Netstreit IPO Presentation Deck

3 Unit-Level Profitability In assessing unit-level financial performance, NETSTREIT focuses on mission-critical properties with strong rent coverage and higher variability in operating costs 1 • H Obtain Financial Information € Ai Provides clarity into location-specific performance NETSTREIT Obtain unit-level financial information from parent company if possible If financials are not provided, utilize data provided by third party vendors to estimate sales by location Third party data includes: Cell phone traffic Point of sales (POS) data - 2 H Perform Financial Analysis Analyze store demand dynamics, cost structure and liquidity profile Triangulate P&L based on available information L $ " ■ Sales (per data vendors) EBITDAR margin (per financials) Rent (known quantity) Account for variability in business model cost structure Higher proportion of fixed costs = more variability in rent coverage Determine store ranking within tenant's broader operating portfolio based on estimated sales 3 H ✔ H Assess Investment Merits Determine whether property meets investment criteria Key Unit-Level Investment Criteria Minimum 2.0x Rent Coverage Higher Cost Variability Ranks in Top Half of Tenant's Store Portfolio 18

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