Investor Presentaiton

SYSTEMATIC INVESTMENT APPROACH EXISTING PORTFOLIO NEW OPPORTUNITIES INVESTMENT TEAMS: SOURCING CHANNELS: CURRENT OWNERS INVESTMENT TYPE DESCRIPTION INDUSTRIAL HEALTHCARE 448 SHOP RESTAURANT / RETAIL BROKERAGE NETWORK DEVELOPMENT PARTNERS TENANT RELATIONSHIPS PRIVATE EQUITY UPREIT SALE LEASEBACK Acquire single-tenant property with a simultaneous new long-term lease with seller ■Maximum flexibility to negotiate lease terms coupled with strength of our own lease form LEASE ASSUMPTION ■ Acquire single-tenant property with existing lease ■ Deepest market opportunity set ■Focus on lease modifications to strengthen lease structure and improve risk-adjusted return FORWARD COMMITMENTS ■Take-out of newly constructed property upon completion from developer or existing tenants ■Drive higher risk-adjusted returns via attractive cap rates and long lease term EXISTING PORTFOLIO ADD-ONS ■Addition of property from existing tenant strengthens relationship and leads to potential future opportunities Directly sourced opportunities from preferred tenants already underwritten and routinely monitored PROPERTY EXPANSIONS & IMPROVEMENTS ■Fund construction for existing single-tenant property with long-term lease already in place ■Collaborate in design and construction of property or approval ■ Opportunity to enhance lease structure and / or extend lease term BROADSTONE NET LEASE, INC. 14 INVESTOR PRESENTATION | MAY 2023 UPDATED

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