2022 First Quarter Investor Presentation

3 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

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