
Condensed Consolidated Statements of Operations
(unaudited, and in thousands, except per shareamounts)
| Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2025 | 2024 | 2025 | 2024 | |||||||||
| Revenue | ||||||||||||
| Rental revenue | $ | 37,880 | $ | 34,214 | $ | 72,475 | $ | 69,283 | ||||
| Other income | 89 | 27 | 112 | 77 | ||||||||
| Total revenue | 37,969 | 34,241 | 72,587 | 69,360 | ||||||||
| Expenses | ||||||||||||
| General and administrative | 6,025 | 4,589 | 9,645 | 9,035 | ||||||||
| Operating expenses | 8,216 | 7,236 | 15,800 | 14,619 | ||||||||
| Depreciation expense | 11,307 | 10,127 | 21,614 | 20,240 | ||||||||
| Amortization expense | 3,984 | 3,866 | 7,504 | 7,838 | ||||||||
| Interest expense | 8,009 | 6,992 | 15,176 | 13,883 | ||||||||
| Total expenses | 37,541 | 32,810 | 69,739 | 65,615 | ||||||||
| Income before other income (expense) | 428 | 1,431 | 2,848 | 3,745 | ||||||||
| Gain (loss) on sale of investment properties | 207 | (3,383 | ) | 1,565 | (3,383 | ) | ||||||
| Equity loss from unconsolidated joint venture | (50 | ) | — | (91 | ) | — | ||||||
| Net income (loss) | $ | 585 | $ | (1,952 | ) | $ | 4,322 | $ | 362 | |||
| Less: Preferred stock dividends | (1,455 | ) | (1,455 | ) | (2,911 | ) | (2,911 | ) | ||||
| Less: Net loss (income) attributable to noncontrolling interest | 70 | 260 | (108 | ) | 195 | |||||||
| Net (loss) income attributable to common stockholders | $ | (800 | ) | $ | (3,147 | ) | $ | 1,303 | **** | $ | (2,354 | ) |
| Net (loss) income attributable to common stockholders per share – basic and diluted | $ | (0.01 | ) | $ | (0.05 | ) | $ | 0.02 | $ | (0.04 | ) | |
| Weighted average shares outstanding – basic and diluted | 66,879 | 65,588 | 66,876 | 65,580 |
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Global Medical REIT Inc.
Reconciliation of Net Income to FFO, AFFO andFAD
(unaudited, and in thousands, except per shareand unit amounts)
| Three Months Ended June 30, | Six Months Ended June 30, | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 2025 | 2024 | 2025 | 2024 | |||||||||
| Net income (loss) | $ | 585 | $ | (1,952 | ) | $ | 4,322 | $ | 362 | |||
| Less: Preferred stock dividends | (1,455 | ) | (1,455 | ) | (2,911 | ) | (2,911 | ) | ||||
| Depreciation and amortization expense | 15,266 | 13,969 | 29,072 | 27,992 | ||||||||
| Depreciation and amortization expense from unconsolidated joint venture | 73 | — | 122 | — | ||||||||
| (Gain) loss on sale of investment properties | (207 | ) | 3,383 | (1,565 | ) | 3,383 | ||||||
| FFO attributable to common stockholders and noncontrolling interest | $ | 14,262 | $ | 13,945 | $ | 29,040 | $ | 28,826 | ||||
| Amortization of (below) above market leases, net | (60 | ) | 249 | 392 | 500 | |||||||
| Straight line deferred rental revenue | (479 | ) | (363 | ) | (536 | ) | (763 | ) | ||||
| Stock-based compensation expense | 1,728 | 1,319 | 1,879 | 2,552 | ||||||||
| Amortization of debt issuance costs and other | 559 | 563 | 1,118 | 1,125 | ||||||||
| Severance and transition related expense | 567 | — | 671 | — | ||||||||
| Other adjustments from unconsolidated joint venture | 20 | — | 51 | — | ||||||||
| AFFO attributable to common stockholders and noncontrolling interest | $ | 16,597 | $ | 15,713 | $ | 32,615 | $ | 32,240 | ||||
| Net (loss) income attributable to common stockholders per share – basic and diluted | $ | (0.01 | ) | $ | (0.05 | ) | $ | 0.02 | $ | (0.04 | ) | |
| FFO attributable to common stockholders and noncontrolling interest per share and unit | $ | 0.20 | $ | 0.20 | $ | 0.40 | $ | 0.41 | ||||
| AFFO attributable to common stockholders and noncontrolling interest per share and unit | $ | 0.23 | $ | 0.22 | $ | 0.45 | $ | 0.46 | ||||
| Weighted Average Shares and Units Outstanding – basic and diluted | 72,651 | 70,982 | 72,504 | 70,844 | ||||||||
| Weighted Average Shares and Units Outstanding: | ||||||||||||
| Weighted Average Common Shares | 66,879 | 65,588 | 66,876 | 65,580 | ||||||||
| Weighted Average OP Units | 2,244 | 2,244 | 2,244 | 2,244 | ||||||||
| Weighted Average LTIP Units | 3,528 | 3,150 | 3,384 | 3,020 | ||||||||
| Weighted Average Shares and Units Outstanding – basic and diluted | 72,651 | 70,982 | 72,504 | 70,844 | ||||||||
| AFFO attributable to common stockholders and noncontrolling interest | $ | 16,597 | $ | 15,713 | $ | 32,615 | $ | 32,240 | ||||
| Tenant<br> improvements | (878 | ) | (1,626 | ) | (1,582 | ) | (2,864 | ) | ||||
| Leasing commissions | (558 | ) | (2,003 | ) | (673 | ) | (2,545 | ) | ||||
| Building capital | (1,087 | ) | (1,576 | ) | (2,994 | ) | (2,342 | ) | ||||
| FAD attributable to common stockholders and noncontrolling interest | $ | 14,074 | $ | 10,508 | $ | 27,366 | $ | 24,489 |
| 11 |
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Global Medical REIT Inc.
Reconciliation of Net Income to EBITDAreand Adjusted EBITDAre
(unaudited, andin thousands*)*
| Three Months Ended June 30, | Six Months Ended June 30, | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2025 | 2024 | 2025 | 2024 | ||||||||
| Net income (loss) | $ | 585 | $ | (1,952 | ) | $ | 4,322 | $ | 362 | ||
| Interest expense | 8,009 | 6,992 | 15,176 | 13,883 | |||||||
| Depreciation and amortization expense | 15,291 | 13,993 | 29,118 | 28,078 | |||||||
| Unconsolidated joint venture EBITDAre adjustments ^(1)^ | 114 | — | 199 | — | |||||||
| (Gain) loss on sale of investment properties | (207 | ) | 3,383 | (1,565 | ) | 3,383 | |||||
| EBITDAre | $ | 23,792 | $ | 22,416 | $ | 47,250 | $ | 45,706 | |||
| Stock-based compensation expense | 1,728 | 1,319 | 1,879 | 2,552 | |||||||
| Amortization of (below) above market leases, net | (60 | ) | 249 | 392 | 500 | ||||||
| Severance and transition related expense | 567 | — | 671 | — | |||||||
| Interest rate swap mark-to-market at unconsolidated joint venture | 19 | — | 55 | — | |||||||
| Adjusted EBITDAre | $ | 26,046 | $ | 23,984 | $ | 50,247 | $ | 48,758 | |||
| ^(1)^ | Includes joint venture interest, depreciation and amortization, and gain on sale of investment properties,<br>if applicable, included in joint venture net income or loss. | ||||||||||
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| 12 |
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Exhibit99.2
| SECOND QUARTER 2025<br>EARNINGS SUPPLEMENTAL<br>www.globalmedicalreit.com<br>NYSE: GMRE<br>Atrium Health – Winston-Salem, NC | |
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| Forward-Looking Statements<br>Certain statements contained herein may be considered “forward-looking statements” within the meaning of the Private Securities<br>Litigation Reform Act of 1995, and it is the Company’s intent that any such statements be protected by the safe harbor created thereby.<br>These forward-looking statements are identified by their use of terms and phrases such as "anticipate," "believe," "could," "estimate,"<br>"expect," "intend," "may," "should," "plan," "predict," "project," "will," "continue" and other similar terms and phrases, including references<br>to assumptions and forecasts of future results. Except for historical information, the statements set forth herein including, but not limited<br>to, any statements regarding our earnings, our liquidity, our tenants’ ability to pay rent to us, our ability to refinance our indebtedness,<br>expected financial performance (including future cash flows associated with our joint venture, new tenants or the expansion of current<br>properties), 2025 AFFO guidance, future dividends or other financial items; any other statements concerning our plans, strategies,<br>objectives and expectations for future operations and future portfolio occupancy rates, our pipeline of acquisition opportunities and<br>expected acquisition activity, including the timing and/or successful completion of any acquisitions and expected rent receipts on these<br>properties, our expected disposition activity, including the timing and/or successful completion of any dispositions and the expected use<br>of proceeds therefrom, and any statements regarding future economic conditions or performance are forward-looking statements. These<br>forward-looking statements are based on our current expectations, estimates and assumptions and are subject to certain risks and<br>uncertainties. Although the Company believes that the expectations, estimates and assumptions reflected in its forward-looking<br>statements are reasonable, actual results could differ materially from those projected or assumed in any of the Company’s forward-looking statements. Additional information concerning us and our business, including additional factors that could materially and<br>adversely affect our financial results, include, without limitation, the risks described under Part I, Item 1A - Risk Factors, in our Annual<br>Report on Form 10-K, our Quarterly Reports on Form 10-Q, and in our other filings with the SEC. You are cautioned not to place undue<br>reliance on forward-looking statements. The Company does not intend, and undertakes no obligation, to update any forward-looking<br>statement.<br>TABLE OF CONTENTS<br>Company Overview 3<br>Select Quarterly Financial Data 6<br>Business Summary 7<br>Acquisitions / Dispositions 8<br>Portfolio Summary 9<br>Key Tenants 11<br>Debt and Hedging Summary 12<br>Total Capitalization and Equity<br>Summary<br>14<br>Condensed Consolidated<br>Statements of Operations<br>15<br>Condensed Consolidated<br>Balance Sheets<br>16<br>Condensed Consolidated<br>Statements of Cash Flows<br>17<br>Non-GAAP Reconciliations 18<br>Sustainability Summary 20<br>Reporting Definitions and<br>Other Disclosures<br>21<br>Legent Hospital for Special Surgery – Plano, TX<br>2Q-2025 | Earnings Supplemental 2 |
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| 2Q-2025 | Earnings Supplemental 3<br>COMPANY OVERVIEW<br>GLOBAL MEDICAL REIT INC. (GMRE) IS A NET-LEASE MEDICAL REAL ESTATE INVESTMENT TRUST (REIT)<br>THAT ACQUIRES HEALTHCARE FACILITIES AND LEASES THOSE FACILITIES TO PHYSICIAN GROUPS AND<br>REGIONAL AND NATIONAL HEALTHCARE SYSTEMS.<br>PORTFOLIO SNAPSHOT<br>(as of June 30, 2025)<br>Blue Sky Vision – Grand Rapids, MI<br>Gross Investment in Real Estate (billions) $1.5<br>Number of Buildings 193<br>Number of States 35<br>Weighted Average Portfolio Cap Rate 8.0%<br>% of Health System or Other Affiliated Tenants 90%<br>Weighted Average Lease Term (years) 5.6<br>Leased Occupancy 94.5% |
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| 63%<br>2Q-2025 | Earnings Supplemental 4<br>Mark Decker, Jr. Chief Executive Officer and President<br>Robert Kiernan Chief Financial Officer and Treasurer<br>Alfonzo Leon Chief Investment Officer<br>Danica Holley Chief Operating Officer<br>Jamie Barber General Counsel and Corporate Secretary<br>Board of Directors<br>Jeffrey Busch Chairman of the Board<br>Henry Cole ESG Committee Chair, Compensation Committee Member, Audit<br>Committee Member, Nominating and Corporate Governance<br>Committee Member<br>Paula Crowley Compensation Committee Chair, Audit Committee Member,<br>Nominating and Corporate Governance Committee Member<br>Matthew Cypher, Ph.D. Nominating and Corporate Governance Committee Chair, ESG<br>Committee Member, Audit Committee Member<br>Mark Decker, Jr. Chief Executive Officer and President<br>Ronald Marston Nominating and Corporate Governance Committee Member,<br>Compensation Committee Member<br>Lori Wittman Lead Independent Director, Audit Committee Chair, ESG Committee<br>Member<br>Zhang Huiqi Director<br>INDEPENDENT DIRECTORS<br>BOARD % OF WOMEN<br>COMPANY OVERVIEW<br>38%<br>Executive Officers |
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| 2Q-2025 | Earnings Supplemental 5<br>COMPANY OVERVIEW<br>Corporate Headquarters<br>Global Medical REIT Inc.<br>7373 Wisconsin Avenue, Suite 800<br>Bethesda, MD 20814<br>Phone: 202.524.6851<br>www.globalmedicalreit.com<br>Stock Exchange<br>New York Stock Exchange<br>Ticker: GMRE<br>Investor Relations<br>Email: investors@globalmedicalreit.com<br>Phone: 202.524.6869<br>Independent Registered Public Accounting Firm<br>Deloitte & Touche LLP<br>Corporate and REIT Tax Counsel<br>Vinson & Elkins LLP<br>Transfer Agent<br>Equiniti Trust Company<br>Phone: 800.468.9716<br>Cobalt Rehabilitation Hospital – Surprise, AZ<br>Firm Name<br>Alliance Global Partners Guarav Mehta<br>B Riley John Massocca<br>BMO Juan Sanabria<br>Baird Wes Golladay<br>Berenberg Kai Klose<br>Citizens Aaron Hecht<br>Colliers Securities Barry Oxford<br>Compass Point Merrill Ross<br>Janney Robert Stevenson<br>KeyBanc Austin Wurschmidt<br>Sell-Side Analyst Coverage |
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| 2Q-2025 | Earnings Supplemental *See pages 18 and 19 for the Company’s Non-GAAP reconciliations 6<br>(unaudited, and in thousands, except per share and unit amounts)<br>SELECT QUARTERLY FINANCIAL DATA<br>(1) As defined in the credit facility<br>June 30, March 31, December 31, September 30, June 30,<br>As of Period End (Unless Otherwise Specified) 2025 2025 2024 2024 2024<br>Market capitalization (common and OP) $479,022 $604,826 $533,568 $684,256 $615,915<br>Market price per share – common $6.93 $8.75 $7.72 $9.91 $9.08<br>Common shares and OP units outstanding 69,123 69,123 69,115 69,047 67,832<br>Preferred equity $74,959 $74,959 $74,959 $74,959 $74,959<br>Common equity $428,243 $442,393 $459,167 $467,593 $481,480<br>Noncontrolling interest $21,819 $20,751 $21,790 $22,054 $21,933<br>Total equity $525,021 $538,103 $555,916 $564,606 $578,372<br>Investment in real estate, gross $1,520,808 $1,479,192 $1,450,916 $1,436,881 $1,415,288<br>Gross Borrowings:<br>Credit Facility - revolver $202,600 $167,100 $136,600 $119,800 $105,000<br>Credit Facility - term loan A $350,000 $350,000 $350,000 $350,000 $350,000<br>Credit Facility - term loan B $150,000 $150,000 $150,000 $150,000 $150,000<br>Notes payable $14,157 $14,261 $14,421 $14,524 $14,678<br>Total Gross Debt $716,757 $681,361 $651,021 $634,324 $619,678<br>Weighted average interest rate (for quarter) 4.03% 3.83% 3.94% 3.97% 3.93%<br>Debt Covenants / Leverage Metrics:<br>Leverage ratio(1) 47.2% 46.1% 44.8% 44.1% 43.8%<br>Fixed charge coverage ratio for quarter (1.50x minimum)(1) 2.63 2.68 2.70 2.80 2.82<br>Net Debt / Annualized Adjusted EBITDAre* 6.8x 7.0x 6.4x 6.5x 6.4x<br>Net Debt + Preferred / Annualized Adjusted EBITDAre* 7.5x 7.8x 7.2x 7.3x 7.2x<br>June 30, March 31, December 31, September 30, June 30,<br>Three Months Ended 2025 2025 2024 2024 2024<br>Rental revenue $37,880 $34,595 $34,953 $34,175 $34,214<br>Interest expense $8,009 $7,167 $7,571 $7,236 $6,992<br>General and administrative expenses $6,025 $3,620 $7,707 $4,381 $4,589<br>Depreciation and amortization expense $15,291 $13,827 $13,638 $13,642 $13,993<br>Operating expenses $8,216 $7,585 $7,196 $7,437 $7,236<br>Total expenses $37,541 $32,199 $36,267 $32,696 $32,810<br>Gain (loss) on sale of investment properties $207 $1,358 $5,765 $1,823 $(3,383)<br>Impairment of investment property - - $(1,696) - -<br>Equity loss from unconsolidated joint venture $(50) $(40) $(20) - -<br>Net income (loss) attributable to common stockholders $(800) $2,104 $1,374 $1,791 $(3,147)<br>Net income (loss) per share $(0.01) $0.03 $0.02 $0.03 $(0.05)<br>Wtd. avg. basic and diluted common shares (GAAP) 66,879 66,873 66,838 65,737 65,588<br>FFO attributable to common stockholders and noncontrolling interest* $14,262 $14,779 $11,051 $13,731 $13,945<br>FFO attributable to common stockholders and noncontrolling interest<br> per share and unit* $0.20 $0.20 $0.15 $0.19 $0.20<br>AFFO attributable to common stockholders and noncontrolling interest* $16,597 $16,019 $15,779 $15,345 $15,713<br>AFFO attributable to common stockholders and noncontrolling interest<br> per share and unit* $0.23 $0.22 $0.22 $0.22 $0.22<br>Wtd. avg. common shares, OP and LTIP units 72,651 72,375 72,212 71,151 70,982 |
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| 2Q-2025 | Earnings Supplemental See pages 18 and 19 for the Company’s Non-GAAP reconciliations 7<br>BUSINESS SUMMARY<br>SECOND QUARTER 2025 OPERATING SUMMARY<br> • Net loss attributable to common stockholders was $0.8 million, or $0.01 per diluted share, as compared to<br>$3.1 million, or $0.05 per diluted share, in the comparable prior year period.<br> • Funds from operations attributable to common stockholders and noncontrolling interest (“FFO”) of $14.3<br>million, or $0.20 per share and unit, as compared to $13.9 million, or $0.20 per share and unit, in the<br>comparable prior year period.<br> • Adjusted funds from operations attributable to common stockholders and noncontrolling interest (“AFFO”) of<br>$16.6 million, or $0.23 per share and unit, as compared to $15.7 million, or $0.22 per share and unit, in the<br>comparable prior year period.<br>INVESTMENT AND PORTFOLIO ACTIVITY<br> • In April 2025, the Company completed the acquisition of the remaining two properties in a previously<br>announced five-property medical portfolio encompassing an aggregate of 297,724 leasable square feet for an<br>aggregate purchase price of $38.1 million with aggregate annualized base rent of $3.6 million.<br> • In April 2025, the Company sold a medical facility in Chipley, Florida, receiving gross proceeds of $1.4 million,<br>resulting in a gain of $0.2 million, completing our exit of investments in the Panama City, FL market.<br> • In May 2025, an affiliate of CHRISTUS Health began fully occupying our 84,674 square foot Beaumont, TX<br>facility pursuant to its fifteen-year triple-net lease. Annual base rent for the first lease year will be $2.9 million<br>with 2.5% annual rent increases thereafter.<br>CAPITAL MARKETS AND DEBT ACTIVITY<br> • The Company’s leverage was 47.2% as of June 30, 2025, and Net Debt / Annualized Adjusted EBITDAre was<br>6.8x for the second quarter of 2025.<br> • On July 31, 2025, the Company fully repaid the $12.9 million Rosedale loan using borrowings from the<br>revolving credit facility.<br> • As of August 4, 2025, the Company’s borrowing capacity under the credit facility was $177 million.<br> • Regarding the $350 million Term Loan A component of the credit facility that matures in May 2026, the<br>Company is in active discussions with our credit facility lenders related to refinancing this obligation. As part<br>of this process, the Company is also discussing extending the maturity date of the Revolver. Based on various<br>factors, including current market conditions, the performance of our assets, and our lender discussions to<br>date, the Company is not anticipating any significant adverse changes to the financial terms of the credit<br>facility and expects to complete these transactions during the fourth quarter of 2025. Although the Company<br>expects to complete the refinancing during the fourth quarter of 2025, subject to market and other<br>conditions, there can be no assurance that the refinancing will be completed as expected or at all.<br> • The Company did not issue any shares of common stock under its ATM program during the second quarter of<br>2025 or from July 1, 2025 through August 4, 2025.<br>2025 GUIDANCE<br> • The Company is reaffirming its full year 2025 AFFO per share and unit guidance of $0.89 to $0.93. Guidance is<br>based on the following primary assumptions and other factors:<br>o No additional acquisitions or dispositions other than activity that has been either completed or<br>announced.<br>o No additional equity or debt issuances other than normal course Revolver borrowing/repayments.<br>o AFFO guidance excludes one-time obligations related to the CEO succession plan. |
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| 2Q-2025 | Earnings Supplemental *See page 21 for disclosures regarding the Company’s Annualized Base Rent (ABR)<br>and Capitalization Rate (Cap Rate)<br>8<br>ACQUISITIONS / DISPOSITIONS<br>(as of August 4, 2025)<br>Pediatrics Plus – Russellville, AR<br>2025 Dispositions Completed To-Date<br>During the first quarter the Company completed the disposition of two medical facilities receiving aggregate gross proceeds of<br>$8.2 million, resulting in an aggregate gain of $1.4 million. At the dates of disposition, one facility was occupied and one facility<br>was vacant. The cap rate on the sale of the occupied facility was 6.7%.<br>During the second quarter the Company completed the disposition of one medical facility receiving gross proceeds of $1.4<br>million, resulting in a $0.2 million gain. The cap rate on the sale was 7.8%.<br>Year-to-date the Company completed three dispositions, generating aggregate gross proceeds of $9.6 million, resulting in an<br>aggregate gain on sale of $1.6 million.<br>Mercy West – Clive, IA<br>Acquisition<br>Date Property City, State<br>Leasable<br>Square<br>Feet<br>Contractual<br>Purchase Price<br>(in thousands)<br>Annualized<br>Base Rent*<br>(in thousands)<br>Capitalization<br>Rate*<br>2/7/2025 St. Joseph's Medical Plaza Tucson, AZ 95,598 $16,000 $1,240 7.8%<br>2/7/2025 St. Mary's Medical Plaza Tucson, AZ 66,590 10,500 850 8.1%<br>2/7/2025 Slippery Rock MOB Slippery Rock, PA 26,686 5,000 574 11.5%<br>First Quarter Total/Weighted Average: 188,874 $31,500 $2,664 8.5%<br>4/1/2025 Mercy One Des Moines, IA 156,069 $24,000 $2,286 9.5%<br>4/1/2025 Mercy West Clive, IA 141,655 14,100 1,319 9.4%<br>Second Quarter Total/Weighted Average: 297,724 $38,100 $3,605 9.5%<br>2025 Total/Weighted Average To-Date: 486,598 $69,600 $6,269 9.0%<br>2025 Acquisitions Completed To-Date |
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| 2Q-2025 | Earnings Supplemental *See page 21 for disclosure regarding the Company’s Annualized Base Rent (ABR) 9<br>PORTFOLIO SUMMARY<br>(as of June 30, 2025)<br>PORTFOLIO STATISTICS<br>TENANT COMPOSITION<br>Texas Digestive Disease Consultants– Ft. Worth, TX<br>Indiana Eye Clinic – Greenwood, IN Mercy Rehab Hospital – Oklahoma City, OK<br>St Joesph’s Medical Plaza – Tucson, AZ<br>Gross Investment in Real Estate (in billions) $1.5<br>Total Buildings 193<br>Total Leasable Square Feet (in millions) 5.2<br>Total Tenants 319<br>Leased Occupancy 94.5%<br>Total Annualized Base Rent (ABR)* (in millions) $117.5<br>Weighted Average Cap Rate 8.0%<br>Weighted Average Lease Term (years) 5.6<br>Weighted Average Rent Escalations 2.1%<br>LEASE TYPE<br>% of ABR*<br>Not-for-profit healthcare system 36%<br>For-profit healthcare system 26%<br>Other affiliated healthcare groups 28%<br>Not Affiliated 10%<br>Total 100%<br>% of ABR*<br>Triple-net 57%<br>Absolute-net 35%<br>Modified gross 5%<br>Gross 3%<br>Total 100% |
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| 10<br>PORTFOLIO SUMMARY<br>(as of June 30, 2025)<br>2Q-2025 | Earnings Supplemental *See page 21 for disclosure regarding the Company’s Annualized Base Rent (ABR)<br>Leasable % of Total Leasable % of Total<br>Year # of Leases Square Feet Square Feet ABR* ABR*<br>2025 22 85,149 1.6% $1,668 1.4%<br>2026 86 603,522 11.6% $12,742 10.8%<br>2027 59 546,262 10.5% $12,509 10.6%<br>2028 54 307,648 5.9% $7,636 6.5%<br>2029 59 744,350 14.3% $18,948 16.1%<br>2030 66 726,295 13.9% $14,598 12.4%<br>2031 36 603,919 11.6% $13,403 11.4%<br>2032 8 79,769 1.5% $1,937 1.7%<br>2033 17 172,546 3.3% $5,204 4.4%<br>2034 13 248,377 4.8% $8,009 6.8%<br>Thereafter 30 808,041 15.5% $20,857 17.9%<br>Total Leased SF 450 4,925,878 94.5% $117,511 100.0%<br>Current Vacancy 286,420 5.5%<br>Total Leasable SF 5,212,298 100.0%<br>Lease Expiration Schedule (ABR in thousands) |
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| 11<br>KEY TENANTS<br>2Q-2025 | Earnings Supplemental *See page 21 for disclosure regarding the Company’s Annualized Base Rent (ABR)<br>Asset Type % of Portfolio ABR*<br>LifePoint Health operates 60 community hospital<br>campuses, more than 60 rehabilitation and behavioral<br>health hospitals and more than 250 additional sites of<br>care, including managed acute rehabilitation units,<br>outpatient centers and post-acute care facilities.<br>IRF 6.9%<br>Encompass Health (NYSE: EHC) is the largest owner and<br>operator of inpatient rehabilitation hospitals in the United<br>States, with a national footprint that includes more than<br>150 hospitals in 36 states and Puerto Rico.<br>IRF 6.3%<br>Memorial Health System i s a not-for-profit integrated<br>health system that operates the 199-bed Marietta<br>Memorial Hospital and two critical access hospitals, nine<br>outpatient care centers, 26 medical staff offices, and<br>clinical care delivery locations in southeast Ohio.<br>MOB 5.1%<br>Trinity Health i s a not-for-profit health care system with<br>more than 38,300 physicians and clinicians caring for<br>diverse communities across 26 states, and includes 93<br>hospitals, 107 continuing care locations, and 142 urgent<br>care locations.<br>MOB 4.4%<br>TeamHealth provides staffing, administrative support and<br>management across the full continuum of care, from<br>hospital-based practices to post-acute care and<br>ambulatory centers.<br>MOB 2.8% |
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| 2Q-2025 | Earnings Supplemental *As defined in the credit facility 12<br>DEBT AND HEDGING SUMMARY<br>(1) The SOFR spread consists of a borrowing spread of 1.50% based on the Company’s overall leverage ratio (as defined in the credit facility agreement)<br>being between 45% and 50%, plus a SOFR credit spread adjustment of 0.10%. Pursuant to the credit facility agreement, at each reporting date the<br>credit spread will increase or decrease based on the Company’s overall leverage ratio. The revolver has two Company-controlled, six-month<br>extension options. If the Company exercises those options, the maturity date of the revolver would be August 2027.<br>(2) Rates reflect the effect of the Company’s interest rate swaps. See table on the next page for a detail of the Company’s interest rate swaps. The<br>interest rate consists of the fixed SOFR base rate plus a borrowing spread of 1.45% based on a leverage ratio of between 45% and 50% under our<br>credit facility agreement, plus a SOFR credit spread adjustment of 0.10%, and is calculated using 365/360 method.<br>(3) Loan was fully repaid on July 31, 2025.<br>Debt Balance Rate Type Interest Rate Maturity<br>(in thousands)<br>Unsecured Credit Facility :<br>Revolver $202,600 Floating SOFR + 1.60%(1) August-26(1)<br>Term Loan A $350,000 Fixed 2.95%(2) May-26<br>Term Loan B $150,000 Fixed 4.15%(2) February-28<br>Other:<br>Rosedale Loan(3) $12,948 Fixed 3.85% July-25<br>Toledo Loan $1,209 Fixed 5.00% July-33<br> Total/Weighted Average: $716,757 4.09% 1.6 years<br>Debt Detail (as of June 30, 2025)<br>Debt Statistics As of June 30, 2025<br>Total Gross Debt (in thousands) $716,757<br>Fixed Rate Debt-to-Total Debt 72%<br>Weighted Average Interest Rate 4.09%<br>Weighted Average Maturity 1.6 years<br>Leverage Ratio* 47.2%<br>Fixed Charge Coverage Ratio for Quarter<br> (1.5x minimum)* 2.63 |
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| 2Q-2025 | Earnings Supplemental 13<br>DEBT AND HEDGING SUMMARY<br>(1) Consists of a total of nine interest rates swaps whereby we pay the fixed base rate listed in the table above and receive the one-month SOFR, which<br>is the reference rate for the outstanding loans in our credit facility.<br>(2) Consists of the fixed base rate plus a borrowing spread of 1.45% based on a leverage ratio of between 45% and 50% under our credit facility<br>agreement, plus a SOFR credit spread adjustment of 0.10%, and is calculated using 365/360 method.<br>Citrus Valley Medical Associates – Corona, CA<br>Notional Term<br>Term Loan A - $350,000 Current – 4/2026 Fixed base rate: 1.36%<br>Effective interest rate: 2.95%(2)<br>Term Loan B - $150,000 Current – 2/2028 Fixed base rate: 2.54%<br>Effective interest rate: 4.15%(2)<br>Interest Rate Swap Detail (as of June 30, 2025)(1)<br>Weighted Average Interest Rates |
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| 2Q-2025 | Earnings Supplemental 14<br>TOTAL CAPITALIZATION AND<br>EQUITY SUMMARY<br>(unaudited, and in thousands, except per share data)<br>(1) Based on the closing price of the Company’s common stock on June 30,<br>2025 of $6.93 per share.<br>(2) LTIPs are issued as equity compensation to the Company’s directors and<br>employees and, as such, have no capital value associated to them.<br>(1) Calculated by dividing the July 2025 dividends, on an annualized basis, of $0.60 per share by the Company’s closing stock price on June 30, 2025<br>of $6.93 per share.<br>Total Capitalization As of June 30, 2025<br>Total Gross Debt $716,757<br>Preferred Stock $74,959<br>Common Stock (66,879 shares)(1) $463,471<br>OP Units (2,244 units)(1) $15,551<br>Vested LTIP Units (2,850 units)<br>(2) $—<br>Total Capitalization $1,270,738<br>Stock Shares Dividend Rate/Yield Liquidation<br>Preference<br>Optional<br>Redemption Period<br>Series A Cumulative Preferred Stock, $0.001<br>par value per share<br>3,105 7.50% $25 per share Began on 9/15/2022<br>Common Stock, $0.001 par value per share 66,879 8.66%(1) N/A N/A<br>Equity Detail<br>Record Date Payment Date Dividend (per share) Record Date Payment Date Dividend (per share)<br>10/15/2024 10/31/2024 $0.46875 9/20/2024 10/8/2024 $0.21<br>1/15/2025 1/31/2025 $0.46875 12/20/2024 1/8/2025 $0.21<br>4/15/2025 4/30/2025 $0.46875 3/21/2025 4/9/2025 $0.21<br>7/15/2025 7/31/2025 $0.46875 6/20/2025 7/9/2025 $0.15<br>Total: $1.875 Total: $0.78<br>Preferred Dividends Common Dividends |
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| 2Q-2025 | Earnings Supplemental 15<br>CONDENSED CONSOLIDATED<br>STATEMENTS OF OPERATIONS<br>(unaudited, and in thousands, except per share amounts)<br>2025 2024 2025 2024<br>Revenue<br>Rental revenue $ 37,880 $ 34,214 $ 72,475 $ 69,283<br>Other income 89 27 112 77<br> Total revenue 37,969 34,241 72,587 69,360<br>Expenses<br>General and administrative 6,025 4,589 9,645 9,035<br>Operating expenses 8,216 7,236 15,800 14,619<br>Depreciation expense 11,307 10,127 21,614 20,240<br>Amortization expense 3,984 3,866 7,504 7,838<br>Interest expense 8,009 6,992 15,176 13,883<br> Total expenses 37,541 32,810 69,739 65,615<br>Income before other income (expense) 428 1,431 2,848 3,745<br>Gain (loss) on sale of investment properties 207 (3,383) 1,565 (3,383)<br>Equity loss from unconsolidated joint venture (50) — (91) —<br>Net income (loss) $ 585 $ (1,952) $ 4,322 $ 362<br>Less: Preferred stock dividends (1,455) (1,455) (2,911) (2,911)<br>Less: Net loss (income) attributable to noncontrolling interest 70 260 (108) 195<br>Net (loss) income attributable to common stockholders $ (800) $ (3,147) $ 1,303 $ (2,354)<br>Net (loss) income attributable to common stockholders per share -<br> basic and diluted $ (0.01) $ (0.05) $ 0.02 $ (0.04)<br>Weighted average shares outstanding – basic and diluted 66,879 65,588 66,876 65,580<br>Three Months Ended Six Months Ended<br>June 30, June 30, |
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| 2Q-2025 | Earnings Supplemental 16<br>CONDENSED CONSOLIDATED<br>BALANCE SHEETS<br>(unaudited, and in thousands)<br>June 30, 2025 December 31, 2024<br>Assets<br>Investment in real estate:<br> Land $ 173,123 $ 174,300<br> Building 1,095,324 1,044,019<br> Site improvements 24,966 23,973<br> Tenant improvements 80,019 69,679<br>Acquired lease intangible assets 147,376 138,945<br> 1,520,808 1,450,916<br> Less: accumulated depreciation and amortization (316,649) (288,921)<br>Investment in real estate, net 1,204,159 1,161,995<br>Cash and cash equivalents 6,580 6,815<br>Restricted cash 2,646 2,127<br>Tenant receivables, net 7,826 7,424<br>Due from related parties 461 270<br>Escrow deposits 556 711<br>Deferred assets 28,672 28,208<br>Derivative asset 10,396 18,613<br>Goodwill 5,903 5,903<br>Investment in unconsolidated joint venture 1,917 2,066<br>Other assets 27,843 22,354<br>Total assets $ 1,296,959 $ 1,256,486<br>Liabilities and Equity<br>Liabilities:<br>Credit Facility, net $ 698,832 $ 631,732<br>Notes payable, net 14,153 14,399<br>Accounts payable and accrued expenses 19,006 16,468<br>Dividends payable 11,985 16,520<br>Security deposits 3,407 3,324<br>Other liabilities 18,438 14,191<br>Acquired lease intangible liability, net 6,117 3,936<br> Total liabilities 771,938 700,570<br>Equity:<br>Preferred stock ($77,625 liquidation preference) 74,959 74,959<br>Common stock 67 67<br>Additional paid-in capital 734,290 734,223<br>Accumulated deficit (316,510) (293,736)<br>Accumulated other comprehensive income 10,396 18,613<br> Total Global Medical REIT Inc. stockholders' equity 503,202 534,126<br>Noncontrolling interest 21,819 21,790<br> Total equity 525,021 555,916<br>Total liabilities and equity $ 1,296,959 $ 1,256,486<br>As of |
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| 2Q-2025 | Earnings Supplemental 17<br>CONDENSED CONSOLIDATED<br>STATEMENTS OF CASH FLOWS<br>(unaudited, and in thousands)<br>2025 2024<br>Operating activities<br>Net income $ 4,322 $ 362<br> Adjustments to reconcile net income to net cash provided by operating activities:<br> Depreciation expense 21,614 20,240<br> Amortization of acquired lease intangible assets 7,046 7,629<br> Amortization of above market leases, net 392 500<br> Amortization of debt issuance costs and other 1,118 1,125<br> Stock-based compensation expense 1,879 2,552<br> Capitalized preacquisition and other costs charged to expense 42 82<br> Reserve for uncollectible accounts, net — 822<br> (Gain) loss on sale of investment properties (1,565) 3,383<br> Equity loss from unconsolidated joint venture 91 —<br> Other 70 202<br> Changes in operating assets and liabilities:<br> Tenant receivables (402) (2,133)<br> Deferred assets (536) (1,265)<br> Other assets and liabilities (2,059) (291)<br> Accounts payable and accrued expenses 2,316 (272)<br> Security deposits 83 285<br> Net cash provided by operating activities 34,411 33,221<br>Investing activities<br>Purchase of land, buildings, and other tangible and intangible assets and liabilities (70,468) —<br>Net proceeds from sale of investment properties 9,111 7,537<br>Distribution of capital from unconsolidated joint venture 58 —<br>Escrow deposits for purchase of properties 290 (500)<br>Advances made to related parties (191) (217)<br>Capital expenditures on existing real estate investments (4,576) (5,206)<br>Leasing commissions (673) (2,545)<br> Net cash used in investing activities (66,449) (931)<br>Financing activities<br>Escrow deposits required by third party lenders — 248<br>Repayment of notes payable (264) (11,287)<br>Proceeds from Credit Facility 94,500 38,500<br>Repayment of Credit Facility (28,500) (25,900)<br>Dividends paid to common stockholders, and OP Unit and LTIP Unit holders (30,503) (29,846)<br>Dividends paid to preferred stockholders (2,911) (2,911)<br> Net cash provided by (used in) financing activities 32,322 (31,196)<br>Net increase in cash and cash equivalents and restricted cash 284 1,094<br>Cash and cash equivalents and restricted cash—beginning of period 8,942 6,724<br>Cash and cash equivalents and restricted cash—end of period $ 9,226 $ 7,818<br>Six Months Ended<br>June 30, |
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| NON-GAAP RECONCILIATIONS -<br>FFO / AFFO / FAD*<br>18<br>(unaudited, and in thousands, except per share and unit amounts)<br>2Q-2025 | Earnings Supplemental *See pages 21 and 22 for definitions of the Company’s Non-GAAP<br>financial measures<br>June 30, March 31, December 31, September 30, June 30,<br>2025 2025 2024 2024 2024<br>Net income (loss) $ 585 $ 3,737 $ 2,939 $ 3,391 $ (1,952)<br>Less: Preferred stock dividends (1,455) (1,455) (1,455) (1,455) (1,455)<br>Depreciation and amortization expense 15,266 13,806 13,616 13,618 13,969<br>Depreciation and amortization expense from<br> unconsolidated joint venture 73 49 20 — —<br>(Gain) loss on sale of investment properties (207) (1,358) (5,765) (1,823) 3,383<br>Impairment of investment property — — 1,696 — —<br>FFO attributable to common stockholders<br> and noncontrolling interest $ 14,262 $ 14,779 $ 11,051 $ 13,731 $ 13,945<br>Amortization of (below) above market leases, net (60) 452 389 282 249<br>Straight line deferred rental revenue (479) (57) (827) (501) (363)<br>Stock-based compensation expense 1,728 151 1,276 1,274 1,319<br>Amortization of debt issuance costs and other 559 559 559 559 563<br>Severance and transition related expense 567 104 3,176 — —<br>Transaction expense — — 155 — —<br>Other adjustments from unconsolidated joint venture 20 31 — — —<br>AFFO attributable to common stockholders<br> and noncontrolling interest $ 16,597 $ 16,019 $ 15,779 $ 15,345 $ 15,713<br>Net (loss) income attributable to common<br> stockholders per share – basic and diluted $ (0.01) $ 0.03 $ 0.02 $ 0.03 $ (0.05)<br>FFO attributable to common stockholders<br> and noncontrolling interest per share and unit $ 0.20 $ 0.20 $ 0.15 $ 0.19 $ 0.20<br>AFFO attributable to common stockholders<br> and noncontrolling interest per share and unit $ 0.23 $ 0.22 $ 0.22 $ 0.22 $ 0.22<br>Wtd Average Common Shares, OP and LTIP Units outstanding:<br>Common shares 66,879 66,873 66,838 65,737 65,588<br>OP units 2,244 2,244 2,244 2,244 2,244<br>LTIP units 3,528 3,258 3,130 3,170 3,150<br>Wtd Average Common Shares, OP and LTIP Units Outstanding -<br> basic and diluted 72,651 72,375 72,212 71,151 70,982<br>FAD<br>AFFO attributable to common stockholders<br> and noncontrolling interest $ 16,597 $ 16,019 $ 15,779 $ 15,345 $ 15,713<br>Tenant improvements (878) (704) (1,650) (1,319) (1,626)<br>Leasing commissions (558) (115) (2,803) (390) (2,003)<br>Building capital (1,087) (1,907) (1,823) (3,447) (1,576)<br>FAD attributable to common stockholders<br> and noncontrolling interest $ 14,074 $ 13,293 $ 9,503 $ 10,189 $ 10,508<br>Three Months Ended<br>FFO and AFFO |
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| 19<br>NON-GAAP RECONCILATIONS –<br>EBITDAre / ADJUSTED EBITDAre*<br>(unaudited, and in thousands, except per share and unit amounts)<br>(1) Includes joint venture interest, depreciation and amortization, and gain on sale of investment properties, if applicable, included in joint venture net income or loss.<br>2Q-2025 | Earnings Supplemental *See pages 21 and 22 for definitions of the Company’s Non-GAAP<br>financial measures<br>June 30, March 31, December 31, September 30, June 30,<br>EBITDAr e and Adjusted EBITDAr e 2025 2025 2024 2024 2024<br>Net income (loss) $ 585 $ 3,737 $ 2,939 $ 3,391 $ (1,952)<br>Interest expense 8,009 7,167 7,571 7,236 6,992<br>Depreciation and amortization expense 15,291 13,827 13,638 13,642 13,993<br>Unconsolidated joint venture EBITDAre adjustments(1) 114 85 20 — —<br>(Gain) loss on sale of investment properties (207) (1,358) (5,765) (1,823) 3,383<br>Impairment of investment property — — 1,696 — —<br>EBITDAr e $ 23,792 $ 23,458 $ 20,099 $ 22,446 $ 22,416<br>Stock-based compensation expense 1,728 151 1,276 1,274 1,319<br>Amortization of (below) above market leases, net (60) 452 389 282 249<br>Severance and transition related expense 567 104 3,176 — —<br>Transaction expense — — 155 — —<br>Interest rate swap mark-to-market at unconsolidated<br> joint venture 19 35 — — —<br>Adjusted EBITDAr e $ 26,046 $ 24,200 $ 25,095 $ 24,002 $ 23,984<br>Debt and Preferred Stock<br>Total Gross Debt $ 716,757 $ 681,361 $ 651,021 $ 634,324 $ 619,678<br>Less: Cash and cash equivalents (unrestricted) (6,580) (5,412) (6,815) (5,723) (4,978)<br>Net Debt $ 710,177 $ 675,949 $ 644,206 $ 628,601 $ 614,700<br>Preferred Stock 74,959 74,959 74,959 74,959 74,959<br>Net Debt + Preferred Stock $ 785,136 $ 750,908 $ 719,165 $ 703,560 $ 689,659<br>Leverage<br>Net Debt / Annualized Adjusted EBITDAre 6.8x 7.0x 6.4x 6.5x 6.4x<br>Net Debt + Preferred / Annualized Adjusted EBITDAre 7.5x 7.8x 7.2x 7.3x 7.2x<br>Three Months Ended |
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| 2Q-2025 | Earnings Supplemental<br>20<br>SUSTAINABILITY SUMMARY<br> • We take climate change, and the risks associated with climate change, seriously—both physical and transitional.<br>We utilized Moody’s 427 Risk Management platform to help us identify and measure the potential climate risk<br>exposure for our properties. The analysis summarizes the climate change-related risks, groups them by onset<br>potential, and identifies opportunities for risk mitigation.<br> • We utilize the ENERGY STAR platform to collect and track our energy consumption data and have identified<br>properties that are strong candidates for the ENERGY STAR certificate program. In 2022, we earned an ENERGY<br>STAR certification for our Select Medical facility in Omaha, Nebraska, which scored 99, and for our Brown Clinic<br>facility in Watertown, South Dakota, which attained a score of 84. In 2023, our facilities located in Dumfries,<br>Virginia, Hialeah, Florida, and Dallas, Texas joined those in Omaha and Watertown as ENERGY STAR certificate<br>recipients.. In 2024, properties in Fort Worth, Texas and two in Orlando, Florida were added to the list of facilities<br>that receive certification.<br> • We prioritize energy efficiency and sustainability when evaluating investment opportunities. We utilize utility and<br>energy audits that are performed by third-party engineering consultants during the due diligence phase of our<br>acquisitions. The energy consumption data that we collect is used to assess our facilities’ carbon emission levels.<br> • We improved our overall GRESB score to 57 for 2024. The scores reflect activity for the previous year. Since we<br>began receiving a GRESB Assessment score in 2021, we have improved our score by 15 points.<br> • In the 2023 GRESB public disclosure assessment, GMRE ranked 4th of 10 in peer group. Fostering a resilient<br>posture is essential to our business and we continue to explore methods to assess our climate-related risks and<br>mitigate the impacts. For example, according to the 2023 GRESB assessment report for the risk management<br>sector, GMRE received a score of 4.25/5 while the benchmark score was 3.97/5. In the performance sector of the<br>Risk Assessment, GMRE received a score of 6.46/9 while the benchmark average was 5.66/9.<br> • In the second quarter of 2024 we published our 2023 corporate sustainability report, which can be found at<br>https://www.globalmedicalreit.com/about/corporate-responsibility/.<br>ENVIRONMENTAL<br>SOCIAL<br> • Our Board continues to lead our social and governance efforts. With its diverse composition, our Board is a<br>strong example of inclusive leadership with a composition of 38% women.<br> • Our commitment to employee engagement remains a high-priority, as we continue to make accommodations for<br>health, safety, and work-life balance. With this commitment in mind, and with the compensation committee of<br>the Board’s leadership, we conducted an employee survey that covered a comprehensive range of subjects<br>related to our employees’ attitudes about our work culture and employee engagement.<br>GOVERNANCE<br> • The Board consists of a majority of independent directors and all standing Board committees are comprised of<br>100% independent directors.<br> • The Board formed a standing ESG committee that oversees the Company’s environmental, social, governance and<br>resilience efforts. The 2025 appointment of Henry Cole as Chairman of the ESG Committee, with his background as<br>an economist and futurist, continues to position the Company well for the challenges ahead.<br> • The Company maintains comprehensive cyber-security incident prevention and response protocols which are<br>overseen by the Audit Committee.<br> • The Company has adopted an executive incentive compensation clawback policy.<br> • GMRE is a member of the National Association of Corporate Directors. |
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| 2Q-2025 | Earnings Supplemental 21<br>REPORTING DEFINITIONS AND<br>OTHER DISCLOSURES<br>Annualized Base Rent<br>Annualized base rent represents monthly base rent for June 2025 (or, for recent acquisitions, monthly base rent for the<br>month of acquisition), multiplied by 12 (or base rent net of annualized expenses for properties with gross leases).<br>Accordingly, this methodology produces an annualized amount as of a point in time but does not take into account future<br>(i) contractual rental rate increases, (ii) leasing activity or (iii) lease expirations. Additionally, leases that are accounted for<br>on a cash-collected basis, or that are in a free rent period, are not included in annualized base rent.<br>Capitalization Rate<br>The capitalization rate (“Cap Rate”) for an acquisition is calculated by dividing current Annualized Base Rent by contractual<br>purchase price. For the portfolio cap rate, certain adjustments, including for subsequent capital invested, are made to the<br>contractual purchase price.<br>Funds from Operations Attributable to Common Stockholders and Noncontrolling Interest and Adjusted Funds<br>from Operations Attributable to Common Stockholders and Noncontrolling Interest<br>Funds from operations attributable to common stockholders and noncontrolling interest (“FFO”) and adjusted funds from<br>operations attributable to common stockholders and noncontrolling interest (“AFFO”) are non-GAAP financial measures<br>within the meaning of the rules of the SEC. The Company considers FFO and AFFO to be important supplemental<br>measures of its operating performance and believes FFO is frequently used by securities analysts, investors, and other<br>interested parties in the evaluation of REITs, many of which present FFO when reporting their results.<br>In accordance with the National Association of Real Estate Investment Trusts’ (“NAREIT”) definition, FFO means net<br>income or loss computed in accordance with GAAP before noncontrolling interests of holders of OP units and LTIP units,<br>excluding gains (or losses) from sales of property and extraordinary items, property impairment losses, less preferred<br>stock dividends, plus real estate-related depreciation and amortization (excluding amortization of debt issuance costs<br>and the amortization of above and below market leases), and after adjustments for unconsolidated partnerships and<br>joint ventures calculated to reflect FFO on the same basis. Because FFO excludes real estate-related depreciation and<br>amortization (other than amortization of debt issuance costs and above and below market lease amortization expense),<br>the Company believes that FFO provides a performance measure that, when compared period-over-period, reflects the<br>impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest<br>costs, providing perspective not immediately apparent from the closest GAAP measurement, net income or loss.<br>AFFO is a non-GAAP measure used by many investors and analysts to measure a real estate company’s operating<br>performance by removing the effect of items that do not reflect ongoing property operations. Management calculates<br>AFFO by modifying the NAREIT computation of FFO by adjusting it for certain cash and non-cash items and certain<br>recurring and non-recurring items. For the Company these items include: (a) recurring acquisition and disposition costs,<br>(b) loss on the extinguishment of debt, (c) recurring straight line deferred rental revenue, (d) recurring stock-based<br>compensation expense, (e) recurring amortization of above and below market leases, (f) recurring amortization of debt<br>issuance costs, (g) severance and transition related expense and (h) other items related to unconsolidated partnerships<br>and joint ventures.<br>Management believes that reporting AFFO in addition to FFO is a useful supplemental measure for the investment<br>community to use when evaluating the operating performance of the Company on a comparative basis.<br>Funds Available for Distribution Attributable to Common Stockholders and Noncontrolling Interest<br>We calculate funds available for distribution attributable to common stockholders and noncontrolling interest (“FAD”) by<br>subtracting from AFFO capital expenditures, including tenant improvements, and leasing commissions. Management<br>believes FAD is useful in analyzing the portion of cash flow that is available for distribution to stockholders and<br>unitholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. |
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| 2Q-2025 | Earnings Supplemental 22<br>REPORTING DEFINITIONS AND<br>OTHER DISCLOSURES<br>Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre” and “Adjusted<br>EBITDAre”)<br>We calculate EBITDAre in accordance with standards established by NAREIT and define EBITDAre as net income or loss<br>computed in accordance with GAAP plus depreciation and amortization, interest expense, gain or loss on the sale of<br>investment properties, property impairment losses, and adjustments for unconsolidated partnerships and joint ventures,<br>to reflect EBITDAre on the same basis, as applicable.<br>We define Adjusted EBITDAre as EBITDAre plus loss on extinguishment of debt, non-cash stock compensation expense,<br>non-cash intangible amortization related to above and below market leases, severance and transition related expense,<br>transaction expense, adjustments related to our investment in unconsolidated joint ventures, and other normalizing<br>items. Management considers EBITDAre and Adjusted EBITDAre important measures because they provide additional<br>information to allow management, investors, and our current and potential creditors to evaluate and compare our core<br>operating results and our ability to service debt.<br>Other Disclosures<br>Non-GAAP Financial Measures<br>Management considers certain non-GAAP financial measures to be useful supplemental measures of the Company's<br>operating performance. For the Company, non-GAAP measures consist of FFO attributable to common stockholders and<br>noncontrolling interest, AFFO attributable to common stockholders and noncontrolling interest, FAD attributable to<br>common stockholders and noncontrolling interest, EBITDAre and Adjusted EBITDAre. A non-GAAP financial measure is<br>generally defined as one that purports to measure financial performance, financial position or cash flows, but excludes<br>or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with<br>GAAP. The Company reports non-GAAP financial measures because these measures are observed by management to<br>also be among the most predominant measures used by the REIT industry and by industry analysts to evaluate REITs. For<br>these reasons, management deems it appropriate to disclose and discuss these non-GAAP financial measures.<br>The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate<br>companies due to the fact that not all real estate companies use the same definitions. These measures should not be<br>considered as alternatives to net income, as indicators of the Company's financial performance, or as alternatives to cash<br>flow from operating activities as measures of the Company's liquidity, nor are these measures necessarily indicative of<br>sufficient cash flow to fund all of the Company's needs. Management believes that in order to facilitate a clear<br>understanding of the Company's historical consolidated operating results, these measures should be examined in<br>conjunction with net income and cash flows from operations as presented elsewhere herein.<br>Additional Information<br>The information in this document should be read in conjunction with the Company’s Annual Report on Form 10-K,<br>Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and other information filed with, or furnished to, the SEC.<br>You can access the Company’s reports and amendments to those reports filed or furnished to the SEC pursuant to<br>Section 13(a) or 15(d) of the Exchange Act in the “Investor Relations” section on the Company’s website<br>(www.globalmedicalreit.com) under “SEC Filings” as soon as reasonably practicable after they are filed with, or furnished<br>to, the SEC. The information on or connected to the Company’s website is not, and shall not be deemed to be, a part of,<br>or incorporated into, this Earnings Supplemental. You also can review these SEC filings and other information by<br>accessing the SEC’s website at http://www.sec.gov.<br>Certain information contained in this package, including, but not limited to, information contained in our key tenants<br>profiles is derived from publicly-available third-party sources. The Company has not independently verified this<br>information and there can be no assurance that such information is accurate or complete. |
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| INVESTOR RELATIONS<br>globalmedicalreit.com<br>NYSE: GMRE<br>Contact:<br>investors@globalmedicalreit.com<br>202.524.6869 | |
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