Investor Presentaiton

INVESTMENT THESIS 闺 Established REIT with Longstanding Track Record of Success 15-year operating history pursuing a diversified net lease strategy with a leading team, now proven through two cycles Publicly traded on the NYSE (BNL) with experience operating under substantially all public company requirements since 2017 Continued growth of the portfolio and consistent performance has delivered predictable cash flow and returns to investors Thoughtfully Constructed and Diversified Portfolio with Best-in-Class Metrics ப Deliberate and highly granular diversified strategy with exposure to desirable net lease sectors including industrial and healthcare Significant property type and tenant diversification has acted as a proven defensive hedge against economic distress Top tier portfolio metrics: 2.0% weighted average annual rent escalations, 10.8 years WALT, 19.2% top 10 tenant concentration Active Portfolio Management with Exceptional Results Throughout Multiple Economic Cycles Consistently strong rent collections throughout the COVID-19 pandemic with 100.0% rent collected during Q1 2023 Specialized infrastructure in place to support entire investment lifecycle across different property segments Proactive disposition strategy mitigates portfolio risk while facilitating value creation " Differentiated and Proven Investment Strategy with Attractive Pipeline of Opportunities Diversified strategy allows for capital allocation flexibility across sectors and ensures consistent high-quality deal flow Invested $20.0 million at a weighted average initial cash cap rate of 7.0% in Q1, with $225.2 million of additional investments under our control Scalable Growth-Oriented Platform with Fortified Investment Grade Balance Sheet Optimal size with a large efficient in-place platform, but small enough to drive meaningful growth Investment grade balance sheet (S&P - BBB, Moody's - Baa2) with a robust liquidity profile and no near-term debt maturities Conservative leverage profile with net debt to annualized adjusted EBITDAre of 5.1x Experienced Management Team with Deep Pool of Talent Experienced, cycle-tested management team constructed over 13 years with long-term relationships and expertise Diverse board of directors with meaningful public REIT experience and substantial personal investment in the Company Focus on corporate responsibility has been a cornerstone of Broadstone since inception As of March 31, 2023 unless otherwise noted BROADSTONE NET LEASE, INC. 4 INVESTOR PRESENTATION | MAY 2023

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