#1a leader in real estate capital solutions STORE capital (R) 2022 first quarter investor presentation#22 STORE capital 2022 first quarter investor presentation disclaimer This presentation contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities and trends in our business, including trends in the market for long-term, triple-net leases of freestanding, single-tenant properties. Words such as "expects," "anticipates," "intends," "plans," "likely," "will," "believes," "seeks," "estimates," and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors which may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this presentation may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. Furthermore, actual results may differ materially from those described in the forward-looking statements and may be affected by a variety of risks and factors including, without limitation, the risks described in our Annual Reports on Form 10-K, quarterly reports on form 10-Q, and current reports on form 8-K. Forward-looking statements set forth herein speak only as of the date hereof, and we expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law. THIS PRESENTATION CONTAINS HISTORICAL PERFORMANCE INFORMATION REGARDING STORE CAPITAL AS WELL AS OTHER COMPANIES PREVIOUSLY MANAGED BY MEMBERS OF OUR SENIOR MANAGEMENT TEAM. SUCH PAST PERFORMANCE IS NOT A GUARANTEE OF FUTURE RESULTS. This presentation contains references to our copyrights, trademarks and service marks and to those belonging to other entities. Solely for convenience, copyrights, trademarks, trade names and service marks referred to in this presentation may appear without the "O" "TM" or OR "sm" Symbols, but such references are not intended to indicate, in any way, that we will not assert, to the fullest extent under applicable law, our rights or the rights of the applicable licensor to these copyrights, trademarks, trade names and service marks. We do not intend our use or display of other companies' trade names, copyrights, trademarks or service marks to imply a relationship with, or endorsement or sponsorship of us by, any other companies. Definitions and footnotes for data provided herein are provided in the appendix section of this presentation. Unless otherwise indicated, data provided herein is as of March 31, 2022.#33 capital STORE 2022 first quarter investor presentation profit center real estate direct origination diversified portfolio scalable platform distinctive balance sheet corporate responsibility value creation overview focus on unit-level profitability 4.7x rent coverage¹ expansive addressable $13.2 billion acquisition pipeline customer- centric approach 573 # of customers access to capital NYSE: STOR BBB (+) $11.2 billion 5.7x adj. debt/adj. run rate EBITDA4 multiple borrowing sources secured/ ~3% largest customer² 18% AUM³...and growing unsecured top ten customers² market $3.9 trillion ~ 2 million locations ~1/3 new business from flexible 121 industries ability to leverage talent, systems, etc. structure favorable prepayment options/well- laddered existing customers 92% of tenant respondents to survey implemented energy efficiency measures 2 years named to Bloomberg's Gender-Equality Index 55% of board is diverse in terms of gender or ethnicity 5.7% AFFO/share CAGR (since IPO) 6.1% dividend/share CAGR (since IPO) 7.3% - 8.8% AFFO/share growth guidance5 2021 - 2022 STORE has the people, data, proprietary systems, and processes for continued growth#4STORE capital 2022 first quarter investor presentation 4 profit center real estate unit-level profitability is the foundation of STORE's investment approach Single Tenant Operational Real Estate is a real estate investment asset class of its own with three payment sources all real estate investors have the first two..... 1 corporate credit quality 2 real estate value ...but the third is unique to STORE 3 unit-level profitability a focused approach on acquiring profitable locations, resulting in superior portfolio performance corporate credit quality real estate value unit-level profitability#55 STORE capital 2022 first quarter investor presentation target market* STORE's targeted market is large, consisting of nearly 215,000 companies О $3.9 trillion total addressable market of single tenant properties broad-based market need selective investing the depth of the market allows STORE to be selective in its investment decisions providing tailored financial solutions for our customers direct relationships direct customer relationships account for ~80% of STORE's acquisitions *companies with over $10MM in annual revenue#66 STORE capital 2022 first quarter investor presentation STORE's customers consist of regional and national companies with a strong track record of growth 晶 m customer profile ~50% customers with revenues over $200 million ~$1B weighted average customer revenues Club CARWASH >5% 2020 customer revenue growth¹ 2.4MM number of workers employed by customers² 41,000 number of locations operated by customers³ BURGER KING ~1/3 new business from existing customers 2230 HOME OF THE WHOPPI#7STORE capital 2022 first quarter investor presentation all other service- oriented retail, 14%. direct origination model STORE's pipeline is robust and diverse storage, 3% auto maintenance, 4% entertainment, 3% specialty med, 13% RV/auto dealers, 7% $13.2 billion restaurants, 7% education, 4% STORE's direct origination model creates a strong and active investment pipeline STORE's emphasis is on service, manufacturing and service-oriented retail industries which are essential and vital manufacturing, 24%| service manufacturing 7 all other service, 19% health clubs, 2% service-oriented retail#82022 first quarter investor presentation volume ($MM) investment activity & portfolio management gross acquisitions NNNN proceeds from dispositions $600 $500 $400 537 436 393 395 364 $300 $200 $100 $0 TH 315 264 513 486 412 341 271 251 135 137 111 87 100 85 38 45 40 35 99 56 19 8 Q1 2019 Q2 2019 Q3 2019 Q4 2019 Q1 2020 Q2 2020 Q3 2020 Q4 2020 Q1 2021 Q2 2021 Q3 2021 Q4 2021 Q1 2022 acquisitions¹: # of properties # of new customers 83 79 85 103 57 21 52 84 66 95 75 100 111 15 16 15 19 9 9 10 13 10 9 18 19 number of transactions 44 36 29 43 21 18 23 40 24 37 24 51 39 average transaction size ($MM) $8.9 $10.1 $13.6 $12.5 $12.6 $7.5 $10.9 $10.9 $11.3 $9.2 $17.2 $9.5 $13.1 initial cap rate 7.8% 7.9% 7.7% 7.7% 7.5% 8.7% 8.3% 8.1% 7.8% 7.8% 7.4% 7.2% 7.1% lease escalation 1.9% 1.9% 1.9% 1.8% 2.5% 1.8% 1.9% 1.7% 1.9% 1.9% 1.8% 1.9% 1.8% weighted avg. lease term (years) 17 18 17 17 16 17 18 18 18 17 16 17 17 STORE capital dispositions¹: # nonperforming properties² 2 8 5 6 10 7 12 19 6 9 9 3 proceeds - nonperforming ($MM) $5.7 $30.7 $5.6 $7.8 $25.4 $21.0 $11.7 $12.7 $19.6 $27.1 $26.7 $9.0 # performing properties 2 22 46 10 3 6 11 22 25 16 12 8 - proceeds performing ($MM) $2.1 $87.4 $284.1 $32.0 $11.1 $19.5 $19.3 $99.4 $124.8 $15.4 $73.1 $58.4 $47.3 8 cap rate performing 7.1% 7.5% 7.4% 7.5% 7.0% 7.8% 7.0% 7.0% 7.8% 6.1% 6.7% 6.6% 7.0%#99 STORE capital 2022 first quarter investor presentation 15.0% 13.0% 11.0% 9.0% 7.0% 5.0% 3.0% 1.0% stable and attractive spreads we continue to operate with a wide spread between our acquisition cap rates and our cost of debt 1994 STORE predecessor companies 2007 2011 1 1 WA annual lease rate (acquisitions) cost of new debt ...ten year treasury 2022 STORE capital#10STORE 10 10 capital 2022 first quarter investor presentation AUM1 $11.2 billion direct origination WA lease term ~80% diversification customers investment property locations 13.3 years portfolio at a glance As of March 31, # of states 49 2022 2021 2020 573 522 491 2,965 2,656 2,552 investment portfolio subject to master leases² 94% 94% 92% origination average investment amount / replacement cost (new)³ weighted average annual lease escalation4 80% 80% 81% 1.8% 1.9% 1.9% occupancy5 99.5% 99.6% 99.5% portfolio management locations subject to unit-level financial reporting 99% 99% 98% weighted average 4-wall FCCR7 4.7x 4.0x 3.9x weighted average unit FCCR7 3.6x 3.0x 3.0x#11STORE capital 11 2022 first quarter investor presentation 2 1 top customers % base rent and interest¹ spring EDUCATION GROUP U.S. LBM® 3.0% # of properties 28 2.9% 156 diversified profile top industries % base rent 3 Fleet Farm. 2.2% 9 Built for real life and interest¹ # of properties 4 Cadence 2.0% 75 1 restaurants - full service 7.0% 360 EDUCATION 2 early childhood education 6.1% 277 5 Ashley 1.6% 30 3 metal fabrication 5.9% 112 HOMESTORE 4 automotive repair & maintenance 5.6% 241 6 1.4% 20 CAMPING 5 health clubs 5.2% 91 WORLD 6 restaurants - limited service 4.9% 403 Bass 7 Pro 1.3% 9 Shops 7 pet care 3.4% 186 8 farm and ranch supply 3.3% 41 8 amc 1.2% 14 THEATRES 9 lumber and construction material wholesalers 3.2% 167 9 10 ZIPS CAR WASH at home 10 furniture 3.2% 64 1.2% 44 total top 10 industries 47.8% 1,942 1.2% 11 The Home & Holiday Décor Superstore total top 10 customers 18.0% 396#122022 first quarter investor presentation diversification by industry 20% manufacturing 64% service # of building sq. ft. % base rent and interest¹ as of March 31, customer industry groups properties (in thousands) 2022 2021 2020 building % base rent and interest¹ metal fabrication 112 14,499 food processing 29 3,547 automotive parts and accessories 25 4,584 plastic and rubber products 18 3,260 furniture manufacturing 12 2,980 aerospace product and parts 25 1,806 all other manufacturing (16 industry groups) 93 10,213 total manufacturing 314 40,889 5.9% 5.0% 4.4% 2.9% 2.4% 2.1% 1.7% 1.5% 1.0% 1.7% 1.8% 1.6% 1.2% 1.3% 1.3% 1.1% 1.1% 0.8% 5.7% 5.4% 5.2% 18.5% 16.4% 20.2% # of sq. ft. customer industry groups properties (in thousands) 2022 restaurants - full service 360 2,547 restaurants - limited service 403 1,286 as of March 31, 2021 7.0% 7.6% 9.0% 4.9% 4.6% 5.0% 2020 early childhood education 277 2,919 6.1% 6.0% 6.0% automotive repair and maintenance 241 1,385 5.6% 4.8% 4.8% health clubs 91 3,199 5.2% 5.0% 5.4% pet care 186 1,743 3.4% 3.6% 3.4% lumber & construction materials wholesalers 167 6,865 3.2% 3.1% 2.8% medical and dental 161 1,476 3.2% 2.9% 2.8% 16% service-oriented retail movie theaters 36 1,842 3.2% 3.7% 3.9% behavioral health 87 1,705 3.2% 3.2% 2.8% family entertainment 40 1,569 2.9% 3.0% 3.9% # of building sq. ft. % base rent and interest¹ elementary and secondary schools 16 850 2.9% 2.8% 1.4% as of March 31, equipment sales and leasing 56 1,399 1.8% 2.0% 1.8% customer industry groups properties (in thousands) 2022 farm and ranch supply 41 4,136 3.3% 2021 4.1% 4.5% 2020 logistics 34 4,227 1.8% 1.2% 1.2% wholesale automobile auction 8 428 1.1% 1.2% 1.3% STORE capital furniture 64 3,569 3.2% 4.3% 5.3% recreational vehicle dealers 32 1,257 2.1% 2.1% 1.9% all other service (24 industry groups) total service 228 14,363 8.6% 9.3% 9.3% 2,391 47,803 64.1% 64.0% 64.8% home furnishings 28 2,475 1.9% 1.2% 1.1% used car dealers 27 269 1.4% 1.7% 1.7% hunting and fishing 8 630 1.3% 1.7% 1.8% new car dealers 14 505 1.0% 0.7% 0.7% all other retail (11 industry groups) 46 12 total service-oriented retail 260 1,986 14,827 1.5% 1.7% 1.8% 15.7% 17.5% 18.8% total portfolio properties 2,965 square feet > 100 MM#13STORE capital 2022 first quarter investor presentation diversification by geography STORE's portfolio is geographically diverse across the United States 0.0% - 2.5% 2.5% - 5.0% 5.0% -7.5% 7.5% - 13.0% 13 % of base rent and interest#14STORE capital 14 2022 first quarter investor presentation % of rent & interest 20% 15% 10% 5% creating a superior portfolio profitability at the property level improves the credit profile of our portfolio strong unit-level FCCRs 4.7x weighted average 4-wall FCCR¹ 9% 6% 11% 74% > 2.01x 1.51x 2.00x 1.01x1.50x < 1.00x median EDF median STORE score 99% locations subject to unit-level financial reporting² Moody's RiskCalc (EDF) STORE score³ 0% NR C/D B3 B2 B1 Ba3 Ba2 Ba1 Baa3 Baa2 Baa1 A3 A2 A1 Aa3 Aa2 Aa1 Aaa#1515 STORE capital 2022 first quarter investor presentation ($MM) 2022 2023 2024 2025 $800 $600 $400 $200 $0 distinctive balance sheet multiple debt sources that are well-laddered with prepayment flexibility >prepayable portion Baa2/BBB/BBB unsecured term borrowings rated by Moody's, S&P and Fitch Ratings STORE'S unencumbered assets¹ A-/BBB+ peer net lease avg.2 debt/EBITDA 4.1x ~5x unencumbered assets/unsecured debt debt service coverage 3.4x ~2x 7.1x ~5x 2026 2027 2028 2029 2030 2031 2032 2033 2034 after total long-term debt ~ 40% leverage unsecured IG notes payable 25% leverage (vs cost); ~65% of AUM³ are unencumbered - unsecured long-term borrowings BBB rating S&P positive outlook efficient execution and pricing master funding debt ~63% leverage (vs cost); ~32% of AUM³ able to maintain constant leverage at 70% complete portfolio management flexibility non-recourse with minimal covenants provides borrowing diversity & prepayment flexibility STORE ratios compare favorably to peers#1616 16 STORE capital 2022 first quarter investor presentation consistent, dependable internal growth >2.5% lease escalations on a leveraged basis, our "built-in" contractual lease escalations lead to AFFO per share growth of over 2.5 % dividend protection reinvesting cash flows from operations through the management of our dividend payout ratio allows for growth of about 3% >5% growth of over 5% ~3% compound annual growth rate¹ growth by design per share growth $2.50 5.7% AFFO $2.00 $1.50 6.1% dividends $1.00 $0.50 7.7% net income $0.00 2016 2017 2018 2019 2020 2021 2022 internal growth target our model was built to provide consistent and reliable internal internal growth enables STORE to generate attractive and consistent shareholder returns#17STORE capital 17 2022 first quarter investor presentation 60% STORE's dividend per share growth 50% 40% 30% 20% 10% 0% 2015 2016 2017 2018 2019 2020 2021 superior dividend growth compound quarterly dividend growth (2015-present) 1 6.4% 6.1% 5.4% 3.9% 3.4% N/A N/A ill EPRT SRC NNN FCPT ADC STOR our dividend growth is consistent and strong and our dividends are highly protected STORE's historical AFFO payout ratio 85% 80% 75% 70% 65% 60% AFFO payout ratio² 81% 78% 75% 75% 70% 69% 69% FCPT O SRC ADC EPRT NNN STOR Q2 '20 Q3 '20 Q4'20 Q1'21 Q2'21 Q3'21 Q4'21 Q1'22#18STORE capital 18 2022 first quarter investor presentation peer comparison STORE's investment approach results in attractive cap rates, diversification & lease duration weighted average acquisition cap rate 1 diversified tenant base (% top 10 tenants, based on ABRI) 2 79.3% 7.8% 7.0% 6.8% 6.5% 6.5% 6.3% 5.6% О ADC NNN FCPT SRC EPRT STOR FCPT ADC NNN О SRC EPRT STORE 35.7% 33.5% 29.1% 21.5% 19.7% 18.4% weighted average lease term (acquisitions) 1 leases expiring in next 5 years 2 17.1 18.2 25.6% 15.5 16.0 13.3 20.1% 19.2% 11.4 17.1% 8.8 FCPT ADC о SRC EPRT STOR NNN NNN SRC ADC FCPT EPRT STOR 8.5% 5.4% 4.9%#1919 STORE capital 2022 first quarter investor presentation corporate responsibility our definition of success: making a positive difference for all our stakeholders stockholders STORE seeks to deliver stable, predictable, and investment-grade stockholder performance customers STORE real estate capital solutions enable improved customer wealth creation and increased workforce and leadership opportunities employees STORE promotes employee opportunity, education, engagement and diversity suppliers STORE provides opportunities to professional, supplier and service vendors to prosper through fair business practices and dependable engagements communities STORE contributes to communities across the country through our multiple investments and associated career opportunities environment STORE works to promote and improve environmental conscientiousness through our attention to and promotion of environmental stewardship Governance 4* Environmental, Social, Governance (ESG) ratings reported by Institutional Shareholder Services (ISS) provide insight for investors on how companies perform in key areas of sustainability 3* Social 7* Environmental *'1' represents the highest quality and lowest risk.#20STORE capital 20 20 2022 first quarter investor presentation corporate responsibility STORE maintains its strong commitment to sustainability, community, social responsibility and governance Hosted Customer Event as On-Demand Video Series STORE capital has an annual customer conference, the Inside Track Forum. This conference is constructed to provide actionable ideas and offer insightful business strategies for its customers. Environmental Projects and Initiatives In order to help customers reduce their carbon footprint and operating expense, STORE has partnered with specialists in: • energy management • energy audit and benchmarking • energy optimization • financing for sustainability projects • renewable energy Enhanced Corporate Governance Tawn Kelley, a seasoned executive in the real estate finance industry, is our first female Chairman of the Board. We now stand as one of only three companies with a female Chairman, CEO and CFO. Also, she and our other independent directors comprise 89% of the Board; 55% of our board is diverse in terms of gender or ethnicity. Published second annual Corporate Responsibility Report in 2021 To view the report, visit: https://www.storecapital.com/wp-content/uploads/STORE_2021_Corporate Responsibility Report.pdf 2022 Bloomberg GEI Member For the second consecutive year STORE has been named to Bloomberg Gender-Equality Index (GEI) = Bloomberg Gender-Equality Index Hosted 2021 Virtual Externship A professional development event for students interested in finance and real estate careers. Participants Colleges/Universities 135 49 26 States 30 STORE Presenters 2022 STORE CEO Mary Fedewa and Kendra Scott discuss leadership and keys to business success in virtual ITF to be released in 2022 diversity focused virtual externship program વીત ANEMARK C REFILL HERE 55% Minority Participants Volta charging station at a STORE-owned property#21supplemental information and footnotes STORE capital (R)#2222 STORE capital 2022 first quarter investor presentation supplemental reporting measures Funds from Operations, or FFO, and Adjusted Funds from Operations, or AFFO Our reported results are presented in accordance with U.S. generally accepted accounting principles, or GAAP. We also disclose Funds from Operations, or FFO, and Adjusted Funds from Operations, or AFFO, both of which are non-GAAP measures. We believe these two 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 and AFFO 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 to cash flows from operations as reported on a 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, excluding gains (or losses) from extraordinary items and sales of depreciable property, real estate impairment losses, and depreciation and amortization expense from real estate assets, 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 certain revenues and expenses that have no impact on our long-term operating performance, such as straight-line rents, amortization of deferred financing costs and stock-based compensation. In addition, in deriving AFFO, we exclude certain other costs not related to our ongoing operations, such as the amortization of lease-related intangibles and executive severance and transition costs. 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. Management believes that AFFO provides more useful information to investors and analysts because it modifies FFO to exclude certain additional revenues and expenses such as, as applicable, straight-line rents, including construction period rent deferrals, and the amortization of deferred financing costs, stock-based compensation, lease-related intangibles, and executive severance and transition costs as such items have no impact on long-term operating performance. As a result, we believe AFFO to be a more meaningful measurement of ongoing performance that allows for greater performance comparability. Therefore, we disclose both FFO and AFFO and reconcile them to the most appropriate GAAP performance metric, which is net income. STORE Capital's FFO and AFFO may not be comparable to similarly titled measures employed by other companies.#2323 23 STORE capital 2022 first quarter investor presentation supplemental reporting measures We believe that presenting supplemental reporting measures, or non-GAAP measures, such as EBITDA, EBITDAre and Adjusted EBITDAre, is useful to investors and analysts because it provides important supplemental information concerning our operating performance exclusive of certain non-cash and other costs. These non-GAAP measures have limitations as they do not include all items of income and expense that affect operations. Accordingly, they should not be considered alternatives to net income as a performance measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Our presentation of such non-GAAP measures may not be comparable to similarly titled measures employed by other companies. EBITDA, EBITDAre and Adjusted EBITDAre EBITDA represents earnings (GAAP net income) plus interest expense, income tax expense, depreciation and amortization. We compute EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from the sales of depreciable property and real estate impairment losses. To derive Adjusted EBITDAre we modify the NAREIT definition of EBITDAre to exclude other items included in GAAP net income, such as provisions for loan losses and executive severance, as such items are not related to our ongoing performance. Note: The adjustments to derive Adjusted EBITDAre may not exist in every quarter, therefore EBITDAre and Adjusted EBITDAre may be equal. Annualized Adjusted EBITDAre and Adjusted Debt Annualized Adjusted EBITDAre is calculated by multiplying Adjusted EBITDAre for the most recently completed fiscal quarter by four. Annualized Adjusted EBITDAre - Current Estimated Run Rate is based on an estimated Adjusted EBITDAre calculated as if all leases and loans in place as of the last date of the most recently completed fiscal quarter had been in place as of the beginning of such quarter; then annualizing that estimated Adjusted EBITDAre for the quarter by multiplying it by four. You should not unduly rely on this metric as it is based on several assumptions and estimates that may prove to be inaccurate. Our actual reported Adjusted EBITDAre for future periods may be significantly less than that implied by our reported Annualized Adjusted EBITDAre - Current Estimated Run Rate for a variety of reasons. Adjusted Debt represents our outstanding debt obligations excluding unamortized deferred financing costs and net debt premium, further reduced for cash and cash equivalents and restricted cash deposits held for the benefit of lenders. We believe excluding unamortized deferred financing costs and net debt premium, cash and cash equivalents and restricted cash deposits held for the benefit of lenders provides an estimate of the net contractual amount of borrowed capital to be repaid, which we believe is a beneficial disclosure to investors and analysts. Adjusted Debt to Annualized Adjusted EBITDAre Adjusted Debt to Annualized Adjusted EBITDAre, or leverage, is a supplemental non-GAAP financial measure we use to evaluate the level of borrowed capital being used to increase the potential return of our real estate investments. We calculate leverage by dividing Adjusted Debt by Annualized Adjusted EBITDAre. Because our portfolio growth level is significant to the overall size of the Company, we believe that presenting this leverage metric on a run rate basis is more meaningful than presenting the metric for the historical quarterly period, and we refer to this metric as Adjusted Debt to Annualized Adjusted EBITDAre-Current Estimated Run Rate. Leverage should be considered as a supplemental measure of the level of risk to which stockholder value may be exposed. Our computation of leverage may differ from the methodology employed by other companies and, therefore, may not be comparable to other measures. Note: NAREIT issued a white paper in 2017 recommending that companies that report EBITDA also report EBITDAre.#2424 24 STORE capital 2022 first quarter investor presentation footnotes Page 3: 1 Represents the weighted-average 4-Wall coverage ratio of the portfolio as of March 31, 2022. The 4-Wall coverage ratio refers to a unit's FCCR before taking into account standardized corporate overhead expense. STORE also calculates a unit fixed charge coverage ratio generally as the ratio of (i) the unit's EBITDAR, less a standardized corporate overhead expense based on estimated industry standards, to (ii) the unit's total fixed charges, which are its lease expense, interest expense and scheduled principal payments on indebtedness (if applicable). The weighted average unit FCCR was 3.6x as of March 31, 2022. The median 4-Wall coverage ratio and unit FCCR were 3.1x and 2.6x, respectively, as of March 31, 2022. 2 Denotes the percentage our largest customer or our top ten largest customers represent of our total base rent and interest as of March 31, 2022. See Page 11 for listing of top ten customers. 3 Assets Under Management (AUM) represents our total investment in real estate assets (gross of accumulated depreciation and amortization) as of March 31, 2022. 4 Refer to page 23 for definitions of non-GAAP financial measures and page 7 of the Company's Earnings Supplement filed as Exhibit 99.2 to the Company's Form 8-K filed with the SEC on May 4, 2022 for a reconciliation to net income. 5 Represents the estimated growth rate in AFFO per diluted share based on the low- and high-points of our 2022 guidance as compared to AFFO per diluted share of $2.05 for the year ended December 31, 2021. See page 22 for discussion regarding use of Adjusted Funds from Operations. Page 6: 1 Represents the weighted average percentage change (by base rent and interest) in reported corporate revenues for the trailing 12- month (or nine-month if 12-month was not available) period as reported to STORE Capital for the period ended December 31, 2020 as compared to the same period ended December 31, 2019. Excludes customers representing 4.3% of base rent and interest because applicable comparable data was not available. 2 Estimated based on total revenue per employee for all companies in the middle market (based on data reported by the National Center for the Middle Market for 2020) extrapolated to the aggregate total revenue of STORE's customers. 3 Represents the number of locations operated by STORE's customers as reported to STORE Capital as of December 31, 2020. Page 8: 1 Acquisitions represent both acquisitions of real estate and investment in loans and financing receivables. Dispositions represent the net proceeds received from the sale of real estate and lease termination fees received in conjunction with those sales. 2 Includes the number of properties sold that were vacant or not performing at the time of sale. Page 9: ¹Source: U.S. Treasury and Company Data. With respect to the STORE Predecessor Companies (FFCA and Spirit Finance) data, publicly available Company filings with the SEC. Page 10: 1 Assets Under Management (AUM) represents the Company's total investment in real estate assets (gross of accumulated depreciation and amortization) as of March 31, 2022. 2 The percentage of investment portfolio subject to master leases represents the percentage (based on base rent and interest) of the investment portfolio in multiple properties with a single customer subject to master leases. Approximately 87% of the investment portfolio involves multiple properties with a single customer, whether or not subject to a master lease. 3 The average investment amount/replacement cost (new) represents the ratio of purchase price to replacement cost (new) at acquisition. 4 Weighted average annual lease escalation represents the weighted average annual escalation rate of the entire portfolio as if all escalations occurred annually. For escalations based on a formula including CPI, assumes the stated fixed percentage in the contract or assumes 1.5% if no fixed percentage is in the contract. For contracts with no escalations remaining in the current lease term, assumes the escalation in the extension term. Calculation excludes contracts representing less than 0.1% of base rent and interest where there are no further escalations remaining in the current lease term and there are no extension options. 5 STORE defines occupancy as a property being subject to a lease or loan contract. As of March 31, 2022, sixteen of our properties were vacant and not subject to a contract. 6 Of the 99% of our properties that are required to provide unit-level reporting, 97.9% have provided current obligated statements as of April 21, 2022. Page 10 continued: 7 Represents the weighted-average 4-Wall and unit fixed charge coverage ratio of the portfolio as of March 31, 2022. The 4-Wall coverage ratio refers to a unit's FCCR before taking into account standardized corporate overhead expense. STORE also calculates a unit fixed charge coverage ratio generally as the ratio of (i) the unit's EBITDAR, less a standardized corporate overhead expense based on estimated industry standards, to (ii) the unit's total fixed charges, which are its lease expense, interest expense and scheduled principal payments on indebtedness (if applicable). The median 4-Wall coverage ratio and unit FCCR were 3.1x and 2.6x, respectively, as of March 31, 2022, 2.7x and 2.2x, respectively, as of March 31, 2021 and 2.6x and 2.2x, respectively, as of March 31, 2020. Page 11: 1 Data as of March 31, 2022, by percentage of base rent and interest (based on rates in effect on March 31, 2022, for all leases, loans and financing receivables in place as of that date). Page 12: 1 Data as of March 31, 2022, 2021 and 2020, by percentage of base rent and interest (based on rates in effect on those dates, for all leases, loans and financing receivables in place as of those dates). Page 14: 1 Represents the weighted-average 4-Wall coverage ratio of the portfolio as of March 31, 2022. The 4-Wall coverage ratio refers to a unit's FCCR before taking into account standardized corporate overhead expense. STORE also calculates a unit fixed charge coverage ratio generally as the ratio of (i) the unit's EBITDAR, less a standardized corporate overhead expense based on estimated industry standards, to (ii) the unit's total fixed charges, which are its lease expense, interest expense and scheduled principal payments on indebtedness (if applicable). The weighted average unit FCCR was 3.6x as of March 31, 2022. The median 4-Wall coverage ratio and unit FCCR were 3.1x and 2.6x, respectively, as of March 31, 2022. 2 Of the 99% of our properties that are required to provide unit-level reporting, 97.9% have provided current obligated statements as of April 21, 2022.#2525 25 STORE capital 2022 first quarter investor presentation Page 14 - continued: 3 We measure the credit quality of our portfolio on a contract-by- contract basis using the STORE Score, which is a proprietary risk measure reflective of both the credit risk of our tenants and the profitability of the operations at our properties. The STORE Score is a quantitative measurement of contract risk computed by multiplying tenant default probabilities (using Moody's RiskCalc) and estimated store closure probabilities (using a simple algorithm we developed that has closure probabilities ranging from 100% to 10%, depending on unit- level profitability). Qualitative features can also impact investment risk, such as low property investment amounts, favorable tenant debt capital stacks, the presence of third-party guarantors, or other factors. Such qualitative factors are not included in the STORE Score and may serve to mitigate investment risk even further. Page 15: 1 Ratios as of March 31, 2022; Unencumbered EBITDA based on NOI from Unencumbered Assets less an allocation of G&A expenses based on assets. 2 Based on average of ratios of Realty Income and National Retail Properties as of December 31, 2021. 3 Assets Under Management (AUM) represents our total investment in real estate assets (gross of accumulated depreciation and amortization) as of March 31, 2022. Page 16: 1 Represents rolling 12-month values for AFFO, Dividends and Net Income per share beginning with the 12-month period ended March 31, 2016. Refer to page 22 for definitions of non-GAAP financial measures and page 4 of the Company's Earnings Supplement filed as Exhibit 99.2 to the Company's Form 8-K filed with the SEC on May 4, 2022 for a reconciliation to net income. Page 17: 1 Source: Historical dividend data from Nasdaq.com. Compound growth rates for the period beginning in Q1 2015 through Q1 2022. 2 Represents actual AFFO payout ratios obtained from publicly available financial information for the quarter ended December 31, 2021. Page 18: 1 Source: Weighted average acquisition cap rates and lease durations for acquisitions from publicly available financial information for the eight quarters ended December 31, 2021. 2 Source: Tenant information and lease expiration data by annualized rent from publicly available financial information as of December 31, 2021. footnotes#26STORE>> capital Corporate Headquarters 8377 East Hartford Drive, Suite 100 Scottsdale, Arizona 85255 480.256.1100 www.STOREcapital.com Investor and Media Contacts Financial Profiles, Inc. Moira Conlon, 310.622.8220 Megan McGrath, 310.622.8248 [email protected]