Investor Presentaiton

BROADSTONE NET LEASE, INC. 2007 K EXEC SVP VP $22 $63 2008 2009 99 Employee Tenure (Years) ($mm)1 <2 + + 3 ~ N 5+ 4 2 4% AVERAGE EMPLOYEE TENURE: 4.8 YEARS 12% 11% BROADSTONE NET LEASE (NYSE: BNL) Longstanding operating history and track record of success delivering results to shareholders 24% AVERAGE SENIOR EMPLOYEE TENURE: 6.5 YEARS 2010 49% $3,148 6.9 7.3 5.8 $2,577 $1,937 $1,448 $903 $691 $517 $85 $173 $242 2011 2012 2013 2014 2015 BNL is founded Thoughtful construction of BNL diversified portfolio and team Baa3 Moody's rating Public/ Management BBB Internalization SEC filer & IPO S&P rating 2016 2017 2018 FOUNDATION ACCELERATED GROWTH As of March 31, 2023 unless otherwise noted. 1 Gross asset value "GAV" which is equal to undepreciated book value; represents the fair value of the assets as of the date acquired, less any subsequent write-downs due to impairment charges. 2023E based on midpoint of guidance of $400mm of investments and $175mm of dispositions. 5 INVESTOR PRESENTATION | MAY 2023 2021 2022 $4,572 $4,043 $4,037 2023E $5,652 $5,427

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