# EDGAR Filing Document

**Accession Number:** 0001045450
**File Stem:** 0001045450-26-000007
**Filing Date:** 2026-2
**Character Count:** 598335
**Document Hash:** fbd37c6af1d04e82d25feb44303c12fc
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001045450-26-000007.hdr.sgml**: 20260226

**ACCESSION NUMBER**: 0001045450-26-000007

**CONFORMED SUBMISSION TYPE**: 10-K

**PUBLIC DOCUMENT COUNT**: 94

**CONFORMED PERIOD OF REPORT**: 20251231

**FILED AS OF DATE**: 20260226

**DATE AS OF CHANGE**: 20260226

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** EPR PROPERTIES
- **CENTRAL INDEX KEY:** 0001045450
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 431790877
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 10-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-13561
- **FILM NUMBER:** 26682186

**BUSINESS ADDRESS:**
- **STREET 1:** 909 WALNUT STREET
- **STREET 2:** SUITE 200
- **CITY:** KANSAS CITY
- **STATE:** MO
- **ZIP:** 64106
- **BUSINESS PHONE:** 8164721700

**MAIL ADDRESS:**
- **STREET 1:** 909 WALNUT STREET
- **STREET 2:** SUITE 200
- **CITY:** KANSAS CITY
- **STATE:** MO
- **ZIP:** 64106

**FORMER COMPANY:**
- **FORMER CONFORMED NAME:** ENTERTAINMENT PROPERTIES TRUST
- **DATE OF NAME CHANGE:** 19970904

?xml version='1.0' encoding='ASCII'? epr-20251231

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

**FORM 10-K** 

☒ **ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934**

**For the fiscal year ended December 31, 2025** 

**or**

☐ **TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934**

**For the transition period from <u>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u> to <u>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;</u>**

**Commission file number: 001-13561** 

**EPR PROPERTIES** 

**(Exact name of registrant as specified in its charter)**

---

| | | |
|:---|:---|:---|
| **Maryland** | **Maryland** | **43-1790877** |
| **(State or other jurisdiction of<br>incorporation or organization)** | **(State or other jurisdiction of<br>incorporation or organization)** | **(I.R.S. Employer<br>Identification No.)** |
| **909 Walnut Street,** | **Suite 200** | |
| **Kansas City,** | **Missouri** | **64106** |
| **(Address of principal executive offices)** | **(Address of principal executive offices)** | **(Zip Code)** |

---

---

| | | |
|:---|:---|:---|
| **Registrant's telephone number, including area code:** | **(816)** | **472-1700** |

---

**Securities registered pursuant to Section 12(b) of the Act:**

---

| | | |
|:---|:---|:---|
| **Title of each class** | **Trading symbol(s)** | **Name of each exchange on which registered** |
| Common shares, par value $0.01 per share | EPR | New York Stock Exchange |
| 5.75% Series C cumulative convertible preferred shares, par value $0.01 per share | EPR PrC | New York Stock Exchange |
| 9.00% Series E cumulative convertible preferred shares, par value $0.01 per share | EPR PrE | New York Stock Exchange |
| 5.75% Series G cumulative redeemable preferred shares, par value $0.01 per share | EPR PrG | New York Stock Exchange |

---

**Securities registered pursuant to Section 12(g) of the Act:**

**None.**

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.&nbsp;&nbsp;&nbsp;&nbsp; Yes ☒&nbsp;&nbsp;&nbsp;&nbsp;No ☐

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Act.&nbsp;&nbsp;&nbsp;&nbsp;Yes ☐&nbsp;&nbsp;&nbsp;&nbsp;No ☒

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. &nbsp;&nbsp;&nbsp;&nbsp; Yes ☒&nbsp;&nbsp;&nbsp;&nbsp;No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).&nbsp;&nbsp;&nbsp;&nbsp;Yes ☒&nbsp;&nbsp;&nbsp;&nbsp;No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act.

---

| | | | |
|:---|:---|:---|:---|
| Large accelerated filer | ☒ | Accelerated filer | ☐ |
| Non-accelerated filer | ☐ | Smaller reporting company | ☐ |
| | | Emerging growth company | ☐ |
| If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial standards provided pursuant to Section 13(a) of the Exchange Act. ☐ | If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial standards provided pursuant to Section 13(a) of the Exchange Act. ☐ | If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial standards provided pursuant to Section 13(a) of the Exchange Act. ☐ | If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial standards provided pursuant to Section 13(a) of the Exchange Act. ☐ |

---

Indicate by check mark whether the registrant has filed a report on and attestation to its management's assessment of the effectiveness of its internal control over financial reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C.7262(b)) by the registered public accounting firm that prepared or issued its audit report. ☒

If securities are registered pursuant to Section 12(b) of the Act, indicate by check mark whether the financial statements of the registrant included in the filing reflect the correction of an error to previously issued financial statements. ☐

Indicate by check mark whether any of those error corrections are restatements that required a recovery analysis of incentive-based compensation received by any of the registrant's executive officers during the relevant recovery period pursuant to §240.10D-1(b). ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).&nbsp;&nbsp;&nbsp;&nbsp;Yes ☐&nbsp;&nbsp;&nbsp;&nbsp;No ☒

The aggregate market value of the common shares of beneficial interest ("common shares") of the registrant held by non-affiliates, based on the closing price on the last business day of the registrant's most recently completed second fiscal quarter, as reported on the New York Stock Exchange, was $4,458,055,841.

At February 25, 2026, there were 76,520,011 common shares outstanding.

**DOCUMENTS INCORPORATED BY REFERENCE** 

Portions of the registrant's definitive Proxy Statement for the 2026 Annual Meeting of Shareholders to be filed with the Commission pursuant to Regulation 14A are incorporated by reference in Part III of this Annual Report on Form 10-K.

------

**CAUTIONARY STATEMENT CONCERNING FORWARD-LOOKING STATEMENTS**

With the exception of historical information, certain statements contained or incorporated by reference herein may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act"), and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), such as those pertaining to our capital resources and liquidity, our expected pursuit of growth opportunities, our expected cash flows, the performance of our customers, our expected cash collections and our results of operations and financial condition. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of actual events. There is no assurance the events or circumstances reflected in the forward-looking statements will occur. You can identify forward-looking statements by use of words such as "will be," "intend," "continue," "believe," "may," "expect," "hope," "anticipate," "goal," "forecast," "pipeline," "estimates," "offers," "plans," "would" or other similar expressions or other comparable terms or discussions of strategy, plans or intentions in this Annual Report on Form 10-K.

Forward-looking statements necessarily are dependent on assumptions, data or methods that may be incorrect or imprecise. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see "Summary Risk Factors" below and Item 1A - "Risk Factors" in this Annual Report on Form 10-K.

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Annual Report on Form 10-K or the date of any document incorporated by reference herein. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. Except as required by law, we do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances after the date of this Annual Report on Form 10-K.

**SUMMARY RISK FACTORS**

Our business is subject to varying degrees of risk and uncertainty. You should carefully review and consider the full discussion of our risk factors in Item 1A - "Risk Factors" in this Annual Report on Form 10-K. If any of these risks occur, our business, financial condition or results of operations could be materially and adversely affected. Set forth below is a summary list of the principal risk factors relating to our business:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Global economic and geopolitical uncertainty, disruptions in financial markets, and challenging economic conditions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the future outbreak of any highly infectious or contagious diseases, such as the COVID-19 pandemic;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The impact of inflation on our customers and our results of operations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Actual and perceived changes in U.S. trade policies;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Reduction in discretionary spending by consumers;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Covenants in our debt instruments that limit our ability to take certain actions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Adverse changes in our credit ratings;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Elevated interest rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Defaults in the performance of lease terms by our tenants;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Defaults by our customers and counterparties on their obligations owed to us;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• A borrower's bankruptcy or default;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with sales or divestitures of properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our ability to renew maturing leases on terms comparable to prior leases and/or our ability to locate substitute lessees for these properties on economically favorable terms or at all;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks of operating in the experiential real estate industry (including the impact of labor strikes on the production, supply or theatrical release of motion pictures to our theatre tenants);

i

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our ability to compete effectively;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with three tenants representing a substantial portion of our lease revenues;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The ability of our build-to-suit tenants to achieve sufficient operating results within expected time-frames and therefore have capacity to pay their agreed-upon rent;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with our dependence on third-party managers to operate certain of our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with our level of indebtedness;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with use of leverage to acquire properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Financing arrangements that require lump-sum payments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our ability to raise capital;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The concentration of our investment portfolio;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our continued qualification as a real estate investment trust for U.S. federal income tax purposes and related tax matters;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The ability of our subsidiaries to satisfy their obligations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Financing arrangements that expose us to funding and completion risks;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our reliance on a limited number of associates, the loss of which could harm operations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the employment of personnel by managers of certain of our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the gaming industry;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with gaming and other regulatory authorities;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Delays or prohibitions of transfers of gaming properties due to required regulatory approvals;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with security breaches and other disruptions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the use of artificial intelligence;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Changes in accounting standards that may adversely affect our financial statements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Fluctuations in the value of real estate income and investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks relating to real estate ownership, leasing and development, including local conditions such as an oversupply of space or a reduction in demand for real estate in the area, competition from other available space, whether tenants and users such as customers of our tenants consider a property attractive, changes in real estate taxes and other expenses, changes in market rental rates, the timing and costs associated with property improvements and rentals, changes in taxation or zoning laws or other governmental regulation, whether we are able to pass some or all of any increased operating costs through to tenants or other customers, and how well we manage our properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our ability to secure adequate insurance and risk of potential uninsured losses, including from natural disasters;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks involved in joint ventures;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks in leasing multi-tenant properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with litigation that could negatively impact our financial condition, cash flows, results of operations and the trading price of our shares;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• A failure to comply with the Americans with Disabilities Act or other laws;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks of environmental liability;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with climate change;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the relatively illiquid nature of our real estate investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks with owning assets in foreign countries;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with owning, operating or financing properties for which the tenants', mortgagors' or our operations may be impacted by weather conditions, climate change and natural disasters;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the development, redevelopment and expansion of properties and the acquisition of other real estate related companies;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Our ability to pay dividends in cash or at current rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with the impact of inflation or market interest rates on the value of our shares;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Fluctuations in the market prices for our shares;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Certain limits on changes in control imposed under law and by our Declaration of Trust and Bylaws;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Policy changes obtained without the approval of our shareholders;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Equity issuances that could dilute the value of our shares;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Future offerings of debt or equity securities, which may rank senior to our common shares;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Risks associated with changes in foreign exchange rates; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Changes in laws and regulations, including tax laws and regulations.

ii

------

**Market and Industry Data**

This Annual Report on Form 10-K contains market and industry data and forecasts obtained from publicly available information, various industry publications, and other published industry sources. We have not independently verified the information from third party sources and cannot make any representation as to the accuracy or completeness of such information. None of the reports and other materials of third-party sources referred to in this Annual Report on Form 10-K were prepared for use in, or in connection with, this Annual Report on Form 10-K.

iii

------

**TABLE OF CONTENTS**

---

| | | |
|:---|:---|:---|
| | | <u>Page</u> |
| <u>[PART I](#iedb27b7c70a347439748e52a10e44de0_13)</u> | <u>[PART I](#iedb27b7c70a347439748e52a10e44de0_13)</u> | <u>[1](#iedb27b7c70a347439748e52a10e44de0_13)</u> |
| Item 1. | <u>[Business](#iedb27b7c70a347439748e52a10e44de0_16)</u> | <u>[1](#iedb27b7c70a347439748e52a10e44de0_16)</u> |
| Item 1A. | <u>[Risk Factors](#iedb27b7c70a347439748e52a10e44de0_19)</u> | <u>[10](#iedb27b7c70a347439748e52a10e44de0_19)</u> |
| Item 1B. | <u>[Unresolved Staff Comments](#iedb27b7c70a347439748e52a10e44de0_22)</u> | <u>[33](#iedb27b7c70a347439748e52a10e44de0_22)</u> |
| Item 1C. | <u>[Cybersecurity](#iedb27b7c70a347439748e52a10e44de0_25)</u> | <u>[33](#iedb27b7c70a347439748e52a10e44de0_25)</u> |
| Item 2. | <u>[Properties](#iedb27b7c70a347439748e52a10e44de0_28)</u> | <u>[34](#iedb27b7c70a347439748e52a10e44de0_28)</u> |
| Item 3. | <u>[Legal Proceedings](#iedb27b7c70a347439748e52a10e44de0_34)</u> | <u>[37](#iedb27b7c70a347439748e52a10e44de0_34)</u> |
| Item 4. | <u>[Mine Safety Disclosures](#iedb27b7c70a347439748e52a10e44de0_37)</u> | <u>[37](#iedb27b7c70a347439748e52a10e44de0_37)</u> |
| <u>[PART II](#iedb27b7c70a347439748e52a10e44de0_40)</u> | <u>[PART II](#iedb27b7c70a347439748e52a10e44de0_40)</u> | <u>[37](#iedb27b7c70a347439748e52a10e44de0_40)</u> |
| Item 5. | <u>[Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities](#iedb27b7c70a347439748e52a10e44de0_43)</u> | <u>[37](#iedb27b7c70a347439748e52a10e44de0_43)</u> |
| Item 6. | <u>[\[Reserved\]](#iedb27b7c70a347439748e52a10e44de0_46)</u> | <u>[39](#iedb27b7c70a347439748e52a10e44de0_46)</u> |
| Item 7. | <u>[Management's Discussion and Analysis of Financial Condition and Results of Operations](#iedb27b7c70a347439748e52a10e44de0_49)</u> | <u>[40](#iedb27b7c70a347439748e52a10e44de0_49)</u> |
| Item 7A. | <u>[Quantitative and Qualitative Disclosures About Market Risk](#iedb27b7c70a347439748e52a10e44de0_76)</u> | <u>[56](#iedb27b7c70a347439748e52a10e44de0_76)</u> |
| Item 8. | <u>[Financial Statements and Supplementary Data](#iedb27b7c70a347439748e52a10e44de0_79)</u> | <u>[59](#iedb27b7c70a347439748e52a10e44de0_79)</u> |
| Item 9. | <u>[Changes in and Disagreements with Accountants on Accounting and Financial Disclosure](#iedb27b7c70a347439748e52a10e44de0_163)</u> | <u>[114](#iedb27b7c70a347439748e52a10e44de0_163)</u> |
| Item 9A. | <u>[Controls and Procedures](#iedb27b7c70a347439748e52a10e44de0_166)</u> | <u>[114](#iedb27b7c70a347439748e52a10e44de0_166)</u> |
| Item 9B. | <u>[Other Information](#iedb27b7c70a347439748e52a10e44de0_169)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_169)</u> |
| Item 9C. | <u>[Disclosure Regarding Foreign Jurisdictions that Prevent Inspections](#iedb27b7c70a347439748e52a10e44de0_172)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_169)</u> |
| <u>[PART III](#iedb27b7c70a347439748e52a10e44de0_175)</u> | <u>[PART III](#iedb27b7c70a347439748e52a10e44de0_175)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_178)</u> |
| Item 10. | <u>[Directors, Executive Officers and Corporate Governance](#iedb27b7c70a347439748e52a10e44de0_178)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_178)</u> |
| Item 11. | <u>[Executive Compensation](#iedb27b7c70a347439748e52a10e44de0_181)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_181)</u> |
| Item 12. | <u>[Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters](#iedb27b7c70a347439748e52a10e44de0_184)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_184)</u> |
| Item 13. | <u>[Certain Relationships and Related Transactions, and Director Independence](#iedb27b7c70a347439748e52a10e44de0_187)</u> | <u>[115](#iedb27b7c70a347439748e52a10e44de0_187)</u> |
| Item 14. | <u>[Principal Accountant Fees and Services](#iedb27b7c70a347439748e52a10e44de0_190)</u> | <u>[116](#iedb27b7c70a347439748e52a10e44de0_190)</u> |
| <u>[PART IV](#iedb27b7c70a347439748e52a10e44de0_193)</u> | <u>[PART IV](#iedb27b7c70a347439748e52a10e44de0_193)</u> | <u>[116](#iedb27b7c70a347439748e52a10e44de0_193)</u> |
| Item 15. | <u>[Exhibits and Financial Statement Schedules](#iedb27b7c70a347439748e52a10e44de0_196)</u> | <u>[116](#iedb27b7c70a347439748e52a10e44de0_196)</u> |
| Item 16. | <u>[Form 10-K Summary](#iedb27b7c70a347439748e52a10e44de0_199)</u> | <u>[120](#iedb27b7c70a347439748e52a10e44de0_199)</u> |

---

iv

------

**<u>PART I</u>**

**<u>Item 1. Business</u>**

**General**

EPR Properties ("we," "us," "our," "EPR" or the "Company") was formed on August 22, 1997 as a self-administered Maryland real estate investment trust ("REIT"), and an initial public offering of our common shares of beneficial interest ("common shares") was completed on November 18, 1997. Since that time, we have been a leading net lease investor in experiential real estate, venues that create value by facilitating out-of-home leisure and recreation experiences where consumers choose to spend their discretionary time and money. We focus our underwriting of experiential property investments on key industry and property cash flow criteria, as well as the credit metrics of our tenants and customers.

We believe that our position is further supported by the fact that our customers offer popular and affordable entertainment and social outlet options, particularly through our theatres, eat & play and cultural venues. Additionally, we believe we benefit from the regional destinations offered by our experiential lodging, ski, attractions and gaming properties, which are drive-to locations that do not require air travel.

The Company remains focused on future growth targeted in experiential property types. Experiential properties have proven to be an enduring sector of the real estate industry and we believe our strategy of diversified growth, industry relationships and the knowledge of our management team, provides us with a distinct competitive advantage. This strategy aligns with the long-term consumer trends of the growing experiential economy and offers the potential for higher growth, increased diversification and better yields. Our Education portfolio, consisting of early childhood education centers and private schools, continues as a legacy investment and provides additional geographic and property diversity. We intend to ultimately dispose of our Education portfolio over time and recycle the proceeds into other experiential investments.

As of December 31, 2025, our total assets were approximately $5.7 billion (after accumulated depreciation of approximately $1.7 billion) with properties located in 43 states and Canada. Our investments are generally structured as long-term triple-net leases or mortgages that require tenants or borrowers to pay substantially all expenses associated with the operation and maintenance of the property.

Our total investments (a non-GAAP financial measure) were approximately $7.0 billion at December 31, 2025. See Item 7 - "Management's Discussion and Analysis of Financial Condition and Results of Operations - Non-GAAP Financial Measures" for the reconciliation of "Total assets" in the consolidated balance sheet to total investments and the calculation of total investments at December 31, 2025 and 2024. We group our investments into two reportable segments: Experiential and Education. As of December 31, 2025, our Experiential investments comprised $6.6 billion, or 94%, and our Education investments comprised $0.4 billion, or 6%, of our total investments. A more detailed description of the property types included within these segments is provided below.

Although we are primarily a long-term investor, we may sell assets if we believe that it is in the best interest of our shareholders or pursuant to contractual rights of our tenants or our customers.

***Experiential***

As of December 31, 2025, our Experiential portfolio (excluding property under development, undeveloped land inventory and two joint venture properties) consisted of the following property types (owned or financed):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 148 theatre properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 60 eat & play properties (including seven theatres located in entertainment districts);

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 26 attraction properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 11 ski properties;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• four experiential lodging properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 27 fitness & wellness properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• one gaming property; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• one cultural property.

As of December 31, 2025, our wholly-owned Experiential real estate portfolio consisted of approximately 19.0 million square feet, was 99% leased or operated and included $54.9 million in property under development and $20.2 million in undeveloped land inventory.

*Theatres*

During the period in which COVID-19 pandemic-response restrictions were placed on theatre operations, certain studios chose to experiment with hybrid content release strategies in support of their direct-to-consumer streaming services. Results of such various release experiments demonstrated the significant economic and strategic importance of theatrical exhibition and studios have broadly returned to exclusive theatrical releases for a period of approximately 45 days (versus the previous window of approximately 75 days), which is when most of a film's box office revenue is earned.

The modern megaplex theatre provides a greatly enhanced audio and visual experience for patrons. Additionally, national and local exhibitors have made significant strides to further enhance the customer experience. These enhancements include reserved, luxury seating and expanded food and beverage offerings, such as the addition of alcohol and more efficient point of sale systems. The evolution of the theatre industry over the last 30 years, from the sloped floor theatre to the megaplex stadium theatre to the expanded amenity theatre, demonstrates that exhibitors and their landlords are willing to make investments in their theatres to take the customer experience to the next level.

Movie-going has been a dominant out-of-home entertainment option for decades, with an average of approximately 15 million tickets sold weekly in North America in 2025. We believe that the evolution in theatres and enhanced customer experience will continue to bring customers back to enjoy film exhibition. While consumers have the option of watching streaming content at home, historical data indicates that theatre exhibition and at-home streaming options have successfully coexisted, highlighted by the fact that the most frequent moviegoers also spend the most time streaming. This is in part likely due to the fact that the majority of content streamed in-home is series-based content.

Consumer demand for moviegoing has repeatedly proven to be content-driven, with strong films delivering outsized attendance and revenues. Accordingly, the industry relies on a consistent cadence of wide release films supported by meaningful theatrical exclusivity windows. Potential studio consolidation could introduce risk that the number of wide release titles are reduced or theatrical windows are compressed.

Due to our asset concentration and historical challenges, we intend to reduce our investments in theatres in the future and further diversify our other experiential property types. We expect this to occur as we limit new investments in theatres, grow other target experiential property types and pursue opportunistic dispositions of theatre properties.

As of December 31, 2025, our owned theatre properties were leased to 17 different leading theatre operators. A significant portion of our total revenue was from American Multi-Cinema, Inc. ("AMC") and Cineworld Group, plc, Regal Entertainment Group and our other Regal theatre tenants (collectively, "Regal"). For the year ended December 31, 2025, approximately $97.4 million, or 13.6%, and $82.8 million, or 11.5%, of the Company's total revenue was from AMC and Regal, respectively.

------

*Eat & Play*

The emergence of the "eatertainment" category has inspired an increasing number of successful concepts that appeal to consumers by providing high-quality food and entertainment options all at one location. Our eat & play portfolio includes golf entertainment complexes, entertainment districts and family entertainment centers.

Our golf entertainment complexes combine golf with entertainment, competition and food and beverage service, and are leased to, or we have mortgage receivables from, Topgolf USA ("Topgolf"). By combining interactive entertainment with high-quality food and beverage and a long-lived recreational activity, Topgolf provides an innovative, enjoyable and repeatable customer experience. We expect to continue to pursue select opportunities related to golf entertainment complexes. A significant portion of our total revenue was from Topgolf, which totaled approximately $102.3 million, or 14.2%, of the Company's total revenue for the year ended December 31, 2025.

Entertainment districts are restaurant, retail and other entertainment venues typically anchored by a megaplex theatre. The opportunity to capitalize on the traffic generated by our existing market-dominant theatres to create entertainment districts not only strengthens the execution of the megaplex theatre, but adds diversity to our tenant and asset base. This broad selection of entertainment options creates a convenient and engaging experience for consumers who want to park their cars only once, and experience different forms of entertainment. We have and will continue to evaluate our existing portfolio for additional development of entertainment, retail and restaurant density, and we will also continue to evaluate the purchase or financing of existing entertainment districts that demonstrate strong financial performance and meet our quality standards. The leasing and property management requirements of our entertainment districts are generally met using third-party professional service providers.

Our family entertainment center operators offer a variety of entertainment options including bowling, laser tag, karting, arcade games and virtual reality experiences. Andretti Indoor Karting and Games ("Andretti") represents an operator that delivers a unique combination of entertainment options, combining electric go karts with immersive gaming. We have grown our investments with Andretti as they have consistently created highly entertaining and successful offerings. We will continue to seek opportunities for the acquisition, financing or development of family entertainment centers that leverage our expertise in this area.

*Attractions*

Our attractions portfolio consists primarily of waterparks and amusement parks, each of which draw a diverse segment of customers. These properties offer themed experiences designed to appeal to all ages while remaining accessible in both cost and proximity.

Our attraction operators continue to deliver innovative and compelling attractions along with high standards of service, making our attractions a day of fun that is accessible for families, teens, locals and tourists. As the attractions industry continues to evolve, innovative technologies and concepts are redefining the attractions experience.

Our attraction properties are leased to, or we have mortgage notes receivable from, eight different operators. We expect to continue to pursue opportunities in this area.

*Ski*

Our ski portfolio provides a sustainable advantage for the experience-oriented consumer, providing outdoor entertainment in the winter and, in some cases, year-round. All the ski properties that serve as collateral for our mortgage notes in this area, as well as our three owned properties, offer snowmaking capabilities and provide a variety of terrains and vertical drop options.

We believe that the primary appeal of our ski properties lies in the convenient and reliable experience consumers can expect. Given that all of our ski properties are located near major metropolitan areas, they offer skiing, snowboarding and other activities without the expense, travel, or lengthy preparations of remote ski resorts. Furthermore, advanced snowmaking capabilities increase the reliability of the experience during the winter versus other ski properties without such capabilities. These properties are leased to, or we have mortgage notes receivable from, three different operators. We expect to continue to pursue opportunities in this area.

------

*Experiential Lodging*

Experiential lodging meets the needs of consumers by providing a convenient, central location that combines high-quality lodging amenities with entertainment, recreation and leisure activities. The appeal of these properties attracts multiple generations at once. By offering more than the standard lodging destination, these properties provide an added incentive as consumers opt for distinctive, curated experiences. Our investments in experiential lodging are structured using triple-net leases and mortgage notes, and we currently operate two properties. We expect to continue to pursue opportunities for investments in experiential lodging.

*Fitness & Wellness*

The increased focus on holistic wellness has become a driving force within the fitness and wellness industry. From relaxing spas to intense spin classes, consumers are seeking an expanded set of offerings delivered across a variety of boutique fitness centers, larger fitness centers and resort spas. By allowing consumers to focus on their individual interests and goals in a community setting, operators gain loyalty and retention which are essential elements in the ongoing success of fitness and wellness facilities. Industry leaders remain at the forefront by offering personalization within congregate settings. Our tenants make it their goal to motivate, educate, and help consumers look and feel better. We expect to continue to pursue opportunities for investments in Fitness & Wellness.

*Gaming*

Our gaming portfolio is strategically focused on casino resorts and hotels leased to leading operators with a strong regulatory track record that seek to drive consumer loyalty and value through quality customer experiences, superior service, world-class affinity programs and continuous innovation on and off the gaming floor. Additionally, we target casino resorts and hotels that provide a wide array of experiential offerings outside of lodging and state-of-the-art gaming. Through live entertainment, various recreational opportunities, dining options and night clubs, the combination of amenities appeals to a broader demographic.

As of December 31, 2025, our investment in gaming consisted solely of land under ground lease related to the Resorts World Catskills casino and resort project in Sullivan County, New York. Our ground lease tenant has invested in excess of $930.0 million in the construction of the casino and resort project, and the casino first opened for business in February 2018. We will continue to pursue opportunities for investment in gaming under triple-net lease structures or mortgages.

*Cultural*

Our cultural investments seek to engage consumers and create memorable experiences and are evolving to offer immersive and interactive exhibits that encourage repeat visits. Combining an opportunity to experience animals, art or history with a congregate social experience, cultural venues, such as zoos, aquariums and museums, are reemerging as an entertainment option. As appreciation for the importance of leisure time is growing, cultural venues are broadening their appeal to reach a variety of customers.

Desiring to be a preeminent provider of location-based experiences, several trends have developed among cultural venues. Many are utilizing new technology, personalizing the guest experience and implementing an element of play that was previously absent. In making new investments in this property type, we will continue to identify the locations and tenants that execute well on these trends and have a history of strong attendance. City Museum in St. Louis is one of our properties and is a great example of an emerging category called "artainment," which is an art display that invites guests to interact and explore.

We believe that demand for cultural activities will continue to build, and we expect to continue to pursue opportunities in this area.

------

***Education***

As of December 31, 2025, our Education segment consisted of the following property types (owned or financed):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 46 early childhood education center properties; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• nine private school properties.

As of December 31, 2025, our wholly-owned Education real estate portfolio consisted of approximately 1.1 million square feet and was 100% leased. Our private schools provide an alternative to meet the significant demand for high-quality education in the United States. As educational choice remains a priority for parents, private schools provide yet another option for maximizing the educational experience. Our investment in early childhood education centers recognizes the growing demand for quality early childhood education facilities that offer the best educational experience in a competitive market. As discussed above, our growth going forward will be focused on experiential properties and therefore we do not expect to seek additional opportunities for education properties.

**Business Objectives and Strategies**

Our vision is to continue to build the premier diversified experiential REIT. We focus on real estate venues that create value by facilitating out of home leisure and recreation experiences where consumers choose to spend their discretionary time and money. These are properties that make up the social infrastructure of society.

Our long-term primary business objective is to enhance shareholder value by achieving predictable and increasing Funds From Operations As Adjusted ("FFOAA"), Adjusted Funds From Operations ("AFFO") and dividends per share (See Item 7 – "Management's Discussion and Analysis of Financial Condition and Results of Operations - Non-GAAP Financial Measures" for a discussion and reconciliations of FFOAA and AFFO, which are non-GAAP financial measures). Our growth strategy focuses on acquiring or developing experiential properties in which we maintain a depth of knowledge and relationships, and which we believe offer sustained performance throughout most economic cycles. We intend to achieve this objective by continuing to execute the Growth Strategies, Operating Strategies and Capitalization Strategies described below.

***Growth Strategies***

Our strategic growth is focused on acquiring or developing a high-quality, diversified portfolio of experiential real estate venues that create value by facilitating out of home leisure and recreation experiences where consumers choose to spend their discretionary time and money. We may also pursue opportunities to provide mortgage financing for these investments in certain situations where this structure is more advantageous than owning the underlying real estate.

Our focus on experiential properties is consistent with our strategic organizational design, which is structured around building a center of knowledge and strong operating competencies in the experiential real estate market. Retention and building of this knowledge depth creates a competitive advantage allowing us to more quickly identify key market trends.

------

To this end, we deliberately apply information and our ingenuity to identify properties that represent potential logical extensions within each of our existing experiential property types, or potential future additional experiential property types. As part of our strategic planning and portfolio management process, we assess new opportunities against the following underwriting principles:

*&nbsp;&nbsp;&nbsp;&nbsp;Industry*

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Experiential Alignment

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Proven Business Model

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Enduring Value

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Addressable Opportunity

*&nbsp;&nbsp;&nbsp;&nbsp;Property*

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Location Quality

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Competitive Position

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Location Rent Coverage

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Cash Flow Durability

&nbsp;&nbsp;&nbsp;&nbsp;*Tenant*

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Demonstrated Success

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Commitment

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Reputable Management

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Solid Credit Quality

We believe that our nearly 30 years of experience and knowledge in the experiential real estate market gives us the opportunity to be the dominant player in this area. Additionally, we have tenant and borrower relationships that provide us with access to investment opportunities.

***Operating Strategies***

*Lease Risk Minimization*

To avoid initial lease-up risks and produce a predictable income stream, we typically acquire or develop single-tenant properties that are leased under long-term leases. We believe our willingness to make long-term investments in properties offers our tenants financial flexibility and allows tenants to allocate capital to their core businesses. Although we will continue to emphasize single-tenant properties, we have acquired or developed, and may continue to acquire or develop, multi-tenant properties we believe add shareholder value.

*Lease Structure*

We structure our leasing arrangements to achieve a positive spread between our cost of capital and the rents paid by our tenants. We typically structure leases on a triple-net basis under which the tenants bear the principal portion of the financial and operational responsibility for the properties. During each lease term and any renewal periods, the leases typically provide for periodic increases in rent and/or percentage rent based upon a percentage of the tenant's gross sales over a predetermined level. In our multi-tenant property leases and some of our theatre leases, we generally require the tenant to pay a common area maintenance ("CAM") charge to defray its pro rata share of insurance, taxes and maintenance costs.

*Mortgage Structure*

We structure our mortgages to achieve economics similar to our triple-net lease structure with a positive spread between our cost of capital and the interest paid by our tenants. During each mortgage term and any renewal periods, the notes typically provide for periodic increases in interest and/or participating features based upon a percentage of the tenant's gross sales over a predetermined level. Many of our mortgage notes also contain provisions which provide us the option, subject to certain terms, to convert the outstanding balances to ownership of the underlying properties.

*Development and Redevelopment*

We intend to continue developing properties and redeveloping existing properties that are consistent with our growth strategies. We generally do not commence development or redevelopment projects without a signed lease or leases

------

providing for rental payments that are commensurate with our level of capital investment to minimize lease-up risks. In addition, to minimize overhead costs and to provide the greatest amount of flexibility, we generally outsource construction management to third-party firms.

We believe our build-to-suit development program is a competitive advantage. First, we believe our strong relationships with our tenants and developers drive new investment opportunities that are often exclusive to us, rather than bid broadly, and with our deep knowledge of their businesses, we believe we are a value-added partner in the underwriting of each new investment. Second, we offer financing from start to finish for a build-to-suit project such that there is no need for a tenant to seek separate construction and permanent financing, which we believe makes us a more attractive partner. Third, we are actively developing strong relationships with tenants in the experiential sector, leading to multiple investments without strict investment portfolio allocations. Finally, multiple investments with the same tenant allows us in most cases to include cross-default provisions in our lease or financing contracts, meaning a default in an obligation to us at one location is a default under all obligations with that tenant.

We will also investigate opportunities to redevelop certain of our existing properties. We may redevelop properties in conjunction with a lease renewal or new tenant, or we may redevelop properties that have more earnings potential due to the redevelopment. Additionally, certain of our properties have excess land where we will proactively seek opportunities to further develop.

*Tenant and Customer Relationships*

We intend to continue developing and maintaining long-term working relationships with experiential operators and developers by providing capital for multiple properties on a regional, national and international basis, thereby creating efficiency and value for both the operators and the Company.

*Portfolio Diversification*

We will endeavor to further diversify our asset base by property type, geographic location and customer. In pursuing this diversification strategy, we will target experiential business operators that we view as leaders in their property types and have the ability to compete effectively and perform under their agreements with the Company.

*Dispositions*

We will consider discretionary property dispositions for reasons such as underperformance, vacancies, opportunistically taking advantage of an above-market offer, reducing exposure related to a certain tenant, property type or geographic area, or creating price awareness of a certain property type.

***Capitalization Strategies***

*Debt and Equity Financing*

We believe that our shareholders are best served by a conservative capital structure. Therefore, we seek to maintain a conservative debt level on our balance sheet as measured primarily by our net debt to adjusted EBITDAre, a non-GAAP measure (see Item 7 – "Management's Discussion and Analysis of Financial Condition - Non-GAAP Financial Measures" for definitions and reconciliations). We also seek to maintain conservative interest, fixed charge, debt service coverage and net debt to gross asset ratios.

We rely primarily on an unsecured debt structure. In the future, while we may obtain secured debt from time to time or assume secured debt financing obligations in acquisitions, we intend to issue primarily unsecured debt securities to satisfy our debt financing needs. We believe this strategy increases our access to capital and permits us to more efficiently match available debt and equity financing to our ongoing capital requirements.

Our equity financing activities primarily include issuing common shares and preferred shares, including convertible preferred shares. We may issue equity capital through traditional underwritten registered public offerings, our at-the-market equity program ("ATM Program") or our Dividend Reinvestment and Direct Share Purchase Plan ("DSP Plan"). While issuances under our ATM Program and DSP Plan are typically smaller, they allow us to raise capital

------

more efficiently and on a recurring basis. We expect to continue accessing the equity markets as needed, including through these programs or in connection with future acquisitions.

*Joint Ventures*

We will examine and may pursue potential additional joint venture opportunities with institutional investors or developers if the investments to which they relate meet our guiding principles discussed above. We may employ higher leverage in joint ventures and be more inclined to use secured financing at the property level.

*Payment of Regular Dividends*

We expect to continue paying dividend distributions to our common shareholders monthly (as opposed to quarterly). We expect to continue paying dividend distributions to our preferred shareholders quarterly. Our Series C cumulative convertible preferred shares ("Series C preferred shares") have a dividend rate of 5.75%, our Series E cumulative convertible preferred shares ("Series E preferred shares") have a dividend rate of 9.00% and our Series G cumulative redeemable preferred shares ("Series G preferred shares") have a dividend rate of 5.75%. Among the factors the Company's board of trustees ("Board of Trustees") considers in setting the common share dividend rate are the applicable REIT tax rules and regulations that apply to dividends, the Company's results of operations, including FFOAA per share and AFFO per share, and the Company's Cash Available for Distribution (defined as net cash flow available for distribution after payment of operating expenses, debt service, preferred dividends and other obligations).

**Competition**

We compete for real estate financing opportunities with a wide range of real estate investors and lenders, including public and private REITs, private equity funds and traditional financial institutions such as banks and insurance companies. We believe our specialization in experiential real estate, focus on customer relationships and our underwriting discipline enhance our ability to compete for high-quality assets.

**Human Capital** 

Our strategy is specializing in investments in select enduring experiential properties in the real estate industry, and our people are vital to our success in executing on this strategy. As a human-capital intensive business, the long-term success of our firm depends on our people. Our Senior Vice President, Human Resources and Administration reports directly to our Chief Executive Officer to develop and oversee our human capital management objectives, programs and initiatives. In addition, our Board of Trustees is actively involved in our human capital management in its oversight of our long-term strategy and through its Compensation and Human Capital Committee and engagement with management. Our management regularly reports to the Compensation and Human Capital Committee regarding management's human capital objectives, programs and initiatives.

Our key human capital objectives are to attract, retain and develop the highest quality talent to ensure that we have the right talent, in the right place, at the right time. To achieve these objectives, our human capital programs are designed to develop talent to prepare them for critical roles and leadership positions for the future; reward and support associates through competitive pay, benefits, and perquisite programs; enhance our culture through efforts aimed at making the workplace more engaging and inclusive; acquire talent and facilitate internal talent mobility to create a high-performing workforce; and evolve and invest in technology, tools, and resources to enable associates at work. As of December 31, 2025, we had 54 full-time associates.

Examples of key programs and initiatives that are focused to attract, develop and retain our workforce include:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• **Associate Engagement -** We use Gallup to measure associate engagement through a survey administered annually. By focusing on engagement, we gather valuable information needed to engage and retain the most talented associates.

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• **Development -** We provide opportunities for our associates to learn and thrive as professionals, including educational reimbursement, mentorship, executive coaching and ongoing professional development. Annually, EPR hosts leadership development sessions for all levels of our organization.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• **Culture** - We strive to build a dedicated and engaged workforce by nurturing a culture that promotes innovation and teamwork. We work to ensure our culture is evolving and inclusive and believe in building teams with a mix of backgrounds and experiences that reflect the life experiences of our customers and the ultimate consumers of our customers' services.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• **Compensation and Benefits** - Our benefits include competitive base pay, performance-based restricted share awards and a 401(k) with a robust company match. We support our associates' physical and mental health through paid parental leave, industry-leading health care benefits, unlimited sick leave, flexible paid time off and associate assistance programs. In addition, we offer yearly wellness reimbursements, an on-site fitness center and fully stocked kitchens.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• **Community & Social Impact** - Giving back is one of our core values. We demonstrate this through our charitable giving program, EPR Impact, a key cornerstone of our social responsibility. Through a number of associates actively engaged in nonprofits and our commitment to donating to and sponsoring charitable causes and events, we are fortunate to partner with amazing organizations both locally and nationally. As a benefit to associates, EPR Impact's annual budget includes a pool of funds to support associate-directed contributions to nonprofit organizations where an associate is personally involved. Additionally, EPR will match associate contributions annually up to a given amount for contributions from their personal funds to nonprofit organizations that meet the criteria of the program.

**Regulation**

To maintain our status as a REIT for federal income tax purposes, we must distribute to our shareholders at least 90% of our taxable income for a calendar year, as well as satisfy certain assets, income, organizational, distribution, stockholder ownership and other requirements on a continuing basis. In addition, we are subject to numerous federal, state and local laws and regulations applicable to owners of real property. For instance, under federal, state and local environmental laws, we may be liable for the costs of removal or remediation of certain hazardous or toxic substances at, on, in or under our properties, as well as certain other potential costs relating to hazardous or toxic substances (including government fines and penalties and damages for injuries to persons and adjacent property). These laws may impose liability without regard to whether we knew of, or were responsible for, the presence or disposal of those substances. In addition, most of our properties must comply with the Americans with Disabilities Act ("ADA"). The ADA requires that public accommodations reasonably accommodate individuals with disabilities and that new construction or alterations be made to commercial facilities to conform to accessibility guidelines. The ownership, operation, and management of our gaming facilities are also subject to pervasive regulation. These gaming regulations impact our gaming tenants and persons associated with our gaming facilities, which in many jurisdictions include us as the landlord and owner of the real estate.

Our properties are also subject to various other federal, state and local regulatory requirements. We do not know whether existing requirements will change or whether compliance with future requirements will involve significant unanticipated expenditures. Although these expenditures would be the responsibility of our tenants in most cases and for our managers to oversee at our properties, if these tenants or managers fail to perform these obligations, we may be required to do so. For additional information regarding regulations applicable to our business, and risks associated with our failure to comply with such regulations, see Item 1A – "Risk Factors" in this Annual Report on Form 10-K.

**Principal Executive Offices**

The Company's principal executive offices are located at 909 Walnut Street, Suite 200, Kansas City, Missouri 64106; telephone (816) 472-1700.

------

**Materials Available on Our Website**

Our internet website address is www.eprkc.com. We make available, free of charge, through our website copies of our Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act as soon as reasonably practicable after we electronically file such material with, or furnish it to, the Securities and Exchange Commission (the "Commission" or "SEC"). You may also view our Code of Business Conduct and Ethics, Company Governance Guidelines, Independence Standards for Trustees and the charters of our Audit, Nominating/Company Governance, Finance and Compensation and Human Capital Committees on our website. Copies of these documents are also available in print to any person who requests them. We do not intend for information contained in our website to be part of this Annual Report on Form 10-K.

**<u>Item 1A. Risk Factors</u>**

There are many risks and uncertainties that can affect our current or future business, operating results, financial condition or share price. The following discussion describes important factors that could adversely affect our current or future business, operating results, financial condition or share price. This discussion includes a number of forward-looking statements. See "Cautionary Statement Concerning Forward-Looking Statements."

**Risks That May Impact Our Financial Condition or Performance**

***Global economic and geopolitical uncertainty, disruptions in the financial markets, inflation, and the challenging economic environment may impair our ability to refinance existing obligations or obtain new financing for acquisition or development of properties.***

There continues to be a high level of global economic and geopolitical challenges and uncertainty, including uncertainty regarding interest rates, inflationary pressures, tariffs and trade policies, geopolitical conflicts and political changes in the U.S. and abroad, all of which have contributed to volatility in the global financial markets and contributed to negative performance of the real estate sector. REITs are generally experiencing heightened risks and uncertainties resulting from current challenging economic conditions, including significant volatility and negative pressure in financial and capital markets, higher cost of capital, lasting impacts of high inflation and other risks and uncertainties associated with the current economic environment.

We rely in part on debt financing to finance our investments and development. To the extent that turmoil in the financial markets continues or intensifies, it has the potential to adversely affect our ability to refinance our existing obligations as they mature or obtain new financing for acquisition or development of properties and adversely affect the value of our investments. If we are unable to refinance existing indebtedness on attractive terms at its maturity, we may be forced to dispose of some of our assets. Uncertain economic conditions and disruptions in the financial markets could also result in a substantial decrease in the value of our investments, which could also make it more difficult to refinance existing obligations or obtain new financing. In addition, these factors may make it more difficult for us to sell properties or may adversely affect the price we receive for properties that we do sell, as prospective buyers may experience increased costs of capital or difficulties in obtaining capital. These events in the credit markets may have an adverse effect on other financial markets in the U.S., which may make it more difficult or costly for us to raise capital through the issuance of our common shares or preferred shares. In addition, disruptions in global financial markets may have other adverse effects on us, our tenants, our borrowers or the economy in general.

------

***The future outbreak of any highly infectious or contagious diseases, such as the COVID-19 pandemic, could materially and adversely impact or cause disruption to, our performance, financial condition, results of operations and cash flows.***

We cannot predict the degree to which the effects of any future pandemic, epidemic or outbreak of any highly infectious disease may adversely affect our business, financial condition and results of operations. The COVID-19 pandemic severely impacted global economic activity and caused significant volatility and negative pressure in financial markets. In response to the COVID-19 pandemic, many jurisdictions within the United States and abroad instituted health and safety measures, including quarantines, mandated business and school closures and travel restrictions. As a result, the COVID-19 pandemic severely impacted experiential real estate properties given that such properties involve congregate social activity and discretionary consumer spending.

***Inflation could adversely impact our customers and our results of operations.***

Inflation, both real and anticipated as well as any resulting governmental policies, could adversely affect the economy and the costs of labor, goods and services to our tenants or borrowers. Our long-term leases and loans typically contain provisions such as rent escalators, percentage rent or participating interest, designed to mitigate the adverse impact of inflation. However, these provisions may have limited effectiveness at mitigating the risk of high levels of inflation due to contractual limits on escalation, which exist on substantially all of our escalation provisions and the uncertainty that percentage rent and participating interest provisions will capture the impact of such inflation through higher revenues realized at the applicable properties. Many of our leases are triple-net and typically require the tenant to pay all property operating expenses and, therefore, increases in property-level expenses at our leased properties generally do not directly affect us. However, increased operating costs resulting from inflation could have an adverse impact on our tenants and borrowers if increases in their operating expenses exceed increases in their revenue, which may adversely affect our tenants' or borrowers' ability to pay rent or other obligations owed to us. An increase in our customers' expenses and a failure of their revenues to increase at least with inflation could adversely impact our customers' and our financial condition and our results of operations.

Additionally, a portion of our leases are not triple-net leases, which exposes us to the risk of potential common area maintenance expense slippage that occurs when the actual cost of taxes, insurance and maintenance at the property exceeds the reimbursements paid by tenants. To the extent any of these leases contain fixed expense reimbursement provisions or limitations, we may be subject to increases in costs resulting from inflation that are not fully passed through to tenants, which could adversely impact our financial condition and our results of operations.

Some of our investments are managed through a third-party manager. When we manage properties through a third-party manager, we rely on the performance of our properties and the ability of the properties' managers to increase revenues to keep pace with inflation, which may be limited by competitive pressures. An increase in our expenses at these properties and a failure of our revenues to increase at least with inflation could adversely impact our financial condition and our results of operations.

***Actual and perceived changes in U.S. trade policies, including changes to existing trade agreements and heightened global trade tensions, and retaliatory responses from other countries may have a material adverse effect on our business, results of operations and financial condition.***

Our business, results of operations and financial condition may be adversely affected by uncertainty and changes in U.S. trade policies, including tariffs, trade agreements or other trade restrictions imposed by the U.S. or other governments. During 2025, the U.S. government imposed, and is continuing to consider imposing, tariffs and trade restrictions on certain goods produced outside of the U.S., including an indication that a tariff on foreign-made films may be imposed. In response to these actions, certain foreign jurisdictions have imposed, or are considering imposing, tariffs and retaliatory restrictions on goods produced in the United States. These actions are unprecedented, have caused substantial uncertainty and volatility in financial markets and resulted in retaliatory countermeasures on U.S. goods by its trading partners.

Construction of our development projects requires access to steel and other materials. Any imposition of or increase in tariffs on imports of steel or other materials, as well as corresponding price increases for such materials available domestically, could increase our development project construction costs and our costs to maintain our existing properties. To the extent that we are unable to pass all or any such cost increases on to our customers, such cost

------

increases could adversely affect our returns on investment. Higher materials costs could also diminish our ability to develop new projects at acceptable returns and limit our ability to pursue growth opportunities.

Tariffs or other trade restrictions, increasing trade tensions, or other changes in similar governmental policies could increase our operating costs, reduce discretionary consumer spending, cause disruptions or shortages in global supply chains and negatively impact the U.S., regional or local economies in which we, our tenants or borrowers and their customers operate, any of which could adversely impact our business, results of operations and financial condition.

***Most of our customers, consisting primarily of tenants and borrowers, operate properties in market segments that depend upon discretionary spending by consumers. Any reduction in discretionary spending by consumers within the market segments in which our customers or potential customers operate could adversely affect such customers' operations and, in turn, reduce the demand for our properties or financing solutions.***

Most of our portfolio is leased to or financed with customers operating service or retail businesses on our property locations. Many of these customers operate services or businesses that are dependent upon consumer experiences. The success of most of these businesses depends on the willingness or ability of consumers to use their discretionary income to purchase our customers' products or services. A downturn in the economy, or a trend to not want to go "out of home," could cause consumers in each of our property types to reduce their discretionary spending within the market segments in which our customers or potential customers operate, which could adversely affect such customers' operations and, in turn, reduce the demand for our properties or financing solutions.

***Covenants in our debt instruments could adversely affect our financial condition and our acquisitions and development activities.***

Our unsecured revolving credit facility, senior notes and other loans that we may obtain in the future contain certain cross-default provisions as well as customary restrictions, requirements and other limitations on our ability to incur indebtedness, including covenants involving our maximum total debt to total asset value; maximum permitted investments; minimum tangible net worth; maximum secured debt to total asset value; maximum unsecured debt to eligible unencumbered properties; minimum unsecured interest coverage; and minimum fixed charge coverage. Our ability to borrow under our unsecured revolving credit facility is also subject to compliance with certain other covenants. We also have senior notes issued in a private placement transaction that are subject to certain covenants. In addition, some of our properties, including those held in joint ventures, are subject to mortgages that contain customary covenants such as those that limit our ability, without the prior consent of the lender, to further mortgage the applicable property or to discontinue or reduce insurance coverage.

The current challenging and uncertain economic environment could negatively impact our future compliance with financial covenants of our credit facility and other debt agreements and result in a default and potentially an acceleration of indebtedness. Under those circumstances, other sources of capital may not be available to us or be available only on unattractive terms. Additionally, our ability to satisfy current or prospective lenders' insurance requirements may be adversely affected if lenders generally insist upon greater insurance coverage than is available to us in the marketplace or on commercially reasonable terms.

We rely on debt financing, including borrowings under our unsecured revolving credit facility, issuances of debt securities and debt secured by individual properties, to finance our acquisition and development activities and for working capital. If we are unable to obtain financing from these or other sources, or to refinance existing indebtedness upon maturity, our financial condition and results of operations would likely be adversely affected. The ultimate extent to which the current challenging economic environment impacts our ability to comply with existing financial covenants and obtain financing will depend on future developments, which, as discussed above, are highly uncertain and cannot be predicted with confidence.

***Adverse changes in our credit ratings could impair our ability to obtain additional debt and equity financing on favorable terms, if at all, and negatively impact the market price of our securities, including our common shares.***

The credit ratings of our senior unsecured debt and preferred equity securities are based on our operating performance, liquidity and leverage ratios, overall financial position and other factors employed by the credit rating agencies in their rating analysis of us. Our credit ratings can affect the amount and type of capital we can access, as

------

well as the terms and costs of any financings we may obtain. There can be no assurance that we will be able to maintain our current credit ratings. In the event that our current credit ratings deteriorate, we would likely incur a higher cost of capital and it may be more difficult or expensive to obtain additional financing or refinance existing obligations and commitments. Also, downgrades in our credit ratings would trigger additional costs or other potentially negative consequences under our current and future credit facilities and future debt instruments.

***Elevated interest rates and future increases will likely increase interest cost on new debt and could materially adversely impact our ability to refinance existing debt, sell assets and limit our investment activities.***

Interest rates are highly sensitive to many factors that are beyond our control, including general economic conditions and policies of various governmental and regulatory agencies. The U.S. Federal Reserve raised the benchmark interest rate significantly in 2022 and again in 2023. Although the benchmark interest rate was decreased in the second half of 2024 and again in 2025, there can be no assurances that the rate will not increase in the future. Increases in interest rates could have an adverse impact on our business by increasing the cost of borrowing, affecting our interest costs and our ability to make new investments on favorable terms or at all. Rising interest rates, or the continuation of elevated rates into the future, could limit our ability to refinance existing debt when it matures or cause us to pay higher interest rates upon refinancing and increase interest expense on refinanced indebtedness. In addition, higher interest rates could decrease the amount third parties are willing to pay for our assets, thereby limiting our ability to reposition our portfolio efficiently in response to changes in economic or other conditions.

***We depend on leasing space to tenants on economically favorable terms and collecting rent from our tenants, who may not be able to pay.***

At any time, a tenant may experience a downturn in its business that may weaken its financial condition. Similarly, a general decline in the economy may result in a decline in demand for space at our commercial properties. Our financial results depend significantly on leasing space at our properties to tenants on economically favorable terms. In addition, because a majority of our income comes from leasing real property, our income, funds available to pay indebtedness and funds available for distribution to our shareholders will decrease if a significant number of our tenants cannot pay their rent or if we are not able to maintain our levels of occupancy on favorable terms. If our tenants cannot pay their rent or we are not able to maintain our levels of occupancy on favorable terms, there is also a risk that the fair value of the underlying property will be considered less than its carrying value and we may have to take a charge against earnings. In addition, if a tenant does not pay its rent, we might not be able to enforce our rights as landlord without significant delays and substantial legal costs.

A tenant becoming bankrupt or insolvent could diminish or eliminate the income we expect from that tenant's leases. If a tenant becomes insolvent or bankrupt, we cannot be sure that we could promptly recover the premises from the tenant or from a trustee or debtor-in-possession in a bankruptcy proceeding relating to the tenant. On the other hand, a bankruptcy court might authorize the tenant to terminate its leases with us. If that happens, our claim against the bankrupt tenant for unpaid future rent would be subject to statutory limitations that might be substantially less than the remaining rent owed under the leases. In addition, any claim we have for unpaid past rent would likely not be paid in full and we would take a charge against earnings for any accrued straight-line rent receivable related to the leases. We have experienced material customer bankruptcies in the past. Specifically, in 2022, Regal filed for protection under Chapter 11 of the U.S. Bankruptcy Code. There can be no assurances that our tenants will not become bankrupt or insolvent in the future.

------

***We could be adversely affected by a borrower's bankruptcy or default.***

If a borrower becomes bankrupt or insolvent or defaults under its loan, that could force us to declare a default and foreclose on any available collateral. As a result, future interest income recognition related to the applicable note receivable could be significantly reduced or eliminated. There is also a risk that the fair value of the collateral, if any, will be less than the carrying value of the note and accrued interest receivable at the time of a foreclosure and we may have to take a charge against earnings. If a property serves as collateral for a note, we may experience costs and delays in recovering the property in foreclosure or finding a substitute operator for the property. If a mortgage we hold is subordinated to senior financing secured by the property, our recovery would be limited to any amount remaining after satisfaction of all amounts due to the holder of the senior financing. In addition, to protect our subordinated investment, we may desire to refinance any senior financing. However, there is no assurance that such refinancing would be available or, if it were to be available, that the terms would be attractive. We may experience future defaults and bankruptcies, the breadth of which will depend upon the scope, severity and duration of the future events and circumstances heightening default and bankruptcy risks.

***We may sell or divest different properties or assets after an evaluation of our portfolio of businesses or as a result of a customer exercising a purchase or note pay-off option. Such sales or divestitures could affect our costs, revenues, results of operations, financial condition and liquidity.***

From time to time, we may evaluate our properties and may, as a result, sell or attempt to sell, divest, or spin-off different properties or assets, subject, if applicable, to the terms of lease agreements. In addition, certain of our customer agreements provide customers with purchase or note pay-off options. Future sales or divestitures could affect our costs, revenues, results of operations, financial condition, liquidity and our ability to comply with applicable financial covenants. Divestitures have inherent risks, including possible delays in closing transactions, potential difficulties in obtaining regulatory approvals, receiving lower-than-expected sales proceeds for the divested assets, potential impairment charges and potential post-closing claims for indemnification. In addition, economic conditions, such as high inflation or rising interest rates, and relatively illiquid real estate markets may result in fewer potential bidders and unsuccessful sales efforts with respect to potential sales or divestitures.

***We are exposed to the credit risk of our customers and counterparties and their failure to meet their financial obligations could adversely affect our business.***

Our business is subject to credit risk. There is a risk that a customer or counterparty will fail to meet its obligations when due. Customers and counterparties that owe us money may default on their obligations to us due to bankruptcy, lack of liquidity, operational failure or other reasons. Although we have procedures for reviewing credit exposures to specific customers and counterparties to address present credit concerns, default risk may arise from events or circumstances that are difficult to detect or foresee. Some of our risk management methods depend upon the evaluation of information regarding markets, clients or other matters that are publicly available or otherwise accessible by us. That information may not, in all cases, be accurate, complete, up-to-date or properly evaluated. In addition, concerns about, or a default by, one customer or counterparty could lead to significant liquidity problems, losses or defaults by other customers or counterparties, which in turn could adversely affect us. We may experience future rent deferral requests or defaults, the breadth of which will depend upon the scope, severity and duration of the future events and circumstances heightening credit risks. We may be materially and adversely affected in the event of a significant default by our customers and counterparties.

***From time to time, the base terms of some of our leases will expire and there is no assurance that such leases will be renewed at existing lease terms, at otherwise economically favorable terms or at all.***

From time to time, the base terms of some of our leases with our tenants will expire. These tenants have and may continue to seek rent or other concessions from us, including requiring us to modify the properties in order to renew their leases. There is no guarantee that we will be able to renew these leases at existing lease terms, at otherwise economically favorable terms or at all. In addition, if we fail to renew these leases, there can be no assurances that we will be able to locate substitute tenants for such properties or enter into leases with these substitute tenants on economically favorable terms, which may impact our financial results by lowering income or requiring us to record an impairment loss.

------

***Operating risks in the experiential real estate industry may affect the ability of our customers to perform under their leases or mortgages.***

The ability of our customers to operate successfully in the experiential real estate industry and remain current on their obligations depends on a number of factors, including, with respect to theatres, the availability and popularity of motion pictures, the performance of those pictures in tenants' markets, the allocation of popular pictures to tenants, the release window (the time that elapses from the date of a motion picture's theatrical release to the date it is available on other mediums) and the terms on which the motion pictures are licensed. In addition, motion picture production is highly dependent on labor that is subject to various collective bargaining agreements. The Writers Guild of America and the Screen Actors Guild strikes in 2023 significantly impacted the production and supply of motion pictures. Studios are party to collective bargaining agreements with a number of other labor unions, and failure to reach timely agreements or renewals of existing agreements or future strikes or labor disruptions may further affect the production, supply and theatrical release of motion pictures. Studios or motion picture distributors may, as a result of consolidation or otherwise, modify their traditional studio release models, such as reducing the number of wide release titles or reducing theatrical release windows. Neither we nor our customers control the operations of studios or motion picture distributors. There can be no assurances that motion picture distributors will continue to rely on theatres as the primary means of distributing first-run films and motion picture distributors have, and may in the future, consider alternative film delivery methods. In addition, in August 2020, a U.S. District Court granted the U.S. Department of Justice's request to terminate the Paramount Consent Decrees, which prohibit movie studios from owning theatres or utilizing "block booking," a practice whereby movie studios sell multiple films as a package to theatres, in addition to other restrictions. There can be no assurances as to the effects of this regulatory action or whether this regulatory action will materially adversely affect our theatre customers' operations and, in turn, their ability to perform under their leases.

Our other experiential customers are exposed to the risk of adverse economic conditions that can affect experiential activities. Eat & play, ski, attraction, experiential lodging, gaming, fitness & wellness and cultural properties are discretionary activities that can entail a relatively high cost of participation and may be adversely affected by an economic slowdown or recession. Economic conditions, including elevated interest rates and inflation, high unemployment and erosion of consumer confidence, may potentially have negative effects on our customers and on their results of operations. We cannot predict what impact these uncertainties may have on overall guest visitation, guest spending or other related trends and the ultimate impact it will have on our customers' operations and, in turn, their ability to perform under their respective leases or mortgages.

***Real estate is a competitive business.***

We operate in the highly competitive real estate industry. We compete with a large number of real estate property investors and developers including traded and non-traded public REITs, private equity investors, sovereign funds, institutional investment funds and other investors, some of whom are significantly larger and have greater resources, access to capital and lower costs of capital or different investment parameters. Some of these investors may be willing to accept lower returns on their investments or have greater financial resources or a lower cost of capital than we do, a greater ability to borrow funds to acquire properties and the ability to accept more risk than we prudently manage. This competition may increase the demand for the types of properties in which we typically invest and, therefore, reduce the number of suitable acquisition opportunities available to us and increase the prices paid for such acquisition properties. This competition will increase if investments in real estate become more attractive relative to other types of investment. Accordingly, competition for the acquisition of real property could materially and adversely affect us.

Principal factors of competition are rent or interest charged, attractiveness of location, the quality of the property and breadth and quality of services provided. If our competitors offer space at rental or interest rates below the rates we are currently charging our customers, we may lose potential customers, and we may be pressured to reduce our rental or interest rates below those we currently charge in order to retain customers when our customers' leases or mortgages expire. Our success depends upon, among other factors, trends of the national and local economies, financial condition and operating results of current and prospective customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation and population trends.

------

***Three customers represent a significant portion of our total revenues.***

Topgolf, AMC and Regal represent a significant portion of our total revenue. For the year ended December 31, 2025, total revenues of approximately $102.3 million or 14.2% were from Topgolf, approximately $97.4 million or 13.6% were from AMC and approximately $82.8 million or 11.5% were from Regal. We have diversified and expect to continue to diversify our real estate portfolio by entering into lease transactions or financing arrangements with a number of other tenants or borrowers. If for any reason Topgolf, AMC and/or Regal failed to perform under their lease or mortgage obligations for a significant period of time, or under any modified lease or mortgage obligations, we could be required to reduce or suspend our shareholder dividends and may not have sufficient funds to support operations or service our debt until substitute customers are obtained. If that happened, we cannot predict when or whether we could obtain substitute quality customers on acceptable terms.

***Properties we develop may not achieve sufficient operating results within expected timeframes and therefore the tenant or borrowers may not be able to pay their agreed upon rent or interest, and managed properties may not be able to operate profitably, which could adversely affect our financial results.***

A portion of our investments include build-to-suit projects. When construction is completed, these projects may require some period of time to achieve targeted operating results. For properties leased or financed, we may provide our tenants or borrowers with lease or financing terms that are more favorable to them during this timeframe. Tenants and borrowers that fail to achieve targeted operating results within expected timeframes may be unable to pay their obligations pursuant to the agreed upon lease or financing terms or at all. If we are required to restructure lease or financing terms or take other action with respect to the applicable property, our financial results may be impacted by lower revenues, recording an impairment or provision for loan loss or writing off rental or interest amounts. Additionally, if we have entered into a management agreement to operate a property we have developed, the project may not be able to achieve targeted operating results, which may impact our financial results by lowering income or recording an impairment loss.

***We have entered into management agreements to operate certain of our properties and we could be adversely affected if such managers do not manage these properties successfully.***

To maintain our status as a REIT, we are generally not permitted to directly operate our properties. As a result, from time to time, we enter into management agreements with third-party managers to operate certain properties. We utilize a third party manager for a limited number of theatres formerly operated by our tenants and may engage additional third-party managers in the future if customer defaults or bankruptcies result in our taking back properties. Additionally, we utilize a third party manager for the Kartrite Resort and Indoor Waterpark and two experiential lodging properties. For managed properties, our ability to direct and control how our properties are operated is less than if we were able to manage these properties directly. Under the terms of our management agreements, our participation in operating decisions relating to these properties is generally limited to certain matters. We do not supervise any of these managers or their personnel on a day-to-day basis. We cannot provide any assurances that the managers will manage our properties in a manner that is consistent with their respective obligations under the applicable management agreement or our obligations under any franchise agreements. We could be materially and adversely affected if any of our managers fail to effectively manage revenues and expenses, provide quality services and amenities, or otherwise fail to manage our properties in our best interests, and we may be financially responsible for the actions and inactions of the managers. In certain situations, we may terminate the management agreement. However, we can provide no assurances that we could identify a replacement manager, or that the replacement manager will manage our property successfully. A failure by our third-party managers to successfully manage our properties could lead to an increase in our operating expenses or decrease in our revenue, or both.

***Our indebtedness may affect our ability to operate our business and may have a material adverse effect on our financial condition and results of operations.***

We have a significant amount of indebtedness. As of December 31, 2025, we had total debt outstanding of approximately $2.9 billion. Our indebtedness could have important consequences, such as:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• limiting our ability to obtain additional financing to fund our working capital needs, acquisitions, capital expenditures or other debt service requirements or for other purposes;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• limiting our ability to use operating cash flow in other areas of our business because we must dedicate a substantial portion of these funds to service debt;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• limiting our ability to compete with other companies who are not as highly leveraged, as we may be less capable of responding to adverse economic and industry conditions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• restricting us from making strategic acquisitions, developing properties or pursuing business opportunities;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• restricting the way in which we conduct our business because of financial and operating covenants in the agreements governing our existing and future indebtedness;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• exposing us to potential events of default (if not cured or waived) under financial and operating covenants contained in our debt instruments that could have a material adverse effect on our business, financial condition and operating results;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• increasing our vulnerability to a downturn in general economic conditions or in pricing of our investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• negatively impacting our credit ratings; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• limiting our ability to react to changing market conditions in our industry and in our customers' industries.

In addition to our debt service obligations, our operations require substantial investments on a continuing basis. Our ability to make scheduled debt payments, to refinance our obligations with respect to our indebtedness and to fund capital and non-capital expenditures necessary to meet our remaining commitments on existing projects and maintain the condition of our assets, as well as to provide capacity for the growth of our business, depends on our financial and operating performance, which, in turn, is subject to prevailing economic conditions and financial, business, competitive, legal and other factors.

Subject to the restrictions in our unsecured revolving credit facility and the debt instruments governing our existing senior notes, we may incur significant additional indebtedness, including additional secured indebtedness. Although the terms of our unsecured revolving credit facility and the debt instruments governing our existing senior notes contain restrictions on the incurrence of additional indebtedness, these restrictions are subject to a number of qualifications and exceptions, and additional indebtedness incurred in compliance with these restrictions could be significant. If new debt is added to our current debt levels, the risks described above could increase.

***There are risks inherent in having indebtedness and using such indebtedness to fund acquisitions.***

We currently use debt to fund portions of our operations and acquisitions. In a rising or elevated interest rate environment, the cost of our existing variable rate debt and any new debt will likely increase or remain higher compared to historical periods. We have used leverage to acquire properties and expect to continue to do so in the future. Although the use of leverage is common in the real estate industry, our use of debt exposes us to some risks. If a significant number of our customers fail to make their lease or interest payments for a significant period of time, the risk of which has been heightened as a result of the generally challenging and uncertain economic environment, and we do not have sufficient cash to pay principal and interest on the debt, we could default on our debt obligations. A small amount of our debt financing is secured by mortgages on our properties and we may enter into additional secured mortgage financing in the future. If we fail to meet our mortgage payments, the lenders could declare a default and foreclose on those properties. We expect that our levels of investment spending will be limited in the near term due to elevated costs of capital.

***Most of our debt instruments contain balloon payments, which may adversely impact our financial performance and our ability to pay dividends.***

Most of our financing arrangements require us to make a lump-sum or "balloon" payment at maturity. There can be no assurance that we will be able to refinance such debt on favorable terms or at all, especially in light of elevated interest rates and other negative economic conditions. To the extent we cannot refinance such debt on favorable terms or at all, we may be forced to dispose of properties on disadvantageous terms or pay higher interest rates, either of which would have an adverse impact on our financial performance and ability to pay dividends to our shareholders.

***Without new financing, our growth is limited.***

As a REIT, we are required to distribute at least 90% of our taxable net income to shareholders in the form of dividends. Other than deciding to make these dividends in our common shares, we are limited in our ability to use internal capital to acquire properties and must continually raise new capital in order to continue to grow and

------

diversify our investment portfolio. Our ability to raise new capital depends in part on factors beyond our control, including conditions in equity and credit markets, conditions in the industries in which our customers are engaged and the performance of real estate investment trusts generally, all of which have been negatively impacted by generally challenging and uncertain economic conditions. We continually consider and evaluate a variety of potential transactions to raise additional capital, but we cannot assure that attractive alternatives will always be available to us, nor that our share price will increase or remain at a level that will permit us to continue to raise equity capital publicly or privately.

***Our real estate investments are concentrated in experiential real estate properties and a significant portion of those investments are in megaplex theatre properties, making us more vulnerable economically than if our investments were more diversified.***

We acquire, develop or finance experiential real estate properties. Although we are subject to the general risks inherent in concentrating investments in real estate, the risks resulting from a lack of diversification become even greater as a result of investing primarily in experiential real estate properties. These risks are further heightened by the fact that a significant portion of our investments are in megaplex theatre properties. Although a downturn in the real estate industry could significantly adversely affect the value of our properties, a downturn in the experiential real estate industry could compound this adverse effect. These adverse effects could be more pronounced than if we diversified our investments to a greater degree outside of experiential real estate properties or, more particularly, outside of megaplex theatre properties. Megaplex theatre properties depend on regular production and availability of motion pictures, which were severely disrupted during the COVID-19 pandemic and by the Writers Guild of America and Screen Actors Guild strikes in 2023. The future production and availability of motion pictures may be negatively affected by changes in traditional motion picture release models by studios or motion pictures distributors, as a result of consolidation or otherwise, such as reducing the number of wide release titles or reducing theatrical release windows. As a result, we are subject to more risk associated with megaplex theatres than if we had more diversified investments.

***If we fail to qualify as a REIT, we would be taxed as a corporation, which would substantially reduce funds available for payment of dividends to our shareholders.***

If we fail to qualify as a REIT for U.S. federal income tax purposes, we will be taxed as a corporation. We are organized and believe we qualify as a REIT, and intend to operate in a manner that will allow us to continue to qualify as a REIT. Qualification as a REIT involves the application of highly technical and complex provisions of the Internal Revenue Code of 1986, as amended (the "Internal Revenue Code"), on which there are only limited judicial and administrative interpretations, and depends on facts and circumstances not entirely within our control, including requirements relating to the sources of our gross income. Accordingly, we cannot provide any assurance that we have always qualified and will remain qualified as a REIT in the future. Even a technical or inadvertent violation could jeopardize our REIT qualification. Rents received or accrued by us from our tenants may not be treated as qualifying income for purposes of these requirements if the leases are not respected as true leases or qualified financing arrangements for U.S. federal income tax purposes and instead are treated as service contracts, joint ventures or some other type of arrangement. If some or all of our leases are not respected as true leases or qualified financing arrangements for U.S. federal income tax purposes and are not otherwise treated as generating qualifying REIT income, we may fail to qualify to be taxed as a REIT. Furthermore, our qualification as a REIT will depend on our satisfaction of certain asset, income, organizational, distribution, shareholder ownership and other requirements on a continuing basis. Our ability to satisfy the asset tests depends upon our analysis of the characterization and fair market values of our assets, some of which are not susceptible to a precise determination, and for which we may not obtain independent appraisals. In addition, future legislation, new regulations, administrative interpretations or court decisions may significantly change the tax laws, the application of the tax laws to our qualification as a REIT or the U.S. federal income tax consequences of that qualification.

If we were to fail to qualify as a REIT in any taxable year (including any prior taxable year for which the statute of limitations remains open), we would face tax consequences that could substantially reduce the funds available for the service of our debt and payment of dividends:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we would not be allowed a deduction for dividends paid to shareholders in computing our taxable income and would be subject to federal income tax at regular corporate rates;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we could be subject to increased state and local taxes;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• unless we are entitled to relief under statutory provisions, we could not elect to be treated as a REIT for four taxable years following the year in which we were disqualified; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we could be subject to tax penalties and interest.

In addition, if we fail to qualify as a REIT, we would no longer be required to pay dividends. As a result of these factors, our failure to qualify as a REIT could adversely affect the market price for our shares.

***In the event that we recognize a significant gain from cash settlement of a forward sale agreement under our ATM Program, the U.S. federal income tax treatment of the cash that we receive in such instance is unclear and could impact our ability to meet the REIT qualification requirements.***

We may enter into forward sale agreements from time to time in connection with our ATM Program and, subject to certain conditions, we have the right to elect physical, cash or net share settlement under these agreements at any time and from time to time, in part or in full. In the event that we elect to settle a forward sale agreement for cash and the settlement price is below the forward sale price, we would be entitled to receive a cash payment from the applicable forward purchaser(s). Under Section 1032 of the Internal Revenue Code, generally, no gains and losses are recognized by a corporation in dealing in its own shares, including pursuant to a "securities futures contract," as defined in the Internal Revenue Code by reference to the Exchange Act. Although we believe that any amount received by us in exchange for our common shares would qualify for the exemption under Section 1032 of the Internal Revenue Code, because it is not entirely clear whether a forward sale agreement qualifies as a "securities futures contract," the U.S. federal income tax treatment of any cash settlement payment we receive is uncertain. In the event that we recognize a significant gain from the cash settlement of a forward sale agreement, we might not be able to satisfy the gross income requirements applicable to REITs under the Internal Revenue Code. If we were to fail to satisfy one or both of the gross income tests for any taxable year, we may nevertheless qualify as a REIT for such year if we were entitled to relief under certain provisions of the Internal Revenue Code. If these relief provisions were inapplicable, we would not qualify to be taxed as a REIT.

***Even if we remain qualified for taxation as a REIT under the Internal Revenue Code, we may face other tax liabilities that reduce our funds available for payment of dividends to our shareholders.***

Even if we remain qualified for taxation as a REIT under the Internal Revenue Code, we may be subject to federal, state and local taxes on our income and assets, including taxes on any undistributed income, excise taxes, state or local income, property and transfer taxes, and other taxes. Also, some jurisdictions may in the future limit or eliminate favorable income tax deductions, including the dividends paid deduction, which could increase our income tax expense. In addition, in order to meet the requirements for qualification and taxation as a REIT under the Internal Revenue Code, prevent the recognition of particular types of non-cash income, or avert the imposition of a 100% tax that applies to specified gains derived by a REIT from dealer property or inventory, we may hold or dispose of some of our assets and conduct some of our operations through our taxable REIT subsidiaries ("TRSs") or other subsidiary corporations that will be subject to corporate level income tax at regular rates. In addition, while we intend that our transactions with our TRSs will be conducted on arm's length bases, we may be subject to a 100% excise tax on a transaction that the Internal Revenue Service ("IRS") or a court determines was not conducted at arm's length. Any of these taxes would decrease cash available for distribution to our shareholders.

------

***Distribution requirements imposed by law limit our flexibility.***

To maintain our status as a REIT for federal income tax purposes, we are generally required to distribute to our shareholders at least 90% of our taxable income for that calendar year. Our taxable income is determined without regard to any deduction for dividends paid and by excluding net capital gains. To the extent that we satisfy the distribution requirement but distribute less than 100% of our taxable income, we will be subject to federal corporate income tax on our undistributed income. In addition, we will incur a 4% nondeductible excise tax on the amount, if any, by which our distributions in any year are less than the sum of (i) 85% of our ordinary income for that year, (ii) 95% of our capital gain net income for that year and (iii) 100% of our undistributed taxable income from prior years. We intend to continue to make distributions to our shareholders to comply with the distribution requirements of the Internal Revenue Code and to reduce exposure to federal income and nondeductible excise taxes. Differences in timing between the receipt of income and the payment of expenses in determining our taxable income and the effect of required debt amortization payments could require us to borrow funds on a short-term basis in order to meet the distribution requirements that are necessary to achieve the tax benefits associated with qualifying as a REIT.

***If arrangements involving our TRSs fail to comply as intended with the REIT qualification and taxation rules, we may fail to qualify for taxation as a REIT under the Internal Revenue Code or be subject to significant penalty taxes.***

We lease some of our experiential lodging properties to our TRSs pursuant to arrangements that, under the Internal Revenue Code, are intended to qualify the rents we receive from our TRSs as income that satisfies the REIT gross income tests. We also intend that our transactions with our TRSs be conducted on an arm's length basis so that we and our TRSs will not be subject to penalty taxes under the Internal Revenue Code applicable to mispriced transactions. While relief provisions can sometimes excuse REIT gross income test failures, significant penalty taxes may still be imposed.

For our TRS arrangements to comply as intended with the REIT qualification and taxation rules under the Internal Revenue Code, a number of requirements must be satisfied, including:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our TRSs may not directly or indirectly operate or manage a lodging facility, or provide rights to operate or manage a lodging facility under a brand name, other than through an eligible independent contractor as defined by the Internal Revenue Code;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the leases to our TRSs must be respected as true leases for federal income tax purposes and not as service contracts, partnerships, joint ventures, financings or other types of arrangements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the leased properties must constitute qualified lodging facilities (including customary amenities and facilities) under the Internal Revenue Code;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our leased properties must be managed and operated on behalf of the TRSs by independent contractors who are less than 35% affiliated with us and who are actively engaged (or have affiliates so engaged) in the trade or business of managing and operating qualified lodging facilities for persons unrelated to us; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the rental and other terms of the leases must be arm's length.

We cannot be sure that the IRS or a court will agree with our assessment that our TRS arrangements comply as intended with REIT qualification and taxation rules. If arrangements involving our TRSs fail to comply as we intended, we may fail to qualify for taxation as a REIT under the Internal Revenue Code or be subject to significant penalty taxes.

***We may depend on distributions from our direct and indirect subsidiaries to service our debt and pay dividends to our shareholders. The creditors of these subsidiaries, and our direct creditors, are entitled to amounts payable to them before we pay any dividends to our shareholders.***

Substantially all of our assets are held through our subsidiaries. We depend on these subsidiaries for substantially all of our cash flow from operations. The creditors of each of our direct and indirect subsidiaries are entitled to payment of that subsidiary's obligations to them, when due and payable, before distributions may be made by that subsidiary to us. In addition, our creditors, whether secured or unsecured, are entitled to amounts payable to them before we may pay any dividends to our shareholders. Thus, our ability to service our debt obligations and pay dividends to holders of our common and preferred shares depends on our subsidiaries' ability first to satisfy their obligations to their creditors and then to pay distributions to us and our ability to satisfy our obligations to our direct creditors. Our

------

subsidiaries are separate and distinct legal entities and have no obligations, other than limited guaranties of certain of our debt, to make funds available to us.

***Our development financing arrangements expose us to funding and completion risks.***

Our ability to meet our construction financing obligations that we have undertaken or may in the future enter into depends on our ability to obtain equity or debt financing in the required amounts. There is no assurance we can obtain this financing or that the financing rates available will ensure a spread between our cost of capital and the rent or interest payable to us under the related leases or mortgage notes receivable. As a result, we could fail to meet our construction financing obligations or decide to cease such funding, which, in turn, could result in failed projects and penalties, each of which could have a material adverse impact on our results of operations and business.

***We have a limited number of associates and loss of personnel could harm our operations and adversely affect the value of our shares.***

We had 54 full-time associates as of December 31, 2025 and, therefore, the impact we may feel from the loss of an associate may be greater than the impact such a loss would have on a larger organization. We are particularly dependent on the efforts of our senior leadership team. While we believe that we could find replacements for our personnel, the loss of their services could harm our operations and adversely affect the value of our shares.

***We are subject to risks associated with the employment of personnel by managers of certain of our properties.***

Managers of certain of our properties are responsible for hiring and maintaining the labor force at each of these properties. Although we do not directly employ or manage associates at these properties, we are subject to many of the costs and risks associated with such labor force, including but not limited to risks associated with that certain union contract binding the manager of our Kartrite Resort and Indoor Waterpark and overall labor shortages. From time to time, the operations of our properties that are managed by third parties may be disrupted as a result of strikes, lockouts, public demonstrations or other negative actions and publicity. We may also incur increased legal costs and indirect labor costs as a result of contract disputes and other events. The resolution of labor disputes or renegotiated labor contracts could lead to increased labor costs, either by increases in wages or benefits or by changes in work rules.

***We may in the future have greater dependence upon the gaming industry and may be susceptible to the risks associated with it, which could materially and adversely affect our business, financial condition, liquidity, results of operations and prospects.***

As a landlord of gaming facilities or secured creditor to gaming operators, we may be impacted by the risks associated with the gaming industry. Therefore, so long as we make investments in gaming-related assets, our success is dependent on the gaming industry, which could be adversely affected by economic conditions in general, changes in consumer trends and preferences and other factors over which we and our tenants have no control, such as public health crises, labor shortages, travel restrictions, supply chain disruptions and generally challenging and uncertain economic conditions. A component of the rent under our gaming facility lease agreements may be based, over time, on the performance of the gaming facilities operated by our tenants on our properties and any decline in the operating results of our gaming tenants could be material and adverse to our business, financial condition, liquidity, results of operations and prospects.

The gaming industry is characterized by a high degree of competition among a large number of participants, including riverboat casinos, dockside casinos, land-based casinos, video lottery, sweepstakes and poker machines not located in casinos, Native American gaming, internet lotteries and other internet wagering gaming services and, in a broader sense, gaming operators face competition from all manner of leisure and entertainment activities. Competition in the gaming industry is intense in most of the markets where our facilities are located. Recently, there has been additional significant competition in the gaming industry as a result of the upgrading or expansion of facilities by existing market participants, the entrance of new gaming participants into a market, internet gaming and legislative changes. As competing properties and new markets are opened, we may be negatively impacted. Additionally, decreases in discretionary consumer spending brought about by weakened general economic conditions such as, but not limited to, higher interest rates, high inflation, lackluster recoveries from recessions, high unemployment levels, higher income taxes, low levels of consumer confidence, weakness in the housing market,

------

cultural and demographic changes and increased stock market volatility may negatively impact our revenues and operating cash flows.

***We and our tenants face extensive regulation from gaming and other regulatory authorities with respect to our gaming properties.***

The ownership, operation, and management of gaming facilities are subject to pervasive regulation. These gaming regulations impact our gaming tenants and persons associated with our gaming facilities, which in many jurisdictions include us as the landlord and owner of the real estate. Certain gaming authorities in the jurisdictions in which we hold properties may require us and/or our affiliates to maintain a license as a key business entity or supplier because of our status as landlord. Gaming authorities also retain great discretion to require us to be found suitable as a landlord, and certain of our shareholders, officers and trustees may be required to be found suitable as well.

In many jurisdictions, gaming laws can require certain of our shareholders to file an application, be investigated, and qualify or have their suitability determined by gaming authorities. Gaming authorities have very broad discretion in determining whether an applicant should be deemed suitable. Subject to certain administrative proceeding requirements, the gaming regulators have the authority to deny any application or limit, condition, restrict, revoke or suspend any license, registration, finding of suitability or approval, or fine any person licensed, registered or found suitable or approved, for any cause deemed reasonable by the gaming authorities.

Gaming authorities may conduct investigations into the conduct or associations of our trustees, officers, key associates or investors to ensure compliance with applicable standards. If we are required to be found suitable and are found suitable as a landlord, we will be registered as a public company with the gaming authorities and will be subject to disciplinary action if, after we receive notice that a person is unsuitable to be a shareholder or to have any other relationship with us, we:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• pay that person any distribution or interest upon any of our voting securities;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• allow that person to exercise, directly or indirectly, any voting right conferred through securities held by that person;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• pay remuneration in any form to that person for services rendered or otherwise; or

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• fail to pursue all lawful efforts to require such unsuitable person to relinquish his or her voting securities, including, if necessary, the immediate purchase of the voting securities for cash at fair market value.

Many jurisdictions also require any person who acquires beneficial ownership of more than a certain percentage of voting securities of a gaming company and, in some jurisdictions, non-voting securities, typically 5% of a publicly-traded company, to report the acquisition to gaming authorities, and gaming authorities may require such holders to apply for qualification, licensure or a finding of suitability, subject to limited exceptions for "institutional investors" that hold a company's voting securities for passive investment purposes only.

***Required regulatory approvals can delay or prohibit transfers of our gaming properties, which could result in periods in which we are unable to receive rent for such properties.***

The tenant of our gaming property is (and any future tenants of our gaming properties will be) a gaming operator required to be licensed under applicable law. If our gaming facility lease agreement, or any such future lease agreements we enter into, are terminated (which could be required by a regulatory agency) or expire, any new tenant must be licensed and receive other regulatory approvals to operate our properties as gaming facilities. Any delay in, or inability of, the new tenant to receive required licenses and other regulatory approvals from the applicable state and county government agencies to operate the properties as gaming facilities may prolong the period during which we are unable to collect the applicable rent. Further, in the event that our gaming facility lease agreement or future lease agreements are terminated or expire and a new tenant is not licensed or fails to receive other regulatory approvals, the properties may not be operated as gaming facilities and we will not be able to collect the applicable rent. Moreover, we may be unable to transfer or sell the affected properties as gaming facilities, which could materially and adversely affect our business, financial condition, liquidity, results of operations and prospects.

------

***We face risks associated with security breaches through cyber-attacks, cyber-intrusions or otherwise, as well as other significant disruptions of our information technology networks and related systems.***

We face risks associated with security breaches, whether through cyber-attacks or cyber-intrusions over the internet, malware, computer viruses, attachments to e-mails, persons inside our organization or persons with access to systems inside our organization, and other significant disruptions of our information technology ("IT") networks and related systems. The risk of a security breach or disruption, particularly through cyber-attack or cyber-intrusion, including by computer hackers, foreign governments and cyber terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and intrusions from around the world have increased. These risks are further heightened by factors such as developments in artificial intelligence, increased remote working and geopolitical turmoil. Our IT networks and related systems are essential to the operation of our business and our ability to perform day-to-day operations, including the increase in remote access and operations due to reshaping traditional working dynamics. Although we make efforts to maintain the security and integrity of these types of IT networks and related systems, and we have implemented various measures to manage the risk of a security breach or disruption, there can be no assurance that our security efforts and measures will be effective or that attempted security breaches or disruptions would not be successful or damaging. A security breach or other significant disruption involving our IT networks and related systems could disrupt the proper functioning of our networks and systems; result in misstated financial reports, violations of loan covenants and/or missed reporting deadlines; result in our inability to monitor our compliance with the rules and regulations regarding our qualification as a REIT; result in the unauthorized access to, and destruction, loss, theft, misappropriation or release of proprietary, confidential, sensitive or otherwise valuable information of ours or others, which could be used to compete against us or for disruptive, destructive or otherwise harmful purposes and outcomes; require significant management attention and resources to remedy any damages that result; subject us to claims for breach of contract, damages, credits, penalties or termination of certain agreements; or damage our reputation among our tenants and investors generally. Any or all of the foregoing could have a material adverse effect on our financial condition, results of operations, cash flow and ability to make distributions with respect to, and the market price of, our common shares. We may also incur losses in connection with security breaches that exceed coverage limits under our cyber insurance policies. Our service providers, tenants, managers of our properties and other customers and their business partners are exposed to similar risks and the occurrence of a security breach or other disruption with respect to their information technology and infrastructure could, in turn, have a material adverse impact on our results of operations and business.

***The use of artificial intelligence presents risks and challenges that may adversely impact our business and operating results or that of our customers.***

We may adopt and integrate generative artificial intelligence and machine learning (collectively, "AI") tools into our operations to enhance efficiencies and streamline existing systems, and our customers may similarly implement such tools. However, the deployment and maintenance of AI tools may entail substantial risks. While these tools hold promise in optimizing processes and driving efficiencies, as with many technological innovations, they also pose inherent risks. These include, but are not limited to, the potential for inaccuracy, bias, intellectual property infringement, or misappropriation, as well as concerns regarding data privacy and cybersecurity.

As AI technologies become more advanced, cybercriminals may develop more sophisticated attack methods. Such methods may include the use of AI to automate and enhance phishing schemes, advance malware, and carry out more effective cyberattacks. The AI-driven cyber threats could be harder to detect and counteract, which may pose significant risks to our data security and the integrity of our systems and those of our customers and third-party service providers. If such AI-enhanced cyberattacks are successful, they could lead to substantial data breaches, loss of sensitive information, and significant financial and reputational damage.

------

***Changes in accounting standards issued by the Financial Accounting Standards Board ("FASB") or other standard-setting bodies may adversely affect our business.***

Our financial statements are subject to the application of U.S. GAAP, which is periodically revised and/or expanded. From time to time, we are required to adopt new or revised accounting standards issued by recognized authoritative bodies, including the FASB and the SEC. It is possible that accounting standards we are required to adopt may require changes to the current accounting treatment that we apply to our consolidated financial statements and may require us to make significant changes to our systems. Changes in accounting standards could result in a material adverse impact on our business, financial condition and results of operations.

**Risks That Apply to Our Real Estate Business**

***Real estate income and the value of real estate investments fluctuate due to various factors.***

The value of real estate fluctuates depending on conditions in the general economy and the real estate business. These conditions may also limit our revenues and available cash. Valuations and appraisals of our assets are estimates of fair value and may not necessarily correspond to realizable value. The rents, interest and other payments we receive and the occupancy levels at our properties may decline as a result of adverse changes in any of the factors that affect the value of our real estate. If our revenues decline, we generally would expect to have less cash available to pay our indebtedness and distribute to our shareholders. In addition, some of our unreimbursed costs of owning real estate may not decline when the related rents decline.

The factors that affect the value of our real estate include, among other things:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• international, national, regional and local economic conditions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• consequences of any armed conflict involving, or terrorist attack against, the U.S. or Canada;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the threat of domestic terrorism or pandemic or other illness outbreaks (such as COVID-19 or variants thereof), which could cause consumers to avoid congregate settings;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our ability or the ability of our tenants or managers to secure adequate insurance;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• natural disasters, such as earthquakes, hurricanes, wildfires and floods, which could exceed the aggregate limits of insurance coverage;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• impacts of climate change;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• local conditions such as an oversupply of space or lodging properties or a reduction in demand for real estate in the area;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• competition from other available space or, in the case of our experiential lodging properties, competition from other lodging properties or alternative lodging options in our markets;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• whether tenants and users such as customers of our tenants consider a property attractive;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the financial condition of our tenants, borrowers and managers, including the extent of bankruptcies or defaults;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• higher levels of inflation;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• whether we are able to pass some or all of any increased operating costs through to tenants or other customers;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• how well we manage our properties or how well the managers of properties manage those properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• in the case of our experiential lodging properties, dependence on demand from business and leisure travelers, which may fluctuate and be seasonal;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• fluctuations in interest rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• changes in real estate taxes and other expenses;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• changes in market rental rates;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the timing and costs associated with property improvements and rentals;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• changes in taxation or zoning laws;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• government regulation;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• availability of financing on acceptable terms or at all and the costs of such financing;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• potential liability under environmental or other laws or regulations; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• general competitive factors.

------

The rents, interest and other payments we receive and the occupancy levels at our properties may decline as a result of adverse changes in any of these factors. If our revenues decline, we generally would expect to have less cash available to pay our indebtedness and distribute to our shareholders. In addition, some of our unreimbursed costs of owning real estate may not decline when the related rents decline.

***There are risks associated with owning and leasing real estate.***

Although our lease terms, in most cases, obligate the tenants to bear substantially all of the costs of operating the properties and our managers to manage such costs, investing in real estate involves a number of risks, including:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the risk that tenants will not perform under their leases or that managers will not perform under their management agreements, reducing our income from such leases or properties under such management;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may not always be able to lease properties at favorable rates or certain tenants may require significant capital expenditures by us to conform existing properties to their requirements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may not always be able to sell a property when we desire to do so at a favorable price; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• changes in tax, zoning or other laws could make properties less attractive or less profitable.

If a tenant fails to perform on its lease covenants or a manager fails to perform on its management covenants, that would not excuse us from meeting any debt obligation secured by the property and could require us to fund reserves in favor of our lenders, thereby reducing funds available for payment of dividends. We cannot be assured that tenants or managers will elect to renew their leases or management agreements when the terms expire. If a tenant or manager does not renew its lease or agreement or if a tenant or a manager defaults on its lease or management obligations, there is no assurance we could obtain a substitute tenant or manager on acceptable terms. If we cannot obtain another quality tenant or manager, we may be required to modify the property for a different use, which may involve a significant capital expenditure and a delay in re-leasing the property or obtaining a new manager.

***Some potential losses are not covered by insurance.***

Our leases with tenants, financing arrangements with borrowers and agreements with managers of our properties require the customers and managers to carry comprehensive liability, casualty, workers' compensation, extended coverage and rental loss insurance on our properties, as applicable. We believe the required coverage is of the type, and amount, customarily obtained by an owner of similar properties. We believe all of our properties are adequately insured. However, we are exposed to risks that the insurance coverage levels required under our leases with tenants, financing arrangements with borrowers and agreements with managers of our properties may increase in cost significantly or be inadequate, and these risks may be increased as we expand our portfolio into experiential properties that may present more risk of loss as compared to properties in our existing portfolio. In addition, there are some types of losses, such as pandemics, catastrophic acts of nature, acts of war or riots, for which we, our customers or managers of our properties cannot obtain insurance at an acceptable cost or at all. If there is an uninsured loss or a loss in excess of insurance limits, we could lose both the revenues generated by the affected property and the capital we have invested in the property. We would, however, remain obligated to repay any mortgage indebtedness or other obligations related to the property. In addition, the cost of insurance protection against terrorist acts has risen dramatically over the years. There can be no assurance our customers or managers of our properties will be able to obtain terrorism insurance coverage, as applicable, or that any coverage they do obtain will adequately protect our properties against loss from terrorist attack.

***Joint ventures may limit flexibility with jointly owned investments.***

We may continue to acquire or develop properties in joint ventures with third parties when those transactions appear desirable. We would not own the entire interest in any property acquired by a joint venture. Our participation in joint ventures subjects us to risks, including but not limited to, the following risks that:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may need our partner(s)' consent for major decisions regarding a joint venture property;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture partners may have different objectives than us regarding the appropriate timing and terms of any sale or refinancing of a property, its operation or, if applicable, the commencement of development activities;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture partners may be structured differently than us for tax purposes and this could create conflicts of interest, including with respect to our compliance with the REIT requirements, and our REIT status could be jeopardized if any of our joint ventures do not operate in compliance with REIT requirements;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture partners may have competing interests in our markets that could create conflicts of interest;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture partners may default on their obligations, which could necessitate that we fulfill their obligations ourselves or forfeit our interest in the ventures;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint ventures may be unable to repay any amounts that we may loan to them;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture agreements may contain provisions limiting the liquidity of our interest for sale or sale of the entire asset;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• as the general partner or managing member of a joint venture, we could be generally liable under applicable law for the debts and obligations of the venture, and we may not be entitled to contribution or indemnification from our partners; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our joint venture agreements may contain provisions that allow our partners to remove us as the general partner or managing member for cause, and this could result in liability for us to our partners under the governing agreement of the joint venture.

If we have a dispute with a joint venture partner, we may feel it necessary or become obligated to acquire the partner's interest in the venture or to forfeit our interest in the venture. However, we cannot ensure that the price we would have to pay or the timing of the acquisition would be favorable to us. If we are invested in a joint venture in which control over significant decisions is shared, the assets and financial results of the joint venture may not be reportable by us on a consolidated basis. To the extent we have commitments to, or on behalf of, or are dependent on, any such "off-balance sheet" arrangements, or if those arrangements or their properties or leases are subject to material contingencies, our liquidity, financial condition and operating results could be adversely affected by those commitments or off-balance sheet arrangements.

***Our multi-tenant properties expose us to additional risks.***

Our entertainment districts and similar properties we may seek to acquire or develop in the future, involve risks not typically encountered in the purchase and lease-back of real estate properties that are operated by a single tenant. The ownership or development of multi-tenant retail centers could expose us to the risk that a sufficient number of suitable tenants may not be found to enable the centers to operate profitably and provide a return to us. This risk may be compounded by the failure of existing tenants to satisfy their obligations due to various factors, including economic downturns or inflation. These risks, in turn, could cause a material adverse impact to our results of operations and business.

Retail centers are also subject to tenant turnover and fluctuations in occupancy rates, which could affect our operating results. Multi-tenant retail centers also expose us to the risk of potential common area maintenance expense slippage, which may occur when the actual cost of taxes, insurance and maintenance at the property exceeds the common area maintenance fees paid by tenants.

***We may from time to time be subject to litigation that could negatively impact our financial condition, cash flows, results of operations and the trading price of our shares.***

We may from time to time be a defendant in lawsuits and regulatory proceedings relating to our business or properties. Such litigation and proceedings may result in defense costs, settlements, fines, or judgments against us, some of which may not be covered by insurance. Due to the inherent uncertainties of litigation and regulatory proceedings, we cannot accurately predict the ultimate outcome of any such litigation or proceedings. An unfavorable outcome may result in our having to pay significant fines, judgments, or settlements, which, if uninsured, or if exceeding insurance coverage, could adversely impact our financial condition, cash flows, results of operations and the trading price of our shares. Additionally, certain proceedings or the resolution of certain proceedings may affect the availability or cost of some of our insurance coverage, exposing us to increased risks for which we may be uninsured.

------

***Failure to comply with the Americans with Disabilities Act and other laws could result in substantial costs.***

Most of our properties must comply with the ADA. The ADA requires that public accommodations reasonably accommodate individuals with disabilities and that new construction or alterations be made to commercial facilities to conform to accessibility guidelines. Failure to comply with the ADA can result in injunctions, fines, damage awards to private parties and additional capital expenditures to remedy noncompliance. Our leases with tenants, financing arrangements with borrowers and agreements with managers of our properties require them to comply with the ADA.

Our properties are also subject to various other federal, state and local regulatory requirements. We do not know whether existing requirements will change or whether compliance with future requirements will involve significant unanticipated expenditures. Although these expenditures would be the responsibility of our customers in most cases, if these customers fail to perform these obligations, we may be required to do so.

***Potential liability for environmental contamination could result in substantial costs.***

Under federal, state and local environmental laws, we may be required to investigate and clean up any release of hazardous or toxic substances or petroleum products at our properties, regardless of our knowledge or actual responsibility, simply because of our current or past ownership of the real estate. If unidentified environmental problems arise, we may have to make substantial payments, which could adversely affect our cash flow and our ability to service our debt and pay dividends to our shareholders. This is because:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• as owner, we may have to pay for property damage and for investigation and clean-up costs incurred in connection with the contamination;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the law may impose clean-up responsibility and liability regardless of whether the owner or operator knew of or caused the contamination;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• even if more than one person is responsible for the contamination, each person who shares legal liability under environmental laws may be held responsible for all of the clean-up costs; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• governmental entities and third parties may sue the owner or operator of a contaminated site for damages and costs.

These costs could be substantial and in extreme cases could exceed the value of the contaminated property. The presence of hazardous substances or petroleum products or the failure to properly remediate contamination may adversely affect our ability to borrow against, sell or lease an affected property. In addition, some environmental laws create liens on contaminated sites in favor of the government for damages and costs it incurs in connection with a contamination. Most of our loan agreements require the Company or a subsidiary to indemnify the lender against environmental liabilities. Our leases with tenants and agreements with managers of our properties require them to operate the properties in compliance with environmental laws and to indemnify us against environmental liability arising from the operation of the properties. We believe all of our properties are in material compliance with environmental laws. However, we could be subject to strict liability under environmental laws because we own the properties. There is also a risk that tenants and borrowers may not satisfy their environmental compliance and indemnification obligations under the leases or other agreements. Any of these events could substantially increase our cost of operations, require us to fund environmental indemnities in favor of our lenders, limit the amount we could borrow under our unsecured revolving credit facility and reduce our ability to service our debt and pay dividends to shareholders.

------

***We are exposed to the potential impacts of future climate change and climate-change related risks.***

We are exposed to potential physical risks from possible future changes in climate. We have significant investments in coastal markets, some of which may be targeted for future growth. Those coastal markets have historically experienced severe weather events, such as severe storms and prolonged drought, as well as other natural catastrophes such as wildfires and floods. If the frequency of extreme weather and other natural events increases due to climate change, our exposure to these events could increase. We may also be adversely impacted as a real estate owner, operator and developer in the future by stricter energy and water efficiency standards, water access for our properties or greenhouse gas regulations. Climate change may also have indirect negative effects on our business by increasing the cost of, or decreasing the availability of, property insurance on terms we find acceptable and increasing the cost of energy and building materials.

Compliance with new laws or regulations and investor expectations relating to climate change and climate change disclosure, including compliance with securities and any federal or state disclosure requirements, voluntary compliance with independent rating systems and "green" building codes, may require us or our customers to make improvements to our existing properties or result in increased operating costs, thereby impacting the financial condition of our customers and their ability to meet their lease or debt obligations. We cannot give any assurance that other such conditions do not exist or may not arise in the future. The potential impacts of future climate change on our real estate properties could adversely affect our ability to lease, develop or sell such properties. If we are unable to comply with laws and regulations on climate change or implement effective sustainability strategies, our reputation among our customers and investors may be damaged and we may incur fines or penalties.

***Real estate investments are relatively illiquid.***

We may desire to sell properties in the future because of changes in market conditions, poor tenant performance or default of any mortgage we hold, or to avail ourselves of other opportunities. We may also be required to sell a property in the future to meet debt obligations or avoid a default. Specialty real estate projects such as our investments cannot always be sold quickly, and we cannot assure you that we could always obtain a favorable price. In addition, the Internal Revenue Code limits our ability to sell our properties. We may be required to invest in the restoration or modification of a property before we can sell it. The inability to respond promptly to changes in the performance of our property portfolio could adversely affect our financial condition and ability to service our debt and pay dividends to our shareholders.

***There are risks in owning assets outside the United States.***

------

***There are risks in owning or financing properties for which the tenants', borrowers', or our operations may be impacted by weather conditions, climate change and natural disasters.***

Severe weather events, such as severe storms and prolonged drought, as well as other natural catastrophes such as wildfires and floods may interrupt the operations of an operator, damage our properties, reduce the number of guests who visit the properties in affected areas or negatively impact an operator's revenue and profitability. Damage to our properties could take a long time to repair and there is no guarantee that we would have adequate insurance to cover the costs of repair and recoup lost profits. Furthermore, such a disaster may interrupt or impede access to our affected properties or require evacuations and may cause visits to our affected properties to decrease for an indefinite period. The ability of our operators to attract visitors to our experiential lodging properties is also influenced by the aesthetics and natural beauty of the outdoor environment where these resorts are located. Severe weather events, such as severe storms and prolonged drought, as well as other natural catastrophes such as wildfires and floods could negatively impact the natural beauty of our resort properties and have a long-term negative impact on an operator's overall guest visitation as it could take several years for the environment to recover.

We have acquired and financed ski properties and expect to do so in the future. The operators of these properties, our tenants or borrowers, are dependent upon the operations of the properties to pay their rents and service their loans. The ski property operator's ability to attract visitors is influenced by weather conditions and climate change in general, each of which may impact the amount of snowfall during the ski season. Adverse weather conditions may discourage visitors from participating in outdoor activities. In addition, unseasonably warm weather may result in inadequate natural snowfall, which increases the cost of snowmaking, and could render snowmaking wholly or partially ineffective in maintaining quality skiing conditions and attracting visitors. Excessive natural snowfall may materially increase the costs incurred for grooming trails and may also make it difficult for visitors to obtain access to ski properties. We also own and finance attractions that would also be subject to risks relating to weather conditions such as in the case of waterparks and amusement parks, including excessive rainfall or unseasonable temperatures. Prolonged periods of adverse weather conditions, or the occurrence of such conditions during peak visitation periods, could have a material adverse effect on the operator's financial results and could impair the ability of the operator to make rental or other payments or service our loans.

***We face risks associated with the development, redevelopment and expansion of properties and the acquisition of other real estate related companies.***

We may develop, redevelop or expand new or existing properties or acquire other real estate related companies, and these activities are subject to various risks. We may not be successful in pursuing such development or acquisition opportunities. In addition, newly developed or redeveloped/expanded properties or newly acquired companies may not perform as well as expected. We are subject to other risks in connection with any such development or acquisition activities, including the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may not succeed in completing developments or consummating desired acquisitions on time;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may face competition in pursuing development or acquisition opportunities, which could increase our costs;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may encounter difficulties and incur substantial expenses in integrating acquired properties into our operations and systems and, in any event, the integration may require a substantial amount of time on the part of both our management and associates and therefore divert their attention from other aspects of our business;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may undertake developments or acquisitions in new markets or industries where we do not have the same level of market knowledge, which may expose us to unanticipated risks in those markets and industries to which we are unable to effectively respond, such as an inability to attract qualified personnel with knowledge of such markets and industries;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may incur construction costs in connection with developments, which may be higher than projected, potentially making the project unfeasible or unprofitable;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may incur unanticipated capital expenditures in order to maintain or improve acquired properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may be unable to obtain zoning, occupancy or other governmental approvals;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may experience delays in receiving rental payments for developments that are not completed on time;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• our developments or acquisitions may not be profitable;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may need the consent of third parties such as anchor tenants, mortgage lenders and joint venture partners, and those consents may be withheld;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may incur adverse tax consequences if we fail to qualify as a REIT for U.S. federal income tax purposes following an acquisition;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may be subject to risks associated with providing mortgage financing to third parties in connection with transactions, including any default under such mortgage financing;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may face litigation or other claims in connection with, or as a result of, acquisitions, including claims from terminated associates, tenants, former shareholders or other third parties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the market price of our common shares, preferred shares and debt securities may decline, particularly if we do not achieve the perceived benefits of any acquisition as rapidly or to the extent anticipated by securities or industry analysts or if the effect of an acquisition on our financial condition, results of operations and cash flows is not consistent with the expectations of these analysts;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may issue shares in connection with acquisitions resulting in dilution to our existing shareholders; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• we may assume debt or other liabilities in connection with acquisitions.

In addition, there is no assurance that planned third-party financing related to development and acquisition opportunities will be provided on a timely basis or at all, thus increasing the risk that such opportunities are delayed or fail to be completed as originally contemplated. We may also abandon development or acquisition opportunities that we have begun pursuing and consequently fail to recover expenses already incurred and have devoted management time to a matter not consummated. In some cases, we may agree to lease or other financing terms for a development project in advance of completing and funding the project, in which case we are exposed to the risk of an increase in our cost of capital during the interim period leading up to the funding, which can reduce, eliminate or result in a negative spread between our cost of capital and the payments we expect to receive from the project. Furthermore, our acquisitions of new properties or companies will expose us to the liabilities of those properties or companies, some of which we may not be aware at the time of acquisition. In addition, development of our existing properties presents similar risks. If a development or acquisition is unsuccessful, either because it is not meeting our expectations or was not completed according to our plans, we could lose our investment in the development or acquisition.

**Risks That May Affect the Market Price of Our Shares**

***We cannot assure you we will continue paying cash dividends at current rates.***

Our dividend policy is determined by our Board of Trustees. Our ability to pay dividends on our common shares or to pay dividends on our preferred shares at their stated rates depends on a number of factors, including our liquidity, our financial condition and results of future operations, the performance of lease and mortgage terms by our tenants and customers, our ability to acquire, finance and lease additional properties at attractive rates, and provisions in our loan covenants. Although we currently intend to pay dividends in future periods, there can be no assurances that we will maintain or increase any future common share dividend rate, and the market price of our common shares and possibly our preferred shares could be adversely affected if we fail to maintain or increase such rate. Furthermore, if the Board of Trustees decides to pay dividends on our common shares partially or substantially all in common shares, that could have an adverse effect on the market price of our common shares and possibly our preferred shares.

***Market interest rates may have an effect on the value of our shares.***

One of the factors that investors may consider in deciding whether to buy or sell our common shares or preferred shares is our dividend rate as a percentage of our share price, relative to market interest rates. If market interest rates increase or remain elevated, prospective investors may desire a higher dividend rate on our common shares or seek securities paying higher dividends or interest. Higher interest rates would also likely increase our future borrowing costs and potentially decrease funds available for distribution, which could have an adverse effect on the market price of our common shares and possibly our preferred shares.

------

***Inflation may have an effect on the value of our shares.***

One of the factors that investors may consider in deciding whether to buy or sell our common shares or preferred shares is our ability to increase rent or interest income on existing leases and loans in the event of significant inflation. Our long-term leases and loans typically contain provisions such as rent or interest escalators and percentage rent or percentage interest designed to mitigate the adverse impact of inflation. However, in periods of significant inflation, the impact of these provisions may be limited due to fixed escalators, rent or interest caps and percentage rent or interest breakpoints, potentially resulting in below-market lease rates or loan terms. Accordingly, if inflation increases significantly, prospective investors may desire to invest in a company that can increase revenue without such contractual limitations, which could impact the market value of our shares.

***Broad market fluctuations could negatively impact the market price of our shares.***

The stock market has experienced extreme price and volume fluctuations in recent years. Such volatility has affected the market price of the common equity of many companies, including companies in industries similar or related to ours. These broad market fluctuations could reduce the market price of our shares. Furthermore, our operating results and prospects may be below the expectations of public market analysts and investors or may be lower than those of companies with comparable market capitalization. Either of these factors could lead to a material decline in the market price of our shares.

***Market prices for our shares may be affected by perceptions about the financial health or share value of our tenants, borrowers and managers or the performance of REIT stocks generally.***

To the extent any of our customers or their competitors report losses, slower earnings growth, take charges against earnings or enter bankruptcy proceedings, the market price for our shares could be adversely affected. The market price for our shares could also be affected by any weakness in the performance of REIT stocks generally or weakness in any of the sectors in which our customers operate, any of which may be adversely affected by generally challenging and uncertain economic conditions.

***Limits on changes in control may discourage takeover attempts, which may be beneficial to our shareholders.***

There are a number of provisions in our Declaration of Trust and Bylaws and under Maryland law and agreements we have with others, any of which could make it more difficult for a party to make a tender offer for our shares or complete a takeover of the Company that is not approved by our Board of Trustees. These include:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• a limit on beneficial ownership of our shares, which acts as a defense against a hostile takeover or acquisition of a significant or controlling interest, in addition to preserving our REIT status;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• the ability of the Board of Trustees to issue preferred or common shares, to reclassify preferred or common shares, and to increase the amount of our authorized preferred or common shares, without shareholder approval;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• limits on the ability of shareholders to remove trustees without cause;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• requirements for advance notice of shareholder proposals at shareholder meetings;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions of Maryland law restricting business combinations and control share acquisitions not approved by the Board of Trustees and unsolicited takeovers;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions of Maryland law protecting corporations (and by extension REITs) against unsolicited takeovers by limiting the duties of the trustees in unsolicited takeover situations;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions in Maryland law providing that the trustees are not subject to any higher duty or greater scrutiny than that applied to any other director under Maryland law in transactions relating to the acquisition or potential acquisition of control;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions of Maryland law creating a statutory presumption that an act of the trustees satisfies the applicable standards of conduct for trustees under Maryland law;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions in loan or joint venture agreements putting the Company in default upon a change in control; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• provisions of our compensation arrangements with our associates calling for severance compensation and vesting of equity compensation upon termination of employment upon a change in control or certain events of the associates' termination of service.

------

Any or all of these provisions could delay or prevent a change in control of the Company, even if the change was in our shareholders' interest or offered a greater return to our shareholders.

***We may change our policies without obtaining the approval of our shareholders.***

Our operating and financial policies, including our policies with respect to acquiring or financing real estate or other companies, growth, operations, indebtedness, capitalization and dividends, are exclusively determined by our Board of Trustees. Accordingly, our shareholders do not control these policies.

***Dilution could affect the value of our shares.***

Our future growth will depend in part on our ability to raise additional capital. If we raise additional capital through the issuance of equity securities (directly, in underwritten offerings or through our ATM Program or DSP Plan, or indirectly through convertible or exchangeable securities, warrants or options), the interests of holders of our common shares could be diluted. Any such additional issuances, or the perception that additional equity securities are available for issuance or that such issuances are likely to occur, could materially and adversely affect the market price for our common shares. Likewise, our Board of Trustees is authorized to cause us to issue preferred shares in one or more series, the holders of which would be entitled to dividends and voting and other rights as our Board of Trustees determines, and which could be senior to or convertible into our common shares. Accordingly, an issuance by us of preferred shares could be dilutive to or otherwise adversely affect the interests of holders of our common shares. As of December 31, 2025, our Series C preferred shares are convertible, at each of the holder's option, into our common shares at a conversion rate of 0.4378 common shares per $25.00 liquidation preference, which is equivalent to a conversion price of approximately $57.10 per common share (subject to adjustment in certain events). Additionally, as of December 31, 2025, our Series E preferred shares are convertible, at each of the holder's option, into our common shares at a conversion rate of 0.4845 common shares per $25.00 liquidation preference, which is equivalent to a conversion price of approximately $51.60 per common share (subject to adjustment in certain events). Under certain circumstances in connection with a change in control of the Company, holders of our Series G preferred shares may elect to convert some or all of their Series G preferred shares into a number of our common shares per Series G preferred share equal to the lesser of (a) the $25.00 per share liquidation preference, plus accrued and unpaid dividends divided by the market value of our common shares or (b) 0.7389 shares. Depending upon the number of Series C, Series E and Series G preferred shares being converted at one time, a conversion of Series C, Series E and Series G preferred shares could be dilutive to or otherwise adversely affect the interests of holders of our common shares. In addition, we may issue a significant amount of equity securities in connection with acquisitions or investments, with or without seeking shareholder approval, which could result in significant dilution to our existing shareholders.

***Future offerings of debt or equity securities, which may rank senior to our common shares, may adversely affect the market price of our common shares.***

If we decide to issue debt securities in the future, which would rank senior to our common shares, it is likely that they will be governed by an indenture or other instrument containing covenants restricting our operating flexibility. Additionally, any equity securities or convertible or exchangeable securities that we issue in the future may have rights, preferences and privileges more favorable than those of our common shares and may result in dilution to owners of our common shares. We and, indirectly, our shareholders, will bear the cost of issuing and servicing such securities. Because our decision to issue debt or equity securities in any future offering will depend on market conditions and other factors beyond our control, we cannot predict or estimate the amount, timing or nature of our future offerings. Thus, holders of our common shares will bear the risk of our future offerings reducing the market price of our common shares and diluting the value of their shareholdings in us.

***Changes in foreign currency exchange rates may have an impact on the value of our shares.***

The functional currency for our Canadian operations is CAD. As a result, our future operating results could be affected by fluctuations in the USD-CAD exchange rate, which in turn could affect our share price. We have attempted to mitigate our exposure to Canadian currency exchange risk by entering into foreign currency exchange contracts to hedge in part our exposure to exchange rate fluctuations. Foreign currency derivatives are subject to future risk of loss. We do not engage in purchasing foreign exchange contracts for speculative purposes.

------

Additionally, we may enter other international markets that pose similar currency fluctuation risks as described above.

***We may be subject to adverse legislative or regulatory tax changes that could reduce the market price of our shares.***

At any time, the U.S. federal income tax laws or regulations governing REITs or the administrative interpretations of those laws or regulations may be changed, possibly with retroactive effect. We cannot predict if or when any new U.S. federal income tax law, regulation or administrative interpretation, or any amendment to any existing U.S. federal income tax law, regulation or administrative interpretation, will be adopted, promulgated or become effective or whether any such law, regulation or interpretation may take effect retroactively. We and our shareholders could be adversely affected by any such change in, or any new, U.S. federal income tax law, regulation or administrative interpretation. Furthermore, any proposals seeking broader reform of U.S. federal income tax laws, if enacted, could change the federal income tax laws applicable to REITs, subject us to federal tax or reduce or eliminate the current deduction for dividends paid to our shareholders, any of which could negatively affect the market for our shares.

**<u>Item 1B. Unresolved Staff Comments</u>**

There are no unresolved comments from the staff of the SEC required to be disclosed herein as of the date of this Annual Report on Form 10-K.

**<u>Item 1C. Cybersecurity</u>**

The Company's Board of Trustees recognizes the critical importance of maintaining the trust and confidence of the Company's customers, business partners, associates and other stakeholders. The Board, in coordination with the Audit Committee, is actively involved in the oversight of the Company's enterprise risk management ("ERM") program, of which cybersecurity is an important component. The Company's cyber risk management program is fully integrated into the Company's broader ERM program and includes cybersecurity policies, standards, processes and practices that are based on recognized frameworks and other applicable industry standards. In general, the Company seeks to address cybersecurity risks through a comprehensive, company-wide cyber risk program focused on preserving the confidentiality, security and availability of the information that the Company collects and stores by identifying, preventing and mitigating cybersecurity threats and effectively responding to cybersecurity incidents when they occur.

The Company's cyber risk management program is led by the Company's Vice President of Information Systems, whose team is responsible for leading company-wide cybersecurity strategy, policy, and processes while reporting directly to the Company's Chief Financial Officer. While the Board has ultimate oversight for the risk management process, the Audit Committee is responsible for overseeing the Company's policies and procedures for assessing and managing its exposure to risk, including cybersecurity risks. The Company's Vice President of Information Systems provides regular reports to the Audit Committee on any cyber risks and threats to the Company, assessments of the Company's security program and projects in progress to enhance the Company's security systems. The Company's Board of Trustees also receives periodic updates relating to the Company's cybersecurity programs and emerging cybersecurity threats as part of its general oversight duties. Pursuant to the Company's response plan, the Board and the Audit Committee will receive prompt and timely information regarding any material cybersecurity incidents.

The Company has a documented response plan to follow in the event a cybersecurity incident occurs. The plan details how to determine the scope and risk of an incident, incident response, escalating and communication procedures and the reporting of incident results and risks to all stakeholders and how to reduce the likelihood of an incident occurring or reoccurring. On an annual basis, the Company conducts a test of the cyber response plan in order to test its pre-planned actions, facilitate discussions regarding the plan's effectiveness and identify useful strategies and tactics learned from the test. Additionally, the Company's security program is supported by external third-party experts, including outside cybersecurity professionals at a security operations center and expert legal counsel specializing in information technology and cybersecurity.

The Company's cyber risk management program includes processes for identifying and overseeing both internal cybersecurity risks and those presented by third parties, including vendors, service providers and other external users

------

of the Company's systems, as well as the systems of third parties that could adversely impact the Company's business in the event of a cybersecurity incident affecting those third-party systems.

In addition, the Company conducts frequent security awareness trainings for all associates, utilizes tools to detect, prevent and neutralize malware, viruses, spyware and other cyber threats and leverages a layered set of systems and controls to protect its network, users and data. The Company maintains robust end user and administrative user policies governing the use of Company technology. The Company also maintains cyber liability insurance coverage and performs regular vulnerability and penetration assessments.

The Company's Vice President of Information Systems has been with the Company for over 20 years and has overseen the Company's information systems, including its cyber risk management program, for the last seven years. He is a member of the Global Information Assurance Certification Advisory ("GIAC") Board and has received various GIAC certifications in the areas of information security governance and technical controls focused on protecting, detecting and responding to cybersecurity issues. The Company's Chief Financial Officer has over 25 years of experience managing risks at the Company and at similar companies, including risks arising from cybersecurity threats.

As of the date of this report, the Company is not aware of any material risks from cybersecurity threats that have materially affected or are reasonably likely to materially affect the Company, including the Company's business strategy, results of operations or financial condition.

**<u>Item 2. Properties</u>**

As of December 31, 2025, our real estate portfolio consisted of investments in our Experiential and Education reportable segments. Except as otherwise noted, all of the real estate investments listed below are owned or ground leased directly by us.

The following table sets forth our wholly-owned properties (excludes properties under development, land held for development, properties owned by unconsolidated real estate joint ventures and properties securing our mortgage notes) listed by segment and property type and includes gross square footage (except for certain ski and attraction properties where such number is not meaningful), percentage leased and total rental revenue for the year ended December 31, 2025 (dollars in thousands). At certain properties included below, we are the tenant under third-party ground leases and have assumed responsibility for performing the obligations thereunder. However, pursuant to the facility leases, our tenants are generally responsible for performing substantially all of our obligations under the ground leases.

------

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | **Number of Properties** | **Building Gross Square Footage** | **Percentage Leased** | **Rental Revenue for the Year<br>Ended December 31, 2025** | **% of Company's Rental Revenue** |
| **Experiential** | | | | | |
| &nbsp;&nbsp;&nbsp;&nbsp;Theatres (1) | 148 | 10310839 | 99.2% | $244523 | 40.2% |
| &nbsp;&nbsp;&nbsp;&nbsp;Eat & Play (2) | 55 | 5281017 | 96.4% | 178534 | 29.3% |
| &nbsp;&nbsp;&nbsp;&nbsp;Attractions (3) | 24 | 1430890 | 100.0% | 72125 | 11.9% |
| &nbsp;&nbsp;&nbsp;&nbsp;Ski | 3 | 330508 | 100.0% | 25321 | 4.2% |
| &nbsp;&nbsp;&nbsp;&nbsp;Experiential Lodging | 1 | 276210 | 100.0% | 2743 | 0.4% |
| &nbsp;&nbsp;&nbsp;&nbsp;Fitness & Wellness | 13 | 869693 | 100.0% | 29348 | 4.8% |
| &nbsp;&nbsp;&nbsp;&nbsp;Gaming (4) | 1 |  | 100.0% | 12571 | 2.1% |
| &nbsp;&nbsp;&nbsp;&nbsp;Cultural | 1 | 457093 | 100.0% | 5982 | 1.0% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**Total Experiential** | 246 | 18956250 | 98.6% | $571147 | 93.9% |
| **Education** |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Early Childhood Education Centers | 46 | 828047 | 100.0% | $26879 | 4.4% |
| &nbsp;&nbsp;&nbsp;&nbsp;Private Schools | 9 | 292362 | 100.0% | 10579 | 1.7% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;**Total Education** | 55 | 1120409 | 100.0% | $37458 | 6.1% |
| **Total** | 301 | 20076659 | 98.7% | $608605 | 100.0% |
| (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. | (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. | (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. | (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. | (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. | (1) Includes four properties operated by EPR through third-party managers. Revenue for these properties is included in other income in the consolidated statements of income and comprehensive income. |
| (2) Includes seven theatres located in entertainment districts. | (2) Includes seven theatres located in entertainment districts. | (2) Includes seven theatres located in entertainment districts. | (2) Includes seven theatres located in entertainment districts. | (2) Includes seven theatres located in entertainment districts. | (2) Includes seven theatres located in entertainment districts. |
| (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. | (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. | (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. | (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. | (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. | (3) Includes one property operated by EPR through a third-party manager. Revenue for this property is included in other income in the consolidated statements of income and comprehensive income. |
| (4) Represents land owned by us and ground leased to a casino operator. | (4) Represents land owned by us and ground leased to a casino operator. | (4) Represents land owned by us and ground leased to a casino operator. | (4) Represents land owned by us and ground leased to a casino operator. | (4) Represents land owned by us and ground leased to a casino operator. | (4) Represents land owned by us and ground leased to a casino operator. |

---

The following table sets forth lease expirations regarding EPR's wholly-owned portfolio (defined above) as of December 31, 2025 excluding properties we operate through third-party managers and non-theatre tenant leases at entertainment districts (dollars in thousands):

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Year** | **Number of<br>Properties** | **Square<br>Footage** | **Rental Revenue for the Year<br>Ended December 31, 2025** | **% of Company's Rental<br>Revenue** |
| 2026 | 1 | 39289 | $1141 | 0.2% |
| 2027 | 4 | 314699 | 20675 | 3.4% |
| 2028 | 9 | 604771 | 15107 | 2.5% |
| 2029 | 14 | 796011 | 21726 | 3.6% |
| 2030 | 20 | 1449253 | 34158 | 5.6% |
| 2031 | 3 | 279325 | 5126 | 0.8% |
| 2032 | 8 | 460708 | 12237 | 2.0% |
| 2033 | 7 | 320563 | 10210 | 1.7% |
| 2034 | 34 | 2295305 | 68599 | 11.3% |
| 2035 | 29 | 2333642 | 72313 | 11.9% |
| 2036 | 40 | 2563753 | 76396 | 12.5% |
| 2037 | 27 | 1604632 | 61758 | 10.1% |
| 2038 | 40 | 2225531 | 65029 | 10.7% |
| 2039 | 2 | 120481 | 4987 | 0.8% |
| 2040 | 3 | 196781 | 9799 | 1.6% |
| 2041 | 30 | 805130 | 18608 | 3.1% |
| 2042 | 4 | 466958 | 18640 | 3.1% |
| 2043 | 7 | 123497 | 20266 | 3.3% |
| 2044 | 1 |  | 3071 | 0.5% |
| 2045 | 6 | 632488 | 21570 | 3.5% |
| Thereafter | 7 | 220370 | 7003 | 1.2% |
|  | 296 | 17853187 | $568419 | 93.4% |

---

------

Our wholly-owned properties (defined above) are located in 38 states and Canada. The following table sets forth certain information by state or province regarding our owned real estate portfolio as of December 31, 2025 (dollars in thousands):

---

| | | | |
|:---|:---|:---|:---|
| **Location** | **Building (gross sq. ft.)** | **Rental Revenue for the Year Ended<br>December 31, 2025** | **% of Rental Revenue** |
| Texas | 2716738 | $77436 | 12.7% |
| California | 1665099 | 83162 | 13.7% |
| Florida | 1286099 | 42491 | 7.0% |
| Ontario, Canada | 1204639 | 37157 | 6.1% |
| New York | 1111921 | 42283 | 6.9% |
| Pennsylvania | 933779 | 33884 | 5.6% |
| Illinois | 831355 | 19986 | 3.3% |
| Colorado | 773077 | 25216 | 4.1% |
| Ohio | 739759 | 13237 | 2.2% |
| Tennessee | 680570 | 18109 | 3.0% |
| North Carolina | 631137 | 22170 | 3.6% |
| Louisiana | 591272 | 15032 | 2.5% |
| Kansas | 582159 | 12727 | 2.1% |
| Virginia | 545159 | 16582 | 2.7% |
| Michigan | 521631 | 9146 | 1.5% |
| Georgia | 509159 | 13512 | 2.2% |
| Missouri | 490330 | 6642 | 1.1% |
| Arizona | 465755 | 14614 | 2.4% |
| Quebec, Canada | 399437 | 10392 | 1.7% |
| South Carolina | 349388 | 12032 | 2.0% |
| Indiana | 345941 | 8386 | 1.4% |
| Kentucky | 334733 | 6547 | 1.1% |
| Alabama | 323972 | 6110 | 1.0% |
| New Jersey | 297464 | 9545 | 1.6% |
| Oklahoma | 189968 | 8014 | 1.3% |
| Minnesota | 181764 | 6618 | 1.1% |
| Idaho | 179036 | 3991 | 0.7% |
| Oregon | 166526 | 3750 | 0.6% |
| Arkansas | 165219 | 4169 | 0.7% |
| Connecticut | 158069 | 3506 | 0.6% |
| Mississippi | 116900 | 4144 | 0.7% |
| Massachusetts | 111166 | 1100 | 0.2% |
| Maine | 107000 | 1131 | 0.2% |
| Iowa | 93755 | 1524 | 0.2% |
| New Mexico | 71297 | 2713 | 0.4% |
| Maryland | 63306 | 2190 | 0.3% |
| Nevada | 50426 | 1649 | 0.3% |
| Washington | 47004 | 3216 | 0.5% |
| Montana | 44650 | 1092 | 0.2% |
| Hawaii |  | 2640 | 0.4% |
| New Hampshire (1) |  | 556 | 0.1% |
| Wisconsin (1) |  | 120 | —% |
| Nebraska (2) |  | 84 | —% |
|  | 20076659 | $608605 | 100.0% |
| (1) Properties sold during the year ended December 31, 2025. | (1) Properties sold during the year ended December 31, 2025. | (1) Properties sold during the year ended December 31, 2025. | (1) Properties sold during the year ended December 31, 2025. |
| (2) Property sold during the year ended December 31, 2021 and tenant continues to pay deferred rent to EPR. | (2) Property sold during the year ended December 31, 2021 and tenant continues to pay deferred rent to EPR. | (2) Property sold during the year ended December 31, 2021 and tenant continues to pay deferred rent to EPR. | (2) Property sold during the year ended December 31, 2021 and tenant continues to pay deferred rent to EPR. |

---

------

***Office Location***

Our executive office is located in Kansas City, Missouri and is leased from a third-party landlord. The lease has projected 2026 rent of approximately $717 thousand and is scheduled to expire on September 30, 2026. Subsequent to December 31, 2025, we signed a new office lease for our executive office with a term of 10.5 years for approximately 41,525 square feet of office space. The lease is expected to commence January 1, 2027 with an initial annual rent payment of approximately $1.0 million.

***Tenants and Leases***

Our existing leases on real estate investments (on a consolidated basis - excluding unconsolidated joint venture properties) provide for aggregate annual minimum rental payments for 2026 of approximately $536.7 million (not including ground lease payments for leases in which our tenants are sub-tenants and are responsible for paying rent under the ground lease, periodic rent escalations that are not fixed, percentage rent or straight-line rent). Our leases have remaining terms ranging from one year to 26 years. These leases may be extended for predetermined extension terms at the option of the tenants. Our leases are typically triple-net leases that require the tenant to pay substantially all expenses associated with the operation of the properties, including taxes, other governmental charges, insurance, utilities, service, maintenance and any ground lease payments.

Additionally, we are lessee in 50 operating ground leases as of December 31, 2025. Our tenants are sub-tenants under these ground leases and are responsible for paying rent under these agreements in all but two instances. Our sub-lessor operating ground leases provide for aggregate annual minimum rental payments for 2026 of approximately $27.3 million. Our ground leases have remaining terms ranging from eight months to 17 years, most of which include one or more options to renew.

***Property Acquisitions and Developments in 2025***

Our property acquisitions and developments in 2025 consisted of spending on experiential properties. The percentage of total investment spending related to build-to-suit projects, including investment spending for mortgage notes on such projects, was approximately 33% in 2025. Many of our build-to-suit opportunities come to us from our existing strong relationships with property operators and developers, and we expect to continue to pursue these opportunities.

**<u>Item 3. Legal Proceedings</u>**

We are subject to certain claims and lawsuits in the ordinary course of business, the outcome of which cannot be determined at this time. In the opinion of management, any liability we might incur upon the resolution of these claims and lawsuits will not, in the aggregate, have a material adverse effect on our consolidated financial position or results of operations.

**<u>Item 4. Mine Safety Disclosures</u>**

Not applicable.

**<u>PART II</u>**

**<u>Item 5. Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities</u>**

Our common shares are listed on the New York Stock Exchange ("NYSE") under the trading symbol "EPR."

During the year ended December 31, 2025, the Company did not sell any unregistered equity securities.

On February 25, 2026, there were approximately 5,172 holders of record of our outstanding common shares.

------

**Issuer Purchases of Equity Securities**

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **Period** | **Total Number of Shares Purchased** | | **Average Price Paid Per Share** | **Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs** | **Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs** |
| October 1 through October 31, 2025 common shares | 387 | (1) | $57.73 |  | $— |
| November 1 through November 30, 2025 common shares |  |  |  |  |  |
| December 1 through December 31, 2025 common shares |  |  |  |  |  |
| Total | 387 |  | $57.73 |  | $— |

---

(1) The repurchases of equity securities during October 2025 were completed in conjunction with the vesting of employee nonvested shares. These repurchases were not made pursuant to a publicly announced plan or program.

**Dividends**

We expect to continue paying dividends to our common and preferred shareholders in future periods. Our Series C preferred shares have a dividend rate of 5.75%, our Series E preferred shares have a dividend rate of 9.00% and our Series G preferred shares have a dividend rate of 5.75%. Among the factors the Company's Board of Trustees considers in setting the common share dividend rate are the applicable REIT tax rules and regulations that apply to dividends, the Company's results of operations, including FFO, FFOAA and AFFO per share, and the Company's Cash Available for Distribution (defined as net cash flow available for distribution after payment of operating expenses, debt service, preferred dividends and other obligations).

------

**Share Performance Graph** 

The following graph compares the cumulative return on our common shares during the five-year period ended December 31, 2025, to the cumulative return on the MSCI U.S. REIT Index and the Russell 1000 Index for the same period. The comparisons assume an initial investment of $100 and the reinvestment of all dividends during the comparison period. Performance during the comparison period is not necessarily indicative of future performance.

![2025 Share Performance Graph updated.jpg](epr-20251231_g1.jpg)

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **Total Return Analysis** | | | | | | |
| |<br>**12/31/2020** |<br>**12/31/2021** |<br>**12/31/2022** |<br>**12/31/2023** |<br>**12/31/2024** |<br>**12/31/2025** |
| **EPR Properties** | $100.00 | $150.60 | $128.59 | $178.52 | $176.28 | $212.46 |
| **MSCI U.S. REIT Index** | $100.00 | $143.06 | $108.00 | $122.84 | $133.59 | $137.53 |
| **Russell 1000 Index** | $100.00 | $126.45 | $102.27 | $129.40 | $161.12 | $189.10 |

---

Source: S&P Global Market Intelligence

The performance graph and related text are being furnished to and not filed with the SEC, and will not be deemed "soliciting material" or subject to Regulation 14A or 14C under the Exchange Act or to the liabilities of Section 18 of the Exchange Act, and will not be deemed to be incorporated by reference into any filing under the Securities Act or the Exchange Act, except to the extent we specifically incorporate such information by reference into such a filing.

**<u>Item 6. [Reserved]</u>**

------

**<u>Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations</u>**

Management's Discussion and Analysis of Financial Condition and Results of Operations (MD&A) is intended to promote an understanding of our financial condition, results of operations, liquidity and certain other factors that may affect future results. MD&A is provided as a supplement to, and should be read in conjunction with, the consolidated financial statements and notes thereto included in this Annual Report on Form 10-K. The forward-looking statements included in this discussion and elsewhere in this Annual Report on Form 10-K involve risks and uncertainties, including anticipated financial performance, business prospects, industry trends, shareholder returns, performance of leases by tenants, performance on loans to customers and other matters, which reflect management's best judgment based on factors currently known. See "Cautionary Statement Concerning Forward-Looking Statements." Actual results and experience could differ materially from the anticipated results and other expectations expressed in our forward-looking statements as a result of a number of factors, including but not limited to those discussed in this Item and in Item 1A - "Risk Factors."

A discussion regarding our financial condition and results of operations for fiscal year 2025 compared to fiscal year 2024 is presented below. A discussion regarding our financial condition and results of operations for fiscal year 2024 compared to fiscal year 2023 is incorporated herein by reference and can be found under <u>[Item 7 of Part II of our Annual Report on Form 10-K](https://www.sec.gov/ix?doc=/Archives/edgar/data/0001045450/000104545025000051/epr-20241231.htm)</u> for the fiscal year ended December 31, 2024, filed with the SEC on February 27, 2025.

**Overview**

***Business***

Our primary long-term business objective is to enhance shareholder value by achieving predictable and increasing Funds From Operations As Adjusted ("FFOAA"), Adjusted Funds From Operations ("AFFO") and dividends per share. FFOAA and AFFO are non-GAAP financial measures and are defined and reconciled below in the section titled "Non-GAAP Financial Measures." Our growth strategy focuses on acquiring or developing experiential properties in which we maintain a depth of knowledge and relationships, and which we believe offer sustained performance through most economic cycles. See Item 1 - "Business" for further discussion regarding our strategic rationale for our focus on experiential properties.

Our investment portfolio includes ownership of and long-term mortgages on Experiential and Education properties. Substantially all of our owned single-tenant properties are leased pursuant to long-term, triple-net leases under which the tenants typically pay all operating expenses of the property. Tenants at our owned multi-tenant properties are typically required to pay common area maintenance charges to reimburse us for their pro-rata portion of these costs.

We believe our management's knowledge and industry relationships have facilitated opportunities for us to acquire, finance and lease properties. Our strategy has been to structure leases and financings to ensure a positive spread between our cost of capital and the rentals or interest paid by our tenants. To avoid initial lease-up risks and produce a predictable income stream, we typically acquire or develop single-tenant properties that are pre-leased under long-term leases. We have also entered into certain joint ventures. We intend to continue entering into some or all of these types of arrangements in the foreseeable future.

Historically, our primary challenges have been locating suitable properties, negotiating favorable lease or financing terms (on new or existing properties), managing our expanding portfolio and having a cost of capital that allows us to grow our investments in new properties beyond those funded primarily with free cash and disposition proceeds.

As of December 31, 2025, our total assets were approximately $5.7 billion (after accumulated depreciation of approximately $1.7 billion) with properties located in 43 states and Canada. Our total investments (a non-GAAP financial measure) were approximately $7.0 billion as of December 31, 2025. See "Non-GAAP Financial Measures" for the reconciliation of "Total assets" in the consolidated balance sheet to total investments and the calculation of total investments at December 31, 2025 and 2024. We group our investments into two reportable segments,

------

Experiential and Education. As of December 31, 2025, our Experiential investments comprised $6.6 billion, or 94%, and our Education investments comprised $0.4 billion, or 6%, of our total investments.

As of December 31, 2025, our Experiential portfolio (excluding property under development, undeveloped land inventory and two joint venture properties) consisted of the following property types (owned or financed):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 148 theatre properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 60 eat & play properties (including seven theatres located in entertainment districts);

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 26 attraction properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 11 ski properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• four experiential lodging properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 27 fitness & wellness properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• one gaming property; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• one cultural property.

As of December 31, 2025, our wholly-owned Experiential real estate portfolio consisted of approximately 19.0 million square feet, was 99% leased or operated and included $54.9 million in property under development and $20.2 million in undeveloped land inventory.

As of December 31, 2025, our Education portfolio consisted of the following property types (owned or financed):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 46 early childhood education center properties; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• nine private school properties.

As of December 31, 2025, our wholly-owned Education real estate portfolio consisted of approximately 1.1 million square feet and was 100% leased.

The combined wholly-owned portfolio consisted of 20.1 million square feet and was 99% leased or operated.

***Geopolitical and International Trade Environment***

Recent geopolitical events and macroeconomic trends, including evolving global armed conflicts and significant changes in U.S. trade policy, have produced heightened uncertainty. This uncertainty could lead to weakened economic conditions, contribute to inflation and increased borrowing costs and could lead to decreased consumer spending. For example, tariff increases may impact our business by increasing the cost of construction materials, which in turn may lead to higher development and renovation expenses. This increase in costs may result in reduced yields on development projects and potentially delay or result in cancelling planned projects. Additionally, our tenants and their customers are similarly experiencing these uncertainties, which could negatively affect their financial resources and ability to satisfy their obligations to us.

***Operating Results***

Our total revenue, net income available to common shareholders per diluted share and FFOAA per diluted share are detailed below for the years ended December 31, 2025 and 2024 (dollars in millions, except per share information):

---

| | | | |
|:---|:---|:---|:---|
| | **Year ended December 31,** | **Year ended December 31,** | |
| | **2025** | **2024** |<br>**Change** |
| Total revenue | $718.4 | $698.1 | 3% |
| Net income available to common shareholders per diluted share | 3.28 | 1.60 | 105% |
| FFOAA per diluted share | 5.12 | 4.87 | 5% |

---

The major factors impacting our results for the year ended December 31, 2025, as compared to the year ended December 31, 2024 were as follows:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The effect of investments and dispositions that occurred in 2025 and 2024;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The recognition of lower other income and other expense primarily related to having fewer operating properties for the year ended December 31, 2025 versus the year ended December 31, 2024;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The recognition of higher general and administrative expense, retirement and severance expense, transaction costs and income tax expense for the year ended December 31, 2025 versus the year ended December 31, 2024.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The decrease in provision for credit losses, net, impairment charges and impairment charges on joint ventures for the year ended December 31, 2025 versus the year ended December 31, 2024;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The recognition of higher gain on sale of real estate and early ground lease termination for the year ended December 31, 2025 versus the year ended December 31, 2024; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The recognition of lower equity in loss from joint ventures for the year ended December 31, 2025 versus the year ended December 31, 2024.

For further details on items impacting our operating results, see section below titled "Results of Operations". FFOAA is a non-GAAP financial measure. For the definitions and further details on the calculation of FFOAA and certain other non-GAAP financial measures, see section below titled "Non-GAAP Financial Measures."

**Critical Accounting Policies and Estimates**

The preparation of financial statements in conformity with accounting principles generally accepted in the United States ("GAAP") requires management to make estimates and assumptions in certain circumstances that affect amounts reported in the accompanying consolidated financial statements and related notes. In preparing these financial statements, management has made its best estimates and assumptions that affect the reported assets and liabilities and the reported amounts of revenues and expenses during the reporting periods. The most significant assumptions and estimates relate to the valuation of real estate, accounting for real estate acquisitions, assessing the collectability of receivables and the credit loss related to mortgage and other notes receivable. Applying these assumptions requires exercising judgment as to future uncertainties and, as a result, actual results could differ from these estimates.

***Impairment of Real Estate Values***

We are required to make subjective assessments as to whether there are impairments in the value of our real estate investments. These impairment estimates may have a direct impact on our consolidated financial statements. We assess the carrying value of our real estate investments whenever events or changes in circumstances indicate that the carrying amount of a property may not be recoverable. Certain factors may indicate that impairments exist, which include, but are not limited to, under-performance relative to projected future operating results, change in the time period we expect to hold the property, tenant difficulties and significant adverse industry or market economic trends. If an indicator of possible impairment exists, the property is evaluated for impairment by completing the undiscounted cash flow test, which compares the carrying amount of the real estate investment to the estimated future cash flows (undiscounted and without interest charges), including the residual value of the real estate. If an impairment is indicated, we record a loss for the amount by which the carrying value of the asset exceeds its estimated fair value.

The assumptions used to derive the estimated future cash flows for the undiscounted cash flow test are subjective and include, but are not limited to, capitalization rates, anticipated future market rent and our anticipated hold period. Market rent assumptions used for the estimated future cash flows and the capitalization rate used to estimate the residual value of the real estate can fluctuate based on economic and industry specific factors. Changes in these assumptions could materially impact the result of the undiscounted cash flow test and lead to an impairment loss. If there is a shift in economic conditions, or a change in our property strategy, including a reduction in our anticipated hold period, these changes could materially impact the result of the undiscounted cash flow test and also lead to an impairment loss. Impairment loss is calculated based upon the difference between the fair value and the carrying value of the property. We generally use the income approach to derive the fair value of the property, which includes estimates for market rent, capitalization rates, and discount rates that are subjective and can be impacted by a lack of comparable transactions. We may also use the sales comparison approach or take into account real estate purchase offers to derive the fair value of the real estate if it is anticipated that the property may be sold.

------

***Real Estate Acquisitions***

Upon acquisition of real estate properties, we evaluate the acquisition to determine if it is a business combination or an asset acquisition. Our acquisitions are generally considered to be asset acquisitions, and, accordingly, we allocate the purchase price and other related capitalized acquisition costs incurred to the acquired tangible assets and identified intangible assets and liabilities on a relative fair value basis. Typically, relative fair values are based on recent independent appraisals or methods similar to those used by independent appraisers, as well as management judgment. In addition, acquisition-related costs incurred for asset acquisitions are capitalized.

The methods used to derive the relative fair value of the acquired tangible and intangible assets and liabilities generally include the income approach, cost approach and sales comparison approach. The assumptions used in these approaches include, but are not limited to, estimates for market rent, capitalization rates and discount rates. These estimates are subjective and can be impacted by a lack of comparable transactions. Assumptions used in the valuation of real estate can fluctuate based on economic and industry specific factors.

***Collectability of Lease Receivables***

Our accounts receivable balance is comprised primarily of rents and operating cost recoveries due from tenants as well as accrued fixed rental rate increases to be received over the life of the existing leases. We regularly evaluate the collectability of our receivables on a lease-by-lease basis. The evaluation primarily consists of reviewing past due account balances and considering such factors as the credit quality of our tenants, historical trends of the tenant, property level metrics, current economic conditions and changes in customer payment terms. When the collectability of lease receivables or future lease payments are no longer probable, we record a direct write-off of the outstanding receivable to rental revenue and recognize future rental revenue on a cash basis.

To determine if the collection of lease receivables is probable, we review our tenants' financial condition, including estimates of their expected future operating results, which are subjective. The tenant's current and estimated future operating results, the tenant's ability to obtain additional financing, as well as the ability and intention to pay lease receivables can vary based on economic conditions and industry specific factors. If economic conditions or the tenant's financial condition decline, the anticipated collection of outstanding lease receivables may not be probable and could result in the suspension of accrual revenue recognition and the write-off of outstanding lease receivables.

***Collectability of Mortgage and Notes Receivables***

Our mortgage and notes receivables consist of loans originated by us and the related accrued and unpaid interest income. We regularly evaluate the collectability of our receivables by considering such factors as the credit quality of our borrowers, historical trends of the borrower, our historical loss experience, current portfolio, market and economic conditions and changes in borrower payment terms. We estimate our current expected credit losses on a loan-by-loan basis using a forward-looking commercial real estate forecasting tool. We record provision (benefit) for credit losses, net, and reduce our mortgage note and note receivables balances by the allowance for credit losses on a quarterly basis in accordance with ASC 326. In the event we have a past due mortgage note or note receivable and we determine it is collateral dependent, we measure expected credit losses based on the fair value of the collateral. If foreclosure is deemed probable, and we expect to sell rather than operate the collateral, we adjust the fair value of the collateral for the estimated costs to sell.

The significant assumptions used in the forecasting tool to estimate our current expected credit losses include loan level assumptions such as loan to value ratio and debt service coverage ratio, as well as market level assumptions such as unemployment rates, interest rates and real estate price indices. Changes in these assumptions could materially impact the allowance for credit losses. If economic conditions or the borrower's financial condition declines, this could result in additional provision (benefit) for credit losses, net, the suspension of interest income recognition or the write-off of the receivables.

------

If a loan is determined to be collateral dependent, the assumptions used to determine the fair value of the underlying collateral vary based on the type of collateral that secures the mortgage or note receivable. The fair value may be impacted based on economic factors, an estimate of future operating cash flows of the collateral and capitalization rates, which are subjective and can be impacted by a lack of comparable transactions. Changes in these assumptions could materially impact the estimated value of the collateral and lead to increased provision (benefit) for credit losses, net.

**Recent Developments**

***Investment Spending***

Our investment spending during the years ended December 31, 2025 and 2024 totaled $288.5 million and $263.9 million, respectively, and is detailed below (in thousands):

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** |
| **Investment Type** | **Total Investment Spending** | **New Development** | **Re-development** | **Asset Acquisition** | **Mortgage Notes or Notes Receivable** | **Investment in Joint Ventures** |
| **Experiential:** | | | | | | |
| &nbsp;&nbsp;&nbsp;&nbsp;Theatres | $8167 | $— | $8167 | $— | $— | $— |
| &nbsp;&nbsp;&nbsp;&nbsp;Eat & Play | 77763 | 72724 | 4765 |  | 274 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Attractions | 37452 |  |  | 37452 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Ski | 1880 |  |  |  | 1880 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Experiential Lodging | 4038 |  | 32 |  |  | 4006 |
| &nbsp;&nbsp;&nbsp;&nbsp;Fitness & Wellness | 159235 |  | 19316 | 91984 | 47935 |  |
| &nbsp;&nbsp;&nbsp;**Total Experiential** | 288535 | 72724 | 32280 | 129436 | 50089 | 4006 |
| **Education:** |  |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;**Total Education** |  |  |  |  |  |  |
| **Total Investment Spending** | $288535 | $72724 | $32280 | $129436 | $50089 | $4006 |

---

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** |
| **Investment Type** | **Total Investment Spending** | **New Development** | **Re-development** | **Asset Acquisition** | **Mortgage Notes or Notes Receivable** | **Investment in Joint Ventures** |
| **Experiential:** | | | | | | |
| &nbsp;&nbsp;&nbsp;&nbsp;Theatres | $370 | $— | $370 | $— | $— | $— |
| &nbsp;&nbsp;&nbsp;&nbsp;Eat & Play | 42254 | 30058 | 1118 |  | 11078 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Attractions | 78025 |  | 164 | 33437 | 44424 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Ski | 2018 |  |  |  | 2018 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Experiential Lodging | 9411 |  |  |  |  | 9411 |
| &nbsp;&nbsp;&nbsp;&nbsp;Fitness & Wellness | 129710 | 24080 | 48412 |  | 57218 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Cultural | 2132 |  | 2132 |  |  |  |
| &nbsp;&nbsp;&nbsp;**Total Experiential** | 263920 | 54138 | 52196 | 33437 | 114738 | 9411 |
| **Education:** |  |  |  |  |  |  |
| &nbsp;&nbsp;**Total Education** |  |  |  |  |  |  |
| **Total Investment Spending** | $263920 | $54138 | $52196 | $33437 | $114738 | $9411 |

---

------

The above amounts include $3.9 million and $3.5 million in capitalized interest and $0.3 million and $0.2 million in other general and administrative direct project costs for the years ended December 31, 2025 and 2024, respectively. Excluded from the table above are $5.2 million and $7.3 million of maintenance capital expenditures and other spending for the years ended December 31, 2025 and 2024, respectively.

***Dispositions***

During the year ended December 31, 2025, we completed the sale of three vacant theatre properties, two operating theatre properties, four leased theatre properties, one vacant early childhood education center, four land parcels and 10 leased early childhood education centers for net proceeds totaling $141.8 million and recognized a net gain on sale totaling $36.1 million.

On March 7, 2025, we received $8.1 million in proceeds representing prepayment in full on two mortgage note receivables that were secured by two early childhood education center properties. Additionally, on October 1, 2025, we received $18.4 million in proceeds representing partial prepayment on one mortgage note receivable relating to the sale of one of the five fitness & wellness properties that secure the note.

On August 5, 2025, we exercised an early termination option of a ground lease on an eat & play property. As a result of the early termination, we recognized a gain of $3.4 million due to the reassessment of the lease term and the corresponding remeasurement of the lease liability and right-of-use asset. The gain is included in "Gain (loss) on sale of real estate and early ground lease termination" in the accompanying consolidated statements of income and comprehensive income included in this Annual Report on Form 10-K for the year ended December 31, 2025.

***Chief Investment Officer Transition***

During the year ended December 31, 2025, our Executive Vice President and Chief Investment Officer, Greg Zimmerman, notified us of his intention to retire from his position in the first quarter of 2026. On February 23, 2026, he notified us that his retirement will be effective March 2, 2026. The role of Executive Vice President and Chief Investment Officer will be assumed by Ben Fox, who joined us in August of 2025. Mr. Fox previously served as Managing Director in the Net Lease Division of Ares Management Corporation ("Ares"), a global alternative investment manager operating in the credit, private equity and real estate markets. Prior to Ares, Mr. Fox served as Executive Vice President, Asset Management and Operations at Realty Income, where he oversaw and managed approximately 7,000 properties across the U.S. and U.K. For the year ended December 31, 2025, we recorded retirement and severance expense related to Mr. Zimmerman's expected retirement totaling $3.0 million, which included cash payments totaling $0.8 million and accelerated vesting of nonvested shares totaling $2.2 million.

***Capital Markets Activity***

As discussed below in Liquidity and Capital Resources, during the year ended December 31, 2025, we had the following capital markets activity:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Upon maturity, on April 1, 2025, we repaid in full $300.0 million of senior unsecured notes using borrowings under our $1.0 billion senior unsecured revolving credit facility;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• On June 3, 2025, we filed a new universal shelf registration statement and a new shelf registration statement for our Dividend Reinvestment and Direct Share Purchase Plan ("DSP Plan") with the SEC;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• On September 22, 2025, we entered into amendment number one to our Fourth Amended, Restated and Consolidated Credit Agreement, dated as of September 19, 2024 (the "Amended Credit Agreement"), to remove the SOFR index adjustment with respect to loans denominated in U.S. dollars;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• On November 13, 2025, we issued $550.0 million in aggregate principal amount of senior unsecured notes due on November 15, 2030, which bear interest at an annual interest rate of 4.75%; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• On December 5, 2025, in connection with the commencement of an "at-the-market" offering program ("ATM Program"), we entered into an equity distribution agreement with certain institutional investment banks pursuant to which we may issue common shares having an aggregate sales price of up to $400.0 million on the open market or in privately negotiated transactions deemed to be "at-the-market" offerings under SEC rules.

------

**Results of Operations**

***Year ended December 31, 2025 compared to year ended December 31, 2024***

**<u>Analysis of Revenue</u>**

The following table summarizes our total revenue (dollars in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31,** | **Year Ended December 31,** | **Change** |
| | **2025** | **2024** | |
| Minimum rent (1) | $547090 | $530664 | $16426 |
| Percentage rent (2) | 22063 | 14540 | 7523 |
| Straight-line rent | 16100 | 17327 | (1227) |
| Tenant reimbursements | 21374 | 20758 | 616 |
| Other rental revenue | 1978 | 1878 | 100 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total Rental Revenue | $608605 | $585167 | $23438 |
| Other income (3) | 45592 | 57071 | (11479) |
| Mortgage and other financing income (4) | 64160 | 55830 | 8330 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total revenue | $718357 | $698068 | $20289 |

---

(1) For the year ended December 31, 2025 compared to the year ended December 31, 2024, the increase in minimum rent resulted from an increase of $11.5 million related to property acquisitions and developments completed in 2025 and 2024. In addition, there was a net increase in minimum rent of $8.4 million related to rental revenue on existing properties. This was partially offset by a decrease in rental revenue of $3.5 million from property dispositions.

During the year ended December 31, 2025, we renewed five lease agreements on approximately 160 thousand square feet and experienced an increase of approximately 1.6% in rental rates. In addition, we paid $1.0 million in leasing commissions with respect to one of these lease renewals.

(2) The increase in percentage rent (i.e., amounts above base rent) for the year ended December 31, 2025 compared to the year ended December 31, 2024 was due primarily to higher percentage rent recognized from our theatre tenants, one of our early childhood education center tenants and from our attraction tenants.

(3) The decrease in other income for the year ended December 31, 2025 compared to the year ended December 31, 2024 related primarily to a decrease in operating income from three operating theatre properties (including one that became vacant prior to sale) that were sold during the year ended December 31, 2025.

(4) The increase in mortgage and other financing income for the year ended December 31, 2025 compared to the year ended December 31, 2024 related to interest income on new mortgage notes funded and additional investments on existing mortgage notes in 2025 and 2024. In addition, $2.5 million of participating interest income was recognized during the year ended December 31, 2025 from one ski borrower, of which $1.8 million related to amounts under review regarding the calculation of participating interest income from prior periods that was resolved during the year ended December 31, 2025.

------

**<u>Analysis of Expenses and Other Line Items</u>**

The following table summarizes our expenses and other line items (dollars in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31,** | **Year Ended December 31,** | **Change** |
| | **2025** | **2024** | |
| Property operating expense | $59172 | $59146 | $26 |
| Other expense (1) | 45756 | 56877 | (11121) |
| General and administrative expense (2) | 55830 | 50096 | 5734 |
| Retirement and severance expense | 2995 | 1836 | 1159 |
| Transaction costs | 2199 | 798 | 1401 |
| Provision (benefit) for credit losses, net (3) | 8477 | 12247 | (3770) |
| Impairment charges (4) |  | 51764 | (51764) |
| Depreciation and amortization | 169160 | 165733 | 3427 |
| Gain on sale of real estate and early ground lease termination (5) | 39533 | 16101 | 23432 |
| Costs associated with loan refinancing or payoff |  | 337 | (337) |
| Interest expense, net | 133079 | 130810 | 2269 |
| Equity in loss from joint ventures (6) | 3790 | 8809 | (5019) |
| Impairment charges on joint ventures (7) |  | 28217 | (28217) |
| Income tax expense | 2496 | 1433 | 1063 |
| Preferred dividend requirements | 24144 | 24144 |  |

---

(1) The decrease in other expense for the year ended December 31, 2025 compared to the year ended December 31, 2024 related primarily to a decrease in operating expenses from three operating theatre properties (including one that became vacant prior to sale) that were sold during the year ended December 31, 2025.

(2) The increase in general and administrative expense for the year ended December 31, 2025 compared to the year ended December 31, 2024 related primarily to an increase in payroll and benefit costs, including annual incentive and share-based compensation.

(3) The change in provision (benefit) for credit losses, net for the year ended December 31, 2025 compared to the year ended December 31, 2024 related primarily to credit loss expense of $6.2 million recognized to fully reserve one mortgage note receivable during the year ended December 31, 2025 versus credit loss expense of $10.3 million related to one mortgage note receivable recognized during the year ended December 31, 2024.

(4) Impairment charges recognized during the year ended December 31, 2024 related to one vacant theatre property, two theatre properties being operated through third-party property management agreements and two leased theatre properties. No impairment charges were recognized during the year ended December 31, 2025.

(5) The gain on sale of real estate and early ground lease termination for the year ended December 31, 2025 related to the sale of three vacant theatre properties, two operating theatre properties, four leased theatre properties, one vacant early childhood education center, four land parcels and 10 leased early childhood education centers, as well as the exercise of an early termination option of a ground lease on an eat & play property. The gain on sale of real estate and early ground lease termination for the year ended December 31, 2024 related to the sale of two cultural properties, eight vacant theatre properties, one leased theatre property and two vacant early childhood education centers.

(6) The decrease in equity in loss from joint ventures for the year ended December 31, 2025 compared to the year ended December 31, 2024 related primarily to the decision in 2024 to exit our joint ventures in Breaux Bridge, Louisiana and St. Pete Beach, Florida.

(7) Impairment charges on joint ventures recognized during the year ended December 31, 2024 related to other-than-temporary impairments on our equity investments in joint ventures holding three experiential lodging properties. No impairment charges on joint ventures were recognized during the year ended December 31, 2025.

------

**Liquidity and Capital Resources**

Cash and cash equivalents were $90.6 million at December 31, 2025. In addition, we had restricted cash of $8.1 million at December 31, 2025, which related primarily to escrow deposits required for property management, mortgage note and debt agreements or held for potential acquisitions, developments and redevelopments.

***Mortgage Debt, Senior Notes, Unsecured Revolving Credit Facility and Unsecured Term Loan Facility***

As of December 31, 2025, we had total debt outstanding of $2.9 billion of which 99% was unsecured.

At December 31, 2025, we had outstanding $2.75 billion in aggregate principal amount of unsecured senior notes (excluding the private placement notes discussed below) ranging in interest rates from 3.60% to 4.95%. The notes contain various covenants, including: (i) a limitation on incurrence of any debt that would cause the ratio of our debt to adjusted total assets to exceed 60%; (ii) a limitation on incurrence of any secured debt that would cause the ratio of secured debt to adjusted total assets to exceed 40%; (iii) a limitation on incurrence of any debt that would cause our debt service coverage ratio to be less than 1.5 times; and (iv) the maintenance at all times of our total unencumbered assets such that they are not less than 150% of our outstanding unsecured debt. Interest payments on our unsecured senior notes are due semiannually.

Upon maturity, on April 1, 2025, we repaid in full $300.0 million of senior unsecured notes using borrowings under our $1.0 billion senior unsecured revolving credit facility.

On November 13, 2025, we issued $550.0 million in aggregate principal amount of senior notes due November 15, 2030 pursuant to an underwritten public offering. The notes bear interest at an annual rate of 4.75%. Interest is payable on May 15 and November 15 of each year beginning on May 15, 2026 until the stated maturity date. The notes were issued at 98.8% of their face value and are unsecured. Net proceeds from the note offering were used to repay the outstanding principal balance of our unsecured revolving credit facility and the remaining amount of net proceeds for general business purposes.

At December 31, 2025, we had no balance outstanding under our $1.0 billion unsecured revolving credit facility. Our unsecured revolving credit facility is governed by the terms of the Amended Credit Agreement. On September 22, 2025, we entered into amendment number one to the Amended Credit Agreement to remove the Secured Overnight Funds Rate (SOFR) index adjustment with respect to loans denominated in U.S. dollars. The facility will mature on October 2, 2028. We have two options to extend the maturity date of this credit facility by an additional six months each (for a total of 12 months), subject to paying additional fees and the absence of any default. The Amended Credit Agreement provides for an initial maximum principal amount of borrowing availability of $1.0 billion, which includes a $100.0 million letter-of-credit subfacility and a $300.0 million foreign currency revolving credit subfacility. The credit facility contains an "accordion" feature under which we may increase the total maximum principal amount available by $1.0 billion, to a total of $2.0 billion, subject to lender consent. The unsecured revolving credit facility bears interest at a floating rate of SOFR plus 1.05% (based on our unsecured debt ratings and with a SOFR floor of zero), which was 4.71% at December 31, 2025. Additionally, the facility fee on the revolving credit facility is 0.25%.

At December 31, 2025, we had outstanding $179.6 million of Series B senior unsecured notes that were issued in a private placement transaction and are due on August 22, 2026. At December 31, 2025, the interest rate for these Series B private placement notes was 4.56%. The private placement notes were originally issued in two tranches: Series A due 2024; and Series B due 2026. On August 22, 2024, we repaid in full the Series A notes for $136.6 million using funds available under our $1.0 billion senior unsecured revolving credit facility.

Our unsecured revolving credit facility and the private placement notes contain financial covenants or restrictions that limit our levels of consolidated debt, secured debt, investments outside certain categories, share repurchases and dividend distributions and require us to meet certain coverage levels for fixed charges and debt service. Additionally, these debt instruments contain cross-default provisions if we default under other indebtedness exceeding certain amounts. Those cross-default thresholds vary from $50.0 million to $75.0 million, depending upon

------

the debt instrument. We were in compliance with all financial and other covenants under our consolidated debt instruments at December 31, 2025.

In 2024, two experiential lodging properties located in St. Pete Beach, Florida, in which we hold unconsolidated equity investments, were severely damaged by two hurricanes. We continue to work in good faith with our joint venture partners, the non-recourse debt provider and the insurance companies to identify a path forward in which we expect to result in the eventual removal of the unconsolidated equity investments in these experiential lodging properties and the related non-recourse debt from our portfolio. Accordingly, we determined that our investment in these joint ventures had no fair value and was not recoverable, and during the year ended December 31, 2024, we recognized $12.1 million in other-than-temporary impairment charges on joint ventures related to these equity investments. There can be no assurance as to the ultimate outcome of our negotiations regarding our exit from these joint ventures.

Our principal investing activities are acquiring, developing and financing Experiential properties. These investing activities have generally been financed with senior unsecured notes and the proceeds from equity offerings. Our unsecured revolving credit facility and cash from operations are also used to finance the acquisition or development of properties, and to provide mortgage financing. We have and expect to continue to issue debt securities in public or private offerings. We have and may in the future assume mortgage debt in connection with property acquisitions or incur new mortgage debt on existing properties. We may also issue equity securities in connection with acquisitions. Continued growth of our real estate investments and mortgage financing portfolios will depend in part on our continued ability to access funds through additional borrowings and securities offerings and, to a lesser extent, our ability to assume debt in connection with property acquisitions. We may also fund investments with the proceeds from asset dispositions.

***Capital Markets***

On June 3, 2025, we filed a new universal shelf registration statement with the SEC that is effective for a term of three years. The securities covered by this registration statement include common shares, preferred shares, debt securities, depository shares, warrants and units. We may periodically offer one or more of these securities in amounts, prices and on terms to be announced when and if these securities are offered. The specifics of any future offerings along with the use of proceeds of any securities offered, will be described in detail in a prospectus supplement, or other offering materials, at the time of any offering.

Additionally, on June 3, 2025, we filed a shelf registration statement with the SEC for our DSP Plan that is effective for a term of three years and permits the issuance of up to 25,000,000 common shares.

On December 5, 2025, we commenced our ATM Program and entered into an equity distribution agreement with certain institutional investment banks pursuant to which we may issue common shares up to an aggregate sales price of $400.0 million to the banks as sales agents (or principals when acting directly for their own account) or forward sellers on behalf of any forward purchasers pursuant to a forward sale agreement. As of December 31, 2025, $400.0 million remained available for sale under the ATM Program. Future sales will depend upon a variety of factors including, but not limited to, market conditions, the trading price of our common shares and our capital needs. We are not obligated to issue and sell any common shares. For additional information on the ATM Program, see Note 11 to the Consolidated Financial Statements included in this Annual Report on Form 10-K.

***Liquidity Requirements***

Short-term liquidity requirements consist primarily of normal recurring corporate operating expenses, debt service requirements, and distributions to shareholders. We have historically met these requirements primarily through cash provided by operating activities. The table below summarizes our cash flows (dollars in thousands):

---

| | | |
|:---|:---|:---|
| | **Year Ended December 31,** | **Year Ended December 31,** |
| | **2025** | **2024** |
| Net cash provided by operating activities | $420953 | $393137 |
| Net cash used by investing activities | (121681) | (176352) |
| Net cash used by financing activities | (236726) | (261619) |

---

------

Liquidity and material cash requirements at December 31, 2025 consisted primarily of maturities of debt. Contractual obligations as of December 31, 2025 are as follows (in thousands):

---

| | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|
| | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | | |
| **<u>Contractual Obligations</u>** | **2026** | **2027** | **2028** | **2029** | **2030** | **Thereafter** | **Total** |
| Long Term Debt Obligations | $629597 | $450000 | $400000 | $500000 | $550000 | $424995 | $2954592 |
| Interest on Long Term Debt Obligations | 125720 | 88145 | 65683 | 52877 | 37892 | 23730 | 394047 |
| Operating Lease Obligation - Corporate Office (1) | 717 |  |  |  |  |  | 717 |
| Operating Ground Lease Obligations (2) | 28871 | 28011 | 27110 | 25552 | 20901 | 153854 | 284299 |
| Total | $784905 | $566156 | $492793 | $578429 | $608793 | $602579 | $3633655 |

---

(1) Subsequent to December 31, 2025, we signed a new office lease for a term of 10.5 years for approximately 41,525 square feet of office space. The lease is expected to commence January 1, 2027 with an initial annual rent payment of approximately $1.0 million.

(2) Our tenants who are sub-tenants under the ground leases are responsible for paying the rent under these ground leases. Two of our ground leases do not currently have sub-tenants. In the event our tenant fails to pay the ground lease rent or the property does not have sub-tenants, we would typically be responsible for the payment, assuming we do not sell or re-tenant the property. The above amounts exclude contingent rent due under leases where the ground lease payment, or a portion thereof, is based on the level of the tenant's sales.

***Commitments***

As of December 31, 2025, we had 14 development projects with commitments to fund an aggregate of approximately $53.7 million, of which approximately $36.1 million is expected to be funded in 2026. We advance development costs in periodic draws. If we determine that construction is not being completed in accordance with the terms of the development agreement, we can discontinue funding construction draws. We have agreed to lease the properties to the operators at predetermined rates upon completion of construction.

We have certain commitments related to our mortgage notes and notes receivable investments that we may be required to fund in the future. We are generally obligated to fund these commitments at the request of the borrower or upon the occurrence of events outside of its direct control. As of December 31, 2025, we had two mortgage notes with commitments totaling approximately $48.1 million, all of which is expected to be funded in 2026. If commitments are funded in the future, interest will be charged at rates consistent with the existing investments.

***Liquidity Analysis***

We currently anticipate that our cash on hand, cash from operations, funds available under our unsecured revolving credit facility and proceeds from asset dispositions will provide adequate liquidity to meet our financial commitments, including the amounts needed to fund our operations, make recurring debt service payments, allow distributions to our shareholders and avoid corporate level federal income or excise tax in accordance with REIT Internal Revenue Code requirements.

Long-term liquidity requirements consist primarily of debt maturities. We have $629.6 million of debt maturities due in 2026. We currently believe that we will be able to repay, extend, refinance or otherwise settle our debt maturities as the debt comes due and that we will be able to fund our remaining commitments, as necessary. However, there can be no assurance that additional financing or capital will be available, or that terms will be acceptable or advantageous to us.

Our primary use of cash after paying operating expenses, debt service, distributions to shareholders and funding existing commitments is growing our investment portfolio through acquiring, developing and financing additional properties. We expect to finance these investments with cash on hand, excess cash flow, proceeds from asset

------

dispositions or borrowings under our unsecured revolving credit facility as well as debt and equity financing alternatives. If we borrow the maximum amount available under our $1.0 billion unsecured revolving credit facility, there can be no assurance that we will be able to obtain additional or substitute investment financing. We may also assume mortgage debt in connection with property acquisitions. The availability and terms of any such financing or sales will depend upon market and other conditions.

***Capital Structure***

We believe that our shareholders are best served by a conservative capital structure. Therefore, we seek to maintain a conservative debt level on our balance sheet as measured primarily by our net debt to adjusted EBITDAre ratio (see "Non-GAAP Financial Measures" for definitions). Because adjusted EBITDAre, as defined, does not include the annualization of investments put in service, acquired or disposed of during the quarter, or the potential earnings on property under development, the annualization of percentage rent and adjustments for other items, we also look at an additional ratio that reflects these adjustments. We also seek to maintain conservative interest, fixed charge, debt service coverage and net debt to gross asset ratios (see "Non-GAAP Financial Measures" for calculations).

**Non-GAAP Financial Measures**

***Funds From Operations (FFO), Funds From Operations As Adjusted (FFOAA) and Adjusted Funds From Operations (AFFO)***

The National Association of Real Estate Investment Trusts ("NAREIT") developed FFO as a relative non-GAAP financial measure of performance of an equity REIT in order to recognize that income-producing real estate historically has not depreciated on the basis determined under GAAP. Pursuant to the definition of FFO by the Board of Governors of NAREIT, we calculate FFO as net income available to common shareholders, computed in accordance with GAAP, excluding gains and losses from disposition of real estate and early ground lease terminations and impairment losses on real estate, plus real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships, joint ventures and other affiliates. Adjustments for unconsolidated partnerships, joint ventures and other affiliates are calculated to reflect FFO on the same basis. We have calculated FFO for all periods presented in accordance with this definition.

In addition to FFO, we present FFOAA and AFFO. FFOAA is presented by adding to FFO retirement and severance expense, transaction costs, provision (benefit) for credit losses, net, costs associated with loan refinancing or payoff, preferred share redemption costs and impairment of operating lease right-of-use assets and subtracting sale participation income, gain on insurance recovery and deferred income tax (benefit) expense. AFFO is presented by adding to FFOAA non-real estate depreciation and amortization, deferred financing fees amortization and share-based compensation expense to management and Trustees; and subtracting amortization of above and below market leases, net and tenant allowances, maintenance capital expenditures (including second-generation tenant improvements and leasing commissions), straight-lined rental revenue (removing the impact of straight-line ground sublease expense), the non-cash portion of mortgage and other financing income and the allocated share of joint venture non-cash items.

FFO, FFOAA and AFFO are widely used measures of the operating performance of real estate companies and are provided here as supplemental measures to GAAP net income available to common shareholders and earnings per share, and management provides FFO, FFOAA and AFFO herein because it believes this information is useful to investors in this regard. FFO, FFOAA and AFFO are non-GAAP financial measures. FFO, FFOAA and AFFO do not represent cash flows from operations as defined by GAAP and are not indicative that cash flows are adequate to fund all cash needs and are not to be considered alternatives to net income or any other GAAP measure as a measurement of the results of our operations or our cash flows or liquidity as defined by GAAP. It should also be noted that not all REITs calculate FFO, FFOAA and AFFO the same way so comparisons with other REITs may not be meaningful.

The following table summarizes our FFO, FFOAA and AFFO including per share amounts for FFO and FFOAA, for the years ended December 31, 2025, 2024 and 2023 and reconciles such measures to net income available to common shareholders, the most directly comparable GAAP measure (unaudited, in thousands, except per share information):

------

---

| | | | |
|:---|:---|:---|:---|
| | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** |
| | **2025** | **2024** | **2023** |
| **<u>FFO:</u>** |  |  |  |
| Net income available to common shareholders of EPR Properties | $250792 | $121922 | $148901 |
| (Gain) loss on sale of real estate and early ground lease termination | (39533) | (16101) | 2197 |
| Impairment of real estate investments |  | 51764 | 67366 |
| Real estate depreciation and amortization | 168545 | 165029 | 167219 |
| Allocated share of joint venture depreciation | 4010 | 9419 | 8876 |
| Impairment charges on joint ventures |  | 28217 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;FFO available to common shareholders of EPR Properties | $383814 | $360250 | $394559 |
| FFO available to common shareholders of EPR Properties | $383814 | $360250 | $394559 |
| Add: Preferred dividends for Series C preferred shares | 7752 | 7752 | 7752 |
| Add: Preferred dividends for Series E preferred shares | 7752 | 7752 | 7752 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted FFO available to common shareholders of EPR Properties | $399318 | $375754 | $410063 |
| **<u>FFOAA:</u>** |  |  |  |
| FFO available to common shareholders of EPR Properties | $383814 | $360250 | $394559 |
| Retirement and severance expense | 2995 | 1836 | 547 |
| Transaction costs | 2199 | 798 | 1554 |
| Provision (benefit) for credit losses, net | 8477 | 12247 | 878 |
| Costs associated with loan refinancing or payoff |  | 337 |  |
| Deferred income tax benefit | (846) | (1539) | (344) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;FFOAA available to common shareholders of EPR Properties | $396639 | $373929 | $397194 |
| FFOAA available to common shareholders of EPR Properties | $396639 | $373929 | $397194 |
| Add: Preferred dividends for Series C preferred shares | 7752 | 7752 | 7752 |
| Add: Preferred dividends for Series E preferred shares | 7752 | 7752 | 7752 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted FFOAA available to common shareholders of EPR Properties | $412143 | $389433 | $412698 |
| **<u>AFFO:</u>** |  |  |  |
| FFOAA available to common shareholders of EPR Properties | $396639 | $373929 | $397194 |
| Non-real estate depreciation and amortization | 615 | 704 | 814 |
| Deferred financing fees amortization | 8808 | 8844 | 8637 |
| Share-based compensation expense to management and trustees | 15329 | 14066 | 17512 |
| Amortization of above/below-market leases, net and tenant allowances | (324) | (333) | (535) |
| Maintenance capital expenditures (1) | (5205) | (7299) | (12399) |
| Straight-lined rental revenue | (16100) | (17327) | (10591) |
| Straight-lined ground sublease expense | (37) | 97 | 1099 |
| Non-cash portion of mortgage and other financing income | (1502) | (1984) | (1088) |
| Allocated share of joint venture non-cash items |  | 712 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;AFFO available to common shareholders of EPR Properties | $398223 | $371409 | $400643 |

---

------

---

| | | | |
|:---|:---|:---|:---|
| | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** |
| | **2025** | **2024** | **2023** |
| FFO per common share: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Basic | $5.05 | $4.76 | $5.24 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted | 4.96 | 4.70 | 5.15 |
| FFOAA per common share: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Basic | $5.22 | $4.94 | $5.28 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted | 5.12 | 4.87 | 5.18 |
| Shares used for computation (in thousands): |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Basic | 76040 | 75636 | 75260 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted | 76495 | 75999 | 75715 |
| Weighted average shares outstanding-diluted EPS | 76495 | 75999 | 75715 |
| Effect of dilutive Series C preferred shares | 2348 | 2314 | 2283 |
| Effect of dilutive Series E preferred shares | 1668 | 1664 | 1663 |
| &nbsp;&nbsp;&nbsp;&nbsp;Adjusted weighted average shares outstanding - diluted Series C and Series E | 80511 | 79977 | 79661 |
| **Other financial information:** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Dividends per common share | $3.52 | $3.40 | $3.30 |

---

(1) Includes maintenance capital expenditures and certain second-generation tenant improvements and leasing commissions.

The effect of the conversion of our convertible preferred shares is calculated using the if-converted method and the conversion, which results in the most dilution is included in the computation of per share amounts. The conversion of the 5.75% Series C cumulative convertible preferred shares and the 9.00% Series E cumulative convertible preferred shares would be dilutive to FFO, FFOAA and AFFO per share for the years ended December 31, 2025, 2024 and 2023. Therefore, the additional common shares that would result from the conversion and the corresponding add-back of the preferred dividends declared on those shares are included in the calculation of diluted FFO and FFOAA per share and would be included in a calculation of AFFO per share for these periods.

***Net Debt***

Net Debt represents debt (reported in accordance with GAAP) adjusted to exclude deferred financing costs, net and reduced for cash and cash equivalents. By excluding deferred financing costs, net and reducing debt for cash and cash equivalents on hand, the result provides an estimate of the contractual amount of borrowed capital to be repaid, net of cash available to repay it. We believe this calculation constitutes a beneficial supplemental non-GAAP financial disclosure to investors in understanding our financial condition. Our method of calculating Net Debt may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

***Gross Assets***

Gross Assets represents total assets (reported in accordance with GAAP) adjusted to exclude accumulated depreciation and reduced by cash and cash equivalents. By excluding accumulated depreciation and reducing cash and cash equivalents, the result provides an estimate of the investment made by us. We believe that investors commonly use versions of this calculation in a similar manner. Our method of calculating Gross Assets may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

***Net Debt to Gross Assets Ratio***

Net Debt to Gross Assets Ratio is a supplemental measure derived from non-GAAP financial measures that we use to evaluate capital structure and the magnitude of debt to gross assets. We believe that investors commonly use versions of this ratio in a similar manner. Our method of calculating the Net Debt to Gross Assets Ratio may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

------

***EBITDAre***

NAREIT developed EBITDAre as a relative non-GAAP financial measure of REITs, independent of a company's capital structure, to provide a uniform basis to measure the enterprise value of a company. Pursuant to the definition of EBITDAre by the Board of Governors of NAREIT, we calculate EBITDAre as net income, computed in accordance with GAAP, excluding interest expense (net), income tax (benefit) expense, depreciation and amortization, gains and losses from disposition of real estate and early ground lease terminations, impairment losses on real estate, costs associated with loan refinancing or payoff and adjustments for unconsolidated partnerships, joint ventures and other affiliates.

Management provides EBITDAre herein because it believes this information is useful to investors as a supplemental performance measure because it can help facilitate comparisons of operating performance between periods and with other REITs. Our method of calculating EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. EBITDAre is not a measure of performance under GAAP, does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. This measure should not be considered an alternative to net income or any other GAAP measure as a measurement of the results of our operations or cash flows or liquidity as defined by GAAP.

***Adjusted EBITDAre***

Management uses Adjusted EBITDAre in its analysis of the performance of the business and operations of the Company. Management believes Adjusted EBITDAre is useful to investors because it excludes various items that management believes are not indicative of operating performance, and because it is an informative measure to use in computing various financial ratios to evaluate the Company. We define Adjusted EBITDAre as EBITDAre (defined above) for the quarter excluding sale participation income, gain on insurance recovery, retirement and severance expense, transaction costs, provision (benefit) for credit losses, net, impairment losses on operating lease right-of-use assets and prepayment fees.

Our method of calculating Adjusted EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. Adjusted EBITDAre is not a measure of performance under GAAP, does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. This measure should not be considered as an alternative to net income or any other GAAP measure as a measurement of the results of our operations or cash flows or liquidity as defined by GAAP.

***Net Debt to Adjusted EBITDAre Ratio***

Net Debt to Adjusted EBITDAre Ratio is a supplemental measure derived from non-GAAP financial measures that we use to evaluate our capital structure and the magnitude of our debt against our operating performance. We believe that investors commonly use versions of this ratio in a similar manner. In addition, financial institutions use versions of this ratio in connection with debt agreements to set pricing and covenant limitations. Our method of calculating the Net Debt to Adjusted EBITDAre Ratio may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

Reconciliations of debt, total assets and net income (all reported in accordance with GAAP) to Net Debt, Gross Assets, Net Debt to Gross Assets Ratio, EBITDAre, Adjusted EBITDAre and Net Debt to Adjusted EBITDAre Ratio (each of which is a non-GAAP financial measure), as applicable, are included in the following tables (unaudited, in thousands except ratios):

------

---

| | | |
|:---|:---|:---|
| | **December 31,** | **December 31,** |
| | **2025** | **2024** |
| **<u>Net Debt:</u>** |  |  |
| Debt | $2929411 | $2860458 |
| Deferred financing costs, net | 25181 | 19134 |
| Cash and cash equivalents | (90577) | (22062) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net Debt | $2864015 | $2857530 |
| **<u>Gross Assets:</u>** |  |  |
| Total Assets | $5699762 | $5616507 |
| Accumulated depreciation | 1714886 | 1562645 |
| Cash and cash equivalents | (90577) | (22062) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Gross Assets | $7324071 | $7157090 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Debt to Total Assets Ratio | 51% | 51% |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net Debt to Gross Assets Ratio | 39% | 40% |
|  | **Three Months Ended December 31,** | **Three Months Ended December 31,** |
|  | **2025** | **2024** |
| **<u>EBITDAre and Adjusted EBITDAre:</u>** |  |  |
| Net income (loss) | $66904 | $(8395) |
| Interest expense, net | 33574 | 33472 |
| Income tax expense | 954 | 653 |
| Depreciation and amortization | 43582 | 40995 |
| Gain on sale of real estate and early ground lease termination | (5297) | (112) |
| Impairment of real estate investments |  | 39952 |
| Allocated share of joint venture depreciation | 1000 | 1965 |
| Allocated share of joint venture interest expense | 516 | 589 |
| Impairment charges on joint ventures |  | 16087 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;EBITDAre | $141233 | $125206 |
| Retirement and severance expense | 1901 |  |
| Transaction costs | 471 | 423 |
| Provision (benefit) for credit losses, net | (985) | 9876 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Adjusted EBITDAre | $142620 | $135505 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Adjusted EBITDAre (annualized) (1) | $570480 | $542020 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net Debt to Adjusted EBITDAre Ratio | 5.0 | 5.3 |
| (1) Adjusted EBITDAre for the quarter is multiplied by four to calculate an annual amount but does not include the annualization of investments put in service, acquired or disposed of during the quarter, as well as the potential earnings on property under development, the annualization of percent rent and participating interest and adjustments for other items. | (1) Adjusted EBITDAre for the quarter is multiplied by four to calculate an annual amount but does not include the annualization of investments put in service, acquired or disposed of during the quarter, as well as the potential earnings on property under development, the annualization of percent rent and participating interest and adjustments for other items. | (1) Adjusted EBITDAre for the quarter is multiplied by four to calculate an annual amount but does not include the annualization of investments put in service, acquired or disposed of during the quarter, as well as the potential earnings on property under development, the annualization of percent rent and participating interest and adjustments for other items. |

---

------

***Total Investments***

Total investments is a non-GAAP financial measure defined as the sum of the carrying values of real estate investments (before accumulated depreciation), land held for development, property under development, mortgage notes receivable and related accrued interest receivable, net, investment in joint ventures, intangible assets, gross (before accumulated amortization and included in other assets) and notes receivable and related accrued interest receivable, net (included in other assets). Total investments is a useful measure for management and investors as it illustrates across which asset categories the Company's funds have been invested. Our method of calculating total investments may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. A reconciliation of total assets (computed in accordance with GAAP) to total investments is included in the following table (unaudited, in thousands):

---

| | | |
|:---|:---|:---|
| | **December 31, 2025** | **December 31, 2024** |
| Total assets | $5699762 | $5616507 |
| Operating lease right-of-use assets | (170755) | (173364) |
| Cash and cash equivalents | (90577) | (22062) |
| Restricted cash | (8071) | (13637) |
| Accounts receivable | (97855) | (84589) |
| Add: accumulated depreciation on real estate investments | 1714886 | 1562645 |
| Add: accumulated amortization on intangible assets (1) | 31584 | 31876 |
| Prepaid expenses and other current assets (1) | (37237) | (39464) |
| Total investments | $7041737 | $6877912 |
| Total Investments: |  |  |
| Real estate investments, net of accumulated depreciation | $4494259 | $4435358 |
| Add back accumulated depreciation on real estate investments | 1714886 | 1562645 |
| Land held for development | 20168 | 20168 |
| Property under development | 54905 | 112263 |
| Mortgage notes and related accrued interest receivable | 679254 | 665796 |
| Investment in joint ventures | 12316 | 14019 |
| Intangible assets, gross (1) | 63239 | 64317 |
| Notes receivable and related accrued interest receivable, net (1) | 2710 | 3346 |
| Total investments | $7041737 | $6877912 |
| (1) Included in "Other assets" in the accompanying consolidated balance sheets. Other assets include the following: | (1) Included in "Other assets" in the accompanying consolidated balance sheets. Other assets include the following: | (1) Included in "Other assets" in the accompanying consolidated balance sheets. Other assets include the following: |
|  | **December 31, 2025** | **December 31, 2024** |
| Intangible assets, gross | $63239 | $64317 |
| Less: accumulated amortization on intangible assets | (31584) | (31876) |
| Notes receivable and related accrued interest receivable, net | 2710 | 3346 |
| Prepaid expenses and other current assets | 37237 | 39464 |
| Total other assets | $71602 | $75251 |

---

**Impact of Recently Issued Accounting Standards** 

See Note 2 to the consolidated financial statements included in this Annual Report on Form 10-K for additional information on the impact of recently issued accounting standards on our business.

**<u>Item 7A. Quantitative and Qualitative Disclosures About Market Risk</u>**

We are exposed to market risks, primarily relating to potential losses due to changes in interest rates and foreign currency exchange rates. We seek to mitigate the effects of fluctuations in interest rates by matching the term of new investments with new long-term fixed rate borrowings whenever possible. As of December 31, 2025, we had a $1.0 billion unsecured revolving credit facility with no outstanding balance. We also had a $25.0 million bond that bears interest at a floating rate but has been fixed through an interest rate swap agreement as discussed below.

We are subject to risks associated with debt financing, including the risk that existing indebtedness may not be refinanced or that the terms of such refinancing may not be as favorable as the terms of current indebtedness. The

------

majority of our borrowings are subject to contractual agreements or mortgages, which limit the amount of indebtedness we may incur. Accordingly, if we are unable to raise additional equity or borrow money due to these limitations or otherwise, our ability to make additional real estate investments may be limited.

The following table presents the principal amounts, weighted average interest rates, and other terms required by year of expected maturity to evaluate the expected cash flows and sensitivity to interest rate changes as of December 31 (including the impact of the interest rate swap agreements described below):

**Expected Maturities (dollars in thousands)**

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | **2026** | **2027** | **2028** | **2029** | **2030** | **Thereafter** | **Total** | **Estimated<br>Fair Value** |
| December 31, 2025: |  |  |  |  |  |  |  |  |
| &nbsp;&nbsp;Fixed rate debt | $629597 | $450000 | $400000 | $500000 | $550000 | $424995 | $2954592 | $2870031 |
| &nbsp;&nbsp;Average interest rate | 4.70% | 4.50% | 4.95% | 3.75% | 4.75% | 3.54% | 4.38% | 4.60% |
| &nbsp;&nbsp;Variable rate debt | $— | $— | $— | $— | $— | $— | $— | $— |
| &nbsp;&nbsp;Average interest rate (as of December 31, 2025) | —% | —% | —% | —% | —% | —% | —% | —% |
|  | **2025** | **2026** | **2027** | **2028** | **2029** | **Thereafter** | **Total** | **Estimated<br>Fair Value** |
| December 31, 2024: |  |  |  |  |  |  |  |  |
| &nbsp;&nbsp;Fixed rate debt | $300000 | $629597 | $450000 | $400000 | $500000 | $424995 | $2704592 | $2590303 |
| &nbsp;&nbsp;Average interest rate | 4.50% | 4.70% | 4.50% | 4.95% | 3.75% | 3.54% | 4.32% | 5.50% |
| &nbsp;&nbsp;Variable rate debt | $— | $— | $— | $175000 | $— | $— | $175000 | $175000 |
| &nbsp;&nbsp;Average interest rate (as of December 31, 2024) | —% | —% | —% | 5.46% | —% | —% | 5.46% | 5.46% |

---

The fair value of our debt as of December 31, 2025 and 2024 is estimated by discounting the future cash flows of each instrument using current market rates and current market spreads.

**Cash Flow Hedges of Interest Rate Risk**

In order to hedge our interest rate risk, we entered into an interest rate swap agreement on our variable rate secured bonds with a notional amount of $25.0 million. The interest rate cap agreement limits the variable portion of the interest rate (SOFR) on this bond to 2.5325% until September 30, 2026.

We are exposed to foreign currency risk against our functional currency, the U.S. dollar ("USD"), on our six Canadian properties and the rents received from tenants of the properties are payable in the Canadian dollar ("CAD"). In order to hedge our CAD denominated cash flows and our net investment in our six Canadian properties, we entered into cross-currency swaps designated as cash flow hedges and foreign currency forwards designated as net investment hedges as further described below.

**Cash Flow Hedges of Foreign Exchange Risk-Cross Currency Swaps**

We entered into six USD-CAD cross-currency swaps that became effective October 1, 2024 with a total fixed original notional value of $170.0 million CAD and $125.0 million USD. The net effect of these swaps is to lock in an exchange rate of $1.35 CAD per USD on approximately $15.3 million annual CAD denominated cash flows through December 2026.

We entered into two USD-CAD cross-currency swaps that became effective December 1, 2024 with a total fixed original notional value of $90.0 million CAD and $66.2 million USD. The net effect of these swaps is to lock in an exchange rate of $1.35 CAD per USD on approximately $8.1 million annual CAD denominated cash flows through December 2026.

------

**Fair Value Hedge of Foreign Exchange Risk-Cross Currency Swap**

We entered into a USD-CAD cross-currency swap that became effective September 25, 2025, with a total fixed notional value of $27.9 million CAD and $20.0 million USD. The cross-currency swap includes an initial and final exchange of the principal balance of the CAD denominated mortgage note receivable with an exchange rate of $1.392 CAD per USD. In addition to the initial and final exchange, we have monthly exchanges on the notional value of $27.9 million CAD. The net effect of these swaps is to lock in an exchange rate of $1.246 CAD per USD on approximately $2.2 million annual CAD denominated cash flows through September 2030.

**Net Investment Hedges - Foreign Currency Forward Contracts**

We entered into two forward contracts that became effective December 19, 2024 with a fixed notional value of $200.0 million CAD and $142.8 million USD with a settlement date of December 1, 2026. The exchange rate of these forward contracts is approximately $1.40 CAD per USD.

We entered into a forward contract that became effective December 19, 2024 with a fixed notional value of $90.0 million CAD and $64.3 million USD with a settlement date of December 1, 2026. The exchange rate of this forward contract is approximately $1.40 CAD per USD.

For foreign currency derivatives designated as net investment hedges, the change in the fair value of the derivatives, including any cash settlements, is reported in AOCI as part of the cumulative translation adjustment. Amounts are reclassified out of AOCI into earnings when the hedged net investment is either sold or substantially liquidated.

See Note 9 to the consolidated financial statements in this Annual Report on Form 10-K for additional information on our derivative financial instruments and hedging activities.

------

**<u>Item 8.</u> <u>Financial Statements and Supplementary Data</u>**

EPR Properties

**Contents**

---

| | |
|:---|:---|
| Report of Independent Registered Public Accounting Firm | <u>[60](#iedb27b7c70a347439748e52a10e44de0_85)</u> |
| Audited Financial Statements |  |
| Consolidated Balance Sheets | <u>[62](#iedb27b7c70a347439748e52a10e44de0_88)</u> |
| Consolidated Statements of Income and Comprehensive Income | <u>[63](#iedb27b7c70a347439748e52a10e44de0_91)</u> |
| Consolidated Statements of Changes in Equity | <u>[64](#iedb27b7c70a347439748e52a10e44de0_94)</u> |
| Consolidated Statements of Cash Flows | <u>[66](#iedb27b7c70a347439748e52a10e44de0_97)</u> |
| Notes to Consolidated Financial Statements | <u>[68](#iedb27b7c70a347439748e52a10e44de0_100)</u> |
| Financial Statement Schedules |  |
| Schedule III - Real Estate and Accumulated Depreciation | <u>[105](#iedb27b7c70a347439748e52a10e44de0_157)</u> |

---

------

**<u>Report of Independent Registered Public Accounting Firm</u>**

To the Board of Trustees and Shareholders

EPR Properties:

*Opinions on the Consolidated Financial Statements and Internal Control Over Financial Reporting*

We have audited the accompanying consolidated balance sheets of EPR Properties and subsidiaries (the Company) as of December 31, 2025 and 2024, the related consolidated statements of income and comprehensive income, changes in equity, and cash flows for each of the years in the three-year period ended December 31, 2025, and the related notes and financial statement schedule III (collectively, the consolidated financial statements). We also have audited the Company's internal control over financial reporting as of December 31, 2025, based on criteria established in Internal Control – Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of the Company as of December 31, 2025 and 2024, and the results of its operations and its cash flows for each of the years in the three-year period ended December 31, 2025, in conformity with U.S. generally accepted accounting principles. Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2025 based on criteria established in Internal Control –Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission.

*Basis for Opinions*

The Company's management is responsible for these consolidated financial statements, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management's Report on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company's consolidated financial statements and an opinion on the Company's internal control over financial reporting based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud, and whether effective internal control over financial reporting was maintained in all material respects.

Our audits of the consolidated financial statements included performing procedures to assess the risks of material misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements. Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.

*Definition and Limitations of Internal Control Over Financial Reporting*

A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable

------

assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

*Critical Audit Matter*

The critical audit matter communicated below is a matter arising from the current period audit of the consolidated financial statements that was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that are material to the consolidated financial statements and (2) involved our especially challenging, subjective, or complex judgments. The communication of a critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing separate opinions on the critical audit matter or on the accounts or disclosures to which they relate.

*Evaluation of indicators real estate investments may not be recoverable*

As discussed in Notes 2 and 3 to the consolidated financial statements, the real estate investments, net balance as of December 31, 2025 was $4,494,259 thousand. The Company reviews a real estate investment for impairment whenever events or changes in circumstances indicate that the carrying value of the real estate investment may not be recoverable.

We identified the evaluation of indicators real estate investments may not be recoverable as a critical audit matter. There is a high degree of subjective judgement in evaluating the events or changes in circumstances that may indicate the carrying value of real estate investments may not be recoverable. In particular, the judgments regarding the expected period the Company will hold the real estate investments on the determination of the recoverability of the real estate investments required a higher degree of auditor judgment.

The following are the primary procedures we performed to address this critical audit matter. We evaluated the design and tested the operating effectiveness of an internal control related to the critical audit matter. This control related to the Company's process to identify and evaluate events or changes in circumstances that may indicate the carrying amount of real estate investments may not be recoverable, which includes determining the period the Company will hold the real estate investments. We inquired of Company officials and inspected documents such as meeting minutes of the Board of Trustees to evaluate the likelihood that a real estate investment would be sold prior to the estimated holding period.

/s/ KPMG LLP

We have served as the Company's auditor since 2002.

Chicago, Illinois <br> February 26, 2026

------

**EPR PROPERTIES**

**Consolidated Balance Sheets**

**(Dollars in thousands except share data)**

---

| | | |
|:---|:---|:---|
| | **December 31,** | **December 31,** |
| | **2025** | **2024** |
| **Assets** |  |  |
| Real estate investments, net of accumulated depreciation of $1,714,886 and $1,562,645 at December 31, 2025 and 2024, respectively | $4494259 | $4435358 |
| Land held for development | 20168 | 20168 |
| Property under development | 54905 | 112263 |
| Operating lease right-of-use assets | 170755 | 173364 |
| Mortgage notes and related accrued interest receivable, net of allowance for credit losses of $15,929 and $17,111 at December 31, 2025 and 2024, respectively | 679254 | 665796 |
| Investment in joint ventures | 12316 | 14019 |
| Cash and cash equivalents | 90577 | 22062 |
| Restricted cash | 8071 | 13637 |
| Accounts receivable | 97855 | 84589 |
| Other assets | 71602 | 75251 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total assets | $5699762 | $5616507 |
| **Liabilities and Equity** |  |  |
| Liabilities: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Accounts payable and accrued liabilities | $99392 | $107976 |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating lease liabilities | 204747 | 212400 |
| &nbsp;&nbsp;&nbsp;&nbsp;Common dividends payable | 22463 | 25831 |
| &nbsp;&nbsp;&nbsp;&nbsp;Preferred dividends payable | 6032 | 6032 |
| &nbsp;&nbsp;&nbsp;&nbsp;Unearned rents and interest | 108546 | 80565 |
| &nbsp;&nbsp;&nbsp;&nbsp;Debt | 2929411 | 2860458 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total liabilities | 3370591 | 3293262 |
| Equity: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Common Shares, $0.01 par value; 125,000,000 shares authorized at December 31, 2025 and 2024; and 84,239,580 and 83,619,740 shares issued at December 31, 2025 and 2024, respectively | 842 | 836 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Preferred Shares, $0.01 par value; 25,000,000 shares authorized: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5,392,616 and 5,392,716 Series C convertible shares issued at December 31, 2025 and 2024, respectively; liquidation preference of $134,815,400 | 54 | 54 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;3,445,980 Series E convertible shares issued at December 31, 2025 and 2024; liquidation preference of $86,149,500 | 34 | 34 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;6,000,000 Series G shares issued at December 31, 2025 and 2024; liquidation preference of $150,000,000 | 60 | 60 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Additional paid-in-capital | 3978093 | 3950528 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Treasury shares at cost: 8,094,942 and 7,883,581 common shares at December 31, 2025 and 2024, respectively | (295290) | (285413) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Accumulated other comprehensive income (loss) | 1037 | (3756) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Distributions in excess of net income | (1355659) | (1339098) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total equity | $2329171 | $2323245 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total liabilities and equity | $5699762 | $5616507 |

---

See accompanying notes to consolidated financial statements.

------

**EPR PROPERTIES**

**Consolidated Statements of Income and Comprehensive Income**

**(Dollars in thousands except per share data)**

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
| | **2025** | **2024** | **2023** |
| Rental revenue | $608605 | $585167 | $616139 |
| Other income | 45592 | 57071 | 45947 |
| Mortgage and other financing income | 64160 | 55830 | 43582 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total revenue | 718357 | 698068 | 705668 |
| Property operating expense | 59172 | 59146 | 57478 |
| Other expense | 45756 | 56877 | 44774 |
| General and administrative expense | 55830 | 50096 | 56442 |
| Retirement and severance expense | 2995 | 1836 | 547 |
| Transaction costs | 2199 | 798 | 1554 |
| Provision (benefit) for credit losses, net | 8477 | 12247 | 878 |
| Impairment charges |  | 51764 | 67366 |
| Depreciation and amortization | 169160 | 165733 | 168033 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total operating expenses | 343589 | 398497 | 397072 |
| Gain (loss) on sale of real estate and early ground lease termination | 39533 | 16101 | (2197) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Income from operations | 414301 | 315672 | 306399 |
| Costs associated with loan refinancing or payoff |  | 337 |  |
| Interest expense, net | 133079 | 130810 | 124858 |
| Equity in loss from joint ventures | 3790 | 8809 | 6768 |
| Impairment charges on joint ventures |  | 28217 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Income before income taxes | 277432 | 147499 | 174773 |
| Income tax expense | 2496 | 1433 | 1727 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income | 274936 | 146066 | 173046 |
| Preferred dividend requirements | 24144 | 24144 | 24145 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | $250792 | $121922 | $148901 |
| Net income available to common shareholders of EPR Properties per share: | Net income available to common shareholders of EPR Properties per share: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Basic | $3.30 | $1.61 | $1.98 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Diluted | $3.28 | $1.60 | $1.97 |
| Shares used for computation (in thousands): |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Basic | 76040 | 75636 | 75260 |
| &nbsp;&nbsp;&nbsp;&nbsp;Diluted | 76495 | 75999 | 75715 |
| Other comprehensive income: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Net income | $274936 | $146066 | $173046 |
| &nbsp;&nbsp;&nbsp;&nbsp;Foreign currency translation adjustment | 12878 | (23036) | 6851 |
| &nbsp;&nbsp;&nbsp;&nbsp;Unrealized (loss) gain on derivatives, net | (8085) | 15984 | (5452) |
| &nbsp;&nbsp;&nbsp;&nbsp;Comprehensive income attributable to EPR Properties | $279729 | $139014 | $174445 |

---

See accompanying notes to consolidated financial statements.

------

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands)** |
| | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | |
| | **Common Shares** | **Common Shares** | **Preferred Shares** | **Preferred Shares** | **Additional<br>paid-in capital** | **Treasury<br>shares** | **Accumulated<br>other<br>comprehensive<br>income (loss)** | **Distributions<br>in excess of<br>net income** | **Total** |
| | **Shares** | **Par** | **Shares** | **Par** | **Additional<br>paid-in capital** | **Treasury<br>shares** | **Accumulated<br>other<br>comprehensive<br>income (loss)** | **Distributions<br>in excess of<br>net income** | **Total** |
| Balance at December 31, 2022 | 82545501 | $825 | 14840297 | $148 | $3899732 | $(269751) | $1897 | $(1097132) | $2535719 |
| Restricted share units issued to Trustees | 43497 |  |  |  |  |  |  |  |  |
| Issuance of nonvested shares and performance share units, net of cancellations | 352090 | 4 |  |  | 5960 | (591) |  |  | 5373 |
| Purchase of common shares for vesting |  |  |  |  |  | (3696) |  |  | (3696) |
| Share-based compensation expense |  |  |  |  | 17512 |  |  |  | 17512 |
| Share-based compensation included in retirement and severance expense |  |  |  |  | 304 |  |  |  | 304 |
| Foreign currency translation adjustment |  |  |  |  |  |  | 6851 |  | 6851 |
| Change in unrealized loss on derivatives, net |  |  |  |  |  |  | (5452) |  | (5452) |
| Net income |  |  |  |  |  |  |  | 173046 | 173046 |
| Issuances of common shares | 22469 |  |  |  | 959 |  |  |  | 959 |
| Conversion of Series E Convertible Preferred shares to common shares | 674 |  | (1401) |  |  |  |  |  |  |
| Dividend equivalents accrued on performance share units |  |  |  |  |  |  |  | (3787) | (3787) |
| Dividends to captive REIT preferred shareholders |  |  |  |  |  |  |  | (16) | (16) |
| Dividends to common shareholders ($3.30 per share) |  |  |  |  |  |  |  | (248530) | (248530) |
| Dividends to Series C preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series E preferred shareholders ($2.25 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series G preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (8624) | (8624) |
| Balance at December 31, 2023 | 82964231 | $829 | 14838896 | $148 | $3924467 | $(274038) | $3296 | $(1200547) | $2454155 |
| Restricted share units issued to Trustees | 45410 | 1 |  |  |  |  |  |  | 1 |
| Issuance of nonvested shares and performance share units, net of cancellations | 583135 | 6 |  |  | 9212 |  |  |  | 9218 |
| Purchase of common shares for vesting |  |  |  |  |  | (11375) |  |  | (11375) |
| Share-based compensation expense |  |  |  |  | 14066 |  |  |  | 14066 |
| Share-based compensation included in retirement and severance expense |  |  |  |  | 1598 |  |  |  | 1598 |
| Foreign currency translation adjustment |  |  |  |  |  |  | (23036) |  | (23036) |
| Change in unrealized gain on derivatives, net |  |  |  |  |  |  | 15984 |  | 15984 |
| Net income |  |  |  |  |  |  |  | 146066 | 146066 |
| Issuances of common shares | 26878 |  |  |  | 1185 |  |  |  | 1185 |
| Conversion of Series C Convertible Preferred shares to common shares | 86 |  | (200) |  |  |  |  |  |  |
| Dividend equivalents accrued on performance share units |  |  |  |  |  |  |  | (3492) | (3492) |
| Dividends to captive REIT preferred shareholders |  |  |  |  |  |  |  | (16) | (16) |
| Dividends to common shareholders ($3.40 per share) |  |  |  |  |  |  |  | (256981) | (256981) |
| Dividends to Series C preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series E preferred shareholders ($2.25 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series G preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (8624) | (8624) |
| Balance at December 31, 2024 | 83619740 | $836 | 14838696 | $148 | $3950528 | $(285413) | $(3756) | $(1339098) | $2323245 |
| Continued on next page. |  |  |  |  |  |  |  |  |  |

---

------

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** | **EPR PROPERTIES**<br>**Consolidated Statements of Changes in Equity**<br>**Years Ended December 31, 2025, 2024 and 2023**<br>**(Dollars in thousands) (continued)** |
| | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | **EPR Properties Shareholders' Equity** | |
| | **Common Shares** | **Common Shares** | **Preferred Shares** | **Preferred Shares** | **Additional<br>paid-in capital** | **Treasury<br>shares** | **Accumulated<br>other<br>comprehensive<br>income (loss)** | **Distributions<br>in excess of<br>net income** | **Total** |
| | **Shares** | **Par** | **Shares** | **Par** | **Additional<br>paid-in capital** | **Treasury<br>shares** | **Accumulated<br>other<br>comprehensive<br>income (loss)** | **Distributions<br>in excess of<br>net income** | **Total** |
| Continued from previous page. |  |  |  |  |  |  |  |  |  |
| Balance at December 31, 2024 | 83619740 | $836 | 14838696 | $148 | $3950528 | $(285413) | $(3756) | $(1339098) | $2323245 |
| Restricted share units issued to Trustees | 43635 |  |  |  |  |  |  |  |  |
| Issuance of nonvested shares and performance share units, net of cancellations | 549928 | 6 |  |  | 8694 |  |  |  | 8700 |
| Purchase of common shares for vesting |  |  |  |  |  | (9855) |  |  | (9855) |
| Share-based compensation expense |  |  |  |  | 15329 |  |  |  | 15329 |
| Share-based compensation included in retirement and severance expense |  |  |  |  | 2175 |  |  |  | 2175 |
| Foreign currency translation adjustment |  |  |  |  |  |  | 12878 |  | 12878 |
| Change in unrealized loss on derivatives, net |  |  |  |  |  |  | (8085) |  | (8085) |
| Net income |  |  |  |  |  |  |  | 274936 | 274936 |
| Issuances of common shares | 25758 |  |  |  | 1346 |  |  |  | 1346 |
| Conversion of Series C Convertible Preferred shares to common shares | 43 |  | (100) |  |  |  |  |  |  |
| Share option exercises, net | 476 |  |  |  | 21 | (22) |  |  | (1) |
| Dividend equivalents accrued on performance share units |  |  |  |  |  |  |  | 497 | 497 |
| Dividends to captive REIT preferred shareholders |  |  |  |  |  |  |  | (16) | (16) |
| Dividends to common shareholders ($3.52 per share) |  |  |  |  |  |  |  | (267850) | (267850) |
| Dividends to Series C preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series E preferred shareholders ($2.25 per share) |  |  |  |  |  |  |  | (7752) | (7752) |
| Dividends to Series G preferred shareholders ($1.4375 per share) |  |  |  |  |  |  |  | (8624) | (8624) |
| Balance at December 31, 2025 | 84239580 | $842 | 14838596 | $148 | $3978093 | $(295290) | $1037 | $(1355659) | $2329171 |

---

See accompanying notes to consolidated financial statements.

------

---

| | | | |
|:---|:---|:---|:---|
| **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)** | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)** |
| | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
|  | **2025** | **2024** | **2023** |
| Operating activities: |  |  |  |
| &nbsp;&nbsp;&nbsp;Net income | $274936 | $146066 | $173046 |
| &nbsp;&nbsp;&nbsp;Adjustments to reconcile net income to net cash provided by operating activities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Impairment charges |  | 51764 | 67366 |
| &nbsp;&nbsp;&nbsp;&nbsp;Impairment charges on joint ventures |  | 28217 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;(Gain) loss on sale of real estate and early ground lease termination | (39533) | (16101) | 2197 |
| &nbsp;&nbsp;&nbsp;&nbsp;Deferred income tax benefit | (846) | (1539) | (344) |
| &nbsp;&nbsp;&nbsp;&nbsp;Provision (benefit) for credit losses, net | 8477 | 12247 | 878 |
| &nbsp;&nbsp;&nbsp;&nbsp;Costs associated with loan refinancing or payoff |  | 337 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Equity in loss from joint ventures | 3790 | 8809 | 6768 |
| &nbsp;&nbsp;&nbsp;&nbsp;Distributions from joint ventures | 11 |  | 1300 |
| &nbsp;&nbsp;&nbsp;&nbsp;Depreciation and amortization | 169160 | 165733 | 168033 |
| &nbsp;&nbsp;&nbsp;&nbsp;Amortization of deferred financing costs | 8808 | 8844 | 8637 |
| &nbsp;&nbsp;&nbsp;&nbsp;Amortization of above/below market leases and tenant allowances, net | (324) | (333) | (535) |
| &nbsp;&nbsp;&nbsp;&nbsp;Share-based compensation expense to management and Trustees | 15329 | 14066 | 17512 |
| &nbsp;&nbsp;&nbsp;&nbsp;Share-based compensation expense included in retirement and severance expense | 2175 | 1598 | 304 |
| &nbsp;&nbsp;&nbsp;&nbsp;Change in assets and liabilities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Operating lease assets and liabilities | (1580) | (1299) | (6) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Mortgage notes accrued interest receivable | (796) | (2171) | (1231) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Accounts receivable | (14579) | (22031) | (10091) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Other assets | (2321) | (7935) | (2738) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Accounts payable and accrued liabilities | (5613) | 11950 | 8488 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Unearned rents and interest | 3859 | (5085) | 7510 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash provided by operating activities | 420953 | 393137 | 447094 |
| Investing activities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Acquisition of and investments in real estate and other assets | (151749) | (45706) | (60703) |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from sale of real estate | 141276 | 74421 | 57160 |
| &nbsp;&nbsp;&nbsp;&nbsp;Investment in unconsolidated joint ventures | (2097) | (1290) | (4859) |
| &nbsp;&nbsp;&nbsp;&nbsp;Settlement of derivative |  | 10403 | 10022 |
| &nbsp;&nbsp;&nbsp;&nbsp;Investment in mortgage notes receivable | (49815) | (113939) | (110428) |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from mortgage notes receivable paydowns | 28305 | 618 | 552 |
| &nbsp;&nbsp;&nbsp;&nbsp;Investment in notes receivable |  |  | (3025) |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from note receivable paydowns | 1444 | 1406 | 1386 |
| &nbsp;&nbsp;&nbsp;&nbsp;Additions to properties under development | (89045) | (102265) | (91153) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash used by investing activities | (121681) | (176352) | (201048) |
| Financing activities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from long-term debt facilities | 1072000 | 244000 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Principal payments on debt | (997000) | (205638) |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Deferred financing fees paid | (12099) |  | (369) |
| &nbsp;&nbsp;&nbsp;&nbsp;Costs associated with loan refinancing or payoff (cash portion) |  | (9534) |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Net proceeds from issuance of common shares | 949 | 816 | 615 |
| &nbsp;&nbsp;&nbsp;&nbsp;Impact of share option exercises, net | (1) |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Purchase of common shares for treasury for vesting | (9855) | (11375) | (3696) |
| &nbsp;&nbsp;&nbsp;&nbsp;Dividends paid to shareholders | (290720) | (279888) | (272245) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash used by financing activities | (236726) | (261619) | (275695) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Effect of exchange rate changes on cash | 403 | (448) | 119 |
| Net change in cash and cash equivalents and restricted cash | 62949 | (45282) | (29530) |
| Cash and cash equivalents and restricted cash at beginning of the year | 35699 | 80981 | 110511 |
| Cash and cash equivalents and restricted cash at end of the year | $98648 | $35699 | $80981 |
| Supplemental information continued on next page. |  |  |  |

---

------

---

| | | | |
|:---|:---|:---|:---|
| **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)**<br>Continued from previous page. | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)**<br>Continued from previous page. | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)**<br>Continued from previous page. | **EPR PROPERTIES**<br>**Consolidated Statements of Cash Flows**<br>**(Dollars in thousands)**<br>Continued from previous page. |
| | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
|  | **2025** | **2024** | **2023** |
| **Reconciliation of cash and cash equivalents and restricted cash:** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash and cash equivalents at beginning of the year | $22062 | $78079 | $107934 |
| &nbsp;&nbsp;&nbsp;&nbsp;Restricted cash at beginning of the year | 13637 | 2902 | 2577 |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash and cash equivalents and restricted cash at beginning of the year | $35699 | $80981 | $110511 |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash and cash equivalents at end of the year | $90577 | $22062 | $78079 |
| &nbsp;&nbsp;&nbsp;&nbsp;Restricted cash at end of the year | 8071 | 13637 | 2902 |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash and cash equivalents and restricted cash at end of the year | $98648 | $35699 | $80981 |
| **Supplemental schedule of non-cash activity:** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Transfer of property under development to real estate investments | $136205 | $115683 | $44291 |
| &nbsp;&nbsp;&nbsp;&nbsp;Transfer of mortgage note receivable to property under development |  | 6008 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Transfer of real estate investments to mortgage note |  |  | 1321 |
| &nbsp;&nbsp;&nbsp;&nbsp;Issuance of nonvested shares and restricted share units at fair value, including nonvested shares issued for payment of bonuses | 29619 | 21325 | 25277 |
| &nbsp;&nbsp;&nbsp;&nbsp;Remeasurement of right-of-use asset from early ground lease termination | 7439 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Remeasurement of lease liability from early ground lease termination | 10901 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating lease right-of-use assets | 20815 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating lease liabilities | 20815 |  |  |
| **Supplemental disclosure of cash flow information:** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash paid during the period for interest | $130914 | $129457 | $125654 |
| &nbsp;&nbsp;&nbsp;&nbsp;Cash paid during the period for income taxes | 2877 | 2646 | 1495 |
| &nbsp;&nbsp;&nbsp;&nbsp;Interest cost capitalized | 3864 | 3468 | 3566 |
| &nbsp;&nbsp;&nbsp;&nbsp;Change in accrued capital expenditures | (5944) | (824) | 6466 |

---

See accompanying notes to consolidated financial statements.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**1. Organization**

**Description of Business**

EPR Properties (the Company) was formed on August 22, 1997 as a Maryland real estate investment trust (REIT), and an initial public offering of the Company's common shares of beneficial interest (common shares) was completed on November 18, 1997. Since that time, the Company has been a leading diversified experiential net lease REIT specializing in select enduring experiential properties. The Company's underwriting is centered on key industry and property cash flow criteria, as well as the credit metrics of the Company's tenants and customers. The Company's properties are located in the United States (U.S.) and Canada.

**2. Summary of Significant Accounting Policies**

**Principles of Consolidation**

The consolidated financial statements include the accounts of EPR Properties and its subsidiaries, all of which are wholly owned.

**Variable Interest Entities**

The Company consolidates certain entities when it is deemed to be the primary beneficiary in a variable interest entity (VIE) in which it has a controlling financial interest in accordance with the consolidation guidance of the Financial Accounting Standards Board (FASB) Accounting Standards Codification (ASC). The equity method of accounting is applied to joint ventures and other similar entities in which the Company is not the primary beneficiary as defined in the FASB ASC Topic on Consolidation (Topic 810), but can exercise influence over the entity with respect to its operations and major decisions.

The Company's variable interest in VIEs currently are in the form of equity investments and loans provided by the Company to a VIE. The Company examines specific criteria and uses its judgment when determining if the Company is the primary beneficiary of a VIE. The primary beneficiary generally is defined as the party with the controlling financial interest. Consideration of various factors include, but are not limited to, the Company's ability to direct the activities that most significantly impact the entity's economic performance and its obligation to absorb losses from or right to receive benefits of the VIE that could potentially be significant to the VIE. As of December 31, 2025 and 2024, the Company does not have any investments in consolidated VIEs.

**Use of Estimates**

Management of the Company has made estimates and assumptions relating to the reporting of assets and liabilities and the disclosure of contingent assets and liabilities to prepare these consolidated financial statements in conformity with U.S. generally accepted accounting principles (GAAP). Actual results could differ from those estimates.

**Real Estate Investments**

Real estate investments are carried at initial recorded value less accumulated depreciation. Costs incurred for asset acquisitions and development of properties are capitalized. In addition, the Company capitalizes certain costs that relate to property under development including interest. Depreciation is computed using the straight-line method over the estimated useful lives of the assets, which generally are estimated to be 30 years to 40 years for buildings, three years to 25 years for furniture, fixtures and equipment and 10 years to 20 years for site improvements. Tenant improvements, including allowances, are depreciated over the shorter of the lease term or the estimated useful life and leasehold interests are depreciated over the useful life of the underlying lease.

Management reviews the Company's real estate investments, including operating lease right-of-use assets, for impairment whenever events or changes in circumstances indicate that the carrying value of a property may not be recoverable, which is based on an estimate of undiscounted future cash flows expected to result from the property and its eventual disposition. If impairment exists due to the inability to recover the carrying value of the property, an impairment loss is recorded to the extent that the carrying value of the property exceeds its estimated fair value.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The Company evaluates the held-for-sale classification of its real estate as of the end of each quarter. Assets that are classified as held for sale are recorded at the lower of their carrying amount or fair value less costs to sell. Assets are generally classified as held for sale once a sales contract is executed with no contingencies and the prospective buyer has significant funds at risk to ensure performance.

**Real Estate Acquisitions**

Upon acquisition of real estate properties, the Company evaluates the acquisition to determine if it is a business combination or an asset acquisition. If the acquisition is determined to be an asset acquisition, the Company capitalizes the purchase price and other related costs, including transaction costs, and allocates this to the acquired tangible assets and identified intangible assets and liabilities on a relative fair value basis.

If the acquisition is determined to be a business combination, the Company records the fair value of acquired tangible assets and identified intangible assets and liabilities as well as any noncontrolling interest, if applicable. Acquisition-related costs in connection with business combinations, as well as costs associated with terminated transactions and certain pre-opening and tenant transition costs, are expensed as incurred and included in "Transaction costs" in the accompanying consolidated statements of income and comprehensive income.

For real estate acquisitions (asset acquisitions or business combinations), the fair value (or relative fair value in an asset acquisition) of the tangible assets is determined by valuing the property using recent independent appraisals. Land is valued using the sales comparison approach, which uses available market data from recent comparable land sales as an input to estimate the fair value. Site improvements and tenant improvements are valued using the cost approach, which uses replacement cost data obtained from industry recognized guides less depreciation as an input to estimate the fair value. The building is valued either using the cost approach described above or a combination of the cost and the income approach. The income approach uses market leasing assumptions to estimate the fair value of the property as if vacant. The cost and income approaches are reconciled to arrive at an estimated building fair value.

**Intangibles**

The fair value of acquired in-place leases also includes management's estimate, on a lease-by-lease basis, of the present value of the following amounts: (i) the value associated with avoiding the cost of originating the acquired in-place leases (i.e. the market cost to execute the leases, including leasing commissions, legal and other related costs); (ii) the value associated with lost revenue related to tenant reimbursable operating costs estimated to be incurred during the assumed re-leasing period, (i.e. real estate taxes, insurance and other operating expenses); (iii) the value associated with lost rental revenue from existing leases during the assumed re-leasing period; and (iv) the value associated with avoided tenant improvement costs or other inducements to secure a tenant lease. These values are amortized over the lease term of the respective leases.

In determining the fair value of acquired above and below-market leases, the Company considers many factors. On a lease-by-lease basis, management considers the present value of the difference between the contractual amounts to be paid pursuant to the leases and management's estimate of fair market lease rates. For above-market leases and below-market leases, management considers such differences over the lease terms. The capitalized above-market lease values are amortized as a reduction of rental income over the lease terms of the respective leases. The capitalized below-market lease values are amortized as an increase to rental income over the lease terms of the respective leases. The lease term includes the minimum base term plus any extension options that are reasonably certain to be exercised. Management considers several factors in determining the discount rate used in the present value calculations, including the credit risks associated with the respective tenants.

If debt is assumed in the acquisition, the determination of whether it is above or below-market is based upon a comparison of similar financing terms for similar real estate investments at the time of the acquisition.

In determining the fair value of tradenames, the Company historically uses the relief from royalty method, which estimates the fair value of hypothetical royalty income that could be generated if the intangible asset was licensed from an independent third-party.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

In determining the fair value of a contract intangible, the Company considers the present value of the difference between the estimated "with" and "without" scenarios. The "with" scenario presents the contract in place and the "without" scenario incorporates the potential profits that may be lost over the period without the contract in place. The capitalized contract value is amortized over the estimated useful life of the underlying asset.

The excess of the cost of an acquired business (in a business combination) over the net of the amounts assigned to assets acquired (including identified intangible assets) and liabilities assumed is recorded as goodwill. Goodwill has an indefinite life and is not amortized, but is tested for impairment on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired.

Management of the Company reviews the carrying value of intangible assets for impairment on an annual basis.

Intangible assets and liabilities (included in "Other assets" and "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets) consist of the following at December 31 (in thousands):

---

| | | |
|:---|:---|:---|
| | **2025** | **2024** |
| **Assets:** |  |  |
| In-place leases, net of accumulated amortization of $26.4 million and $27.3 million, respectively | $12868 | $14677 |
| Above-market lease, net of accumulated amortization of $1.4 million and $1.4 million, respectively | 118 | 165 |
| Tradenames, net of accumulated amortization of $983 thousand and $850 thousand, respectively (1) | 8181 | 8314 |
| Contract value, net of accumulated amortization of $2.7 million and $2.4 million, respectively | 9795 | 8592 |
| Goodwill | 693 | 693 |
| Total intangible assets, net | $31655 | $32441 |
| **Liabilities:** |  |  |
| Below-market lease, net of accumulated amortization of $3.8 million and $3.5 million, respectively | $6731 | $7139 |

---

(1) At December 31, 2025 and 2024, $5.4 million in tradenames had indefinite lives and were not amortized.

Aggregate intangible amortization included in expense was $2.2 million for both the years ended December 31, 2025 and 2024 and $7.1 million for the year ended December 31, 2023. The net amount amortized as an increase to rental revenue for capitalized above and below-market lease intangibles was $0.4 million for both the years ended December 31, 2025 and 2024 and $0.5 million for the year ended December 31, 2023.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

Future amortization of intangible assets and liabilities without indefinite lives at December 31, 2025 is as follows (in thousands):

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | **In place leases** | **Tradenames (1)** | **Contract Value** | **Above-market lease** | **Below-market lease** |
| Year: |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;2026 | $1588 | $133 | $406 | $46 | $(324) |
| &nbsp;&nbsp;&nbsp;&nbsp;2027 | 1583 | 133 | 406 | 46 | (259) |
| &nbsp;&nbsp;&nbsp;&nbsp;2028 | 1489 | 133 | 406 | 26 | (254) |
| &nbsp;&nbsp;&nbsp;&nbsp;2029 | 1215 | 133 | 406 |  | (252) |
| &nbsp;&nbsp;&nbsp;&nbsp;2030 | 1081 | 123 | 406 |  | (251) |
| &nbsp;&nbsp;&nbsp;&nbsp;Thereafter | 5912 | 2171 | 7765 |  | (5391) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $12868 | $2826 | $9795 | $118 | $(6731) |
| Weighted average amortization period (years) | 12.2 | 22.5 | 25.2 | 2.6 | 28.0 |
| (1) Excludes $5.4 million in tradenames with indefinite lives. | (1) Excludes $5.4 million in tradenames with indefinite lives. | (1) Excludes $5.4 million in tradenames with indefinite lives. | (1) Excludes $5.4 million in tradenames with indefinite lives. | (1) Excludes $5.4 million in tradenames with indefinite lives. | (1) Excludes $5.4 million in tradenames with indefinite lives. |

---

**Deferred Financing Costs**

Deferred financing costs are amortized over the terms of the related debt obligations or mortgage note receivable as applicable. Deferred financing costs of $25.2 million and $19.1 million as of December 31, 2025 and 2024, respectively, are shown as a reduction of "Debt" in the accompanying consolidated balance sheets. The deferred financing costs related to the unsecured revolving credit facility of $7.7 million and $10.5 million as of December 31, 2025 and 2024, respectively, are included in "Other assets" in the accompanying consolidated balance sheets.

**Reportable Segments**

The Company has two reportable operating segments: Experiential and Education. The Experiential segment includes the following property types: theatres, eat & play (including seven theatres located in entertainment districts), attractions, ski, experiential lodging, gaming, cultural and fitness & wellness. The Education segment includes the following property types: early childhood education centers and private schools. The Company's business is focused on Experiential real estate. The economic characteristics of the property types in the Experiential and Education segments are similar across type, geographic location and industries in which our tenants and borrowers operate. The Company's segment structure reflects the financial information and reports used by the Company's management team, specifically its chief operating decision maker (CODM), to make decisions regarding the Company's business, including resource allocation and performance assessments. The Company's CODM is its Chairman, President and Chief Executive Officer.

While the Company does not plan to seek additional opportunities in the Education segment, information provided to the CODM is separated and decisions are made based on these two operating segments. The CODM uses segment assets as reported on the balance sheet as Total Assets and Net Operating Income (NOI) before unallocated items to assess and allocate resources. NOI is calculated as total revenue (consisting of rental revenue, other income and mortgage and other financing income) less property operating expense and other expense. Revenue from both segments is derived substantially from investments structured as long-term triple-net leases or mortgages. Corporate items are not allocated to segments. See Note 17 for financial information related to these reportable segments.

**Rental Revenue**

The Company leases real estate to its tenants under leases classified as operating leases. The Company's leases generally provide for rent escalations throughout the lease terms. Rents that are fixed are recognized on a straight-line basis over the lease term. Base rent escalations that include a variable component are recognized upon the occurrence of the specified event as defined in the Company's lease agreements. Many of the Company's leasing arrangements include options to extend the lease, which are not included in the minimum lease terms unless the option is reasonably certain to be exercised. Straight-line rental revenue is subject to an evaluation for collectability, and the Company records a direct write-off against rental revenue if collectability of these future rents is not probable. The Company recognized straight-line write-offs of $0.1 million for both the years ended December 31, 2025 and 2024 and $0.7 million for the year ended December 31, 2023. Straight-line rental revenue, net of write-

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

offs, was $16.1 million, $17.3 million and $10.6 million, for the years ended December 31, 2025, 2024 and 2023, respectively.

Most of the Company's lease contracts are triple-net leases, which require the tenants to make payments directly to third parties for lessor costs (such as property taxes and insurance) associated with the properties. In accordance with FASB ASC Topic 842, the Company does not include these lessee payments made to third parties in rental revenue or property operating expenses. In certain situations, the Company pays these lessor costs directly to third parties and the tenants reimburse the Company. In accordance with Topic 842, these payments are presented on a gross basis in rental revenue and property operating expense. The Company recognized $2.1 million, $2.0 million and $1.7 million for the years ended December 31, 2025, 2024 and 2023, respectively, in tenant reimbursements related to the gross-up of these reimbursed expenses, which are included in rental revenue.

Certain of the Company's leases, particularly at its entertainment districts, require the tenants to make payments to the Company for property related expenses such as common area maintenance. In accordance with Topic 842, the Company has elected to combine these non-lease components with the lease components in rental revenue. For the years ended December 31, 2025, 2024 and 2023, the amounts due for non-lease components included in rental revenue totaled $19.3 million, $18.8 million and $19.6 million, respectively.

In addition, most of the Company's tenants are subject to additional rents (above base rents) if gross revenues of the properties exceed certain thresholds defined in the lease agreements (percentage rents). Percentage rents are recognized at the time when specific triggering events occur as provided by the lease agreement. Rental revenue included percentage rents of $22.1 million, $14.5 million and $12.2 million for the years ended December 31, 2025, 2024 and 2023, respectively.

Rental revenue included lease termination fees of approximately $3.4 million for the year ended December 31, 2023, relating to the early terminations of two leases by two tenants. No lease termination fees were received for the years ended December 31, 2025 and 2024.

The Company regularly evaluates the collectability of its receivables on a lease-by-lease basis. The evaluation primarily consists of reviewing past due account balances and considering such factors as the credit quality, projected performance and historical trends of the tenant, as well as the current economic conditions and changes in customer payment terms. When the collectability of lease receivables or future lease payments are no longer probable, the Company records a direct write-off of the outstanding receivable to rental revenue and recognizes future rental revenue on a cash basis.

**Property Sales**

The Company recognizes a sale of real estate properties when a contract exists and the purchaser has obtained control of the property. Gains on sales of properties are recognized in full in a partial sale of nonfinancial assets, to the extent control is not retained. Any noncontrolling interest retained by the Company would, accordingly, be measured at fair value.

The Company evaluates each sale or disposal transaction to determine if it meets the criteria to qualify as discontinued operations. A discontinued operation is a component of an entity or group of components that have been disposed of or are classified as held for sale and represent a strategic shift that has or will have a major effect on the Company's operations and financial results. If the sale or disposal transaction does not meet the criteria, the operations and related gain or loss on sale is included in income from continuing operations.

**Mortgage Notes and Other Notes Receivable**

Mortgage notes and other notes receivable, including related accrued interest receivable, consist of loans originated by the Company and the related accrued and unpaid interest income as of the balance sheet date. Mortgage notes and other notes receivable are initially recorded at the amount advanced to the borrower less allowance for credit loss. Interest income is recognized using the effective interest method over the estimated life of the note. Interest income includes both the stated interest and the amortization or accretion of premiums or discounts (if any).

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The Company made an accounting policy election to not measure an allowance for credit losses for accrued interest receivables related to its mortgage notes and notes receivable. Accordingly, if accrued interest receivable is deemed to be uncollectible, the Company will record any necessary write-offs as a reversal of interest income. During the year ended December 31, 2025, the Company wrote off approximately $0.1 million of accrued interest and fees receivable against interest income related to one mortgage note receivable. No such amounts were written-off for the years ended December 31, 2024 and 2023. As of December 31, 2025, the Company believes that all outstanding accrued interest is collectible.

In the event the Company has a past due mortgage note or note receivable that the Company determines is collateral-dependent, the Company measures expected credit losses based on the fair value of the collateral with the credit allowance being the difference between the outstanding principal balance of the notes and the estimated fair value. As of December 31, 2025, the Company does not have any mortgage notes or notes receivable with past due principal balances. See Note 7 for further discussion of mortgage notes and notes receivable for which the Company elected to apply the collateral dependent practical expedient.

**Mortgage and Other Financing Income**

Certain of the Company's borrowers are subject to additional interest based on certain thresholds defined in the mortgage agreements (participating interest). Participating interest income is recognized at the time when specific triggering events occur as provided by the mortgage agreement. Participating interest income for the years ended December 31, 2025, 2024 and 2023 was $2.5 million, $197 thousand and $57 thousand, respectively.

**Income Taxes** 

The Company has elected to be taxed as a REIT pursuant to Section 856(c) of the Internal Revenue Code. A REIT that distributes at least 90% of its taxable income to its shareholders each year and meets certain other conditions is not taxed on that portion of its taxable income which is distributed to its shareholders. The Company intends to continue to qualify as a REIT and distribute substantially all of its taxable income to its shareholders. The Company adopted FASB Accounting Standards Update (ASU) No. 2023-09, Income Taxes (Topic 740): Improvements to Income Tax Disclosures for the year ended December 31, 2025 on a prospective basis. The ASU enhances annual income tax disclosures by requiring entities to disclose specific categories in the rate reconciliation and provide additional information for reconciling items that meet a quantitative threshold. In addition, the ASU requires annual disclosure of income taxes paid disaggregated by jurisdiction. The impact of the ASU is on disclosure only and the related disclosures are included below.

The Company is subject to income tax in certain instances in both the U.S. and in certain foreign jurisdictions, as more fully described herein. The Company's income tax expense includes deferred income tax expense or benefit, which represents the change in net deferred tax assets and liabilities. Deferred tax assets and liabilities are determined based on the difference between the financial statement and tax basis of assets and liabilities as measured by the enacted tax rates that will be in effect when these differences reverse. The Company evaluates the realizability of its deferred income tax assets and assesses the need for a valuation allowance for each jurisdiction for which it is subject to income tax. The realization of the deferred tax assets depends upon all positive and negative evidence to estimate whether sufficient future taxable income will be generated to permit the use of existing deferred tax assets.

The Company owns certain real estate assets that are subject to income tax in Canada. At December 31, 2025, the net deferred tax assets related to the Company's Canadian operations totaled $13.0 million (consisting of $26.6 million of deferred tax assets and $13.6 million of deferred tax liabilities) resulting from the temporary differences between income for financial reporting purposes and taxable income relating primarily to depreciation, capital improvements and straight-line rents. At December 31, 2025, it is more likely than not the Company will not generate sufficient taxable income to realize any of the $26.6 million of deferred tax assets resulting in a net deferred tax liability of $13.6 million.

The Company has certain taxable REIT subsidiaries (TRSs), as permitted under the Internal Revenue Code, through which it conducts certain business activities and are subject to federal and state income taxes on their net taxable income. At December 31, 2025, the deferred tax assets related to the Company's TRSs totaled $12.1 million,

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

resulting from the temporary differences between income for financial reporting purposes and taxable income relate primarily to net operating loss carryovers and pre-opening cost amortization. At December 31, 2025, it is more likely than not that the Company will not generate sufficient taxable income to realize any of these deferred tax assets.

The Company's consolidated deferred tax position is summarized as follows at December 31 (in thousands):

---

| | | |
|:---|:---|:---|
| | **2025** | **2024** |
| Fixed assets | $22604 | $22268 |
| Interest expense limitation | 3688 |  |
| Net operating losses | 15013 | 14208 |
| Start-up costs | 1951 | 2144 |
| Other | 3421 | 2385 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total deferred tax assets (1) | $46677 | $41005 |
| Fixed assets | $(14812) | $(14546) |
| Capital improvements | (2715) | (2562) |
| Straight-line receivable | (1190) | (904) |
| Other | (2912) | (2129) |
| &nbsp;&nbsp;&nbsp;&nbsp;Total deferred tax liabilities (2) | $(21629) | $(20141) |
| Valuation allowance (1) | (38671) | (34936) |
| &nbsp;&nbsp;&nbsp;&nbsp;Net deferred tax liability | $(13623) | $(14072) |
| (1) Included in "Other assets" in the accompanying consolidated balance sheets. | (1) Included in "Other assets" in the accompanying consolidated balance sheets. | (1) Included in "Other assets" in the accompanying consolidated balance sheets. |
| (2) Included in "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets. | (2) Included in "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets. | (2) Included in "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets. |

---

During the years ended December 31, 2025, 2024 and 2023, the Company recognized current income and withholding tax expense of $3.6 million, $3.0 million and $2.1 million, respectively, primarily related to certain state income taxes and foreign income and withholding tax. The table below details the current and deferred income tax expense (benefit) for the years ended December 31, 2025, 2024 and 2023 (in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | **2025** | **2024** | **2023** |
| Current TRS income tax benefit | $— | $(137) | $— |
| Current state income tax expense | 582 | 360 | 240 |
| Current foreign income tax expense | 1792 | 1460 | 513 |
| Current foreign withholding tax expense | 1245 | 1290 | 1318 |
| Deferred income tax benefit | (1123) | (1540) | (344) |
| &nbsp;&nbsp;&nbsp;&nbsp;Income tax expense | $2496 | $1433 | $1727 |

---

The Company qualified as a REIT and distributed the necessary amount of taxable income such that no current U.S. federal income taxes were due for the years ended December 31, 2025, 2024 and 2023. Accordingly, no provision for current U.S. federal income taxes was recorded for any of those years. If the Company fails to qualify as a REIT in any taxable year, without the benefit of certain provisions, it will be subject to federal and certain state income taxes at regular corporate rates (including any applicable alternative minimum tax for years prior to January 1, 2022) and may not be able to qualify as a REIT for four subsequent taxable years. Even if the Company qualifies for taxation as a REIT, the Company is subject to certain foreign, state and local taxes on its income and property, and federal income and excise taxes on its undistributed taxable income. Tax years 2022 through 2024 remain generally open to examination for U.S. federal income tax and state tax purposes and from 2021 through 2024 for Canadian income tax purposes.

The Company's effective tax rate for the years ended December 31, 2025, 2024 and 2023 was 1.0%, 1.2% and 1.2%, respectively. The differences between the income tax expense calculated at the statutory U.S. federal income tax rates and the actual income tax expense recorded is mostly attributable to the dividends paid deduction available for

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

REITs. The table below details the components of income tax expense for the year ended December 31, 2025 (dollars in thousands):

---

| | | |
|:---|:---|:---|
| | **Amount** | **% Pretax Income** |
| Federal statutory rate (21%) | $53190 | 21.0% |
| Domestic Federal: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;REIT GAAP income not taxable (1) | (54058) | (21.3)% |
| &nbsp;&nbsp;&nbsp;&nbsp;Other (2) | 868 | 0.3% |
| State and local income taxes | 582 | 0.2% |
| Foreign tax effects | 1914 | 0.8% |
| Total income tax expense | $2496 | 1.0% |

---

(1) The significant negative adjustment represents GAAP income attributable to the Company's status as a REIT. The Company is generally not subject to U.S. federal income tax on REIT income that is distributed to its shareholders as dividends. As the Company has satisfied all applicable REIT requirements, its REIT income is not subject to corporate level tax.

(2) Primarily changes in the valuation allowance at the Company's taxable REIT subsidiaries (TRSs).

The table below details income taxes paid in cash, net of refunds for the year ended December 31, 2025 (in thousands):

---

| | |
|:---|:---|
| | **Amount** |
| U.S. federal | $65 |
| State: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Texas | 420 |
| &nbsp;&nbsp;&nbsp;&nbsp;Other jurisdictions | 75 |
| Foreign: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Canada | 2317 |
| Total | $2877 |

---

The Company's policy is to recognize interest and penalties as general and administrative expense. The Company did not recognize any interest and penalties in 2025, 2024 or 2023. The Company did not have any accrued interest and penalties at December 31, 2025, 2024 and 2023. Additionally, the Company did not have any unrecorded tax benefits as of December 31, 2025, 2024 and 2023.

**Concentrations of Risk**

Topgolf USA (Topgolf), American-Multi Cinema, Inc. (AMC) and Regal Cinemas (Regal) represented a significant portion of the Company's total revenue for the years ended December 31, 2025, 2024 and 2023. The Company had higher revenue from Regal during the year ended December 31, 2023 due to the payment of higher base rent (pre-bankruptcy) and the repayment of deferred rent due, both of which were recognized as rental revenue when received. The following is a summary of the Company's total revenue derived from rental or interest payments from Topgolf, AMC and Regal (dollars in thousands):

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
| | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** |
| | **2025** | **2025** | **2024** | **2024** | **2023** | **2023** |
| | Total Revenue | % of Company's Total Revenue | Total Revenue | % of Company's Total Revenue | Total Revenue | % of Company's Total Revenue |
| Topgolf | $102343 | 14.2% | $100810 | 14.4% | $98022 | 13.9% |
| AMC | 97366 | 13.6% | 94358 | 13.5% | 94687 | 13.4% |
| Regal | 82787 | 11.5% | 76395 | 10.9% | 103716 | 14.7% |

---

**Cash Equivalents**

Cash equivalents include bank demand deposits and other short-term investments.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**Restricted Cash**

Restricted cash represents cash held for escrow deposits required in connection with property management and debt agreements or held for potential acquisitions and redevelopments.

**Share-Based Compensation**

Share-based compensation to associates of the Company is granted pursuant to the Company's Annual Incentive Program and Long-Term Incentive Plan and share-based compensation to non-associate Trustees of the Company is granted pursuant to the Company's Trustee compensation program.

Share-based compensation expense consists of amortization of nonvested share grants and performance share units issued to associates along with restricted share units issued to non-associate Trustees. Share-based compensation is included in "General and administrative expense" in the accompanying consolidated statements of income and comprehensive income.

***Nonvested Shares Issued to Associates***

The Company grants nonvested shares to associates pursuant to both the Annual Incentive Program and the Long-Term Incentive Plan. The Company amortizes the expense related to the nonvested shares awarded to associates under the Long-Term Incentive Plan and the premium awarded under the nonvested share alternative of the Annual Incentive Program on a straight-line basis over the future vesting period of three years to four years.

***Nonvested Performance Share Units Issued to Associates***

The Company awards performance share units to the Company's executive officers pursuant to the Long-Term Incentive Plan. The performance share units contain both a market condition and a performance condition. The Company amortizes the expense related to the performance share units over the future vesting period of three years.

***Restricted Share Units Issued to Non-Associate Trustees***

The Company issues restricted share units to non-associate Trustees for payment of their annual retainers under the Company's Trustee compensation program. The settlement date for the shares is selected by the non-associate Trustee, and ranges from one year from the grant date to upon termination of service. This expense is amortized by the Company on a straight-line basis over the one-year vesting period.

**Foreign Currency Translation**

The functional currency of the Company's entities that own properties located in Canada is the Canadian dollar (CAD). The assets and liabilities for these entities are translated into U.S. dollars (USD) using the spot rate at the respective balance sheet date and revenues and expenses are translated using the monthly average exchange rate. Resulting translation adjustments are recorded as a separate component of comprehensive income.

The functional currency of the Company's entity that holds a mortgage secured by property located in Canada is the USD. This entity's financial assets and liabilities denominated in currencies other than the USD are recorded at the exchange rate at the time of the transaction and subsequent gains or losses related to changes in the foreign currency are included in "Other income" or "Other expense," as applicable, in the accompanying consolidated statements of income and comprehensive income.

**Derivative Instruments**

The Company uses derivative instruments to reduce exposure to fluctuations in foreign currency exchange rates and variable interest rates.

The Company records all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as foreign currency risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows are considered cash flow hedges. Hedge accounting generally provides for

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain of its risk, even though hedge accounting does not apply or the Company elects not to apply hedge accounting. If hedge accounting is not applied, realized and unrealized gains or losses are reported in earnings.

The Company's policy is to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio.

**Impact of Recently Issued Accounting Standards**

In November 2024, the FASB issued ASU No. 2024-03, Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures (Subtopic 22-40): Disaggregation of Income Statement Expenses. The ASU requires entities to provide enhanced disclosures related to certain costs and expenses in the notes to the financial statements. The guidance is effective for annual reporting periods beginning after December 15, 2026 and interim reporting periods beginning after December 15, 2027. Early adoption is permitted. The Company is currently evaluating the impact this guidance will have on the Company's financial statements and related disclosures.

**3. Real Estate Investments**

The following table summarizes the carrying amounts of real estate investments as of December 31, 2025 and 2024 (in thousands):

---

| | | |
|:---|:---|:---|
| | **2025** | **2024** |
| Buildings and improvements | $4832134 | $4632557 |
| Furniture, fixtures & equipment | 122351 | 118575 |
| Land | 1226207 | 1218418 |
| Leasehold interests | 28453 | 28453 |
|  | 6209145 | 5998003 |
| Accumulated depreciation | (1714886) | (1562645) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $4494259 | $4435358 |

---

Depreciation expense on real estate investments was $165.4 million, $161.9 million and $159.3 million for the years ended December 31, 2025, 2024 and 2023, respectively.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**4. Investments and Dispositions**

**Acquisitions and Development**

The Company's investment spending during the year ended December 31, 2025, totaled $288.5 million, and included the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $14.3 million for an acquisition of an attraction property in New Jersey;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $1.2 million for the acquisition of land and $5.9 million in mortgage financing secured by the improvements on acquired land of a fitness & wellness property in Georgia;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $20.0 million for mortgage financing secured by a fitness & wellness property in Winnipeg, Canada;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $90.7 million for the acquisition of five golf course properties in Texas;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $23.2 million for an acquisition of an attraction property in Virginia; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• spending on experiential build-to-suit development and redevelopment projects.

The Company's investment spending during the year ended December 31, 2024 totaled $263.9 million, and included the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $52.0 million for mortgage financing secured by a fitness & wellness property in Colorado;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $33.4 million for the acquisition of an attraction property in New York;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• $19.9 million for the acquisition of land for three build-to-suit eat & play developments in Illinois, Kansas and Oklahoma; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• spending on experiential build-to-suit development and redevelopment projects.

**Dispositions**

During the year ended December 31, 2025, the Company completed the sale of three vacant theatre properties, two operating theatre properties, four leased theatre properties, one vacant early childhood education center, four land parcels and 10 leased early childhood education centers for net proceeds totaling $141.8 million and recognized a net gain on sale totaling $36.1 million.

During the year ended December 31, 2024, the Company completed the sale of two leased cultural properties, eight vacant theatre properties, one leased theatre property and two vacant early childhood education centers for net proceeds totaling $74.4 million and recognized a net gain on sale totaling $16.1 million.

During the year ended December 31, 2023, the Company completed the sale of three vacant theatre properties, two leased theatre properties, one vacant eat & play property, four vacant early childhood education centers and three land parcels for net proceeds totaling $57.2 million and recognized a net loss on sale of $2.2 million. Additionally, during the year ended December 31, 2023, the Company, as lessee, terminated one ground lease that held one theatre property.

Dispositions during the years ended December 31, 2025, 2024 and 2023 did not meet the criteria for discontinued operations reporting.

**5. Impairment Charges**

The Company reviews its properties for changes in circumstances that indicate that the carrying value of a property may not be recoverable based on an estimate of undiscounted future cash flows. No impairment charges were recognized during the year ended December 31, 2025.

During the year ended December 31, 2024, the Company reassessed the holding period of one vacant theatre property, two theatre properties currently operated through a third-party management agreement and two leased theatre properties. The Company determined that the sum of the undiscounted cash flows did not exceed the carrying value of the theatre properties and estimated the fair value of the real estate investments using independent appraisals and purchase offers. During the year ended December 31, 2024, the Company reduced the carrying value of the real estate investments, net to $45.9 million and recognized an impairment charge of $51.8 million on real estate investments, which is the amount that the carrying values of the assets exceeded the estimated fair values.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

During the year ended December 31, 2024, the Company also recognized $28.2 million of other-than-temporary impairment charges related to its equity investments in two unconsolidated real estate joint ventures that own two experiential lodging properties located in St. Pete Beach, Florida and two unconsolidated real estate joint ventures that own an experiential lodging property in Breaux Bridge, Louisiana.

During the year ended December 31, 2023, the Company reassessed the holding period of 16 theatre properties surrendered by Regal as part of its bankruptcy resolution and not included in the Company's new master lease with Regal, four other theatre properties that were part of a workout with a smaller theatre tenant and two early childhood education center properties subject to lease terminations (one of which was triggered by a casualty event). The Company determined that the estimated cash flows for eight of the Regal surrendered properties, two of the other theatre properties and both of the early childhood education center properties were not sufficient to recover the carrying values and estimated the fair value of the real estate investments of these properties using independent appraisals. During the year ended December 31, 2023, the Company reduced the carrying value of the real estate investments, net to $39.2 million and recognized impairment charges of $67.4 million on real estate investments, which is the amount that the carrying values of the assets exceeded the estimated fair values.

**6. Accounts Receivable**

The following table summarizes the carrying amounts of accounts receivable as of December 31, 2025 and 2024 (in thousands):

---

| | | |
|:---|:---|:---|
| | **2025** | **2024** |
| Receivable from tenants | $7361 | $5160 |
| Receivable from non-tenants (1) | 2939 | 7094 |
| Straight-line rent receivable | 87555 | 72335 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $97855 | $84589 |

---

(1) Receivable from non-tenants at December 31, 2024 includes a $5.9 million payment to the City of Kansas City, Missouri (the City) that was made under protest related to an assessment of tax years ending December 31, 2018 through 2022. The payment was made during the year ended December 31, 2024 and included the City's assessment of additional tax, penalties and interest. The City denied the Company's necessary deduction for dividends paid for each of these years. During the year ended December 31, 2025, the Company and the City agreed to an alternative methodology for apportionment of taxes and as a result, the Company recognized $0.3 million of expense related to these prior periods and received a refund of $5.6 million from the City.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**7. Investment in Mortgage Notes and Notes Receivable**

The Company measures expected credit losses on its mortgage notes and notes receivable on an individual basis because its financial instruments do not have similar risk characteristics. The Company uses a forward-looking commercial real estate loss forecasting tool to estimate its current expected credit losses (CECL) for each of its mortgage notes and notes receivable on a loan-by-loan basis. As of December 31, 2025, the Company did not anticipate any prepayments. Therefore, the contractual terms of its mortgage notes and notes receivable were used for the calculation of the expected credit losses. The Company updates the model inputs at each reporting period to reflect, if applicable, any newly originated loans, changes to specific loan information on existing loans and current macroeconomic conditions. The CECL allowance is a valuation account that is deducted from the related mortgage note or note receivable.

Certain of the Company's mortgage notes and notes receivable include commitments to fund future incremental amounts to its borrowers. These future funding commitments are also subject to the CECL model. The CECL allowance related to future funding is recorded as a liability and is included in "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets.

Investment in mortgage notes, including related accrued interest receivable, at December 31, 2025 and 2024 consists of the following (in thousands):

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | **Year of Origination** | **Interest Rate** | **Maturity Date** | **Periodic Payment Terms** | **Outstanding principal amount of mortgage at December 31, 2025** | **Carrying amount as of December 31,** | **Carrying amount as of December 31,** | **Unfunded commitments** |
|<br>**Description** | **Year of Origination** | **Interest Rate** | **Maturity Date** | **Periodic Payment Terms** | **Outstanding principal amount of mortgage at December 31, 2025** | **2025** | **2024** | **December 31, 2025** |
| Attraction property Powells Point, North Carolina | 2019 | 7.48% | 6/30/2026 | Interest only | $29378 | $28992 | $29173 | $— |
| Eat & play property Eugene, Oregon | 2019 | 10.50% | 12/31/2028 | Interest only | 10750 | 10417 | 10417 |  |
| Fitness & wellness property Merriam, Kansas | 2019 | 8.15% | 7/31/2029 | Interest only | 9090 | 9201 | 9238 |  |
| Fitness & wellness property Omaha, Nebraska | 2017 | 9.50% | 6/30/2030 | Interest only | 10905 | 10957 | 10996 |  |
| Fitness & wellness property Omaha, Nebraska | 2016 | 9.50% | 6/30/2030 | Interest only | 10539 | 10676 | 10659 |  |
| Experiential lodging property Nashville, Tennessee | 2019 | 7.69% | 9/30/2031 | Interest only | 70000 | 70293 | 71041 |  |
| Ski property Girdwood, Alaska | 2019 | 8.80% | 7/31/2032 | Interest only | 82000 | 80398 | 79742 |  |
| Fitness & wellness properties Colorado and California (1) | 2022 | 7.15% | 1/10/2033 | Interest only | 46120 | 46046 | 64275 |  |
| Eat & play property Austin, Texas | 2012 | 11.31% | 6/1/2033 | Principal & Interest-fully amortizing | 8330 | 8330 | 9083 |  |
| Eat & play property Dallas, Texas | 2023 | 10.25% | 11/26/2033 | Interest only | 6449 |  | 6163 |  |
| Experiential lodging property Breaux Bridge, Louisiana (2) | 2022 | 7.25% | 3/8/2034 | Interest only |  |  | 1000 |  |
| Fitness & wellness property Glenwood Springs, Colorado | 2024 | 8.38% | 8/16/2034 | Interest only | 73670 | 72683 | 51892 | 2580 |
| Ski property West Dover and Wilmington, Vermont | 2007 | 12.69% | 12/1/2034 | Interest only | 51050 | 51708 | 51049 |  |
| Four ski properties Ohio and Pennsylvania | 2007 | 11.75% | 12/1/2034 | Interest only | 37562 | 37439 | 37430 |  |
| Ski property Chesterland, Ohio | 2012 | 12.26% | 12/1/2034 | Interest only | 4550 | 4410 | 4394 |  |
| Fitness & wellness property Acworth, Georgia | 2025 | 8.65% | 6/1/2035 | Interest only | 5923 | 5963 |  |  |
| Ski property Hunter, New York | 2016 | 9.35% | 1/5/2036 | Interest only | 21000 | 21000 | 21000 |  |
| Eat & play property Midvale, Utah | 2015 | 10.25% | 5/31/2036 | Interest only | 17505 | 17505 | 17505 |  |
| Eat & play property West Chester, Ohio | 2015 | 9.75% | 8/1/2036 | Interest only | 18068 | 18067 | 18068 |  |
| Fitness & wellness property Fort Collins, Colorado | 2018 | 8.00% | 1/31/2038 | Interest only | 10292 | 9891 | 9896 |  |
| Early childhood education center Lake Mary, Florida (3) | 2019 | 8.35% | 5/9/2039 | Interest only |  |  | 4412 |  |
| Early childhood education center Lithia, Florida (3) | 2017 | 9.11% | 10/31/2039 | Interest only |  |  | 4103 |  |
| Attraction property Frankenmuth, Michigan | 2022 | 8.25% | 10/14/2042 | Interest only | 69139 | 68485 | 67966 |  |
| Fitness & wellness properties Massachusetts and New York | 2023 | 8.45% | 1/10/2044 | Interest only | 77000 | 76589 | 76294 | 45500 |
| Fitness & wellness property Manitoba, Canada | 2025 | 7.75% | 9/25/2055 | Interest only | 20356 | 20204 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total |  |  |  |  | $689676 | $679254 | $665796 | $48080 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

(1) During the year ended December 31, 2025, the Company received $18.4 million in net proceeds representing partial prepayment on one mortgage note receivable relating to the sale of one of the five fitness & wellness properties that secures the note.

(2) During the year ended December 31, 2024, the Company decided to exit its unconsolidated equity investment in an operating RV property located in Breaux Bridge, Louisiana. The Company had previously provided an $11.3 million subordinated mortgage note receivable to the unconsolidated real estate joint venture holding the property. During the year ended December 31, 2024, the Company recorded an allowance for credit loss totaling $10.3 million for this mortgage note receivable. On February 4, 2025, the Company received $1.0 million in exchange for the sale of its remaining subordinated mortgage note receivable and, accordingly, reduced the allowance for credit loss by the $10.3 million of principal that was forgiven.

(3) During the year ended December 31, 2025, the Company received $8.1 million in net proceeds representing prepayment in full on two mortgage note receivables that were secured by two early childhood education center properties in Florida.

At December 31, 2025, two of the Company's mortgage notes receivable are considered collateral-dependent and expected credit losses are based on the fair value of the underlying collateral with the credit allowance being the difference between the outstanding principal balance of the notes and the estimated fair value at the reporting date. The Company assessed the fair value of the collateral as of December 31, 2025 on the mortgage notes receivable. During the year ended December 31, 2025, the Company recorded an allowance for credit loss totaling $6.4 million for one of these mortgage notes, which represents the outstanding principal balance of the note as of December 31, 2025. The other collateral-dependent mortgage note receivable has a carrying amount at December 31, 2025 of approximately $10.4 million net of an allowance for credit loss totaling $0.4 million. Income from these borrowers is recognized on a cash basis. During the years ended December 31, 2025 and 2024, the Company received cash basis interest payments of $1.2 million and $1.1 million, respectively, from these mortgage note receivable borrowers.

Investment in notes receivable, including related accrued interest receivable, was $2.7 million and $3.3 million at December 31, 2025 and 2024, respectively, and is included in "Other assets" in the accompanying consolidated balance sheets.

At December 31, 2025, one of the Company's notes receivable is considered collateral-dependent. The Company assessed the fair value of the collateral as of December 31, 2025 on the note receivable. The note receivable is fully reserved with an allowance for credit loss totaling $6.0 million, which represents the outstanding principal balance of the note as of December 31, 2025. At December 31, 2025, the Company's investment in this note receivable was a variable interest investment and the underlying entity is a VIE. The Company is not the primary beneficiary of this VIE because the Company does not individually have the power to direct the activities that are most significant to the entity and, accordingly, this investment is not consolidated. The Company's maximum exposure to loss associated with this VIE is limited to the Company's outstanding note receivable in the amount of $6.0 million, which is fully reserved in the allowance for credit losses at December 31, 2025. The Company's income received from this borrower is recognized on a cash basis. During the years ended December 31, 2025 and 2024, the Company received cash basis interest payments of $0.6 million and $0.7 million, respectively, from this borrower. During the years ended December 31, 2025 and 2024, the Company received principal payments totaling $0.8 million for each period from this borrower. Additionally, during the year ended December 31, 2025, the Company wrote-off $1.9 million of principal for a note receivable that was fully reserved.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The following summarizes the activity within the allowance for credit losses related to mortgage notes, unfunded commitments and notes receivable for the years ended December 31, 2025 and 2024 (in thousands):

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| | **Mortgage notes receivable** | **Unfunded commitments - mortgage notes receivable** | **Notes receivable** | **Unfunded commitments - notes receivable** | **Total** |
| Allowance for credit losses at December 31, 2023 | $3656 | $1072 | $9687 | $— | $14415 |
| Provision (benefit) for credit losses, net | 13455 | (332) | (876) |  | 12247 |
| Charge-offs |  |  |  |  |  |
| Recoveries |  |  |  |  |  |
| &nbsp;&nbsp;Allowance for credit losses at December 31, 2024 | $17111 | $740 | $8811 | $— | $26662 |
| Provision (benefit) for credit losses, net | 9238 | 71 | (832) |  | 8477 |
| Charge-offs | (10420) |  | (1916) |  | (12336) |
| Recoveries |  |  |  |  |  |
| &nbsp;&nbsp;Allowance for credit losses at December 31, 2025 | $15929 | $811 | $6063 | $— | $22803 |

---

**8. Debt**

Debt at December 31, 2025 and 2024 consists of the following (in thousands):

---

| | | |
|:---|:---|:---|
| | **2025** | **2024** |
| Senior unsecured notes payable, 4.50%, paid in full on April 1, 2025 (1) | $— | $300000 |
| Senior unsecured notes payable, 4.56%, due August 22, 2026 (2) | 179597 | 179597 |
| Senior unsecured notes payable, 4.75%, due December 15, 2026 (3) | 450000 | 450000 |
| Senior unsecured notes payable, 4.50%, due June 1, 2027 (3) | 450000 | 450000 |
| Senior unsecured notes payable, 4.95%, due April 15, 2028 (3) | 400000 | 400000 |
| Unsecured revolving variable rate credit facility, SOFR + 1.05%, due October 2, 2028 (4) |  | 175000 |
| Senior unsecured notes payable, 3.75%, due August 15, 2029 (3) | 500000 | 500000 |
| Senior unsecured notes payable, 4.75%, due November 15, 2030 (3) (5) | 550000 |  |
| Senior unsecured notes payable, 3.60%, due November 15, 2031 (3) | 400000 | 400000 |
| Bonds payable, variable rate, fixed at 2.53% through September 30, 2026, due August 1, 2047 (6)  | 24995 | 24995 |
| Less: deferred financing costs, net | (25181) | (19134) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $2929411 | $2860458 |

---

(1) Upon maturity, on April 1, 2025, the Company repaid in full $300.0 million of senior unsecured notes using borrowings under its $1.0 billion senior unsecured revolving credit facility.

(2) The amended Note Purchase Agreement, which governs the private placement notes, contains certain financial and other covenants that generally conform to the Company's unsecured revolving credit facility.

(3) These notes contain various covenants, including: (i) a limitation on incurrence of any debt that would cause the ratio of the Company's debt to adjusted total assets to exceed 60%; (ii) a limitation on incurrence of any secured debt that would cause the ratio of the Company's secured debt to adjusted total assets to exceed 40%; (iii) a limitation on incurrence of any debt that would cause the Company's debt service coverage ratio to be less than 1.5 times; and (iv) the maintenance at all times of the Company's total unencumbered assets such that they are not less than 150% of the Company's outstanding unsecured debt.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

(4) At December 31, 2025, the Company had no balance outstanding under its $1.0 billion unsecured revolving credit facility. On September 19, 2024, the Company entered into the Fourth Amended, Restated and Consolidated Credit Agreement (the Amended Credit Agreement) providing for a new amended and restated senior unsecured revolving credit facility. The Amended Credit Agreement amended, restated and replaced the Company's prior senior unsecured revolving credit facility provided under the Third Amended, Restated and Consolidated Credit Agreement. The amendments to the prior facility, among other things: (i) extended the maturity date of the revolving credit facility; (ii) generally reduced the interest rate payable on outstanding loans; (iii) eliminated the tangible net worth covenant; (iv) modified the secured debt to total assets financial covenant to permit increased secured debt if the Company so elects; and (v) modified and simplified the capitalization rates used to value assets under the facility. On September 22, 2025, the Company entered into amendment number one to the Amended Credit Agreement to remove the SOFR index adjustment with respect to loans denominated in USD.

The Amended Credit Agreement provides for an initial maximum principal amount of $1.0 billion, which includes a $100.0 million letter-of-credit subfacility and a $300.0 million foreign currency revolving credit subfacility. The new credit facility contains an "accordion" feature under which the Company may increase the total maximum principal amount available by $1.0 billion, to a total of $2.0 billion, subject to lender consent. The new credit facility matures on October 2, 2028. The Company has two options to extend the maturity date of the new credit facility by an additional six months each (for a total of 12 months), subject to applicable fees and the absence of any default. The unsecured revolving credit facility bears interest at a floating rate of SOFR plus 1.05% (based on our unsecured debt ratings and with a SOFR floor of zero), which was 4.71% at December 31, 2025. Additionally, the facility fee on the revolving credit facility is 0.25%.

In connection with entering into the Amended Credit Agreement, the Company incurred $9.0 million in fees that were capitalized in deferred financing costs and amortized as part of the effective yield. These fees are included in "Other assets" in the accompanying consolidated balance sheet as of December 31, 2025 and 2024. During the year ended December 31, 2024, the Company also recorded a non-cash write-off of deferred financing costs (net of accumulated amortization), totaling $0.3 million to "Costs associated with loan refinancing or payoff" in connection with entering into the Amended Credit Agreement.

The facility contains financial covenants or restrictions that limit the Company's level of consolidated debt, secured debt, investment levels outside certain categories and dividend distribution and require the Company to meet certain coverage levels for fixed charges and debt service.

(5) On November 3, 2025, the Company issued $550.0 million in aggregate principal amount of senior notes due November 15, 2030, pursuant to an underwritten public offering. The notes bear interest at an annual rate of 4.75%. Interest is payable on May 15 and November 15 of each year beginning on May 15, 2026 until the stated maturity date of November 15, 2030. The notes were issued at 98.8% of their face value and are unsecured. Net proceeds from the note offering were used to pay down the Company's unsecured revolving credit facility.

(6) The bonds have a variable interest rate that was approximately 3.95% at December 31, 2025. See Note 9 for further details on the Company's interest rate swap agreement related to the Company's variable rate secured bonds.

Certain of the Company's debt agreements contain customary restrictive covenants related to financial and operating performance and certain cross-default provisions. The Company was in compliance with all financial covenants under the Company's consolidated debt instruments at December 31, 2025.

During the year ended December 31, 2024, the Company's unconsolidated joint ventures holding its equity investments in two experiential lodging properties located in St. Pete Beach, Florida, were severely damaged by two hurricanes and the Company fully wrote-off its equity investments in these properties. The Company is working in good faith with its joint venture partners, the non-recourse debt provider and the insurance companies to identify a path forward in which the Company expects to result in the eventual removal of the unconsolidated equity investments in these experiential lodging properties and the related non-recourse debt from its portfolio, although there can be no assurances as to the outcome of those discussions.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The Company has equity investments in two unconsolidated real estate joint ventures that together hold the real estate and operations of an experiential lodging property located in Warrens, Wisconsin. The joint venture that holds the real estate has a secured non-recourse mortgage loan of $23.3 million at December 31, 2025. The maturity date of this mortgage loan is September 15, 2031 and it bears interest at an annual fixed rate of 4.00% with monthly principal and interest payments required.

The Company also has equity investments in two unconsolidated real estate joint ventures that together hold the real estate and operations of an experiential lodging property located in Harrisville, Pennsylvania. The joint venture that holds the real estate has a secured non-recourse senior mortgage loan of $22.3 million outstanding at December 31, 2025. The maturity date of this mortgage loan is November 1, 2029 and it bears interest at an annual fixed rate of 6.38% with monthly interest payments required. The Company has guaranteed $10.0 million in principal on the secured mortgage loan, and, upon completion of construction and achieving a specified debt service coverage ratio, the principal guarantee will be reduced to $5.0 million. The guarantee will be removed completely upon achievement of specified debt service coverage for three consecutive calculation periods.

Principal payments due on long-term debt obligations subsequent to December 31, 2025 (without consideration of any extensions) are as follows (in thousands):

---

| | |
|:---|:---|
| | **Amount** |
| Year: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;2026 | $629597 |
| &nbsp;&nbsp;&nbsp;&nbsp;2027 | 450000 |
| &nbsp;&nbsp;&nbsp;&nbsp;2028 | 400000 |
| &nbsp;&nbsp;&nbsp;&nbsp;2029 | 500000 |
| &nbsp;&nbsp;&nbsp;&nbsp;2030 | 550000 |
| &nbsp;&nbsp;&nbsp;&nbsp;Thereafter | 424995 |
| &nbsp;&nbsp;&nbsp;&nbsp;Less: deferred financing costs, net | (25181) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $2929411 |

---

The Company capitalizes a portion of interest costs as a component of property under development. The following is a summary of interest expense, net, for the years ended December 31, 2025, 2024 and 2023 (in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | **2025** | **2024** | **2023** |
| Interest on loans | $126852 | $125261 | $122968 |
| Amortization of deferred financing costs | 8808 | 8844 | 8637 |
| Credit facility and letter of credit fees | 2641 | 2664 | 2676 |
| Interest cost capitalized | (3864) | (3468) | (3566) |
| Interest income | (1358) | (2491) | (5857) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Interest expense, net | $133079 | $130810 | $124858 |

---

**9. Derivative Instruments**

All derivatives are recognized at fair value in the consolidated balance sheets within the line items "Other assets" and "Accounts payable and accrued liabilities" as applicable. The Company has elected not to offset its derivative position for purposes of balance sheet presentation and disclosure. The Company had derivative assets of $0.3 million and $2.2 million at December 31, 2025 and 2024, respectively. The Company had derivative liabilities of $6.9 million and $0.03 million at December 31, 2025 and 2024, respectively. The Company has neither posted nor received collateral with its derivative counterparties as of December 31, 2025 and 2024. See Note 10 for disclosures relating to the fair value of the derivative instruments.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**Risk Management Objective of Using Derivatives**

The Company is exposed to certain risks arising from both its business operations and economic conditions, including the effect of changes in foreign currency exchange rates on foreign currency transactions and interest rates on its SOFR based borrowings. The Company manages this risk by following established risk management policies and procedures including the use of derivatives. The Company's objective in using derivatives is to add stability to reported earnings and to manage its exposure to foreign exchange and interest rate movements or other identified risks. To accomplish this objective, the Company primarily uses interest rate swaps, cross-currency swaps and foreign currency forwards.

**Cash Flow Hedges of Interest Rate Risk**

The Company uses interest rate swaps as its interest rate risk management strategy for certain variable rate debt. Interest rate swaps designated as cash flow hedges involve the receipt or payment of variable-rate amounts from a counterparty, which results in the Company recording net interest expense that is fixed over the life of the agreements without exchange of the underlying notional amount.

At December 31, 2025, the Company had one interest rate swap agreement designated as a cash flow hedge of interest rate risk. The interest rate swap agreement outstanding as of December 31, 2025 is summarized below:

---

| | | | |
|:---|:---|:---|:---|
| **Fixed rate** | **Notional Amount (in millions)** | **Index** | **Maturity** |
| 2.5325% | $25.0 | USD SOFR | September 30, 2026 |

---

The change in the fair value of interest rate derivatives designated and that qualify as cash flow hedges is recorded in accumulated other comprehensive income (AOCI) and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings within the same income statement line item as the earnings effect of the hedged transaction.

Amounts reported in AOCI related to derivatives will be reclassified to interest expense as interest payments are made on the Company's variable-rate debt. As of December 31, 2025, the Company estimates that during the year ended December 31, 2026, $74 thousand of losses will be reclassified from AOCI to interest expense.

**Cash Flow Hedges of Foreign Exchange Risk**

The Company is exposed to foreign currency exchange risk against its functional currency, USD, on CAD denominated cash flow from its six Canadian properties. The Company uses cross-currency swaps to mitigate its exposure to fluctuations in the USD-CAD exchange rate on cash inflows associated with these properties, which should hedge a significant portion of the Company's expected CAD denominated cash flows. As of December 31, 2025, the Company had the following cross-currency swaps:

---

| | | | |
|:---|:---|:---|:---|
| **Fixed rate** | **Notional Amount (in millions, CAD)** | **Annual Cash Flow (in millions, CAD)** | **Maturity** |
| $1.35 CAD per USD | $170.0 | $15.3 | December 1, 2026 |
| $1.35 CAD per USD | 90.0 | 8.1 | December 1, 2026 |
|  | $260.0 | $23.4 |  |

---

The change in the fair value of foreign currency derivatives designated and that qualify as cash flow hedges of foreign exchange risk is recorded in AOCI and reclassified into earnings in the period that the hedged forecasted transaction affects earnings within the same income statement line item as the earnings effect of the hedged transaction. As of December 31, 2025, the Company estimates that during the year ended December 31, 2026, $101 thousand of gains will be reclassified from AOCI to other income.

**Fair Value Hedges of Foreign Exchange Risk** 

During the year ended December 31, 2025, the Company entered into a CAD denominated mortgage note receivable secured by a fitness & wellness property in Winnipeg, Canada. The Company uses cross-currency swaps designated as a fair value hedge to mitigate foreign currency risk associated with fluctuations in the USD-CAD spot rate associated with the principal remeasurement of this mortgage note. The Company entered into a cross-currency

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

swap with an interim and final notional exchange of $27.9 million CAD and $20.0 million USD at a spot rate of $1.392 CAD per USD to fund the principal amount of the mortgage note receivable and monthly exchanges as noted below.

As of December 31, 2025, the Company had the following cross-currency swap designated as a fair value hedge:

---

| | | | |
|:---|:---|:---|:---|
| **Interim settlement exchange rate** | **Notional Amount (in millions, CAD)** | **Annual Cash Flow (in millions, CAD)** | **Maturity** |
| 1.25 CAD per USD | $27.9 | $2.2 | October 1, 2030 |

---

The change in fair value of the foreign currency derivative designated and qualifying as a fair value hedge of foreign exchange risk is recorded at fair value each period on the Company's consolidated balance sheets, with the difference resulting from the changes in the spot rate recognized in foreign currency gain (loss). The foreign currency gain (loss) is included in "Other income" or "Other expense," as applicable, on the Company's consolidated statements of income and comprehensive income, which will offset the earnings impact of the foreign currency changes in the underlying transaction being hedged. The initial value of the component excluded from the assessment of effectiveness is recorded in AOCI and reclassified into earnings over the life of the hedging instrument. As of December 31, 2025, the Company estimates that during the year ended December 31, 2026, $143 thousand of gains will be reclassified from AOCI to other income.

**Net Investment Hedges**

The Company is exposed to fluctuations in the USD-CAD exchange rate on its net investments in Canada. As such, the Company uses currency forward agreements to manage its exposure to changes in foreign exchange rates on certain of its foreign net investments. As of December 31, 2025, the Company had the following foreign currency forwards designated as net investment hedges:

---

| | | |
|:---|:---|:---|
| **Fixed rate** | **Notional Amount (in millions, CAD)** | **Maturity** |
| $1.40 CAD per USD | $200.0 | December 1, 2026 |
| $1.40 CAD per USD | 90.0 | December 1, 2026 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total | $290.0 |  |

---

On December 19, 2024, the Company terminated its CAD to USD forward contracts in conjunction with entering into the new forward agreements described above. The Company received $10.4 million in connection with the settlement of the CAD to USD forward contracts, which continues to be reported in AOCI until the net investment is sold or liquidated.

For qualifying foreign currency derivatives designated as net investment hedges, the change in the fair value of the derivatives is reported in AOCI as part of the cumulative translation adjustment. Amounts are reclassified out of AOCI into earnings when the hedged net investment is either sold or substantially liquidated. Gains and losses on the derivative representing hedge components excluded from the assessment of effectiveness are recognized over the life of the hedge on a systematic and rational basis, as documented at hedge inception in accordance with the Company's accounting policy election.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

Below is a summary of the effect of derivative instruments on the consolidated statements of changes in equity and income for the years ended December 31, 2025, 2024 and 2023:

**Effect of Derivative Instruments on the Consolidated Statements of Changes in Equity and Comprehensive Income for the Years Ended December 31, 2025, 2024 and 2023**

**(Dollars in thousands)**

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31,** | **Year Ended December 31,** | **Year Ended December 31,** |
| **<u>Description</u>** | **2025** | **2024** | **2023** |
| **Cash Flow Hedges** |  |  |  |
| &nbsp;&nbsp;&nbsp;**Interest Rate Swaps** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Gain (Loss) Recognized in AOCI on Derivative | $(19) | $305 | $(91) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Income Reclassified from AOCI into Earnings (1) | 105 | 697 | 648 |
| &nbsp;&nbsp;&nbsp;**Cross Currency Swaps** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of (Loss) Gain Recognized in AOCI on Derivative | (814) | 2099 | (260) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Income Reclassified from AOCI into Earnings (2) | 558 | 1008 | 880 |
| **Fair Value Hedges** |  |  |  |
| &nbsp;&nbsp;&nbsp;**Cross Currency Swaps** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Gain Recognized in AOCI on Derivative (3) | 110 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Gain Recognized in Earnings (2)(3) | 48 |  |  |
| **Net Investment Hedges** |  |  |  |
| &nbsp;&nbsp;&nbsp;**Currency Forward Agreements** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of (Loss) Gain Recognized in AOCI on Derivative | (6651) | 15285 | (3573) |
| **Total** |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of (Loss) Gain Recognized in AOCI on Derivative | $(7374) | $17689 | $(3924) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Income Reclassified from AOCI into Earnings | 663 | 1705 | 1528 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amount of Gain Recognized in Earnings | 48 |  |  |
| Interest expense, net in accompanying consolidated statements of income and comprehensive income | $133079 | $130810 | $124858 |
| Other income in accompanying consolidated statements of income and comprehensive income | $45592 | $57071 | $45947 |

---

(1) Included in "Interest expense, net" in accompanying consolidated statements of income and comprehensive income.

(2) Included in "Other income" in the accompanying consolidated statements of income and comprehensive income.

(3) Amounts excluded from the effectiveness testing.

**Credit-risk-related Contingent Features**

The Company has an agreement with its interest rate derivative counterparty that contains a provision where if the Company defaults on any of its obligations for borrowed money or credit in an amount exceeding $50.0 million and such default is not waived or cured within a specified period of time, including default where repayment of the indebtedness has not been accelerated by the lender, then the Company could also be declared in default on its interest rate derivative obligations.

As of December 31, 2025, the fair value of the Company's derivatives in a liability position related to these agreements was $6.9 million. If the Company breached any of the contractual provisions of these derivative contracts, it would be required to settle its obligations under the agreements at their termination value, which after considering the right of offset, was $6.9 million at December 31, 2025. As of December 31, 2025, the Company had not posted any collateral related to these agreements and was not in breach of any provisions in these agreements.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**10. Fair Value Disclosures**

The Company has certain financial instruments that are required to be measured under the FASB's Fair Value Measurement guidance. The Company currently does not have any non-financial assets and non-financial liabilities that are required to be measured at fair value on a recurring basis.

As a basis for considering market participant assumptions in fair value measurements, the FASB's Fair Value Measurement guidance establishes a fair value hierarchy that distinguishes between market participant assumptions based on market data obtained from sources independent of the reporting entity (observable inputs that are classified within Levels 1 and 2 of the hierarchy) and the reporting entity's own assumptions about market participant assumptions (unobservable inputs classified within Level 3 of the hierarchy). Level 1 inputs use quoted prices (unadjusted) in active markets for identical assets or liabilities that the Company has the ability to access. Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 3 inputs are unobservable inputs for the asset or liability, which are typically based on an entity's own assumptions, as there is little to no related market activity. In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. The Company's assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

**Derivative Financial Instruments**

The Company uses interest rate swaps, foreign currency forwards and cross currency swaps to manage its interest rate and foreign currency risk. The valuation of these instruments is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of each derivative. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves, foreign exchange rates, and implied volatilities. The fair value of interest rate swaps is determined using the market standard methodology of netting the discounted future fixed cash receipts and the discounted expected variable cash payments. The variable cash payments are based on an expectation of future interest rates (forward curves) derived from observable market interest rate curves. The Company incorporates credit valuation adjustments to appropriately reflect both its own nonperformance risk and the respective counterparty's nonperformance risk in the fair value measurements. In adjusting the fair value of its derivative contracts for the effect of nonperformance risk, the Company has considered the impact of netting and any applicable credit enhancements, such as collateral postings, thresholds, mutual puts, and guarantees. In conjunction with the FASB's fair value measurement guidance, the Company made an accounting policy election to measure the credit risk of its derivative financial instruments that are subject to master netting agreements on a net basis by counterparty portfolio.

Although the Company has determined that the majority of the inputs used to value its derivatives fall within Level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivatives also use Level 3 inputs, such as estimates of current credit spreads, to evaluate the likelihood of default by itself and its counterparties. As of December 31, 2025, the Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its derivatives and therefore, has classified its derivatives as Level 2 within the fair value reporting hierarchy.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The table below presents the Company's financial assets and liabilities measured at fair value on a recurring basis as of December 31, 2025 and 2024, aggregated by the level in the fair value hierarchy within which those measurements are classified and by derivative type.

**Assets and Liabilities Measured at Fair Value on a Recurring Basis at December 31, 2025 and 2024**

**(Dollars in thousands)**

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Description** | **Quoted Prices in<br>Active Markets<br>for Identical<br>Assets (Level I)** | **Significant<br>Other<br>Observable<br>Inputs (Level 2)** | **Significant<br>Unobservable<br>Inputs (Level 3)** | **Balance at<br>end of period** |
| **2025:** | | | | |
| &nbsp;&nbsp;&nbsp;Cross Currency Swaps (1) | $— | $101 | $— | $101 |
| &nbsp;&nbsp;&nbsp;Cross Currency Swaps (2) |  | (252) |  | (252) |
| &nbsp;&nbsp;&nbsp;Currency Forward Agreements (2) |  | (6677) |  | (6677) |
| &nbsp;&nbsp;&nbsp;Interest Rate Swap Agreements (1) |  | 194 |  | 194 |
| **2024:** |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Cross Currency Swaps (1) | $— | $1475 | $— | $1475 |
| &nbsp;&nbsp;&nbsp;Currency Forward Agreements (2) |  | (26) |  | (26) |
| &nbsp;&nbsp;&nbsp;Interest Rate Swap Agreements (1) |  | 677 |  | 677 |

---

(1) Included in "Other assets" in the accompanying consolidated balance sheets.

(2) Included in "Accounts payable and accrued liabilities" in the accompanying consolidated balance sheets.

**Non-recurring fair value measurements**

The table below presents the Company's assets measured at fair value on a non-recurring basis as of December 31, 2025 and 2024, aggregated by the level in the fair value hierarchy within which those measurements fall.

**Assets Measured at Fair Value on a Non-Recurring Basis at December 31, 2025 and 2024**

**(Dollars in thousands)**

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Description** | **Quoted Prices in<br>Active Markets<br>for Identical<br>Assets (Level I)** | **Significant<br>Other<br>Observable<br>Inputs (Level 2)** | **Significant<br>Unobservable<br>Inputs (Level 3)** | **Balance at<br>end of period** |
| **2025:** | | | | |
| &nbsp;&nbsp;&nbsp;Mortgage notes and related accrued interest receivable (1) | $— | $— | $— | $— |
| **2024:** |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Real estate investments, net (2) | $— | $39440 | $6500 | $45940 |
| &nbsp;&nbsp;&nbsp;Mortgage notes and related accrued interest receivable (3) |  |  | 1000 | 1000 |
| &nbsp;&nbsp;&nbsp;Investment in joint ventures (4) |  |  |  |  |

---

(1) As further discussed in Note 7, during the year ended December 31, 2025, the Company recorded an allowance for credit loss totaling $6.4 million related to one mortgage note receivable to fully reserve the outstanding principal balance as a result of changes in the borrower's financial status. Management valued the mortgage note receivable based on the fair value of the underlying collateral, which was determined taking into account various factors including implied asset value changes based on current market conditions and review of the financial statements of the borrower and was classified within Level 3 of the fair value hierarchy.

(2) As further discussed in Note 5**,** during the year ended December 31, 2024, the Company recorded impairment charges of $51.8 million related to real estate investments, net, on five theatre properties. Management estimated the fair value of these investments taking into account various factors, including purchase offers, independent appraisals, shortened hold periods and market conditions. The Company determined, based on the inputs, that its valuation of four of these properties with purchase offers were classified as Level 2 of the fair value hierarchy and were measured at fair value. One property was measured at fair value using an independent appraisal, which used a

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

discounted cash flow model. The significant inputs and assumptions used in the real estate appraisal included land valued at approximately $475 thousand per acre less demolition costs of approximately $13.91 per square foot of building. These measurements were classified within Level 3 of the fair value hierarchy because many of the assumptions were not observable.

(3) As further discussed in Note 7, during the year ended December 31, 2024, the Company recorded an allowance for credit loss totaling $10.3 million related to one mortgage note receivable to reserve the outstanding principal balance as a result of changes in the borrower's financial status. Management valued the mortgage note receivable based on the fair value of the underlying collateral, which was determined taking into account various factors including implied asset value changes based on current market conditions and review of the financial statements of the borrower and was classified within Level 3 of the fair value hierarchy.

(4) During the year ended December 31, 2024, the Company recorded impairment charges of $28.2 million related to its investment in two unconsolidated real estate joint ventures that own two experiential lodging properties located in St. Pete Beach, Florida and two unconsolidated real estate joint ventures that own an experiential lodging property located in Breaux Bridge, Louisiana. Management estimated the fair value of these investments, taking into account various factors including implied asset value changes based on discounted cash flow projections and current market conditions. The Company determined, based on the inputs, that its valuation of investment in joint ventures was classified within Level 3 of the fair value hierarchy as many of the assumptions were not observable.

**Fair Value of Financial Instruments**

The following methods and assumptions were used by the Company to estimate the fair value of each class of financial instruments at December 31, 2025 and 2024:

**Mortgage notes receivable and related accrued interest receivable:**

The fair value of the Company's mortgage notes and related accrued interest receivable is estimated by discounting the future cash flows of each instrument using current market rates. At December 31, 2025, the Company had a carrying value of $679.3 million in fixed rate mortgage notes receivable outstanding, including related accrued interest, with a weighted average interest rate of approximately 8.97%. The fixed rate mortgage notes bear interest at rates of 7.15% to 12.69%. Discounting the future cash flows for fixed rate mortgage notes receivable using estimated market rates of 7.00% to 10.50%, management estimates the fair value of the fixed rate mortgage notes receivable to be $728.0 million with an estimated weighted average market rate of 7.91% at December 31, 2025.

At December 31, 2024, the Company had a carrying value of $665.8 million in fixed rate mortgage notes receivable outstanding, including related accrued interest, with a weighted average interest rate of approximately 8.88%. The fixed rate mortgage notes bear interest at rates of 7.15% to 12.50%. Discounting the future cash flows for fixed rate mortgage notes receivable using estimated market rates of 7.45% to 10.00%, management estimates the fair value of the fixed rate mortgage notes receivable to be $701.7 million with an estimated weighted average market rate of 8.08% at December 31, 2024.

**Derivative instruments:**

Derivative instruments are carried at their fair value.

**Debt instruments:**

The fair value of the Company's debt is estimated by discounting the future cash flows of each instrument using current market rates. At December 31, 2025, the Company had a carrying value of $25.0 million in variable rate debt outstanding with an interest rate of approximately 3.95%. The carrying value of the variable rate debt outstanding approximates the fair value at December 31, 2025.

At December 31, 2024, the Company had a carrying value of $200.0 million in variable rate debt outstanding with an interest rate of approximately 5.34%. The carrying value of the variable rate debt outstanding approximates the fair value at December 31, 2024.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

At both December 31, 2025 and 2024, the $25.0 million of variable rate debt outstanding, discussed above, had been effectively converted to a fixed rate by an interest rate swap agreement. See Note 9 for additional information related to the Company's interest rate swap agreement.

At December 31, 2025, the Company had a carrying value of $2.93 billion in fixed rate long-term debt outstanding with a weighted average interest rate of approximately 4.40%. Discounting the future cash flows for fixed rate debt using December 31, 2025 market rates of 3.54% to 5.12%, management estimates the fair value of the fixed rate debt to be approximately $2.85 billion with an estimated weighted average market rate of 4.61% at December 31, 2025.

At December 31, 2024, the Company had a carrying value of $2.68 billion in fixed rate long-term debt outstanding with a weighted average interest rate of approximately 4.34%. Discounting the future cash flows for fixed rate debt using December 31, 2024 market rates of 5.22% to 5.83%, management estimates the fair value of the fixed rate debt to be approximately $2.57 billion with an estimated weighted average market rate of 5.53% at December 31, 2024.

**11. Common and Preferred Shares**

On June 3, 2025, the Company filed a shelf registration statement with the SEC, which is effective for a term of three years. The securities covered by this registration statement include common shares, preferred shares, debt securities, depositary shares, warrants and units. The Company may periodically offer one or more of these securities in amounts, prices and on terms to be announced when and if these securities are offered. The specifics of any future offerings along with the use of proceeds of any securities offered, will be described in detail in a prospectus supplement, or other offering materials, at the time of any offering.

Additionally, on June 3, 2025, the Company filed a shelf registration statement with the SEC, which is effective for a term of three years, for its Dividend Reinvestment and Direct Share Purchase Plan (DSP Plan), which permits the issuance of up to 25,000,000 common shares.

On December 5, 2025, in connection with the commencement of an "at-the-market" offering program (ATM Program), the Company entered into an equity distribution agreement with certain institutional investment banks pursuant to which the Company may issue common shares having an aggregate sales price of up to $400.0 million on the open market or in privately negotiated transactions deemed to be "at-the-market" offerings under SEC rules, with the banks acting as (i) sales agents (or principals when purchasing shares directly for their own account) or (ii) forward sellers on behalf of any forward purchasers pursuant to a forward sale agreement. If the Company issues any shares under the ATM Program or enters into a forward sale agreement, the applicable sales agent or forward seller may receive commissions of up to 2.0% of the gross sales price of the shares sold.

The use of forward sales agreements allows the Company to lock in a share price on the sale of shares at the time the forward sale agreement becomes effective, but defer receiving the proceeds from the sale of shares until a later date. If the Company enters into a forward sale agreement, it expects to physically settle each forward sale agreement with the forward purchaser on one or more dates specified by the Company prior to the maturity date of that particular forward sale agreement, in which case the aggregate net cash proceeds at settlement will equal the number of shares underlying the particular forward sale agreement multiplied by the relevant forward sale price. However, the Company may also elect to cash settle or net share settle a particular forward sale agreement, in which case cash proceeds may or may not be received or cash may be owed to the forward purchaser. Until settlement of the forward sale agreements, earnings per share dilution resulting from the forward sale agreements will be determined under the treasury stock method. Share dilution occurs when the average market price of the Company's common shares is higher than the average forward sales price.

As of December 31, 2025, the Company had not issued any common shares or entered into any forward sale agreement, and $400.0 million remained available for sale under the ATM Program. Future sales will depend upon a variety of factors including, but not limited to, market conditions, the trading price of the Company's common

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

shares and the Company's capital needs. The Company has no obligation to sell any shares available for sale under the ATM Program.

**Common Shares**

The Company's Board declared cash dividends totaling $3.52 and $3.40 per common share for the years ended December 31, 2025 and 2024, respectively.

Of the total distributions calculated for tax purposes, the amounts characterized as ordinary income, return of capital and long-term capital gain for cash distributions paid per common share for the years ended December 31, 2025 and 2024 are as follows:

---

| | | |
|:---|:---|:---|
| | **Cash Distributions Per Share** | **Cash Distributions Per Share** |
| | **2025** | **2024** |
| Taxable ordinary income (1) | $2.8070 | $2.5101 |
| Return of capital | 0.7030 | 0.8799 |
| Long-term capital gain |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Totals | $3.5100 | $3.3900 |

---

(1) Amounts qualify in their entirety as 199A distributions.

During the years ended December 31, 2025 and 2024, the Company issued an aggregate of 25,758 and 26,878 common shares under its DSP Plan for net proceeds of $1.3 million and $1.2 million, respectively.

**Series C Convertible Preferred Shares**

The Company has 5.4 million outstanding 5.75% Series C cumulative convertible preferred shares (Series C preferred shares). The Company will pay cumulative dividends on the Series C preferred shares from the date of original issuance in the amount of $1.4375 per share each year, which is equivalent to 5.75% of the $25 liquidation preference per share. Dividends on the Series C preferred shares are payable quarterly in arrears. The Company does not have the right to redeem the Series C preferred shares except in limited circumstances to preserve the Company's REIT status. The Series C preferred shares have no stated maturity and will not be subject to any sinking fund or mandatory redemption. As of December 31, 2025, the Series C preferred shares are convertible, at the holder's option, into the Company's common shares at a conversion rate of 0.4378 common shares per Series C preferred share, which is equivalent to a conversion price of $57.10 per common share. This conversion ratio may increase over time upon certain specified triggering events including if the Company's common dividends per share exceed a quarterly threshold of $0.6875.

Upon the occurrence of certain fundamental changes, the Company will under certain circumstances increase the conversion rate by a number of additional common shares or, in lieu thereof, may in certain circumstances elect to adjust the conversion rate upon the Series C preferred shares becoming convertible into shares of the public acquiring or surviving company.

The Company may, at its option, cause the Series C preferred shares to be automatically converted into that number of common shares that are issuable at the then prevailing conversion rate. The Company may exercise its conversion right only if, at certain times, the closing price of the Company's common shares equals or exceeds 135% of the then prevailing conversion price of the Series C preferred shares.

Owners of the Series C preferred shares generally have no voting rights, except under certain dividend defaults. Upon conversion, the Company may choose to deliver the conversion value to the owners in cash, common shares, or a combination of cash and common shares.

The Company's Board declared cash dividends totaling $1.4375 per Series C preferred share for each of the years ended December 31, 2025 and 2024. There were non-cash distributions associated with conversion adjustments of $0.3459 and $0.2769 per Series C preferred share for the years ended December 31, 2025 and 2024, respectively. The conversion adjustment provision entitles the shareholders of the Series C preferred shares, upon certain quarterly common share dividend thresholds being met, to receive additional common shares of the Company upon

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

a conversion of the preferred shares into common shares. The increase in common shares to be received upon a conversion is a deemed distribution for federal income tax purposes.

For tax purposes, the amounts characterized as ordinary income, return of capital and long-term capital gain for cash distributions paid and non-cash deemed distributions per Series C preferred share for the years ended December 31, 2025 and 2024 are as follows:

---

| | | |
|:---|:---|:---|
| | **Cash Distributions per Share** | **Cash Distributions per Share** |
| | **2025** | **2024** |
| Taxable ordinary income (1) | $1.4375 | $1.4375 |
| Return of capital |  |  |
| Long-term capital gain |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Totals | $1.4375 | $1.4375 |

---

(1) Amounts qualify in their entirety as 199A distributions.

---

| | | |
|:---|:---|:---|
| | **Non-cash Distributions per Share** | **Non-cash Distributions per Share** |
| | **2025** | **2024** |
| Taxable ordinary income (2) | $0.0264 | $— |
| Return of capital | 0.3195 | 0.2769 |
| Long-term capital gain |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Totals | $0.3459 | $0.2769 |

---

(2) For the year ended December 31, 2025, amounts qualify in their entirety as 199A distributions. For the year ended December 31, 2024, no amounts qualify as 199A distributions.

**Series E Convertible Preferred Shares**

The Company has 3.4 million outstanding 9.00% Series E cumulative convertible preferred shares (Series E preferred shares). The Company will pay cumulative dividends on the Series E preferred shares from the date of original issuance in the amount of $2.25 per share each year, which is equivalent to 9.00% of the $25 liquidation preference per share. Dividends on the Series E preferred shares are payable quarterly in arrears. The Company does not have the right to redeem the Series E preferred shares except in limited circumstances to preserve the Company's REIT status. The Series E preferred shares have no stated maturity and will not be subject to any sinking fund or mandatory redemption. As of December 31, 2025, the Series E preferred shares are convertible, at the holder's option, into the Company's common shares at a conversion rate of 0.4845 common shares per Series E preferred share, which is equivalent to a conversion price of $51.60 per common share. This conversion ratio may increase over time upon certain specified triggering events including if the Company's common dividends per share exceeds a quarterly threshold of $0.84.

Upon the occurrence of certain fundamental changes, the Company will under certain circumstances increase the conversion rate by a number of additional common shares or, in lieu thereof, may in certain circumstances elect to adjust the conversion rate upon the Series E preferred shares becoming convertible into shares of the public acquiring or surviving company.

The Company may, at its option, cause the Series E preferred shares to be automatically converted into that number of common shares that are issuable at the then prevailing conversion rate. The Company may exercise its conversion right only if, at certain times, the closing price of the Company's common shares equals or exceeds 150% of the then prevailing conversion price of the Series E preferred shares.

Owners of the Series E preferred shares generally have no voting rights, except under certain dividend defaults. Upon conversion, the Company may choose to deliver the conversion value to the owners in cash, common shares, or a combination of cash and common shares.

The Company's Board declared cash dividends totaling $2.25 per Series E preferred share for each of the years ended December 31, 2025 and 2024. There were no non-cash distributions associated with conversion adjustments per Series E preferred share for both years ended December 31, 2025 and 2024. The conversion adjustment

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

provision entitles the shareholders of the Series E preferred shares, upon certain quarterly common share dividend thresholds being met, to receive additional common shares of the Company upon a conversion of the preferred shares into common shares. The increase in common shares to be received upon a conversion is a deemed distribution for federal income tax purposes.

For tax purposes, the amounts characterized as ordinary income, return of capital and long-term capital gain for cash distributions paid per Series E preferred share for the years ended December 31, 2025 and 2024 are as follows:

---

| | | |
|:---|:---|:---|
| | **Cash Distributions per Share** | **Cash Distributions per Share** |
| | **2025** | **2024** |
| Taxable ordinary income (1) | $2.2500 | $2.2500 |
| Return of capital |  |  |
| Long-term capital gain |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Totals | $2.2500 | $2.2500 |

---

(1) Amounts qualify in their entirety as 199A distributions.

**Series G Preferred Shares**

The Company has 6.0 million outstanding 5.75% Series G cumulative redeemable preferred shares (Series G preferred shares). The Company will pay cumulative dividends on the Series G preferred shares from the date of original issuance in the amount of $1.4375 per share each year, which is equivalent to 5.75% of the $25.00 liquidation preference per share. Dividends on the Series G preferred shares are payable quarterly in arrears. The Company may, at its option, redeem the Series G preferred shares in whole at any time or in part from time to time by paying $25.00 per share, plus any accrued and unpaid dividends up to, but not including the date of redemption. The Series G preferred shares have no stated maturity and will not be subject to any sinking fund or mandatory redemption. The Series G preferred shares are not convertible into any of the Company's securities, except under certain circumstances in connection with a change of control. Owners of the Series G preferred shares generally have no voting rights except under certain dividend defaults.

The Company's Board declared cash dividends totaling $1.4375 per Series G preferred share for each of the years ended December 31, 2025 and 2024. For tax purposes, the amounts characterized as ordinary income, return of capital and long-term capital gain for cash distributions paid per Series G preferred share for the years ended December 31, 2025 and 2024 are as follows:

---

| | | |
|:---|:---|:---|
| | **Cash Distributions per Share** | **Cash Distributions per Share** |
| | **2025** | **2024** |
| Taxable ordinary income (1) | $1.4375 | $1.4375 |
| Return of capital |  |  |
| Long-term capital gain |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Totals | $1.4375 | $1.4375 |

---

(1) Amounts qualify in their entirety as 199A distributions.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**12. Earnings Per Share**

The following table summarizes the Company's computations of basic and diluted earnings per share (EPS) for the years ended December 31, 2025, 2024 and 2023 (amounts in thousands except per share information):

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31, 2025** | **Year Ended December 31, 2025** | **Year Ended December 31, 2025** |
| | **Income<br>(numerator)** | **Shares<br>(denominator)** | **Per Share<br>Amount** |
| **<u>Basic EPS:</u>** | | | |
| Net income | $274936 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Less: preferred dividend requirements | (24144) |  |  |
| Net income available to common shareholders | $250792 | 76040 | $3.30 |
| **<u>Diluted EPS:</u>** |  |  |  |
| Net income available to common shareholders | $250792 | 76040 |  |
| Effect of dilutive securities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Share options and performance share units |  | 455 |  |
| Net income available to common shareholders | $250792 | 76495 | $3.28 |

---

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31, 2024** | **Year Ended December 31, 2024** | **Year Ended December 31, 2024** |
| | **Income<br>(numerator)** | **Shares<br>(denominator)** | **Per Share<br>Amount** |
| **<u>Basic EPS:</u>** | | | |
| Net income | $146066 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Less: preferred dividend requirements | (24144) |  |  |
| Net income available to common shareholders | $121922 | 75636 | $1.61 |
| **<u>Diluted EPS:</u>** |  |  |  |
| Net income available to common shareholders | $121922 | 75636 |  |
| Effect of dilutive securities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Share options and performance share units |  | 363 |  |
| Net income available to common shareholders | $121922 | 75999 | $1.60 |

---

---

| | | | |
|:---|:---|:---|:---|
| | **Year Ended December 31, 2023** | **Year Ended December 31, 2023** | **Year Ended December 31, 2023** |
| | **Income<br>(numerator)** | **Shares<br>(denominator)** | **Per Share<br>Amount** |
| **<u>Basic EPS:</u>** | | | |
| Net income | $173046 |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Less: preferred dividend requirements | (24145) |  |  |
| Net income available to common shareholders | $148901 | 75260 | $1.98 |
| **<u>Diluted EPS:</u>** |  |  |  |
| Net income available to common shareholders | $148901 | 75260 |  |
| Effect of dilutive securities: |  |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Share options and performance share units |  | 455 |  |
| Net income available to common shareholders | $148901 | 75715 | $1.97 |

---

The effect of the potential common shares from the conversion of the Company's convertible preferred shares and from the exercise of share options are included in diluted earnings per share if the effect is dilutive. Potential common shares from the performance share units are included in diluted earnings per share upon the satisfaction of certain performance and market conditions. These conditions are evaluated at each reporting period and if the conditions have been satisfied during the reporting period, the number of contingently issuable shares are included in the computation of diluted earnings per share.

The following shares have been excluded from the calculation of diluted earnings per share because they are anti-dilutive, or in the case of contingently issuable performance share units, are not probable of issuance:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The additional 2.3 million common shares that would result from the conversion of the Company's 5.75% Series C cumulative convertible preferred shares and the corresponding add-back of the preferred dividends declared on those shares for each of the years ended December 31, 2025, 2024 and 2023.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The additional 1.7 million common shares that would result from the conversion of the Company's 9.0% Series E cumulative convertible preferred shares and the corresponding add-back of the preferred dividends declared on those shares for each of the years ended December 31, 2025, 2024 and 2023.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Outstanding options to purchase 11 thousand common shares at per share prices ranging from $56.94 to $76.63 for the year ended December 31, 2025.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Outstanding options to purchase 57 thousand and 81 thousand common shares at per share prices ranging from $44.44 to $76.63 for the years ended December 31, 2024 and 2023, respectively.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• The effect of 116 thousand contingently issuable performance share units granted during 2024 for the year ended December 31, 2024.

**13. Retirement of Executives**

During the year ended December 31, 2025, the Company's Executive Vice President and Chief Investment Officer, Greg Zimmerman, notified the Company of his intention to retire from his position in the first quarter of 2026. On February 23, 2026, he notified the Company that his retirement will be effective March 2, 2026. The role of Executive Vice President and Chief Investment Officer will be assumed by Ben Fox, who joined the Company in August of 2025. For the year ended December 31, 2025, the Company recorded retirement and severance expense related to Mr. Zimmerman's expected retirement totaling $3.0 million, which included cash payments totaling $0.8 million and accelerated vesting of nonvested shares totaling $2.2 million.

On March 1, 2024, the Company's Executive Vice President, General Counsel and Secretary, Craig Evans, retired from the Company. Details of Mr. Evans' retirement are included in the previously disclosed Retirement and Release Agreement entered into between the Company and Mr. Evans. The role of General Counsel and Secretary was assumed by Paul Turvey upon Mr. Evans' retirement. For the year ended December 31, 2024, the Company recorded retirement and severance expense related to Mr. Evans' retirement, as well as the departure of another employee, totaling $1.8 million, which included cash payments totaling $0.2 million and accelerated vesting of nonvested shares totaling $1.6 million.

**14. Equity Incentive Plans**

The Company issues equity awards under the 2016 Equity Incentive Plan, which may be in the form of restricted common shares, restricted share units, performance share units or other share-based awards. On May 6, 2025, the Company amended the 2016 Equity Incentive Plan by shareholder vote to increase the maximum number of authorized shares issuable under the plan from 3,950,000 to 5,950,000 shares. Additionally, the 2020 Long Term Incentive Plan (2020 LTIP) is a sub-plan under the Company's 2016 Equity Incentive Plan. Under the 2020 LTIP, the Company awards performance share units and restricted shares to the Company's executive officers. At December 31, 2025, there were 2,295,262 shares available for grant under the 2016 Equity Incentive Plan.

**Nonvested Shares**

A summary of the Company's nonvested share activity and related information is as follows:

---

| | | | |
|:---|:---|:---|:---|
| | **Number of<br>shares** | **Weighted avg. grant date<br>fair value** | **Weighted avg.<br>life remaining** |
| Outstanding at December 31, 2024 | 614614 | $42.79 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Granted | 301096 | 50.38 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Vested | (266832) | 43.43 |  |
| Outstanding at December 31, 2025 | 648878 | $46.05 | 0.77 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The holders of nonvested shares have voting rights and receive dividends from the date of grant. The fair value of the nonvested shares that vested was $11.8 million, $13.7 million, and $8.7 million for the years ended December 31, 2025, 2024 and 2023, respectively. Expense recognized related to nonvested shares and included in "General and administrative expense" in the accompanying consolidated statements of income and comprehensive income was $7.8 million, $6.9 million and $7.6 million for the years ended December 31, 2025, 2024 and 2023, respectively. Expense related to nonvested shares and included in "Retirement and severance expense" in the accompanying consolidated statements of income and comprehensive income was $1.0 million, $0.7 million and $0.4 million for the years ended December 31, 2025, 2024 and 2023, respectively. At December 31, 2025, unamortized share-based compensation expense related to nonvested shares was $11.0 million and will be recognized in future periods as follows (in thousands):

---

| | |
|:---|:---|
| | **Amount** |
| Year: |  |
| 2026 | $5701 |
| 2027 | 3713 |
| 2028 | 1586 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $11000 |

---

**Nonvested Performance Share Units**

A summary of the Company's nonvested performance share unit activity and related information is as follows:

---

| | | | |
|:---|:---|:---|:---|
| | **Target Number of<br>Performance Share Units** | **Weighted avg. grant date fair value (1)** | **Weighted avg.<br>life remaining** |
| Outstanding at December 31, 2024 | 326469 | $59.44 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Granted | 113833 | 66.45 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Vested (2) | (98610) | 72.63 |  |
| Outstanding at December 31, 2025 | 341692 | $57.97 | 1.00 |

---

(1) The grant date fair value was determined utilizing (i) a Monte Carlo simulation model to generate an estimate of the Company's future share price over the three-year performance period for performance share units based on the Company's Total Shareholder Return (TSR) performance further described below and (ii) the Company's grant date fair value for performance share units based on the Company's Compounded Annual Growth Rate (CAGR) in AFFO per share over the three-year performance period.

(2) The achievement of the performance conditions for the performance share units granted during the year ended December 31, 2022 resulted in a performance payout percentage of 200% for both the Company's TSR relative to the TSRs of the Company's peer group companies and the Company's TSR relative to the TSRs of companies in the MSCI US REIT Index, and a payout percentage of 200% for the Company's CAGR in AFFO per share over the three-year performance period. The achievement of the performance conditions and the above payout percentages resulted in the issuance of 197,220 common shares and 51,612 common shares from dividend equivalents. The fair value of the performance share units and dividend equivalents that vested was $12.3 million.

The number of common shares issuable upon settlement of the performance share units granted during the years ended December 31, 2025, 2024 and 2023 will be based upon the Company's achievement level relative to the following performance measures over a three-year performance period ending December 31, 2027, 2026 and 2025, respectively. The Company's achievement level relative to the performance measures is assigned a specific payout percentage which is multiplied by the target number of performance share units.

---

| | | | |
|:---|:---|:---|:---|
| **Granted during the years ended December 31,** | **TSR vs. Triple-Net Peer Group** | **TSR vs. MSCI US REIT Index** | **CAGR in AFFO per share growth** |
| 2023 | 50.0% | 25.0% | 25.0% |
| 2024 | 52.2% | 26.1% | 21.7% |
| 2025 | 52.2% | 26.1% | 21.7% |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The performance share units based on relative TSR performance have market conditions and are valued using a Monte Carlo simulation model on the grant date, which resulted in a grant date fair value of approximately $6.3 million, $4.1 million and $5.9 million for the years ended December 31, 2025, 2024 and 2023, respectively. The estimated fair value is amortized to expense over the three-year vesting period, which ends on December 31, 2027, 2026 and 2025 for performance share units granted in 2025, 2024 and 2023, respectively. The following assumptions were used in the Monte Carlo simulation for computing the grant date fair value of the performance share units with a market condition for the years ended December 31, 2025, 2024 and 2023, respectively: risk-free interest rate of 4.2%, 4.5% and 4.4%, volatility factors in the expected market price of the Company's common shares of 25%, 30% and 52% and an expected life of approximately three years.

The performance share units based on growth in AFFO per share have a performance condition. The probability of achieving the performance condition is assessed at each reporting period. If it is deemed probable that the performance condition will be met, compensation cost will be recognized based on the closing price per share of the Company's common shares on the date of the grant multiplied by the number of awards expected to be earned. If it is deemed that it is not probable that the performance condition will be met, the Company will discontinue the recognition of compensation cost and any compensation cost previously recorded will be reversed. At December 31, 2025, achievement of the performance condition was deemed probable for the performance share units granted during the year ended December 31, 2025 with an expected payout percentage of 157%, which resulted in a grant date fair value of approximately $1.9 million. Achievement of the performance condition for the performance share units granted during the years ended December 31, 2024 and 2023 was deemed not probable at December 31, 2025.

Expense recognized related to performance share units and included in "General and administrative expense" in the accompanying consolidated statements of income and comprehensive income was $5.3 million, $5.4 million and $7.9 million for the years ended December 31, 2025, 2024 and 2023, respectively. Expense related to performance share units and included in "Retirement and severance expense" in the accompanying consolidated statements of income and comprehensive income was $1.2 million and $0.9 million for the years ended December 31, 2025 and 2024, respectively.

At December 31, 2025, unamortized share-based compensation expense related to nonvested performance share units was $6.1 million and will be recognized in future periods as follows (in thousands):

---

| | |
|:---|:---|
| | **Amount** |
| Year: |  |
| 2026 | $3832 |
| 2027 | 2304 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $6136 |

---

**Restricted Share Units**

A summary of the Company's restricted share unit activity and related information is as follows:

---

| | | | |
|:---|:---|:---|:---|
| | **Number of<br>Shares** | **Weighted Average Grant Date Fair Value** | **Weighted Average Life Remaining** |
| &nbsp;&nbsp;Outstanding at December 31, 2024 | 45410 | $40.69 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Granted | 43635 | 55.71 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Vested | (46974) | 40.92 |  |
| &nbsp;&nbsp;Outstanding at December 31, 2025 | 42071 | $56.01 | 0.42 |

---

The holders of restricted share units receive dividend equivalents from the date of grant. Total expense recognized related to shares issued to non-associate Trustees and included in "General and administrative expense" in the accompanying consolidated statements of income and comprehensive income was $2.2 million, $1.8 million and $1.9 million for the years ended December 31, 2025, 2024 and 2023, respectively. At December 31, 2025, unamortized share-based compensation expense related to restricted share units was $982 thousand, which will be recognized in 2026.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**15. Operating Leases**

The Company's real estate investments are leased under operating leases with remaining terms ranging from one year to 26 years.

The following table summarizes the future minimum rentals on the Company's lessor and sublessor arrangements at December 31, 2025 (in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | **December 31, 2025** | **December 31, 2025** | **December 31, 2025** |
| | **Operating leases**<br>**Amount (1)** | **Sub-lessor operating ground leases**<br>**Amount (1)** |<br>**Total** |
| Year: |  |  |  |
| &nbsp;&nbsp;2026 | $536699 | $27299 | $563998 |
| &nbsp;&nbsp;2027 | 523736 | 27240 | 550976 |
| &nbsp;&nbsp;2028 | 515440 | 26407 | 541847 |
| &nbsp;&nbsp;2029 | 511162 | 24848 | 536010 |
| &nbsp;&nbsp;2030 | 489460 | 20217 | 509677 |
| &nbsp;&nbsp;Thereafter | 3040769 | 140436 | 3181205 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $5617266 | $266447 | $5883713 |

---

(1) Included in rental revenue.

In addition to its lessor arrangements on its real estate investments, as of December 31, 2025 and 2024, the Company was lessee in 50 and 51 operating ground leases, respectively, as well as lessee in an operating lease of its executive office. The Company's tenants, who are generally subtenants under these ground leases, are responsible for paying the rent under these ground leases. As of December 31, 2025, rental revenue from one of the Company's tenants, who is also a subtenant under certain ground leases, is being recognized on a cash basis. In addition, two of the Company's ground leases do not currently have subtenants. In the event the tenant fails to pay the ground lease rent or if the property does not have sub-tenants, the Company is primarily responsible for the payment, assuming the Company does not sell or re-tenant the property. As of December 31, 2025, the ground lease arrangements have remaining terms ranging from eight months to 17 years. Most of these leases include one or more options to renew. The Company assesses these options using a threshold of reasonably certain, which also includes an assessment of the term of the Company's tenants' leases. For leases where renewal is reasonably certain, those option periods are included within the lease term and also the measurement of the operating lease right-of-use asset and liability. The ground lease arrangements do not contain any residual value guarantees or any material restrictions. As of December 31, 2025, the Company does not have any leases that have not commenced but that create significant rights and obligations.

The Company determines whether an arrangement is or includes a lease at contract inception. For arrangements in which the Company is lessee, operating lease right-of-use assets and liabilities are recognized at commencement date and initially measured based on the present value of lease payments over the defined lease terms. As the Company's leases do not provide an implicit rate, the Company used its incremental borrowing rate in determining the present value of lease payments. The incremental borrowing rate was adjusted for collateral based on the information available at adoption or the commencement date. Inputs to the calculation of the Company's incremental borrowing rate include its senior notes and their option adjusted credit spreads over comparable U.S. Treasury rates, adjusted to a collateralized basis by estimating the credit spread improvement that would result from an upgrade of one ratings classification.

During the year ended December 31, 2025, the Company exercised an early termination option of a ground lease on an eat & play property. As a result, the Company recognized a gain of $3.4 million due to the reassessment of the lease term and the corresponding remeasurement of the lease liability and right-of-use asset, which is recorded in "Gain (loss) on sale of real estate and early ground lease termination" in the accompanying consolidated statement of income and comprehensive income for the year ended December 31, 2025.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The following table summarizes the future minimum lease payments under the ground lease obligations and the office lease at December 31, 2025, excluding contingent rent due under leases where the ground lease payment, or a portion thereof, is based on the level of the tenant's sales (in thousands):

---

| | | |
|:---|:---|:---|
| | **December 31, 2025** | **December 31, 2025** |
| | **Ground Leases (1)** | **Office lease (2) (3)** |
| Year: |  |  |
| &nbsp;&nbsp;2026 | $28871 | $717 |
| &nbsp;&nbsp;2027 | 28011 |  |
| &nbsp;&nbsp;2028 | 27110 |  |
| &nbsp;&nbsp;2029 | 25552 |  |
| &nbsp;&nbsp;2030 | 20901 |  |
| &nbsp;&nbsp;Thereafter | 153854 |  |
| Total lease payments | $284299 | $717 |
| Less: imputed interest | 80252 | 17 |
| Present value of lease liabilities | $204047 | $700 |

---

(1) Included in property operating expense.

(2) Included in general and administrative expense.

(3) Subsequent to December 31, 2025, the Company signed a new office lease for a term of 10.5 years for approximately 41,525 square feet of office space. The lease is expected to commence on January 1, 2027 with an initial annual rent payment of approximately $1.0 million.

The following table summarizes the carrying amounts of the operating lease right-of-use assets and liabilities as of December 31, 2025 and 2024 (in thousands):

---

| | | | |
|:---|:---|:---|:---|
| | | **As of December 31,** | **As of December 31,** |
| |<br>**Classification** | **2025** | **2024** |
| **Assets:** |  |  |  |
| Operating ground lease assets | Operating lease right-of-use assets | $170101 | $171885 |
| Office lease asset | Operating lease right-of-use assets | 654 | 1479 |
| Total operating lease right-of-use assets |  | $170755 | $173364 |
| Sub-lessor straight-line rent receivable | Accounts receivable | 17490 | 17527 |
| Total leased assets |  | $188245 | $190891 |
| **Liabilities:** |  |  |  |
| Operating ground lease liabilities | Operating lease liabilities | $204047 | $210814 |
| Office lease liability | Operating lease liabilities | 700 | 1586 |
| Total lease liabilities |  | $204747 | $212400 |

---

The following table summarizes rental revenue, including sublease arrangements and lease costs, for the years ended December 31, 2025, 2024 and 2023 (in thousands):

---

| | | | | |
|:---|:---|:---|:---|:---|
| | | **Year ended December 31,** | **Year ended December 31,** | **Year ended December 31,** |
| |<br>**Classification** | **2025** | **2024** | **2023** |
| **Rental revenue** |  |  |  |  |
| Operating leases | Rental revenue | $582017 | $559079 | $588751 |
| Sublease income - operating ground leases | Rental revenue | 26588 | 26088 | 27388 |
| **Lease costs** |  |  |  |  |
| Operating ground lease cost | Property operating expense | $26722 | $26277 | $26290 |
| Operating office lease cost | General and administrative expense | 896 | 896 | 896 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

The following table summarizes the weighted-average remaining lease term and the weighted-average discount rate for arrangements where the Company is the lessee as of December 31, 2025 and 2024:

---

| | | |
|:---|:---|:---|
| | **As of December 31,** | **As of December 31,** |
| | **2025** | **2024** |
| **Weighted-average remaining lease term in years** |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating ground leases | 11.7 | 14.1 |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating office lease | 0.8 | 1.8 |
| **Weighted-average discount rate** |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating ground leases | 5.49% | 5.40% |
| &nbsp;&nbsp;&nbsp;&nbsp;Operating office lease | 6.04% | 6.04% |

---

**16. Other Commitments and Contingencies**

As of December 31, 2025, the Company had 14 development projects with commitments to fund an aggregate of approximately $53.7 million. The Company advances development costs in periodic draws. If the Company determines that construction is not being completed or progressing in accordance with the terms of the development agreement, it can discontinue funding construction draws. The Company has agreed to lease the properties to the operators at predetermined rates upon completion of construction.

The Company has certain commitments related to its mortgage notes and notes receivable investments that it may be required to fund in the future. The Company is generally obligated to fund these commitments at the request of the borrower or upon the occurrence of specified events outside of its direct control. As of December 31, 2025, the Company had two mortgage notes with commitments totaling approximately $48.1 million. If commitments are funded in the future, the Company will charge interest at rates consistent with the existing investments.

**17. Segment Information**

The Company groups its investments into two reportable segments: Experiential and Education.

The financial information summarized below is presented by reportable segment (in thousands):

---

| | | | | |
|:---|:---|:---|:---|:---|
| **Balance Sheet Data:** | **Balance Sheet Data:** | **Balance Sheet Data:** | **Balance Sheet Data:** | **Balance Sheet Data:** |
| | **As of December 31, 2025** | **As of December 31, 2025** | **As of December 31, 2025** | **As of December 31, 2025** |
| | **Experiential** | **Education** | **Corporate/Unallocated** | **Consolidated** |
| Total Assets | $5241639 | $363430 | $94693 | $5699762 |
|  | **As of December 31, 2024** | **As of December 31, 2024** | **As of December 31, 2024** | **As of December 31, 2024** |
|  | **Experiential** | **Education** | **Corporate/Unallocated** | **Consolidated** |
| Total Assets | $5171845 | $409801 | $34861 | $5616507 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | |
|:---|:---|:---|:---|:---|
| &nbsp;&nbsp;&nbsp;&nbsp;**Operating Data:** | | | | |
| | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** | **For the Year Ended December 31, 2025** |
| | **Experiential** | **Education** | **Corporate/Unallocated** | **Consolidated** |
| Rental revenue | $571147 | $37458 | $— | $608605 |
| Other income | 45231 |  | 361 | 45592 |
| Mortgage and other financing income | 63869 | 291 |  | 64160 |
| &nbsp;&nbsp;&nbsp;Total revenue | 680247 | 37749 | 361 | 718357 |
| Property operating expense | 58280 | 17 | 875 | 59172 |
| Other expense | 45756 |  |  | 45756 |
| &nbsp;&nbsp;Total investment expenses | 104036 | 17 | 875 | 104928 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net operating income (loss) - before unallocated items | 576211 | 37732 | (514) | 613429 |
| Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: |
| General and administrative expense | General and administrative expense |  |  | (55830) |
| Retirement and severance expense | Retirement and severance expense |  |  | (2995) |
| Transaction costs |  |  |  | (2199) |
| (Provision) benefit for credit losses, net |  |  |  | (8477) |
| Depreciation and amortization | Depreciation and amortization |  |  | (169160) |
| Gain on sale of real estate and early ground lease termination | Gain on sale of real estate and early ground lease termination | Gain on sale of real estate and early ground lease termination |  | 39533 |
| Interest expense, net |  |  |  | (133079) |
| Equity in loss from joint ventures | Equity in loss from joint ventures |  |  | (3790) |
| Income tax expense | Income tax expense |  |  | (2496) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income |  |  | 274936 |
| Preferred dividend requirements | Preferred dividend requirements | Preferred dividend requirements |  | (24144) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties |  | $250792 |

---

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** | **For the Year Ended December 31, 2024** |
| | **Experiential** | **Education** | **Corporate/Unallocated** | **Consolidated** |
| Rental revenue | $547310 | $37857 | $— | $585167 |
| Other income | 56297 | 100 | 674 | 57071 |
| Mortgage and other financing income | 55005 | 825 |  | 55830 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total revenue | 658612 | 38782 | 674 | 698068 |
| Property operating expense | 57616 | 573 | 957 | 59146 |
| Other expense | 56877 |  |  | 56877 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total investment expenses | 114493 | 573 | 957 | 116023 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net operating income (loss) - before unallocated items | 544119 | 38209 | (283) | 582045 |
| Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: |
| General and administrative expense | General and administrative expense |  |  | (50096) |
| Severance expense | Severance expense |  |  | (1836) |
| Transaction costs |  |  |  | (798) |
| (Provision) benefit for credit losses, net |  |  |  | (12247) |
| Impairment charges |  |  |  | (51764) |
| Depreciation and amortization | Depreciation and amortization |  |  | (165733) |
| Gain on sale of real estate and early ground lease termination | Gain on sale of real estate and early ground lease termination | Gain on sale of real estate and early ground lease termination |  | 16101 |
| Costs associated with loan refinancing or payoff | Costs associated with loan refinancing or payoff | Costs associated with loan refinancing or payoff |  | (337) |
| Interest expense, net |  |  |  | (130810) |
| Equity in loss from joint ventures | Equity in loss from joint ventures |  |  | (8809) |
| Impairment charges on joint ventures |  |  |  | (28217) |
| Income tax expense | Income tax expense |  |  | (1433) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income |  |  | 146066 |
| Preferred dividend requirements | Preferred dividend requirements | Preferred dividend requirements |  | (24144) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties |  | $121922 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | |
|:---|:---|:---|:---|:---|
| | **For the Year Ended December 31, 2023** | **For the Year Ended December 31, 2023** | **For the Year Ended December 31, 2023** | **For the Year Ended December 31, 2023** |
| | **Experiential** | **Education** | **Corporate/Unallocated** | **Consolidated** |
| Rental revenue | $577715 | $38424 | $— | $616139 |
| Other income | 45112 | 1 | 834 | 45947 |
| Mortgage and other financing income | 42717 | 865 |  | 43582 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total revenue | 665544 | 39290 | 834 | 705668 |
| Property operating expense | 56543 | 192 | 743 | 57478 |
| Other expense | 44774 |  |  | 44774 |
| &nbsp;&nbsp;&nbsp;&nbsp;Total investment expenses | 101317 | 192 | 743 | 102252 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net operating income - before unallocated items | 564227 | 39098 | 91 | 603416 |
| Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: | Reconciliation to Consolidated Statements of Income and Comprehensive Income: |
| General and administrative expense | General and administrative expense |  |  | (56442) |
| Severance expense | Severance expense | Severance expense |  | (547) |
| Transaction costs |  |  |  | (1554) |
| (Provision) benefit for credit losses, net |  |  |  | (878) |
| Impairment charges |  |  |  | (67366) |
| Depreciation and amortization | Depreciation and amortization |  |  | (168033) |
| Loss on sale of real estate and early ground lease termination | Loss on sale of real estate and early ground lease termination | Loss on sale of real estate and early ground lease termination |  | (2197) |
| Interest expense, net |  |  |  | (124858) |
| Equity in loss from joint ventures | Equity in loss from joint ventures |  |  | (6768) |
| Income tax expense | Income tax expense |  |  | (1727) |
| &nbsp;&nbsp;&nbsp;&nbsp;Net income | &nbsp;&nbsp;&nbsp;&nbsp;Net income |  |  | 173046 |
| Preferred dividend requirements | Preferred dividend requirements |  |  | (24145) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties | &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net income available to common shareholders of EPR Properties |  | $148901 |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**EPR Properties**

Schedule III - Real Estate and Accumulated Depreciation

December 31, 2025

(Dollars in thousands)

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| **Theatres** | | | | | | | | | | |
| Sugar Land, TX | $— | $— | $19100 | $4152 | $— | $23252 | $23252 | $(14816) | 11/97 | 40 years |
| San Antonio, TX |  | 3006 | 13662 | 8455 | 3006 | 22117 | 25123 | (13598) | 11/97 | 40 years |
| Columbus, OH |  |  | 12685 | 1133 |  | 13818 | 13818 | (12349) | 11/97 | 28 years |
| San Diego, CA |  |  | 16028 |  |  | 16028 | 16028 | (11019) | 11/97 | 40 years |
| Ontario, CA |  | 5521 | 19449 | 7130 | 5521 | 26579 | 32100 | (16189) | 11/97 | 40 years |
| Leawood, KS |  | 3714 | 12086 | 4110 | 3714 | 16196 | 19910 | (9626) | 11/97 | 40 years |
| Houston, TX |  | 7957 | 22861 | (1455) | 7712 | 21651 | 29363 | (15135) | 02/98 | 40 years |
| South Barrington, IL |  | 6577 | 27723 | 4618 | 6577 | 32341 | 38918 | (21184) | 03/98 | 40 years |
| Mesquite, TX |  | 2912 | 20288 | 4885 | 2912 | 25173 | 28085 | (16396) | 04/98 | 40 years |
| Hampton, VA |  | 3822 | 24678 | 4510 | 3822 | 29188 | 33010 | (18941) | 06/98 | 40 years |
| Pompano Beach, FL |  | 6771 | 9899 | 10984 | 6771 | 20883 | 27654 | (20666) | 08/98 | 24 years |
| Raleigh, NC |  | 2919 | 5559 | 3492 | 2919 | 9051 | 11970 | (5398) | 08/98 | 40 years |
| Davie, FL |  | 2000 | 13000 | 11512 | 2000 | 24512 | 26512 | (15565) | 11/98 | 40 years |
| Aliso Viejo, CA |  | 8000 | 14000 |  | 8000 | 14000 | 22000 | (9450) | 12/98 | 40 years |
| Boise, ID |  |  | 16003 | 3205 |  | 19208 | 19208 | (10940) | 12/98 | 40 years |
| Cary, NC |  | 3352 | 11653 | 3091 | 3352 | 14744 | 18096 | (8807) | 12/99 | 40 years |
| Tampa, FL |  | 6000 | 12809 | 1452 | 6000 | 14261 | 20261 | (9805) | 06/99 | 40 years |
| Metairie, LA |  |  | 11740 | 3049 |  | 14789 | 14789 | (7980) | 03/02 | 40 years |
| Harahan, LA |  | 5264 | 14820 |  | 5264 | 14820 | 20084 | (8831) | 03/02 | 40 years |
| Hammond, LA |  | 2404 | 6780 | 1607 | 1839 | 8952 | 10791 | (4520) | 03/02 | 40 years |
| Houma, LA |  | 2404 | 6780 |  | 2404 | 6780 | 9184 | (4040) | 03/02 | 40 years |
| Harvey, LA |  | 4378 | 12330 | 3735 | 4266 | 16177 | 20443 | (8589) | 03/02 | 40 years |
| Greenville, SC |  | 1660 | 7570 | 545 | 1660 | 8115 | 9775 | (4669) | 06/02 | 40 years |
| Sterling Heights, MI |  | 5975 | 17956 | 3400 | 5975 | 21356 | 27331 | (13949) | 06/02 | 40 years |
| Olathe, KS |  | 4000 | 15935 | 2558 | 3042 | 19451 | 22493 | (12229) | 06/02 | 40 years |
| Livonia, MI |  | 4500 | 17525 |  | 4500 | 17525 | 22025 | (10259) | 08/02 | 40 years |
| Alexandria, VA |  |  | 22035 |  |  | 22035 | 22035 | (12808) | 10/02 | 40 years |
| Little Rock, AR |  | 3858 | 7990 |  | 3858 | 7990 | 11848 | (4611) | 12/02 | 40 years |
| Macon, GA |  | 1982 | 5056 | 1462 | 1982 | 6518 | 8500 | (3164) | 03/03 | 40 years |
| Lawrence, KS |  | 1500 | 3526 | 2017 | 1500 | 5543 | 7043 | (2690) | 06/03 | 40 years |
| Columbia, SC |  | 1000 | 10534 | 339 | 1000 | 10873 | 11873 | (5334) | 11/03 | 40 years |
| Phoenix, AZ |  | 4276 | 15934 | 3518 | 4276 | 19452 | 23728 | (9811) | 03/04 | 40 years |
| Mesa, AZ |  | 4446 | 16565 | 3263 | 4446 | 19828 | 24274 | (10105) | 03/04 | 40 years |
| Peoria, IL |  | 2948 | 11177 |  | 2948 | 11177 | 14125 | (5984) | 07/04 | 40 years |
| Lafayette, LA |  |  | 10318 |  |  | 10318 | 10318 | (6603) | 07/04 | 24 years |
| Hurst, TX |  | 5000 | 11729 | 1015 | 5000 | 12744 | 17744 | (6734) | 11/04 | 40 years |
| Melbourne, FL |  | 3817 | 8830 | 320 | 3817 | 9150 | 12967 | (4804) | 12/04 | 40 years |
| D'Iberville, MS |  | 2001 | 8043 | 3612 | 808 | 12848 | 13656 | (6155) | 12/04 | 40 years |
| Wilmington, NC |  | 1650 | 7047 | 3033 | 1650 | 10080 | 11730 | (4604) | 02/05 | 40 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Chattanooga, TN |  | 2799 | 11467 |  | 2799 | 11467 | 14266 | (5972) | 03/05 | 40 years |
| Conroe, TX |  | 1836 | 8230 | 2304 | 1836 | 10534 | 12370 | (4787) | 06/05 | 40 years |
| Indianapolis, IN |  | 1481 | 4565 | 2375 | 1481 | 6940 | 8421 | (3097) | 06/05 | 40 years |
| Hattiesburg, MS |  | 1978 | 7733 | 4720 | 1978 | 12453 | 14431 | (5779) | 09/05 | 40 years |
| Arroyo Grande, CA |  | 2641 | 3810 |  | 2641 | 3810 | 6451 | (1913) | 12/05 | 40 years |
| Auburn, CA |  | 2178 | 6185 | (65) | 2113 | 6185 | 8298 | (3105) | 12/05 | 40 years |
| Fresno, CA |  | 7600 | 11613 | 2894 | 7600 | 14507 | 22107 | (9356) | 12/05 | 40 years |
| Modesto, CA |  | 2542 | 3910 | 1889 | 2542 | 5799 | 8341 | (2543) | 12/05 | 40 years |
| Columbia, MD |  |  | 12204 |  |  | 12204 | 12204 | (6026) | 03/06 | 40 years |
| Garland, TX |  | 8028 | 14825 |  | 8028 | 14825 | 22853 | (7320) | 03/06 | 40 years |
| Garner, NC |  | 1305 | 6899 |  | 1305 | 6899 | 8204 | (3392) | 04/06 | 40 years |
| Winston-Salem, NC |  |  | 12153 | 4188 |  | 16341 | 16341 | (8014) | 07/06 | 24 years |
| Huntsville, AL |  | 3508 | 14802 |  | 3508 | 14802 | 18310 | (7154) | 08/06 | 40 years |
| Pensacola, FL |  | 5316 | 15099 |  | 5316 | 15099 | 20415 | (7172) | 12/06 | 40 years |
| Slidell, LA | 10635 |  | 11499 |  |  | 11499 | 11499 | (5462) | 12/06 | 40 years |
| Panama City Beach, FL |  | 6486 | 11156 | 2704 | 6486 | 13860 | 20346 | (5800) | 05/07 | 40 years |
| Kalispell, MT |  | 2505 | 7323 |  | 2505 | 7323 | 9828 | (3356) | 08/07 | 40 years |
| Greensboro, NC |  |  | 12606 | 914 |  | 13520 | 13520 | (11418) | 11/07 | 20 years |
| Glendora, CA |  |  | 10588 |  |  | 10588 | 10588 | (4544) | 10/08 | 40 years |
| Ypsilanti, MI |  | 4716 | 227 | 2817 | 4716 | 3044 | 7760 | (840) | 12/09 | 40 years |
| Manchester, CT |  | 3628 | 11474 | 2315 | 3628 | 13789 | 17417 | (5107) | 12/09 | 40 years |
| Davenport, IA |  | 3599 | 6068 | 2265 | 3564 | 8368 | 11932 | (3025) | 12/09 | 40 years |
| Fairfax, VA |  | 2630 | 11791 | 2000 | 2630 | 13791 | 16421 | (5237) | 12/09 | 40 years |
| Flint, MI |  | 1270 | 1723 |  | 1270 | 1723 | 2993 | (689) | 12/09 | 40 years |
| Hazlet, NJ |  | 3719 | 4716 |  | 3719 | 4716 | 8435 | (1887) | 12/09 | 40 years |
| Huber Heights, OH |  | 970 | 3891 |  | 970 | 3891 | 4861 | (1556) | 12/09 | 40 years |
| North Haven, CT |  | 5442 | 1061 | 2000 | 3458 | 5045 | 8503 | (2070) | 12/09 | 40 years |
| Okolona, KY |  | 5379 | 3311 | 2000 | 5379 | 5311 | 10690 | (1772) | 12/09 | 40 years |
| Voorhees, NJ |  | 1723 | 9614 |  | 1723 | 9614 | 11337 | (3846) | 12/09 | 40 years |
| Louisville, KY |  | 4979 | 6567 | (1046) | 3933 | 6567 | 10500 | (2627) | 12/09 | 40 years |
| Beavercreek, OH |  | 1578 | 6630 | 1700 | 1578 | 8330 | 9908 | (3043) | 12/09 | 40 years |
| West Springfield, MA |  | 2540 | 3755 | 2650 | 2540 | 6405 | 8945 | (2095) | 12/09 | 40 years |
| Cincinnati, OH |  | 1361 | 1741 |  | 635 | 2467 | 3102 | (910) | 12/09 | 40 years |
| Pasadena, TX |  | 2951 | 10684 | 1759 | 2951 | 12443 | 15394 | (4530) | 06/10 | 40 years |
| Plano, TX |  | 1052 | 1968 |  | 1052 | 1968 | 3020 | (763) | 06/10 | 40 years |
| Mishawaka, IN |  | 2399 | 5454 | 1383 | 2399 | 6837 | 9236 | (2506) | 06/10 | 40 years |
| Grand Prairie, TX |  | 1873 | 3245 | 2104 | 1873 | 5349 | 7222 | (1892) | 06/10 | 40 years |
| Redding, CA |  | 2044 | 4500 | 1177 | 2044 | 5677 | 7721 | (2005) | 06/10 | 40 years |
| Pueblo, CO |  | 2238 | 5162 | 1265 | 2238 | 6427 | 8665 | (2284) | 06/10 | 40 years |
| Beaumont, TX |  | 1065 | 11669 | 1644 | 1065 | 13313 | 14378 | (4939) | 06/10 | 40 years |
| Pflugerville, TX |  | 4356 | 11533 | 1963 | 4263 | 13589 | 17852 | (4984) | 06/10 | 40 years |
| Houston, TX |  | 4109 | 9739 | 2617 | 4109 | 12356 | 16465 | (4323) | 06/10 | 40 years |
| El Paso, TX |  | 4598 | 13207 | 2296 | 4598 | 15503 | 20101 | (5660) | 06/10 | 40 years |
| Colorado Springs, CO |  | 4134 | 11220 | 1427 | 2938 | 13843 | 16781 | (5020) | 06/10 | 40 years |
| Saco, ME |  | 1508 | 3826 | 1124 | 1508 | 4950 | 6458 | (1659) | 03/11 | 40 years |
| Westbrook, ME |  | 2273 | 7119 |  | 2273 | 7119 | 9392 | (2640) | 03/11 | 40 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Twin Falls, ID |  |  | 4783 |  |  | 4783 | 4783 | (1624) | 04/11 | 40 years |
| Dallas, TX |  |  | 12146 | (3869) |  | 8277 | 8277 | (920) | 03/12 | n/a |
| Albuquerque, NM |  |  | 13733 | 2579 |  | 16312 | 16312 | (4171) | 06/12 | 40 years |
| Austin, TX |  | 2608 | 6373 |  | 2608 | 6373 | 8981 | (1978) | 09/12 | 40 years |
| Champaign, IL |  |  | 9381 | 125 |  | 9506 | 9506 | (2872) | 09/12 | 40 years |
| Opelika, AL |  | 1314 | 8951 |  | 1314 | 8951 | 10265 | (2573) | 11/12 | 40 years |
| Gainesville, VA |  |  | 10846 | 1917 |  | 12763 | 12763 | (3306) | 02/13 | 40 years |
| Lafayette, LA | 14360 |  | 12728 | 1438 |  | 14166 | 14166 | (4089) | 08/13 | 40 years |
| Tuscaloosa, AL |  |  | 11287 | 450 | 1815 | 9922 | 11737 | (2964) | 09/13 | 40 years |
| Tampa, FL |  | 1700 | 23483 | 3648 | 1579 | 27252 | 28831 | (11094) | 10/13 | 40 years |
| Warrenville, IL |  | 14000 | 17318 | (4487) | 8270 | 18561 | 26831 | (7714) | 10/13 | 40 years |
| San Francisco, CA |  | 2077 | 12914 |  | 2077 | 12914 | 14991 | (3229) | 08/13 | 40 years |
| Wilder, KY |  | 983 | 11233 | 2004 | 983 | 13237 | 14220 | (3920) | 04/14 | 40 years |
| Bowling Green, KY |  | 1241 | 10222 |  | 1241 | 10222 | 11463 | (3174) | 04/14 | 40 years |
| New Albany, IN |  | 2461 | 14808 | 311 | 2461 | 15119 | 17580 | (4649) | 04/14 | 40 years |
| Clarksville, TN |  | 3764 | 16769 | 4706 | 3764 | 21475 | 25239 | (6117) | 04/14 | 40 years |
| Noblesville, IN |  | 886 | 7453 | 2019 | 886 | 9472 | 10358 | (2768) | 04/14 | 40 years |
| McDonough, GA |  | 2235 | 16842 |  | 2235 | 16842 | 19077 | (5171) | 04/14 | 40 years |
| Sterling Heights, MI |  | 10849 |  | (3712) | 6949 | 188 | 7137 | (184) | 12/14 | 15 years |
| Virginia Beach, VA |  | 2544 | 6478 |  | 2544 | 6478 | 9022 | (1754) | 02/15 | 40 years |
| Yulee, FL |  | 1036 | 6934 |  | 1036 | 6934 | 7970 | (1878) | 02/15 | 40 years |
| Jacksonville, FL |  | 5080 | 22064 |  | 5080 | 22064 | 27144 | (9334) | 05/15 | 25 years |
| Denham Springs, LA |  |  | 5093 | 4162 |  | 9255 | 9255 | (2262) | 05/15 | 40 years |
| Crystal Lake, IL |  | 2980 | 13521 | 568 | 2980 | 14089 | 17069 | (6023) | 07/15 | 25 years |
| Kennewick, WA |  | 2484 | 4901 |  | 2484 | 4901 | 7385 | (2091) | 06/16 | 25 years |
| Franklin, TN |  | 10158 | 17549 | 8685 | 9825 | 26567 | 36392 | (10420) | 06/16 | 25 years |
| Mobile, AL |  | 2116 | 16657 |  | 2116 | 16657 | 18773 | (6726) | 06/16 | 25 years |
| El Paso, TX |  | 2957 | 10961 | 3905 | 2957 | 14866 | 17823 | (5800) | 06/16 | 25 years |
| Edinburg, TX |  | 1982 | 16964 | 5680 | 1982 | 22644 | 24626 | (8637) | 06/16 | 25 years |
| Hendersonville, TN |  | 2784 | 8034 | 4245 | 2784 | 12279 | 15063 | (3668) | 07/16 | 30 years |
| Houston, TX |  | 965 | 10002 |  | 965 | 10002 | 10967 | (2666) | 10/16 | 40 years |
| Detroit, MI |  | 4299 | 13810 |  | 4299 | 13810 | 18109 | (4220) | 11/16 | 30 years |
| Fort Worth, TX |  |  | 11385 |  |  | 11385 | 11385 | (2158) | 02/17 | 40 years |
| Fort Wayne, IN |  | 1926 | 11054 |  | 1926 | 11054 | 12980 | (3805) | 05/17 | 27 years |
| Wichita, KS |  | 3132 | 23270 |  | 3132 | 23270 | 26402 | (9145) | 05/17 | 23 years |
| Tomball, TX |  | 3416 | 26918 |  | 3416 | 26918 | 30334 | (6113) | 08/17 | 40 years |
| Cleveland, OH |  | 5060 | 21072 | 374 | 5060 | 21446 | 26506 | (8137) | 08/17 | 25 years |
| Little Rock, AR |  | 1789 | 10780 |  | 1789 | 10780 | 12569 | (2431) | 01/18 | 40 years |
| Conway, AR |  | 1316 | 5553 |  | 1316 | 5553 | 6869 | (1578) | 03/18 | 30 years |
| Lynbrook, NY |  | 1753 | 28400 |  | 1753 | 28400 | 30153 | (5451) | 06/18 | 40 years |
| Staten Island, NY |  |  | 12479 | (6529) |  | 5950 | 5950 | (847) | 12/18 | 19 years |
| Beaumont, CA |  | 2421 | 12026 |  | 2421 | 12026 | 14447 | (1660) | 01/19 | 40 years |
| Louisville, KY |  | 3726 | 27312 |  | 3726 | 27312 | 31038 | (5088) | 03/19 | 40 years |
| Riverview, FL |  | 2339 | 15901 |  | 2339 | 15901 | 18240 | (3252) | 03/19 | 37 years |
| Savoy, IL |  | 1938 | 10554 | 1868 | 1938 | 12422 | 14360 | (3985) | 06/19 | 25 years |
| Dublin, CA |  | 15662 | 25496 |  | 15662 | 25496 | 41158 | (6554) | 06/19 | 30 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Ontario, CA |  | 8019 | 15708 |  | 8019 | 15708 | 23727 | (4806) | 06/19 | 24 years |
| Columbia, SC |  | 7009 | 17318 |  | 7009 | 17318 | 24327 | (3177) | 06/19 | 40 years |
| Charlotte, NC |  | 4257 | 15121 |  | 4257 | 15121 | 19378 | (3260) | 06/19 | 35 years |
| Raleigh, NC |  | 5376 | 12516 |  | 5376 | 12516 | 17892 | (3371) | 06/19 | 30 years |
| Gastonia, NC |  | 4039 | 9199 |  | 4039 | 9199 | 13238 | (2526) | 06/19 | 30 years |
| Port Richey, FL |  | 1564 | 7103 |  | 1564 | 7103 | 8667 | (2491) | 06/19 | 26 years |
| Hillsboro, OR |  | 3392 | 5697 |  | 3392 | 5697 | 9089 | (2522) | 06/19 | 23 years |
| San Jacinto, CA |  | 1960 | 5073 |  | 1960 | 5073 | 7033 | (1861) | 06/19 | 23 years |
| Albany, OR |  | 2049 | 3920 |  | 2049 | 3920 | 5969 | (1219) | 06/19 | 30 years |
| Lake City, FL |  | 1257 | 4756 |  | 1257 | 4756 | 6013 | (1515) | 06/19 | 27 years |
| Anderson, SC |  | 1554 | 3948 |  | 1554 | 3948 | 5502 | (1504) | 06/19 | 24 years |
| New Hartford, NY |  | 946 | 11985 | (141) | 946 | 11844 | 12790 | (2680) | 10/19 | 31 years |
| Columbus, OH |  | 5211 | 14179 | 1100 | 5211 | 15279 | 20490 | (3713) | 10/19 | 38 years |
| Kenner, LA |  | 5299 | 14000 |  | 5299 | 14000 | 19299 | (4931) | 10/19 | 34 years |
| Marana, AZ |  | 2384 | 5438 |  | 2384 | 5438 | 7822 | (1737) | 12/19 | 28 years |
| Bluffton, SC |  | 1912 | 3053 | 826 | 1912 | 3879 | 5791 | (1237) | 03/20 | 25 years |
| Cherry Hill, NJ |  | 5038 | 9206 |  | 5038 | 9206 | 14244 | (3730) | 03/20 | 25 years |
| **Eat & Play** |  |  |  |  |  |  |  |  |  |  |
| Westminster, CO |  | 12055 | 29914 | 25446 | 10848 | 56567 | 67415 | (35682) | 06/99 | 40 years |
| New Rochelle, NY |  | 6100 | 97696 | 15813 | 6100 | 113509 | 119609 | (64682) | 10/03 | 40 years |
| Kanata, ON |  | 10044 | 36630 | 33038 | 9193 | 70519 | 79712 | (35167) | 03/04 | 40 years |
| Mississauga, ON |  | 9221 | 17593 | 20574 | 11095 | 36293 | 47388 | (17871) | 03/04 | 40 years |
| Oakville, ON |  | 10044 | 23646 | 13530 | 9193 | 38027 | 47220 | (20242) | 03/04 | 40 years |
| Whitby, ON |  | 10202 | 21960 | 30806 | 11995 | 50973 | 62968 | (25345) | 03/04 | 40 years |
| Burbank, CA |  | 16584 | 35016 | 13151 | 16584 | 48167 | 64751 | (23290) | 03/05 | 40 years |
| Northbrook, IL |  |  | 7025 | 586 |  | 7611 | 7611 | (4573) | 07/11 | 25 years |
| Allen, TX |  |  | 10007 | 1151 |  | 11158 | 11158 | (5270) | 02/12 | 29 years |
| Dallas, TX |  |  | 10007 | 1771 |  | 11778 | 11778 | (5378) | 02/12 | 30 years |
| Jacksonville, FL |  | 4510 | 5061 | 4748 | 4510 | 9809 | 14319 | (4692) | 02/12 | 30 years |
| Oak Brook, IL |  |  | 8068 | 536 |  | 8604 | 8604 | (4882) | 03/12 | 15 years |
| Houston, TX |  |  | 12403 | 394 |  | 12797 | 12797 | (4408) | 09/12 | 40 years |
| The Colony, TX |  | 4004 | 13665 | (240) | 4004 | 13425 | 17429 | (4028) | 12/12 | 40 years |
| Alpharetta, GA |  | 5608 | 16616 | (26) | 5582 | 16616 | 22198 | (4777) | 05/13 | 40 years |
| Scottsdale, AZ |  |  | 16942 |  |  | 16942 | 16942 | (4871) | 06/13 | 40 years |
| Spring, TX |  | 4928 | 14522 |  | 4928 | 14522 | 19450 | (4236) | 07/13 | 40 years |
| Warrenville, IL |  |  | 6469 | 9625 | 2906 | 13188 | 16094 | (6033) | 10/13 | 40 years |
| San Antonio, TX |  |  | 15976 | 79 |  | 16055 | 16055 | (4342) | 12/13 | 40 years |
| Tampa, FL |  |  | 15726 | (67) |  | 15659 | 15659 | (4395) | 02/14 | 40 years |
| Gilbert, AZ |  | 4735 | 16130 | (267) | 4735 | 15863 | 20598 | (4362) | 02/14 | 40 years |
| Overland Park, KS |  | 5519 | 17330 |  | 5519 | 17330 | 22849 | (4543) | 05/14 | 40 years |
| Centennial, CO |  | 3013 | 19106 | 403 | 3013 | 19509 | 22522 | (5035) | 06/14 | 40 years |
| Atlanta, GA |  | 8143 | 17289 |  | 8143 | 17289 | 25432 | (4502) | 06/14 | 40 years |
| Ashburn, VA |  |  | 16873 | 101 |  | 16974 | 16974 | (4376) | 06/14 | 40 years |
| Naperville, IL |  | 8824 | 20279 | (665) | 8824 | 19614 | 28438 | (5067) | 08/14 | 40 years |
| Oklahoma City, OK |  | 3086 | 16421 | (252) | 3086 | 16169 | 19255 | (4245) | 09/14 | 40 years |
| Webster, TX |  | 5631 | 17732 | 799 | 5210 | 18952 | 24162 | (4800) | 11/14 | 40 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Virginia Beach, VA |  | 6948 | 18715 | (304) | 6348 | 19011 | 25359 | (4750) | 12/14 | 40 years |
| Edison, NJ |  |  | 22792 | 1489 |  | 24281 | 24281 | (5454) | 04/15 | 40 years |
| Jacksonville, FL |  | 6732 | 21823 | (1201) | 6732 | 20622 | 27354 | (4758) | 09/15 | 40 years |
| Roseville, CA |  | 6868 | 23959 | (1928) | 6868 | 22031 | 28899 | (5124) | 10/15 | 30 years |
| Portland, OR |  |  | 23466 | (541) |  | 22925 | 22925 | (5387) | 11/15 | 40 years |
| Orlando, FL |  | 8586 | 22493 | 1120 | 8586 | 23613 | 32199 | (5287) | 01/16 | 40 years |
| Marietta, GA |  | 3116 | 11872 |  | 3116 | 11872 | 14988 | (3647) | 02/16 | 35 years |
| Charlotte, NC |  | 4676 | 21422 | (867) | 4676 | 20555 | 25231 | (4716) | 04/16 | 40 years |
| Orlando, FL |  | 9382 | 16225 | 58 | 9382 | 16283 | 25665 | (3358) | 05/16 | 40 years |
| Fort Worth, TX |  | 4674 | 17537 | (532) | 4142 | 17537 | 21679 | (3800) | 08/16 | 40 years |
| Nashville, TN |  |  | 26685 | 136 |  | 26821 | 26821 | (5797) | 12/16 | 40 years |
| Dallas, TX |  | 3318 | 7835 | 4 | 3318 | 7839 | 11157 | (2087) | 12/16 | 40 years |
| San Antonio, TX |  | 6502 | 15338 | (628) | 6502 | 14710 | 21212 | (2883) | 08/17 | 40 years |
| Huntsville, AL |  | 53 | 17595 | (1938) | 53 | 15657 | 15710 | (3738) | 08/17 | 40 years |
| El Paso, TX |  | 2688 | 17373 |  | 2688 | 17373 | 20061 | (4143) | 02/18 | 40 years |
| Pittsburgh, PA |  | 7897 | 21812 | (1039) | 7897 | 20773 | 28670 | (4138) | 07/18 | 40 years |
| Philadelphia, PA |  | 5484 | 25211 | 97 | 5484 | 25308 | 30792 | (4875) | 12/18 | 40 years |
| Auburn Hills, MI |  | 4219 | 27704 | (2881) | 4219 | 24823 | 29042 | (4663) | 12/18 | 40 years |
| Greenville, SC |  | 6272 | 18240 |  | 6272 | 18240 | 24512 | (3859) | 06/18 | 40 years |
| Thornton, CO |  | 5419 | 23635 |  | 5419 | 23635 | 29054 | (4132) | 09/18 | 40 years |
| Katy, TX |  | 5210 | 16247 | 232 | 3431 | 18258 | 21689 | (2828) | 06/19 | 40 years |
| Gwinnett, GA |  | 3318 | 17873 |  | 3318 | 17873 | 21191 | (2967) | 06/20 | 40 years |
| San Jose, CA |  |  | 26752 |  |  | 26752 | 26752 | (4170) | 03/21 | 40 years |
| Ontario, CA |  |  | 34943 |  |  | 34943 | 34943 | (4923) | 12/21 | 40 years |
| King of Prussia, PA |  |  | 35196 |  |  | 35196 | 35196 | (2527) | 02/22 | 40 years |
| Overland Park, KS |  | 8298 | 37186 |  | 8298 | 37186 | 45484 | (102) | 02/24 | 40 years |
| Oklahoma City, OK |  | 5347 | 33223 |  | 5347 | 33223 | 38570 | (427) | 04/24 | 40 years |
| **Ski** |  |  |  |  |  |  |  |  |  |  |
| Bellefontaine, OH |  | 5108 | 5994 | 8327 | 5251 | 14178 | 19429 | (7308) | 11/05 | 40 years |
| Tannersville, PA |  | 34940 | 34629 | 4377 | 34940 | 39006 | 73946 | (23628) | 09/13 | 40 years |
| Northstar, CA |  | 56005 | 106644 |  | 56005 | 106644 | 162649 | (43518) | 04/17 | 40 years |
| **Attractions** |  |  |  |  |  |  |  |  |  |  |
| Kiamesha Lake, NY |  | 34897 | 228462 | 2972 | 34897 | 231434 | 266331 | (71808) | 07/10 | 30 years |
| Tannersville, PA |  |  | 120354 | 1615 |  | 121969 | 121969 | (31716) | 05/15 | 40 years |
| Denver, CO |  | 753 | 6218 |  | 753 | 6218 | 6971 | (1848) | 02/17 | 30 years |
| Fort Worth, TX |  | 824 | 7066 |  | 824 | 7066 | 7890 | (2061) | 03/17 | 30 years |
| Corfu, NY |  | 5112 | 43637 | 2500 | 5112 | 46137 | 51249 | (17665) | 04/17 | 30 years |
| Oklahoma City, OK |  | 7976 | 17624 |  | 7976 | 17624 | 25600 | (6302) | 04/17 | 30 years |
| Hot Springs, AR |  | 3351 | 4967 |  | 3351 | 4967 | 8318 | (1727) | 04/17 | 30 years |
| Riviera Beach, FL |  | 17450 | 29713 | 3344 | 15000 | 35507 | 50507 | (10947) | 04/17 | 30 years |
| Oklahoma City, OK |  | 1423 | 18097 |  | 1423 | 18097 | 19520 | (6565) | 04/17 | 30 years |
| Spring, TX |  | 18776 | 31402 |  | 18776 | 31402 | 50178 | (11381) | 04/17 | 30 years |
| Glendale, AZ |  |  | 20514 | 2969 |  | 23483 | 23483 | (9041) | 04/17 | 30 years |
| Kapolei, HI |  |  | 8351 | 1542 |  | 9893 | 9893 | (3500) | 04/17 | 30 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Federal Way, WA |  |  | 13949 | (12149) |  | 1800 | 1800 | (1072) | 04/17 | 12 years |
| The Colony, TX |  |  | 7617 | 305 |  | 7922 | 7922 | (5696) | 04/17 | 30 years |
| Garland, TX |  |  | 5601 | 1188 |  | 6789 | 6789 | (4431) | 04/17 | 30 years |
| Santa Monica, CA |  |  | 13874 | 15717 |  | 29591 | 29591 | (10904) | 04/17 | 30 years |
| Concord, CA |  |  | 9808 | 5120 |  | 14928 | 14928 | (5519) | 04/17 | 30 years |
| Tampa, FL |  |  | 8665 | 2493 | 2493 | 8665 | 11158 | (2407) | 08/17 | 30 years |
| Fort Lauderdale, FL |  |  | 10816 |  |  | 10816 | 10816 | (2944) | 10/17 | 30 years |
| Valcartier, QC |  | 5906 | 81534 | 8233 | 5837 | 89836 | 95673 | (14803) | 06/22 | 31 years |
| Ottawa, ON |  | 13482 | 32357 | 7010 | 13322 | 39527 | 52849 | (8239) | 06/22 | 20 years |
| Old Forge, NY |  | 1722 | 31718 |  | 1722 | 31718 | 33440 | (3998) | 03/24 | 30 years |
| West Berlin, NJ |  | 2263 | 12018 |  | 2263 | 12018 | 14281 | (1046) | 01/25 | 28 years |
| Virginia Beach, VA |  | 7219 | 15954 |  | 7219 | 15954 | 23173 | (30) | 12/25 | 27 years |
| **Experiential Lodging** |  |  |  |  |  |  |  |  |  |  |
| Pigeon Forge, TN |  | 5697 | 14100 | 16869 | 8604 | 28062 | 36666 | (4603) | 04/20 | 15 years |
| **Fitness & Wellness** |  |  |  |  |  |  |  |  |  |  |
| Olathe, KS |  | 2417 | 16878 |  | 2417 | 16878 | 19295 | (4923) | 03/17 | 30 years |
| Roseville, CA |  | 1807 | 6082 |  | 1807 | 6082 | 7889 | (1934) | 09/17 | 30 years |
| Fort Collins, CO |  | 2043 | 5769 | 4210 | 2043 | 9979 | 12022 | (1862) | 01/18 | 30 years |
| Pagosa Springs, CO |  | 9791 | 15635 | 86743 | 16016 | 96153 | 112169 | (7667) | 06/18 | 30 years |
| Chicago, IL |  | 4501 | 13461 |  | 4501 | 13461 | 17962 | (1596) | 02/22 | 40 years |
| Murrieta, CA |  | 28787 | 92207 |  | 28787 | 92207 | 120994 | (6266) | 08/22 | 30 years |
| Brooklyn, NY |  | 14465 | 25294 |  | 14465 | 25294 | 39759 | (1908) | 02/23 | 40 years |
| Belmont, CA |  | 3923 | 4720 |  | 3923 | 4720 | 8643 | (325) | 12/23 | 30 years |
| Acworth, GA |  | 1242 |  |  | 1242 |  | 1242 |  | 05/25 | n/a |
| Flower Mound, TX |  | 4025 | 19265 |  | 4025 | 19265 | 23290 | (140) | 11/25 | 30 years |
| Frisco, TX |  | 4857 | 15206 |  | 4857 | 15206 | 20063 | (102) | 11/25 | 30 years |
| Keller, TX |  | 3438 | 16312 |  | 3438 | 16312 | 19750 | (105) | 11/25 | 32 years |
| McKinney, TX |  | 4321 | 15743 |  | 4321 | 15743 | 20064 | (94) | 11/25 | 35 years |
| Wylie, TX |  | 1685 | 5891 |  | 1685 | 5891 | 7576 | (51) | 11/25 | 28 years |
| **Gaming** |  |  |  |  |  |  |  |  |  |  |
| Kiamesha Lake, NY |  | 155658 |  | 19524 | 156785 | 18397 | 175182 | (3188) | 07/10 | 50 years |
| **Cultural** |  |  |  |  |  |  |  |  |  |  |
| St. Louis, MO |  | 5481 | 41951 | 3153 | 5481 | 45104 | 50585 | (10512) | 12/18 | 40 years |
| **Early Childhood Education Centers** | **Early Childhood Education Centers** |  |  |  |  |  |  |  |  |  |
| Lake Pleasant, AZ |  | 986 | 3524 | 902 | 986 | 4426 | 5412 | (1822) | 03/13 | 30 years |
| Goodyear, AZ |  | 1308 | 7275 | 222 | 1308 | 7497 | 8805 | (3113) | 06/13 | 30 years |
| Oklahoma City, OK |  | 1149 | 9839 | 979 | 1149 | 10818 | 11967 | (4159) | 08/13 | 40 years |
| Mesa, AZ |  | 762 | 6987 | 1501 | 762 | 8488 | 9250 | (3813) | 01/14 | 30 years |
| Gilbert, AZ |  | 1295 | 9192 | 316 | 1295 | 9508 | 10803 | (3672) | 03/14 | 30 years |
| Cedar Park, TX |  | 1520 | 10500 | 418 | 1278 | 11160 | 12438 | (4130) | 07/14 | 30 years |
| Chicago, IL |  | 1294 | 4375 | 19 | 1294 | 4394 | 5688 | (1344) | 07/14 | 30 years |
| McKinney, TX |  | 1812 | 12419 | 1841 | 1812 | 14260 | 16072 | (5240) | 11/14 | 30 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| West Chester, OH |  | 1807 | 12913 | 455 | 1807 | 13368 | 15175 | (4356) | 07/15 | 30 years |
| Ellisville, MO |  | 2465 | 15063 |  | 2465 | 15063 | 17528 | (4699) | 07/15 | 30 years |
| Chanhassen, MN |  | 2603 | 15613 | 523 | 2603 | 16136 | 18739 | (5097) | 08/15 | 30 years |
| Maple Grove, MN |  | 3743 | 14927 | 561 | 3743 | 15488 | 19231 | (5555) | 08/15 | 30 years |
| Carmel, IN |  | 1567 | 12854 | 366 | 1561 | 13226 | 14787 | (4361) | 09/15 | 30 years |
| Fishers, IN |  | 1226 | 13144 | 700 | 1226 | 13844 | 15070 | (4315) | 12/15 | 30 years |
| Westerville, OH |  | 2988 | 14339 | 362 | 2988 | 14701 | 17689 | (4905) | 04/16 | 30 years |
| Las Vegas, NV |  | 1476 | 14422 | (1287) | 1476 | 13135 | 14611 | (4141) | 06/16 | 30 years |
| Edina, MN |  | 1235 | 5493 | (323) | 1235 | 5170 | 6405 | (1531) | 11/16 | 30 years |
| Eagan, MN |  | 783 | 4833 | (286) | 783 | 4547 | 5330 | (1462) | 11/16 | 30 years |
| Schaumburg, IL |  | 642 | 4962 |  | 642 | 4962 | 5604 | (1428) | 12/16 | 30 years |
| Charlotte, NC |  | 1200 | 2557 |  | 1200 | 2557 | 3757 | (633) | 01/17 | 35 years |
| Charlotte, NC |  | 2501 | 2079 |  | 2501 | 2079 | 4580 | (516) | 01/17 | 35 years |
| Richardson, TX |  | 474 | 2046 |  | 474 | 2046 | 2520 | (530) | 01/17 | 35 years |
| Frisco, TX |  | 999 | 3064 |  | 999 | 3064 | 4063 | (776) | 01/17 | 35 years |
| Allen, TX |  | 910 | 3719 |  | 910 | 3719 | 4629 | (963) | 01/17 | 35 years |
| Southlake, TX |  | 920 | 2766 |  | 920 | 2766 | 3686 | (715) | 01/17 | 35 years |
| Dublin, OH |  | 581 | 4223 |  | 581 | 4223 | 4804 | (1010) | 01/17 | 35 years |
| Plano, TX |  | 400 | 2647 |  | 400 | 2647 | 3047 | (700) | 01/17 | 35 years |
| Carrollton, TX |  | 329 | 1389 |  | 329 | 1389 | 1718 | (378) | 01/17 | 35 years |
| Davenport, FL |  | 3000 | 5877 |  | 3000 | 5877 | 8877 | (1459) | 01/17 | 35 years |
| Tallahassee, FL |  | 952 | 3205 |  | 952 | 3205 | 4157 | (846) | 01/17 | 35 years |
| Sunrise, FL |  | 1400 | 1856 |  | 1400 | 1856 | 3256 | (474) | 01/17 | 35 years |
| Chaska, MN |  | 328 | 6140 |  | 328 | 6140 | 6468 | (1464) | 01/17 | 35 years |
| Loretto, MN |  | 286 | 3511 |  | 286 | 3511 | 3797 | (865) | 01/17 | 35 years |
| Minneapolis, MN |  | 920 | 3700 |  | 920 | 3700 | 4620 | (886) | 01/17 | 35 years |
| Wayzata, MN |  | 810 | 1962 |  | 810 | 1962 | 2772 | (490) | 01/17 | 35 years |
| Plymouth, MN |  | 1563 | 4905 |  | 1563 | 4905 | 6468 | (1227) | 01/17 | 35 years |
| Maple Grove, MN |  | 951 | 3291 |  | 951 | 3291 | 4242 | (808) | 01/17 | 35 years |
| Chula Vista, CA |  | 210 | 2186 |  | 210 | 2186 | 2396 | (585) | 01/17 | 35 years |
| Lincolnshire, IL |  | 1006 | 4799 |  | 1006 | 4799 | 5805 | (1409) | 02/17 | 30 years |
| Minnetonka, MN |  | 911 | 4833 | 659 | 931 | 5472 | 6403 | (1681) | 03/17 | 30 years |
| Portland, OR |  | 2604 | 585 |  | 2604 | 585 | 3189 | (157) | 01/18 | 35 years |
| Orlando, FL |  | 955 | 4273 |  | 955 | 4273 | 5228 | (1033) | 02/18 | 35 years |
| Fort Mill, SC |  | 629 | 3957 |  | 629 | 3957 | 4586 | (881) | 09/18 | 35 years |
| Indian Land, SC |  | 907 | 3784 |  | 907 | 3784 | 4691 | (895) | 09/18 | 35 years |
| Sicklerville, NJ |  | 694 | 1876 |  | 694 | 1876 | 2570 | (588) | 06/19 | 30 years |
| Pennington, NJ |  | 1018 | 2284 |  | 1018 | 2284 | 3302 | (1037) | 08/19 | 24 years |
| **Private Schools** |  |  |  |  |  |  |  |  |  |  |
| Chicago, IL |  | 3057 | 46784 |  | 3057 | 46784 | 49841 | (12281) | 02/14 | 40 years |
| Cumming, GA |  | 500 | 6892 |  | 500 | 6892 | 7392 | (1859) | 01/17 | 35 years |
| Cumming, GA |  | 325 | 4898 |  | 325 | 4898 | 5223 | (1360) | 01/17 | 35 years |
| Henderson, NV |  | 1400 | 6914 |  | 1400 | 6914 | 8314 | (1818) | 01/17 | 35 years |
| Atlanta, GA |  | 2001 | 5989 |  | 2001 | 5989 | 7990 | (1426) | 01/17 | 35 years |
| Pearland, TX |  | 2360 | 9292 |  | 2360 | 9292 | 11652 | (2344) | 01/17 | 35 years |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

---

| | | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| | | **Initial cost** | **Initial cost** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | **Gross Amount at December 31, 2025** | | | |
|<br>**Location** |<br>**Debt** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Additions (Dispositions) (Impairments) Subsequent to acquisition** | **Land** | **Buildings,<br>Equipment, Leasehold Interests &<br>Improvements** | **Total** |<br>**Accumulated<br>depreciation** |<br>**Date<br>acquired** |<br>**Depreciation<br>life** |
| Pearland, TX |  | 372 | 2568 |  | 372 | 2568 | 2940 | (637) | 01/17 | 35 years |
| Palm Harbor, FL |  | 1490 | 1400 |  | 1490 | 1400 | 2890 | (369) | 01/17 | 35 years |
| Mason, OH |  | 975 | 11243 |  | 975 | 11243 | 12218 | (2673) | 01/17 | 35 years |
| Property under development |  | 54905 |  |  | 54905 |  | 54905 |  | n/a | n/a |
| Land held for development |  | 20168 |  |  | 20168 |  | 20168 |  | n/a | n/a |
| Unsecured revolving credit facility |  |  |  |  |  |  |  |  | n/a | n/a |
| Senior unsecured notes payable | 2929597 |  |  |  |  |  |  |  | n/a | n/a |
| Less: deferred financing costs, net | (25181) |  |  |  |  |  |  |  | n/a | n/a |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total | $2929411 | $1307473 | $4426442 | $550303 | $1301280 | $4982938 | $6284218 | $(1714886) |  |  |

---

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**EPR Properties**

Schedule III - Real Estate and Accumulated Depreciation (continued)

Reconciliation

(Dollars in thousands)

December 31, 2025

---

| | |
|:---|:---|
| Real Estate Investments: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Reconciliation: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Balance at beginning of the year | $6130434 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Acquisition and development of real estate investments during the year (1) | 274066 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Disposition of real estate investments during the year | (120282) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Balance at close of year | $6284218 |
| Accumulated Depreciation: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Reconciliation: |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Balance at beginning of the year | $1562645 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Depreciation during the year (1) | 170806 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Disposition of real estate investments during the year | (18565) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Balance at close of year | $1714886 |
| (1) Includes the impact of foreign currency translation. |  |

---

See accompanying report of independent registered public accounting firm.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**<u>Item 9.</u> <u>Changes in and Disagreements with Accountants on Accounting and Financial Disclosure</u>**

Not applicable.

**<u>Item 9A.</u> <u>Controls and Procedures</u>**

***Evaluation of disclosure controls and procedures***

As of December 31, 2025, we carried out an evaluation, under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, of the effectiveness of the design and operation of our disclosure controls and procedures, as such term is defined in Rules 13a-15(e) and 15d-15(e) of the Exchange Act. Based upon and as of the date of that evaluation, our Chief Executive Officer and Chief Financial Officer concluded that our disclosure controls and procedures were effective to provide reasonable assurance that information required to be disclosed by us in reports we file or submit under the Exchange Act is (1) recorded, processed, summarized and reported within the time periods specified in Securities and Exchange Commission rules and forms, and (2) accumulated and communicated to our management, including our Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure.

***Limitations on the effectiveness of controls***

Our disclosure controls were designed to provide reasonable assurance that the controls and procedures would meet their objectives. Our management, including the Chief Executive Officer and Chief Financial Officer, does not expect that our disclosure controls will prevent all error and all fraud. A control system, no matter how well designed and operated, can provide only reasonable assurance of achieving the designed control objectives and management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures. Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute assurance that all control issues and instances of fraud, if any, within the Company have been detected. These inherent limitations include the realities that judgments in decision-making can be faulty, and that breakdowns can occur because of simple error or mistake. Additionally, controls can be circumvented by the individual acts of some persons, by collusion of two or more people, or by management override of the control. Because of the inherent limitations in a cost-effective, maturing control system, misstatements due to error or fraud may occur and not be detected.

***Change in internal controls***

There have not been any changes in the Company's internal control over financial reporting (as defined in Rule 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth quarter of the fiscal year to which this report relates that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

**Management's Report on Internal Control Over Financial Reporting**

Our management is responsible for establishing and maintaining adequate internal control over financial reporting, as such term is defined in Rules 13a-15(f) and 15d-15(f) of the Exchange Act. Under the supervision and with the participation of our management, including our Chief Executive Officer and Chief Financial Officer, we conducted an evaluation of the effectiveness of our internal control over financial reporting based on the framework established in *Internal Control – Integrated Framework (2013)* issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on our evaluation under the framework in *Internal Control–Integrated Framework (2013)*, our management concluded that our internal control over financial reporting was effective as of December 31, 2025. KPMG LLP, the independent registered public accounting firm that audited the consolidated financial statements included in this Annual Report on Form 10-K, has issued a report on the effectiveness of our internal control over financial reporting***,*** which is included in Item 8.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements, errors or fraud. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of or compliance with the policies or procedures may deteriorate.

------

**EPR PROPERTIES** 

**Notes to Consolidated Financial Statements**

**December 31, 2025, 2024 and 2023**

**<u>Item 9B. Other Information</u>**

Except as noted below, during the three months ended December 31, 2025, no trustee or officer of the Company, as defined in Rule 16a-1(f) of the Exchange Act, adopted, modified, or terminated any "Rule 10b5-1 trading arrangement" or "non-Rule 10b5-1 trading arrangement," as each term is defined in Item 408(a) of Regulation S-K.

On December 11, 2025, Tonya L. Mater, the Company's Senior Vice President and Chief Accounting Officer, adopted a Rule 10b5-1 trading arrangement for the sale of up to 11,292 Common Shares that is intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) under the Exchange Act. The first trade date will not occur until March 20, 2026, at the earliest. The duration of the Rule 10b5-1 trading arrangement is until December 17, 2026, or earlier if all transactions under the trading arrangement are completed.

On December 23, 2025, Mark A. Peterson, the Company's Executive Vice President, Chief Financial Officer and Treasurer, through a family trust, adopted a Rule 10b5-1 trading arrangement for the sale of up to 26,121 Common Shares that is intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) under the Exchange Act. The first trade date will not occur until March 25, 2026, at the earliest. The duration of the Rule 10b5-1 trading arrangement is until September 25, 2026, or earlier if all transactions under the trading arrangement are completed.

**<u>Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections</u>**

Not applicable.

**<u>PART III</u>**

**<u>Item 10. Directors, Executive Officers and Corporate Governance</u>**

The Company's definitive Proxy Statement for its Annual Meeting of Shareholders to be held on May 5, 2026 (the "Proxy Statement"), will contain under the captions "Election of Trustees", "Company Governance", "Executive Officers" and, if applicable, "Delinquent Section 16(a) Reports" the information required by Item 10 of this Annual Report on Form 10-K, which information is incorporated herein by this reference.

**Code of Conduct**

We have adopted a Code of Business Conduct and Ethics that applies to our Chief Executive Officer, Chief Financial Officer, and all other officers, associates and trustees. The Code of Business Conduct and Ethics may be viewed on our website at www.eprkc.com. Changes to and waivers granted with respect to the Code of Business Conduct and Ethics required to be disclosed pursuant to applicable rules and regulations will be posted on our website.

**Insider Trading Policy**

We have adopted an Insider Trading Policy governing the purchase, sale and other disposition of our securities by trustees, officers and associates that is designed to promote compliance with insider trading laws, rules and regulations, and applicable NYSE listing standards, as well as procedures designed to further the foregoing purposes. In addition, the Insider Trading Policy requires the Company to comply with applicable laws and regulations relating to trading in its securities. A copy of our Insider Trading Policy is filed with this Annual Report on Form 10-K as Exhibit 19.

**<u>Item 11.</u> <u>Executive Compensation</u>**

The Proxy Statement will contain under the captions "Election of Trustees", "Executive Compensation", "Compensation Committee Report", and "Grant Practices Regarding Equity", the information required by Item 11 of this Annual Report on Form 10-K, which information is incorporated herein by this reference.

**<u>Item 12.</u> <u>Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters</u>**

The Proxy Statement will contain under the captions "Share Ownership" and "Equity Compensation Plan Information" the information required by Item 12 of this Annual Report on Form 10-K, which information is incorporated herein by this reference.

------

**<u>Item 13.</u> <u>Certain Relationships and Related Transactions, and Director Independence</u>**

The Proxy Statement will contain under the captions "Transactions Between the Company and Trustees, Officers or their Affiliates," "Election of Trustees" and "Additional Information Concerning the Board of Trustees" the information required by Item 13 of this Annual Report on Form 10-K, which information is incorporated herein by this reference.

**<u>Item 14.</u> <u>Principal Accounting Fees and Services</u>**

The Proxy Statement will contain under the caption "Ratification of Appointment of Independent Registered Public Accounting Firm" the information required by Item 14 of this Annual Report on Form 10-K, which information is incorporated herein by this reference.

**<u>PART IV</u>**

**<u>Item 15.</u> <u>Exhibits and Financial Statement Schedules</u>**

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(1) *Financial Statements: See Part II, Item 8 hereof*

Report of Independent Registered Public Accounting Firm

Consolidated Balance Sheets as of December 31, 2025 and 2024

Consolidated Statements of Income and Comprehensive Income for the years ended December 31, 2025, 2024 and 2023

Consolidated Statements of Changes in Equity for the years ended December 31, 2025, 2024 and 2023

Consolidated Statements of Cash Flows for the years ended December 31, 2025, 2024 and 2023

Notes to Consolidated Financial Statements

The report of EPR Properties' independent registered public accounting firm (PCAOB ID: 185) with respect to the above-referenced financial statements and their report on internal control over financial reporting are included in Item 8 of this Form 10-K. Their consent appears as Exhibit 23 of this Form 10-K.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(2)*Financial Statement Schedules*: *See Part II, Item 8 hereof*

Schedule III – Real Estate and Accumulated Depreciation

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(3)*Exhibits*

The Company has incorporated by reference certain exhibits as specified below pursuant to Rule 12b-32 under the Exchange Act.

---

| | |
|:---|:---|
| **Exhibit No.** | **Description** |
| <u>[3.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545023000065/exhibit31declarationoftrust.htm)</u> | Composite of Amended and Restated Declaration of Trust of the Company (inclusive of all amendments through May 26, 2023), which is attached as Exhibit 3.1 to the Company's Form 10-Q (Commission File No. 001-13561) filed on August 3, 2023, is hereby incorporated by reference as Exhibit 3.1 |
| <u>[3.2](https://www.sec.gov/Archives/edgar/data/1045450/000095013706014001/c11010exv3w2.htm)</u> | Articles Supplementary designating the powers, preferences and rights of the 5.750% Series C Cumulative Convertible Preferred Shares, which is attached as Exhibit 3.2 to the Company's Form 8-K (Commission File No. 001-13561) filed on December 21, 2006, is hereby incorporated by reference as Exhibit 3.2 |
| <u>[3.3](https://www.sec.gov/Archives/edgar/data/1045450/000095013708004974/c25350exv3w1.htm)</u> | Articles Supplementary designating powers, preferences and rights of the 9.000% Series E Cumulative Convertible Preferred Shares, which is attached as Exhibit 3.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on April 2, 2008, is hereby incorporated by reference as Exhibit 3.3 |
| <u>[3.4](https://www.sec.gov/Archives/edgar/data/1045450/000119312517357313/d502953dex31.htm)</u> | Articles Supplementary designating the powers, preferences and rights of the 5.750% Series G Cumulative Redeemable Preferred Shares, which is attached as Exhibit 3.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on November 30, 2017, is hereby incorporated by reference as Exhibit 3.4 |
| <u>[3.5](https://www.sec.gov/Archives/edgar/data/1045450/000104545019000058/exhibit325302019.htm)</u> | Amended and Restated Bylaws of the Company (inclusive of all amendments through May 30, 2019), which is attached as Exhibit 3.2 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 30, 2019, is hereby incorporated by reference as Exhibit 3.5 |

---

------

---

| | |
|:---|:---|
| <u>[4.1](https://www.sec.gov/Archives/edgar/data/1045450/000119312513244085/d547311dex43.htm)</u> | Form of share certificate for common shares of beneficial interest of the Company, which is attached as Exhibit 4.3 to the Company's Registration Statement on Form S-3ASR (Registration No. 333-35281), filed on June 3, 2013, is hereby incorporated by reference as Exhibit 4.1 |
| <u>[4.2](https://www.sec.gov/Archives/edgar/data/1045450/000095013706014001/c11010exv4w1.htm)</u> | Form of 5.750% Series C Cumulative Convertible Preferred Shares Certificate, which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on December 21, 2006, is hereby incorporated by reference as Exhibit 4.2 |
| <u>[4.3](https://www.sec.gov/Archives/edgar/data/1045450/000095013708004974/c25350exv4w1.htm)</u> | Form of 9.000% Series E Cumulative Convertible Preferred Shares, which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on April 2, 2008, is hereby incorporated by reference as Exhibit 4.3 |
| <u>[4.4](https://www.sec.gov/Archives/edgar/data/1045450/000119312517357313/d502953dex41.htm)</u> | Form of 5.750% Series G Cumulative Redeemable Preferred Shares Certificate, which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on November 30, 2017, is hereby incorporated by reference as Exhibit 4.4 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312516793010/d315687dex41.htm)[5](https://www.sec.gov/Archives/edgar/data/1045450/000119312516793010/d315687dex41.htm)</u> | Indenture, dated December 14, 2016, by and among the Company, certain of its subsidiaries, and UMB Bank, n.a., as trustee (including the form of 4.750% Senior Notes due 2026 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on December 14, 2016, is hereby incorporated by reference as Exhibit 4.5 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312517179621/d378536dex41.htm)[6](https://www.sec.gov/Archives/edgar/data/1045450/000119312517179621/d378536dex41.htm)</u> | Indenture, dated May 23, 2017, by and among the Company, certain of its subsidiaries, and UMB Bank, n.a., as trustee (including the form of 4.500% Senior Notes due 2027 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 23, 2017, is hereby incorporated by reference as Exhibit 4.6 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312518118545/d545130dex41.htm)[7](https://www.sec.gov/Archives/edgar/data/1045450/000119312518118545/d545130dex41.htm)</u> | Indenture, dated April 16, 2018, by and between the Company and UMB Bank, n.a., as trustee (including the form of 4.950% Senior Notes due 2028 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on April 16, 2018, is hereby incorporated by reference as Exhibit 4.7 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312519221943/d793065dex41.htm)[8](https://www.sec.gov/Archives/edgar/data/1045450/000119312519221943/d793065dex41.htm)</u> | Indenture, dated August 15, 2019, between the Company and UMB Bank, n.a., as trustee (including the form of 3.750% Senior Note due 2029 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on August 15, 2019, is hereby incorporated by reference as Exhibit 4.8 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312521309353/d233432dex41.htm)[9](https://www.sec.gov/Archives/edgar/data/1045450/000119312521309353/d233432dex41.htm)</u> | Indenture, dated October 27, 2021, between the Company and UMB Bank, n.a., as trustee (including the form of 3.600% Senior Note due 2031 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on October 27, 2021, is hereby incorporated by reference as Exhibit 4.9 |
| <u>[4.](https://www.sec.gov/Archives/edgar/data/1045450/000119312525280189/d39314dex41.htm)[10](https://www.sec.gov/Archives/edgar/data/1045450/000119312525280189/d39314dex41.htm)</u> | Indenture, dated November 13, 2025, between the Company and UMB Bank, n.a., as trustee (including the form of 4.75% Senior Notes due 2030 included as Exhibit A thereto), which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on November 13, 2025, is hereby incorporated by reference as Exhibit 4.10 |
| <u>[4.11.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000161/ex41-eprx6302016notepurcha.htm)</u> | Note Purchase Agreement, dated August 1, 2016, by and among the Company and the purchasers named therein, which is attached as Exhibit 4.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on August 3, 2016, is hereby incorporated by reference as Exhibit 4.11.1 |
| <u>[4.11.2](https://www.sec.gov/Archives/edgar/data/1045450/000119312517296003/d461679dex102.htm)</u> | First Amendment to Note Purchase Agreement, dated September 27, 2017, by and among the Company and the purchasers named therein, which is attached as Exhibit 10.2 to the Company's Form 8-K (Commission File No. 001-13561) filed on September 27, 2017, is hereby incorporated as Exhibit 4.11.2 |
| <u>[4.11.3](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000062/exhibit102630202010-q.htm)</u> | Second Amendment to Note Purchase Agreement, dated June 29, 2020, by and among the Company and the purchasers named therein, which is attached as Exhibit 10.2 to the Company's Form 10-Q (Commission File No. 001-13561) filed on August 6, 2020, is hereby incorporated by reference as Exhibit 4.11.3 |
| <u>[4.11.4](https://www.sec.gov/Archives/edgar/data/1045450/000104545021000020/exhibit4114-123120x10k.htm)</u> | Third Amendment to Note Purchase Agreement, dated December 24, 2020, by and among the Company and the purchasers named therein, which is attached as Exhibit 4.11.4 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 25, 2021, is hereby incorporated by reference as Exhibit 4.11.4 |
| <u>[4.11.5](https://www.sec.gov/Archives/edgar/data/1045450/000104545022000038/exhibit4115.htm)</u> | Fourth Amendment to Note Purchase Agreement, dated January 14, 2022, by and among the Company and the purchasers named therein, which is attached as Exhibit 4.11.5 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 23, 2022, is hereby incorporated by reference as Exhibit 4.11.5 |

---

------

---

| | |
|:---|:---|
| <u>[4.12](https://www.sec.gov/Archives/edgar/data/1045450/000104545024000027/exhibit412-123123x10k.htm)</u> | Description of Securities Registered under Section 12 of the Exchange Act, which is attached as Exhibit 4.12 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 29, 2024, is hereby incorporated by reference as Exhibit 4.12 |
| <u>[10.](exhibit101-1231202510xk.htm)[1](exhibit101-1231202510xk.htm)</u>\* | Form of Indemnification Agreement entered into between the Company and each of its trustees and officers, is attached hereto as Exhibit 10.1 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/0001047469-97-002765.txt)[2](https://www.sec.gov/Archives/edgar/data/1045450/0001047469-97-002765.txt)</u>\* | Deferred Compensation Plan for Non-Employee Trustees, which is attached as Exhibit 10.10 to Amendment No. 2, filed on November 5, 1997, to the Company's Registration Statement on Form S-11 (Registration No. 333-35281), is hereby incorporated by reference as Exhibit 10.2 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000104545013000049/exhibit101.htm)[3](https://www.sec.gov/Archives/edgar/data/1045450/000104545013000049/exhibit101.htm)</u>\* | 2007 Equity Incentive Plan, as amended, which is attached as Exhibit 10.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 15, 2013, is hereby incorporated by reference as Exhibit 10.3 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w2.htm)[4](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w2.htm)</u>\* | Form of 2007 Equity Incentive Plan Nonqualified Share Option Agreement for Employee Trustees, which is attached as Exhibit 10.2 to the Company's Registration Statement on Form S-8 (Registration No. 333-142831) filed on May 11, 2007, is hereby incorporated by reference as Exhibit 10.4 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w3.htm)[5](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w3.htm)</u>\* | Form of 2007 Equity Incentive Plan Nonqualified Share Option Agreement for Non-Employee Trustees, which is attached as Exhibit 10.3 to the Company's Registration Statement on Form S-8 (Registration No. 333-142831) filed on May 11, 2007, is hereby incorporated by reference as Exhibit 10.5 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w4.htm)[6](https://www.sec.gov/Archives/edgar/data/1045450/000095013707007278/c15170exv10w4.htm)</u>\* | Form of 2007 Equity Incentive Plan Restricted Shares Agreement for Employees, which is attached as Exhibit 10.4 to the Company's Registration Statement on Form S-8 (Registration No. 333-142831) filed on May 11, 2007, is hereby incorporated by reference as Exhibit 10.6 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000095013709004004/c51419exv10w3.htm)[7](https://www.sec.gov/Archives/edgar/data/1045450/000095013709004004/c51419exv10w3.htm)</u>\* | Form of 2007 Equity Incentive Plan Restricted Shares Agreement for Non-Employee Trustees, which is attached as Exhibit 10.3 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 20, 2009, is hereby incorporated by reference as Exhibit 10.7 |
| <u>[10.8](https://www.sec.gov/Archives/edgar/data/1045450/000104545025000075/exhibit101-eprproperties20.htm)</u>\* | EPR Properties 2016 Equity Incentive Plan (as amended and restated on May 6, 2025), which is attached as Exhibit 10.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 6, 2025, is hereby incorporated by reference as Exhibit 10.8 |
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex102.htm)[9](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex102.htm)</u>\* | Form of 2016 Equity Incentive Plan Incentive and Nonqualified Share Option Award Agreement for Employees, which is attached as Exhibit 10.2 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 12, 2016, is hereby incorporated by reference as Exhibit 10.9 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex103.htm)[0](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex103.htm)</u>\* | Form of 2016 Equity Incentive Plan Restricted Shares Award Agreement for Employees, which is attached as Exhibit 10.3 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 12, 2016, is hereby incorporated by reference as Exhibit 10.10 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex104.htm)[1](https://www.sec.gov/Archives/edgar/data/1045450/000104545016000146/a8-k5122016ex104.htm)</u>\* | Form of 2016 Equity Incentive Plan Restricted Share Unit Award Agreement for Non-Employee Trustees, which is attached as Exhibit 10.4 to the Company's Form 8-K (Commission File No. 001-13561) filed on May 12, 2016, is hereby incorporated by reference as Exhibit 10.11 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545017000052/a8-k5312017ex101.htm)[2](https://www.sec.gov/Archives/edgar/data/1045450/000104545017000052/a8-k5312017ex101.htm)</u>\* | Annual Performance-Based Incentive Plan, which is attached as Exhibit 10.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on June 2, 2017, is hereby incorporated by reference as Exhibit 10.12 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545018000053/exhibit101630201810-q.htm)[3](https://www.sec.gov/Archives/edgar/data/1045450/000104545018000053/exhibit101630201810-q.htm)</u>\* | EPR Properties Employee Severance Plan (as amended June 1, 2018), which is attached as Exhibit 10.1 to the Company's Form 10-Q (Commission File No. 001-13561) filed on July 31, 2018, is hereby incorporated by reference as Exhibit 10.13 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000019/exhibit1015-123119x10k.htm)[4](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000019/exhibit1015-123119x10k.htm)</u>\* | EPR Properties Employee Severance and Retirement Vesting Plan (effective July 31, 2020), which is attached as Exhibit 10.15 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 25, 2020, is hereby incorporated by reference as Exhibit 10.14 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhbit101.htm)[5](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhbit101.htm)</u>\* | 2020 Long Term Incentive Plan, which is attached as Exhibit 10.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on February 26, 2020, is hereby incorporated by reference as Exhibit 10.15 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhibit102.htm)[6](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhibit102.htm)</u>\* | Form of Performance Shares Awards Agreement under the 2020 Long Term Incentive Plan, which is attached as Exhibit 10.2 to the Company's Form 8-K (Commission File No. 001-13561) filed on February 26, 2020, is hereby incorporated by reference as Exhibit 10.16 |
| <u>[10.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhibit103.htm)[7](https://www.sec.gov/Archives/edgar/data/1045450/000104545020000022/a8-k2262020exhibit103.htm)</u>\* | Form of Restricted Shares Award Agreement under the 2020 Long Term Incentive Plan, which is attached as Exhibit 10.3 to the Company's Form 8-K (Commission File No. 001-13561) filed on February 26, 2020, is hereby incorporated by reference as Exhibit 10.17 |

---

------

---

| | |
|:---|:---|
| <u>[10.](https://www.sec.gov/Archives/edgar/data/1045450/000104545024000080/fourthamendedrestatedandco.htm)[18.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545024000080/fourthamendedrestatedandco.htm)</u> | Fourth Amended, Restated and Consolidated Credit Agreement, dated as of September 19, 2024, by and among the Company, as borrower, KeyBank National Association, as administrative agent, and the other agents and lenders party thereto, which is attached as Exhibit 10.1 to the Company's Form 8-K (Commission File No. 001-13561) filed on September 23, 2024, is hereby incorporated by reference as Exhibit 10.18.1 |
| <u>[10.18.2](https://www.sec.gov/Archives/edgar/data/1045450/000104545025000135/exhibit101-930202510xq.htm)</u> | Amendment No. 1 to Fourth Amended, Restated and Consolidated Credit Agreement, dated September 22, 2025, by and among the Company, as borrower, KeyBank National Association, as administrative agent, and the other agents and lenders party thereto, which is attached as Exhibit 10.1 to the Company's Form 10-Q (Commission File No. 001-13561) filed on October 30, 2025, is hereby incorporated by reference as Exhibit 10.18.2 |
| <u>[19](https://www.sec.gov/Archives/edgar/data/1045450/000104545025000051/exhibit19-insidertradingpo.htm)</u> | Insider Trading Policy, which is attached as Exhibit 19 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 26, 2025, is hereby incorporated by reference as Exhibit 19 |
| <u>[21](exhibit21-123125x10k.htm)</u> | The list of the Company's Subsidiaries is attached hereto as Exhibit 21 |
| <u>[23](exhibit23-123125x10k.htm)</u> | Consent of KPMG LLP is attached hereto as Exhibit 23 |
| <u>[24](#iedb27b7c70a347439748e52a10e44de0_202)</u> | Power of Attorney (included in signature page) |
| <u>[31.1](exhibit311-1231x25x10k.htm)</u> | Certification of Gregory K. Silvers pursuant to Rule 13a-14(a) or 15d-14(a) of the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 is attached hereto as Exhibit 31.1 |
| <u>[31.2](exhibit312-123125x10k.htm)</u> | Certification of Mark A. Peterson pursuant to Rule 13a-14(a) or 15d-14(a) of the Exchange Act, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 is attached hereto as Exhibit 31.2 |
| <u>[32.1](exhibit321-123125x10k.htm)</u> | Certification by Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, is attached hereto as Exhibit 32.1 |
| <u>[32.2](exhibit322-123125x10k.htm)</u> | Certification by Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, is attached hereto as Exhibit 32.2 |
| <u>[97.1](https://www.sec.gov/Archives/edgar/data/1045450/000104545025000051/exhibit971-1231202410xk.htm)</u> | Policy relating to the Recovery of Erroneously Award Compensation, which is attached as Exhibit 97.1 to the Company's Form 10-K (Commission File No. 001-13561) filed on February 26, 2025, is hereby incorporated by reference as Exhibit 97.1 |
| 101.INS | XBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document. |
| 101.SCH | Inline XBRL Taxonomy Extension Schema |
| 101.CAL | Inline XBRL Extension Calculation Linkbase |
| 101.DEF | Inline XBRL Taxonomy Extension Definition Linkbase |
| 101.LAB | Inline XBRL Taxonomy Extension Label Linkbase |
| 101.PRE | Inline XBRL Taxonomy Extension Presentation Linkbase |
| 104 | Cover Page Interactive Data File (formatted in Inline XBRL and contained in Exhibit 101) |
| \* Management contracts or compensatory plans | \* Management contracts or compensatory plans |

---

PLEASE NOTE: Pursuant to the rules and regulations of the Securities and Exchange Commission, we have filed or incorporated by reference the agreements referenced above as exhibits to this Annual Report on Form 10-K. The agreements have been filed to provide investors with information regarding their respective terms. The agreements are not intended to provide any other factual information about the Company or its business or operations. In particular, the assertions embodied in any representations, warranties and covenants contained in the agreements may be subject to qualifications with respect to knowledge and materiality different from those applicable to investors and may be qualified by information in confidential disclosure schedules not included with the exhibits. These disclosure schedules may contain information that modifies, qualifies and creates exceptions to the representations, warranties and covenants set forth in the agreements. Moreover, certain representations, warranties and covenants in the agreements may have been used for the purpose of allocating risk between the parties, rather than establishing matters as facts. In addition, information concerning the subject matter of the representations, warranties and covenants may have changed after the date of the respective agreement, which subsequent information may or may not be fully reflected in the Company's public disclosures. Accordingly, investors should

------

not rely on the representations, warranties and covenants in the agreements as characterizations of the actual state of facts about the Company or its business or operations on the date hereof.

**<u>Item 16.</u> <u>Form 10-K Summary</u>**

None.

------

**SIGNATURES**

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

---

| | | | |
|:---|:---|:---|:---|
| | | EPR Properties | EPR Properties |
| Dated: | February 26, 2026 | By | /s/ Gregory K. Silvers |
| | | | Gregory K. Silvers, Chairman, President and Chief Executive Officer (Principal Executive Officer) |

---

**POWER OF ATTORNEY**

Know all persons by these presents, that each person whose signature appears below constitutes and appoints Gregory K. Silvers, Mark A. Peterson and Paul R. Turvey, and each of them, as his or her attorney-in-fact, with the power of substitution, for him or her in any and all capacities, to sign any amendments to this Annual Report on Form 10-K, and to file the same, with exhibits thereto and other documents in connection therewith, with the Securities and Exchange Commission, hereby ratifying and confirming all that said attorney-in-fact, or his or her substitute or substitutes, may do or cause to be done by virtue hereof.

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

------

---

| | |
|:---|:---|
| **<u>Signature and Title</u>** | **<u>Date</u>** |
| /s/ Gregory K. Silvers | February 26, 2026 |
| Gregory K. Silvers, Chairman, President, Chief Executive Officer (Principal Executive Officer) and Trustee |  |
| /s/ Mark A. Peterson | February 26, 2026 |
| Mark A. Peterson, Executive Vice President, Chief Financial Officer and Treasurer (Principal Financial Officer) |  |
| /s/ Tonya L. Mater | February 26, 2026 |
| Tonya L. Mater, Senior Vice President and Chief Accounting Officer (Principal Accounting Officer) |  |
| /s/ Peter C. Brown | February 26, 2026 |
| Peter C. Brown, Trustee |  |
| /s/ William P. Brown | February 26, 2026 |
| William P. Brown, Trustee |  |
| /s/ John P. Case | February 26, 2026 |
| John P. Case, Trustee |  |
| /s/ James B. Connor | February 26, 2026 |
| James B. Connor, Trustee |  |
| /s/ Virginia E. Shanks | February 26, 2026 |
| Virginia E. Shanks, Trustee |  |
| /s/ Robin P. Sterneck | February 26, 2026 |
| Robin P. Sterneck, Trustee |  |
| /s/ John Peter Suarez | February 26, 2026 |
| John Peter Suarez, Trustee |  |
| /s/ Lisa G. Trimberger | February 26, 2026 |
| Lisa G. Trimberger, Trustee |  |
| /s/ Caixia Y. Ziegler | February 26, 2026 |
| Caixia Y. Ziegler, Trustee |  |

---

## Exhibit 10.1

**<u>Exhibit 10.1</u>**

FORM OF

<u>INDEMNIFICATION AGREEMENT</u>

THIS INDEMNIFICATION AGREEMENT (this "<u>Agreement</u>") is made and entered into as of , ___ (the "<u>Effective Date</u>"), by and between EPR Properties, a Maryland real estate investment trust (the "<u>Company</u>"), and ("<u>Indemnitee</u>").

WHEREAS, at the request of the Company, Indemnitee currently serves as a trustee, an officer, or both, of the Company and may, therefore, be subjected to Proceedings (as defined herein) arising as a result of such service;

WHEREAS, as an inducement to Indemnitee to serve or continue to serve in such capacity, the Company has agreed to indemnify Indemnitee and to advance expenses and costs incurred by Indemnitee in connection with any such Proceedings, to the maximum extent permitted by law; and

WHEREAS, in order to provide such protection pursuant to express contract rights, the parties by this Agreement desire to set forth their agreement regarding indemnification and advance of expenses.

NOW, THEREFORE, in consideration of the premises and the covenants contained herein, the Company and Indemnitee do hereby covenant and agree as follows:

Section 1. <u>Definitions</u>. For purposes of this Agreement:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) "<u>Beneficial Owner</u>" has the meaning set forth in Rule 13d-3 under the Exchange Act (as in effect on the date hereof).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) "<u>Board of Trustees</u>" means the board of trustees of the Company.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) "<u>Bylaws</u>" means the bylaws of the Company, as they may be amended from time to time.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(d) "<u>Change in Control</u>" means a change in control of the Company occurring after the Effective Date of a nature that would be required to be reported in response to Item 6(e) of Schedule 14A of Regulation 14A (or in response to any similar item on any similar schedule or form) promulgated under the Exchange Act, whether or not the Company is then subject to such reporting requirement; provided, however, that, without limitation, such a Change in Control shall be deemed to have occurred upon the earliest to occur after the Effective Date of any of the following events:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(i) any "person" (as such term is used in Sections 13(d) and 14(d) of the Exchange Act) becomes the Beneficial Owner, directly or indirectly, of securities of the Company representing 15% or more of the combined voting power of all of the Company's then-outstanding securities entitled to vote generally in the election of trustees (the "<u>Outstanding Voting Securities</u>") without the prior approval of the Continuing Trustees (as defined herein) immediately prior to such person's attaining such percentage interest

------

(excluding any such acquisition constituting a Change in Control under part (ii) of this definition);

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(ii) the consummation of a merger, statutory share exchange, consolidation, reorganization or similar transaction involving the Company or any of its subsidiaries or sale or other disposition of all or substantially all of the assets of the Company, or the acquisition of assets or securities of another entity by the Company or any of its subsidiaries (a "<u>Business Combination</u>"), in each case, unless, following such Business Combination: (A) all or substantially all of the individuals and entities who were the Beneficial Owners of the Outstanding Voting Securities immediately prior to such Business Combination are the Beneficial Owners, directly or indirectly, of more than 50% of the combined voting power of the then-outstanding securities entitled to vote generally in the election of trustees (or similar body) of the entity resulting from such Business Combination (including an entity that, as a result of such transaction, owns the Company or all or substantially all of the Company's assets either directly or through one or more subsidiaries) in substantially the same proportions as their ownership, immediately prior to such Business Combination of the Outstanding Voting Securities; (B) no "person" (as such term is used in Sections 13(d) and 14(d) of the Exchange Act) (excluding any entity resulting from such Business Combination) is the Beneficial Owner, directly or indirectly of 15% or more of the Outstanding Voting Securities of the Company (or equivalent securities of the entity resulting from such Business Combination), except to the extent that such ownership existed prior to the Business Combination; and (C) at least a majority of the board of trustees (or similar body) of the Company or other entity resulting from such Business Combination were Continuing Trustees at the time of the execution of the initial agreement, or of the action of the Board of Trustees, providing for such Business Combination;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(iii) at any time, a majority of the members of the Board of Trustees are not individuals (A) who were trustees as of the Effective Date or (B) whose appointment or election by the Board of Trustees or nomination for election by the Company's shareholders was approved by the affirmative vote of at least two-thirds of the trustees then in office who were trustees as of the Effective Date or whose appointment, election or nomination for election was previously so approved (collectively, the "<u>Continuing Trustees</u>"); or

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(iv) the approval by the shareholders of the Company of a complete liquidation or dissolution of the Company.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(e) "<u>Company Status</u>" means the status of a person as a present or former director, trustee, officer, employee or agent of the Company or as a director, trustee, officer, partner, manager, managing member, fiduciary, employee or agent of any other foreign or domestic corporation, real estate investment trust, partnership, limited liability company, joint venture, trust, employee benefit plan or other enterprise that such person is or was serving in such capacity at the request of the Company. As a clarification and without limiting the circumstances in which Indemnitee may be serving at the request of the Company, service by Indemnitee shall be deemed to be at the request of the Company: (i) if Indemnitee serves or served as a director, trustee, officer, partner, manager, managing member, fiduciary, employee or agent of any corporation, partnership, limited liability company, joint venture, trust or other enterprise (1) of

------

which a majority of the voting power or equity interest is or was owned directly or indirectly by the Company or (2) the management of which is controlled directly or indirectly by the Company and (ii) if, as a result of Indemnitee's service to the Company or any of its affiliated entities, Indemnitee is or was subject to duties by, or required to perform services for, an employee benefit plan or its participants or beneficiaries, including as a deemed fiduciary thereof.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(f) "<u>Declaration of Trust</u>" means the declaration of trust (as defined in the Maryland REIT Law) of the Company, as it may be in effect from time to time.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(g) "<u>Disinterested Trustee</u>" means a trustee of the Company who is not and was not a party to the Proceeding in respect of which indemnification and/or advance of Expenses is sought by Indemnitee.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(h) "<u>Effective Date</u>" means the date of this Agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(i) "<u>Exchange Act</u>" means the Securities Exchange Act of 1934, as amended.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(j) "<u>Expenses</u>" means any and all reasonable, documented and out-of-pocket attorneys' fees and costs, retainers, court costs, arbitration and mediation costs, transcript costs, fees of experts, witness fees, travel expenses, duplicating costs, printing and binding costs, telephone charges, postage, delivery service fees, federal, state, local or foreign taxes imposed on Indemnitee as a result of the actual or deemed receipt of any payments under this Agreement, ERISA excise taxes and penalties and any other disbursements or expenses incurred in connection with prosecuting, defending, preparing to prosecute or defend, investigating, being or preparing to be a witness in, negotiating the settlement of, responding to a request to provide discovery in, or otherwise participating in, any Proceeding. Expenses shall also include Expenses incurred in connection with any appeal resulting from any Proceeding, including, without limitation, the premium for, security for and other costs relating to any cost bond, supersedeas bond or other appeal bond or its equivalent. Expenses, however, shall not include amounts paid in settlement by Indemnitee or the amount of judgments, fines or penalties against Indemnitee (other than ERISA excise taxes and penalties).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(k) "<u>Independent Counsel</u>" means a law firm, or a member of a law firm, that is experienced in matters of corporation and real estate investment trust law and neither is as of the date of selection, nor in the past five years preceding the date of selection has been, retained to represent: (i) the Company or Indemnitee in any matter material to either such party (other than with respect to matters concerning Indemnitee under this Agreement or of other indemnitees under similar indemnification agreements), or (ii) any other party to or participant or witness in the Proceeding giving rise to a claim for indemnification or advance of Expenses hereunder. Notwithstanding the foregoing, the term "Independent Counsel" shall not include any person who, under the applicable standards of professional conduct then prevailing, would have a conflict of interest in representing either the Company or Indemnitee in an action to determine Indemnitee's rights under this Agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(l) "<u>MGCL</u>" means that Maryland General Corporation Law.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(m) "<u>Maryland REIT Law</u>" means Title 8 of the Corporations and Associations Article of the Annotated Code of Maryland.

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(n) "<u>Proceeding</u>" means any threatened, pending or completed action, suit, claim, cross-claim, counterclaim, arbitration, alternate dispute resolution mechanism, investigation, inquiry, enforcement proceeding, administrative hearing, demand or discovery request or any other actual, threatened or completed proceeding, whether brought by or in the right of the Company or otherwise and whether of a civil (including intentional or unintentional tort claims), criminal, administrative or investigative (formal or informal) nature, including any appeal therefrom, except one completed on or before the Effective Date, unless otherwise specifically agreed in writing by the Company and Indemnitee. If Indemnitee reasonably believes that a given situation may lead to or culminate in the institution of a Proceeding, such situation shall also be considered a Proceeding.

Section 2. <u>Services by Indemnitee</u>. Indemnitee serves or will serve in the capacity or capacities set forth in the first WHEREAS clause above. However, this Agreement shall not impose any independent obligation on Indemnitee or the Company to continue Indemnitee's service to the Company. This Agreement shall not be deemed an employment contract between the Company (or any other entity) and Indemnitee.

Section 3. <u>General</u>. The Company shall indemnify, and advance Expenses to, Indemnitee (a) as provided in this Agreement and (b) otherwise to the maximum extent permitted by Maryland law in effect on the Effective Date and as amended from time to time; provided, however, that no change in Maryland law shall have the effect of reducing the benefits available to Indemnitee hereunder based on Maryland law as in effect on the Effective Date. The rights of Indemnitee provided in this Section 3 shall include, without limitation, the rights set forth in the other sections of this Agreement, including any additional indemnification permitted by the MGCL or Maryland REIT Law, including, without limitation, Section 2-418 of the MGCL, as applicable to a Maryland real estate investment trust by virtue of Section 8-301(15) of the Maryland REIT Law, and the Declaration of Trust and the Bylaws.

Section 4. <u>Standard for Indemnification</u>. If, by reason of Indemnitee's Company Status, Indemnitee is, or is threatened to be, made a party to any Proceeding, the Company shall indemnify Indemnitee against all judgments, penalties, fines, and amounts paid or to be paid in settlement and all Expenses actually and reasonably incurred by Indemnitee or on Indemnitee's behalf in connection with any such Proceeding unless it is established that (a) the act or omission of Indemnitee was material to the matter giving rise to the Proceeding and (i) was committed in bad faith or (ii) was the result of active and deliberate dishonesty, (b) Indemnitee actually received an improper personal benefit in money, property or services or (c) in the case of any criminal Proceeding, Indemnitee had reasonable cause to believe that Indemnitee's act or omission was unlawful.

Section 5. <u>Certain Limits on Indemnification</u>. Notwithstanding any other provision of this Agreement (other than Section 6), Indemnitee shall not be entitled to:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) indemnification hereunder if the Proceeding was one by or in the right of the Company and Indemnitee is adjudged, in a final adjudication of the Proceeding not subject to further appeal, to be liable to the Company;

------

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) indemnification hereunder if Indemnitee is adjudged, in a final adjudication of the Proceeding not subject to further appeal, to be liable on the basis that personal benefit was improperly received by Indemnitee in any Proceeding charging improper personal benefit to Indemnitee, whether or not involving action in Indemnitee's Company Status;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) indemnification hereunder if a court of appropriate jurisdiction determines in a final adjudication not subject to further appeal that such indemnification is prohibited by applicable law;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(d) indemnification or advance of Expenses hereunder if the Proceeding was brought by Indemnitee, unless: (i) the Proceeding was brought to enforce indemnification under this Agreement, and then only to the extent in accordance with and as authorized by Section 12 of this Agreement, or (ii) the Company's Declaration of Trust or Bylaws, a resolution of the shareholders entitled to vote generally in the election of trustees or of the Board of Trustees or an agreement approved by the Board of Trustees to which the Company is a party expressly provide otherwise;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(e) indemnification or advance of Expenses hereunder if indemnification or advance of Expenses would conflict with the rules of a listing exchange;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(f) indemnification hereunder with respect to any claim made against Indemnitee for an accounting of profits made from the purchase and sale (or sale and purchase) by Indemnitee of securities of the Company within the meaning of Section 16(b) of the Exchange Act or similar provisions of state statutory law or common law; or

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(g) indemnification or advance of Expenses hereunder with respect to any claim made against Indemnitee for [(i)] any reimbursement of the Company by Indemnitee of any bonus or other incentive-based or equity-based compensation or of any profits realized by Indemnitee from the sale of securities of the Company, as required in each case under the Exchange Act (including any such reimbursements that arise from an accounting restatement of the Company pursuant to Section 304 of the Sarbanes-Oxley Act of 2022 (the "Sarbanes-Oxley Act"), or the payment to the Company of profits arising from the purchase and sale by the Indemnitee of securities in violation of Section 306 of the Sarbanes-Oxley Act)[, or (ii) any reimbursement of the Company by Indemnitee of any compensation pursuant to any compensation recoupment or clawback policy adopted by the Board Trustees or a committee thereof, including but not limited to, any such policy adopted to comply with stock exchange listing requirements implementing Section 10D of the Exchange Act (the "Clawback Policy").]<sup>1</sup>

[In furtherance of Section 5(g) above, Indemnitee hereby agrees that Indemnitee is and will continue to be subject to the Clawback Policy and that the Clawback Policy will apply both during and after Indemnitee's employment with the Company Group (as defined in the Clawback Policy). Further, Indemnitee agrees to abide by the terms of the Clawback Policy, including, without limitation, by returning any Erroneously Awarded Compensation (as defined in the Clawback Policy) to the Company Group to the extent required by, and in a manner permitted by, the Clawback Policy.]<sup>2</sup>

<sup>1</sup> Bracketed text in Section 5(g) to be included if Indemnitee is an officer.

<sup>2</sup> Bracketed text to be included if Indemnitee is an officer.

------

Section 6. <u>Court-Ordered Indemnification</u>. Notwithstanding any other provision of this Agreement, a court of appropriate jurisdiction, upon application of Indemnitee and such notice as the court shall require, may order indemnification of Indemnitee by the Company in the following circumstances:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) if such court determines that Indemnitee is entitled to reimbursement under Section 2-418(d)(1) of the MGCL, the court shall order indemnification, in which case Indemnitee shall be entitled to recover the Expenses of securing such reimbursement; or

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) if such court determines that Indemnitee is fairly and reasonably entitled to indemnification in view of all the relevant circumstances, whether or not Indemnitee (i) has met the standards of conduct set forth in Section 2-418(b) of the MGCL or (ii) has been adjudged liable for receipt of an improper personal benefit under Section 2-418(c) of the MGCL, the court may order such indemnification as the court shall deem proper; provided, however, indemnification with respect to any Proceeding by or in the right of the Company or in which liability shall have been adjudged in the circumstances described in Section 2-418(c) of the MGCL shall be limited to Expenses.

Section 7. <u>Indemnification for Expenses of an Indemnitee Who is Successful or Wholly or Partially Entitled to Indemnification</u>. Notwithstanding any other provision of this Agreement, and without limiting any such provision, to the extent that Indemnitee was or is, by reason of Indemnitee's Company Status, made a party to (or otherwise becomes a participant in) any Proceeding and is successful, on the merits or otherwise, in the defense of such Proceeding, or is otherwise entitled to indemnification for judgments, penalties, fines, and amounts paid or to be paid in settlement in such Proceeding, the Company shall, to the maximum extent permitted by applicable law, indemnify Indemnitee for all Expenses actually and reasonably incurred by Indemnitee or on Indemnitee's behalf in connection therewith. If Indemnitee is not wholly entitled to indemnification in such Proceeding, the Company shall, to the maximum extent permitted by law, indemnify Indemnitee under this Section 7 for all Expenses actually and reasonably incurred by Indemnitee or on Indemnitee's behalf in connection with each such claim, issue or matter that is indemnified or indemnifiable, with such Expenses allocated on a reasonable and proportionate basis between the indemnifiable and non-indemnifiable claims, issues or matters. For purposes of this Section 7 and without limitation, the termination of any claim, issue or matter in such a Proceeding by dismissal, with or without prejudice, shall be deemed to be a successful result as to such claim, issue or matter.

Section 8. <u>Advance of Expenses for Indemnitee</u>. If, by reason of Indemnitee's Company Status, Indemnitee is, or is threatened to be, made a party to any Proceeding, the Company shall, without requiring a preliminary determination of Indemnitee's ultimate entitlement to indemnification hereunder, advance all Expenses incurred by or on behalf of Indemnitee in connection with such Proceeding. The Company shall make such advance of incurred Expenses within ten days after the receipt by the Company of a statement or statements requesting such advance from time to time, whether prior to or after final disposition of such Proceeding, which advance may be in the form of, in the reasonable discretion of Indemnitee (but without duplication), (a) payment of such Expenses directly to third parties on behalf of Indemnitee, (b) advance of funds to Indemnitee in an amount sufficient to pay such Expenses or (c) reimbursement to Indemnitee for Indemnitee's payment of such Expenses. Such statement or

------

statements shall reasonably evidence the Expenses incurred by Indemnitee and shall include or be preceded or accompanied by a written affirmation by Indemnitee and a written undertaking by or on behalf of Indemnitee, in substantially the form attached hereto as <u>Exhibit A</u> or in such form as may be required under applicable law as in effect at the time of the execution thereof. To the extent that Expenses advanced to Indemnitee do not relate to a specific claim, issue or matter in the Proceeding, such Expenses shall be allocated on a reasonable and proportionate basis. The undertaking required by this Section 8 shall be an unlimited general obligation by or on behalf of Indemnitee and shall be accepted without reference to Indemnitee's financial ability to repay such advanced Expenses and without any requirement to post security therefor or pay interest thereon.

Section 9. <u>Indemnification and Advance of Expenses as a Witness or Other Participant</u>. Notwithstanding any other provision of this Agreement, to the extent that Indemnitee is or may be, by reason of Indemnitee's Company Status, made a witness or otherwise asked to participate in any Proceeding, whether instituted by the Company or any other person, and to which Indemnitee is not a party, Indemnitee shall be advanced and indemnified against all Expenses actually and reasonably incurred by Indemnitee or on Indemnitee's behalf in connection therewith within ten days after the receipt by the Company of a statement or statements requesting any such advance or indemnification from time to time, whether prior to or after final disposition of such Proceeding. Such statement or statements shall reasonably evidence the Expenses incurred by Indemnitee. In connection with any such advance of Expenses, the Company may require Indemnitee to provide an undertaking and affirmation substantially in the form attached hereto as <u>Exhibit A</u> or in such form as may be required under applicable law as in effect at the time of execution thereof.

Section 10. <u>Procedure for Determination of Entitlement to Indemnification</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) To obtain indemnification under this Agreement, Indemnitee shall submit to the Company a written request, including therein or therewith such documentation and information as is reasonably available to Indemnitee and is reasonably necessary or appropriate to determine whether and to what extent Indemnitee is entitled to indemnification. Indemnitee may submit one or more such requests from time to time and at such time(s) as Indemnitee deems appropriate in Indemnitee's sole discretion. The officer of the Company receiving any such request from Indemnitee shall, promptly upon receipt of such a request for indemnification, advise the Board of Trustees in writing that Indemnitee has requested indemnification.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) Upon written request by Indemnitee for indemnification pursuant to Section 10(a) above, a determination, if required by applicable law, with respect to Indemnitee's entitlement thereto shall promptly be made in the specific case: (i) if a Change in Control has occurred, by Independent Counsel, in a written opinion to the Board of Trustees, a copy of which shall be delivered to Indemnitee, which Independent Counsel shall be selected by Indemnitee and approved by the Board of Trustees in accordance with Section 2-418(e)(2)(ii) of the MGCL, which approval shall not be unreasonably withheld; or (ii) if a Change in Control has not occurred, (A) by a majority vote of the Disinterested Trustees or by the majority vote of a group of Disinterested Trustees designated by the Disinterested Trustees to make the determination, (B) if Independent Counsel has been selected by the Board of Trustees in accordance with Section 2-418(e)(2)(ii) of the MGCL and approved by Indemnitee, which approval shall not be unreasonably withheld or delayed, by Independent Counsel, in a written opinion to the Board of

------

Trustees, a copy of which shall be delivered to Indemnitee or (C) if so directed by the Board of Trustees, by the shareholders of the Company, excluding shares held by trustees or officers who are parties to the Proceeding. The Company will promptly advise Indemnitee in writing with respect to any determination that Indemnitee is or is not entitled to indemnification including a brief description as to why indemnification has been denied. If it is so determined that Indemnitee is entitled to indemnification, the Company shall make payment to Indemnitee within ten days after such determination. Indemnitee shall cooperate with the person, persons or entity making such determination with respect to Indemnitee's entitlement to indemnification, including providing to such person, persons or entity upon reasonable advance request any documentation or information which is not privileged or otherwise protected from disclosure and which is reasonably available to Indemnitee and reasonably necessary or appropriate to such determination in the discretion of the Board of Trustees or Independent Counsel if retained pursuant to clause (ii)(B) of this Section 10(b); provided, that the foregoing shall not require Indemnitee to take any action or refrain from taking any action if Indemnitee's legal counsel reasonably advises that doing so is reasonably likely to be prejudicial to Indemnitee's legal interests or rights in any other potential or pending Proceeding related to Indemnitee. Any Expenses incurred by Indemnitee in so cooperating with the person, persons or entity making such determination shall be borne by the Company (irrespective of the determination as to Indemnitee's entitlement to indemnification) and the Company shall indemnify and hold Indemnitee harmless therefrom.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) The Company shall pay the reasonable fees and expenses of Independent Counsel, if one is selected or engaged as described in clause (b) above.

Section 11. <u>Presumptions and Effect of Certain Proceedings</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) In making any determination with respect to entitlement to indemnification hereunder, the person or persons or entity (including any court having jurisdiction over the matter) making such determination shall presume that Indemnitee is entitled to indemnification under this Agreement if Indemnitee has submitted a request for indemnification in accordance with Section 10(a) of this Agreement, and the Company shall have the burden of overcoming that presumption in connection with the making of any determination contrary to that presumption. Neither the failure to make a determination pursuant to Section 10(b) as to whether indemnification is proper in the circumstances because Indemnitee has met any particular standard of conduct, nor an actual determination by the Company (including by the Board of Trustees or Independent Counsel) pursuant to Section 10(b) that Indemnitee has not met such standard of conduct, shall create a presumption that indemnification is not proper in the circumstances or create a presumption that Indemnitee has not met any particular standard of conduct.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) The termination of any Proceeding or of any claim, issue or matter therein, by judgment, order, settlement or conviction, upon a plea of *nolo contendere* or its equivalent, or entry of an order of probation prior to judgment, does not create a presumption that Indemnitee did not meet the requisite standard of conduct described herein for indemnification.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) The knowledge and/or actions, or failure to act, of any other trustee, officer, employee or agent of the Company or any other director, trustee, officer, partner, manager, managing member, fiduciary, employee or agent of any other foreign or domestic corporation, real estate investment trust, partnership, limited liability company, joint venture, trust, employee benefit

------

plan or other enterprise shall not be imputed to Indemnitee for purposes of determining any other right to indemnification under this Agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(d) For purposes of any determination of whether any act or omission of the Indemnitee met the requisite standard of conduct described herein for indemnification, each act or omission of the Indemnitee shall be deemed to have met such standard if the Indemnitee's action is based on the records or books of accounts of the Company, including financial statements, or on information supplied to the Indemnitee by the officers of the Company in the course of their duties, or on the advice of legal counsel for the Company or on information or records given or reports made to the Company by an independent certified public accountant or by an appraiser or other expert, provided, in each instance, such reliance is in accordance with Section 2-405.1(d) of the MGCL. The provisions of this Section 11(d) shall not be deemed to be exclusive or to limit in any way the other circumstances in which the Indemnitee may be deemed to have met the applicable standard of conduct set forth in this Agreement or under applicable law.

Section 12. <u>Remedies of Indemnitee</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) If (i) a determination is made pursuant to Section 10(b) of this Agreement that Indemnitee is not entitled to indemnification under this Agreement, (ii) advance of Expenses is not timely made pursuant to Sections 8 or 9 of this Agreement, (iii) no determination of entitlement to indemnification shall have been made pursuant to Section 10(b) of this Agreement within 60 days after receipt by the Company of the request for indemnification, (iv) payment of indemnification is not made pursuant to Sections 7 or 9 of this Agreement within ten days after receipt by the Company of a written request therefor, or (v) payment of indemnification or Expenses pursuant to any other section of this Agreement or the Declaration of Trust or Bylaws of the Company is not made within ten days after a determination has been made that Indemnitee is entitled to indemnification, Indemnitee shall be entitled to an adjudication in an appropriate court located in the State of Maryland, or in any other court of competent jurisdiction, or alternatively, at Indemnitee's option, in an arbitration conducted by a single arbitrator pursuant to the Commercial Arbitration Rules of the American Arbitration Association, of Indemnitee's entitlement to indemnification or advance of Expenses. If Indemnitee chooses to seek such adjudication or arbitration, Indemnitee shall commence a proceeding seeking an adjudication or an award in arbitration within 180 days following the date on which Indemnitee first has the right to commence such proceeding pursuant to this Section 12(a); provided, however, that the foregoing clause shall not apply to a proceeding brought by Indemnitee to enforce Indemnitee's rights under Section 7 of this Agreement. Except as set forth herein, the provisions of Maryland law (without regard to its conflicts of laws rules) shall apply to any such arbitration. The Company shall not oppose Indemnitee's right to seek any such adjudication or award in arbitration.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) In any judicial proceeding or arbitration commenced pursuant to this Section 12, Indemnitee shall be presumed to be entitled to indemnification or advance of Expenses, as the case may be, under this Agreement and the Company shall have the burden of proving that Indemnitee is not entitled to indemnification or advance of Expenses, as the case may be. If Indemnitee commences a judicial proceeding or arbitration pursuant to this Section 12, Indemnitee shall not be required to reimburse the Company for any advances pursuant to Section 8 of this Agreement until a final determination is made with respect to Indemnitee's entitlement to indemnification (as to which all rights of appeal have been exhausted or lapsed). The

------

Company shall, to the fullest extent not prohibited by law, be precluded from asserting in any judicial proceeding or arbitration commenced pursuant to this Section 12 that the procedures and presumptions of this Agreement are not valid, binding and enforceable and shall stipulate in any such court or before any such arbitrator that the Company is bound by all of the provisions of this Agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) If a determination shall have been made pursuant to Section 10(b) of this Agreement that Indemnitee is entitled to indemnification, the Company shall be bound by such determination in any judicial proceeding or arbitration commenced pursuant to this Section 12, absent a misstatement by Indemnitee of a material fact, or an omission of a material fact necessary to make Indemnitee's statement not materially misleading, in connection with the request for indemnification that was not disclosed in connection with the determination.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(d) In the event that Indemnitee is successful in seeking, pursuant to this Section 12, a judicial adjudication of or an award in arbitration to enforce Indemnitee's rights under, or to recover damages for breach of, this Agreement, Indemnitee shall be entitled to recover from the Company, and shall be indemnified by the Company for, any and all Expenses actually and reasonably incurred by Indemnitee in such judicial adjudication or arbitration. If it shall be determined in such judicial adjudication or arbitration that Indemnitee is entitled to receive part but not all of the indemnification or advance of Expenses sought, the Expenses incurred by Indemnitee in connection with such judicial adjudication or arbitration shall be reasonably proportioned.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(e) Interest shall be paid by the Company to Indemnitee at the maximum rate allowed to be charged for judgments under the Courts and Judicial Proceedings Article of the Annotated Code of Maryland for amounts which the Company pays or is obligated to pay for the period (i) commencing with either the tenth day after the date on which the Company was requested to advance Expenses in accordance with Sections 8 or 9 of this Agreement or the 60th day after the date on which the Company was requested to make the determination of entitlement to indemnification under Section 10(b) of this Agreement, as applicable, and (ii) ending on the date such payment is made to Indemnitee by the Company.

Section 13. <u>Defense of the Underlying Proceeding</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) Indemnitee shall notify the Company promptly in writing upon being served with any summons, citation, subpoena, complaint, indictment, request or other document relating to any Proceeding which may result in the right to indemnification or the advance of Expenses hereunder and shall include with such notice a description of the nature of the Proceeding and a summary of the facts underlying the Proceeding. The failure to give any such notice shall not disqualify Indemnitee from the right, or otherwise affect in any manner any right of Indemnitee, to indemnification or the advance of Expenses under this Agreement unless the Company's ability to defend in such Proceeding or to obtain proceeds under any insurance policy is materially and adversely prejudiced thereby, and then only to the extent the Company is thereby actually so prejudiced.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) Subject to the provisions of the last sentence of this Section 13(b) and of Section 13(c) below, the Company shall have the right to defend Indemnitee in any Proceeding which may give rise to indemnification hereunder; provided, however, that the Company shall notify

------

Indemnitee of any such decision to defend within 15 calendar days following receipt of notice of any such Proceeding under Section 13(a) above. The Company shall not, without the prior written consent of Indemnitee, which shall not be unreasonably withheld or delayed, consent to the entry of any judgment against Indemnitee or enter into any settlement or compromise with respect to Indemnitee which (i) includes an admission of fault of Indemnitee, (ii) does not include, as an unconditional term thereof, the full release of Indemnitee from all liability in respect of such Proceeding, which release shall be in form and substance reasonably satisfactory to Indemnitee, or (iii) would impose any Expense, judgment, fine, penalty, amount paid in settlement or limitation on Indemnitee. This Section 13(b) shall not apply to a Proceeding brought by Indemnitee under Section 12 of this Agreement.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) Notwithstanding the provisions of Section 13(b) above, if in a Proceeding to which Indemnitee is a party by reason of Indemnitee's Company Status, (i) Indemnitee reasonably concludes, based upon an opinion of outside counsel approved by the Company, which approval shall not be unreasonably withheld or delayed, that Indemnitee may have separate defenses or counterclaims to assert with respect to any issue which may not be consistent with other defendants in such Proceeding, (ii) Indemnitee reasonably concludes, based upon an opinion of outside counsel approved by the Company, which approval shall not be unreasonably withheld or delayed, that an actual or apparent conflict of interest or potential conflict of interest exists between Indemnitee and the Company, or (iii) if the Company fails to assume the defense of such Proceeding in a timely manner, Indemnitee shall be entitled to be represented by separate legal counsel of Indemnitee's choice, subject to the prior approval of the Company, which approval shall not be unreasonably withheld or delayed, at the expense of the Company. In addition, if the Company fails to comply with any of its obligations under this Agreement or in the event that the Company or any other person takes any action to declare this Agreement void or unenforceable, or institutes any Proceeding to deny or to recover from Indemnitee the benefits intended to be provided to Indemnitee hereunder, Indemnitee shall have the right to retain counsel of Indemnitee's choice, subject to the prior approval of the Company, which approval shall not be unreasonably withheld or delayed, at the expense of the Company (subject to Section 12(d) of this Agreement), to represent Indemnitee in connection with any such matter.

Section 14. <u>Non-Exclusivity; Survival of Rights</u>. The rights of indemnification and advancement of Expenses as provided by this Agreement shall not be exclusive of any other rights to which Indemnitee may at any time be entitled under applicable law, the Declaration of Trust or Bylaws of the Company, any agreement or a resolution of the shareholders entitled to vote generally in the election of trustees or of the Board of Trustees, or otherwise. Unless consented to in writing by Indemnitee, no amendment, alteration or repeal of the Declaration of Trust or Bylaws of the Company, this Agreement or of any provision hereof shall limit or restrict any right of Indemnitee under this Agreement, the Declaration of Trust or Bylaws of the Company in respect of any action taken or omitted by such Indemnitee in Indemnitee's Company Status prior to such amendment, alteration or repeal, regardless of whether a claim with respect to such action or inaction is raised prior or subsequent to such amendment, alteration or repeal. No right or remedy herein conferred is intended to be exclusive of any other right or remedy, and every other right or remedy shall be cumulative and in addition to every other right or remedy given hereunder, or under the Declaration of Trust or Bylaws of the Company, or now or hereafter existing at law, in equity or otherwise. The assertion of any right or remedy hereunder, under the Declaration of Trust or Bylaws of the Company, or otherwise, shall not prohibit the concurrent assertion or employment of any other right or remedy.

------

Section 15. <u>Insurance</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) The Company will use its reasonable best efforts to acquire trustees and officers liability insurance, on terms and conditions deemed appropriate by the Board of Trustees, with the advice of counsel, covering Indemnitee or any claim made against Indemnitee by reason of Indemnitee's Company Status and covering the Company for any indemnification or advance of Expenses made by the Company to Indemnitee for any claims made against Indemnitee by reason of Indemnitee's Company Status. In no event shall the terms of such trustees and officers liability insurance be less favorable to Indemnitee than the terms applicable to the Company's executive officers generally. In the event of a Change in Control, the Company shall maintain in force any and all directors and officers liability insurance policies that were maintained by the Company immediately prior to the Change in Control for a period of six years with the insurance carrier or carriers and through the insurance broker in place at the time of the Change in Control; provided, however, (i) if the carriers will not offer the same policy and an expiring policy needs to be replaced, a policy substantially comparable in scope and amount shall be obtained and (ii) if any replacement insurance carrier is necessary to obtain a policy substantially comparable in scope and amount, such insurance carrier shall have an AM Best rating that is the same or better than the AM Best rating of the existing insurance carrier; provided, further, however, in no event shall the Company be required to expend an amount per year of such extended six year coverage in excess of 250% of the annual premium or premiums paid by the Company for directors and officers liability insurance in effect on the date of the Change in Control (the "<u>Prior Annual Premium</u>"). In the event that 250% of the Prior Annual Premium (the "<u>Maximum Annual Premium Amount</u>") is insufficient for any one or more years of such extended coverage, then for any such year(s) the Company shall spend the Maximum Annual Premium Amount to purchase the maximum of such lesser coverage as may be obtained with such amount.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) Without in any way limiting any other obligation under this Agreement, the Company shall indemnify Indemnitee for any payment by Indemnitee which would otherwise be indemnifiable hereunder arising out of the amount of any deductible or retention and the amount of any excess of the aggregate of all judgments, penalties, fines, settlements and Expenses incurred by Indemnitee in connection with a Proceeding over the coverage of any insurance referred to in Section 15(a). The purchase, establishment and maintenance of any such insurance shall not in any way limit or affect the rights or obligations of the Company or Indemnitee under this Agreement except as expressly provided herein, and the execution and delivery of this Agreement by the Company and Indemnitee shall not in any way limit or affect the rights or obligations of the Company under any such insurance policies. If, at the time the Company receives notice from any source of a Proceeding to which Indemnitee is a party or a participant (as a witness or otherwise) the Company has trustee and officer liability insurance in effect, the Company shall give prompt notice of such Proceeding to the insurers in accordance with the procedures set forth in the respective policies and shall thereafter take all action reasonably necessary to cause such insurers to pay all amounts payable as a result of such Proceeding in accordance with the terms of such policies.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) The Indemnitee shall reasonably cooperate with the Company or any insurance carrier of the Company with respect to any Proceeding; provided, that the foregoing shall not require Indemnitee to take any action or refrain from taking any action if Indemnitee's legal counsel

------

reasonably advises that doing so is reasonably likely to be prejudicial to Indemnitee's legal interests or rights in any potential or pending Proceeding related to Indemnitee.

Section 16. <u>Coordination of Payments; Subrogation</u>. (a) The Company shall not be liable under this Agreement to make any payment of amounts otherwise indemnifiable or payable or reimbursable as Expenses hereunder if and to the extent that Indemnitee has otherwise actually received such payment under any insurance policy, contract, agreement or otherwise.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) In the event of any payment under this Agreement, the Company shall be subrogated to the extent of such payment to all of the rights of recovery of Indemnitee, who shall execute all documents or other instruments required and take all action necessary to secure such rights, including execution of such documents or other instruments as are necessary to enable the Company to bring suit to enforce such rights.

Section 17. <u>Contribution</u>. If the indemnification provided in this Agreement is unavailable in whole or in part and may not be paid to Indemnitee for any reason, other than for failure to satisfy the standard of conduct set forth in Section 4 or due to the provisions of Section 5, then, with respect to any Proceeding in which the Company is jointly liable with Indemnitee (or would be if joined in such Proceeding), to the fullest extent permissible under applicable law, the Company, in lieu of indemnifying and holding harmless Indemnitee, shall pay, in the first instance, the entire amount incurred by Indemnitee, whether for Expenses or judgments, penalties, fines, and/or amounts paid or to be paid in settlement, in connection with any Proceeding without requiring Indemnitee to contribute to such payment, and the Company hereby waives and relinquishes any right of contribution it may have at any time against Indemnitee.

Section 18. <u>Reports to Shareholders</u>. To the extent required by the MGCL or Maryland REIT Law, the Company shall report in writing to its shareholders the payment of any amounts for indemnification of, or advance of Expenses to, Indemnitee under this Agreement arising out of a Proceeding by or in the right of the Company with the notice of the meeting of shareholders of the Company next following the date of the payment of any such indemnification or advance of Expenses or prior to such meeting.

Section 19. <u>Duration of Agreement; Binding Effect</u>.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) This Agreement shall continue until and terminate on the later of (i) the date that Indemnitee shall have ceased to serve as a trustee, officer, employee or agent of the Company or as a director, trustee, officer, partner, manager, managing member, fiduciary, employee or agent of any other foreign or domestic corporation, real estate investment trust, partnership, limited liability company, joint venture, trust, employee benefit plan or other enterprise that such person is or was serving in such capacity at the request of the Company and (ii) the date that Indemnitee is no longer subject to any actual or possible Proceeding (including any rights of appeal thereto and any Proceeding commenced by Indemnitee pursuant to Section 12 of this Agreement).

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) The indemnification and advance of Expenses provided by, or granted pursuant to, this Agreement (i) shall be binding upon and be enforceable by the parties hereto and their respective successors and assigns (including any direct or indirect successor by purchase, merger, consolidation or otherwise to all or substantially all of the business or assets of the

------

Company), (ii) shall continue as to an Indemnitee who has ceased to be a director, officer, employee or agent of the Company or a director, trustee, officer, partner, manager, managing member, fiduciary, employee or agent of any other foreign or domestic corporation, real estate investment trust, partnership, limited liability company, joint venture, trust, employee benefit plan or other enterprise that such person is or was serving in such capacity at the request of the Company, and (iii) shall inure to the benefit of Indemnitee and Indemnitee's spouse, assigns, heirs, devisees, executors and administrators and other legal representatives.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(c) The Company shall require and cause any successor (whether direct or indirect by purchase, merger, consolidation or otherwise) to all, substantially all or a substantial part, of the business and/or assets of the Company, by written agreement in form and substance satisfactory to Indemnitee, expressly to assume and agree to perform this Agreement in the same manner and to the same extent that the Company would be required to perform if no such succession had taken place.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(d) The Company and Indemnitee agree that a monetary remedy for breach of this Agreement, at some later date, may be inadequate, impracticable and difficult to prove, and further agree that such breach may cause Indemnitee irreparable harm. Accordingly, the parties hereto agree that Indemnitee may enforce this Agreement by seeking injunctive relief and/or specific performance hereof, without any necessity of showing actual damage or irreparable harm and that by seeking injunctive relief and/or specific performance, Indemnitee shall not be precluded from seeking or obtaining any other relief to which Indemnitee may be entitled. Indemnitee shall further be entitled to such specific performance and injunctive relief, including temporary restraining orders, preliminary injunctions and permanent injunctions, without the necessity of posting bonds or other undertakings in connection therewith. The Company acknowledges that, in the absence of a waiver, a bond or undertaking may be required of Indemnitee by a court, and the Company hereby waives any such requirement of such a bond or undertaking.

Section 20. <u>Severability</u>. If any provision or provisions of this Agreement shall be held to be invalid, void, illegal or otherwise unenforceable for any reason whatsoever: (a) the validity, legality and enforceability of the remaining provisions of this Agreement (including, without limitation, each portion of any Section, paragraph or sentence of this Agreement containing any such provision held to be invalid, void, illegal or otherwise unenforceable that is not itself invalid, void, illegal or otherwise unenforceable) shall not in any way be affected or impaired thereby and shall remain enforceable to the fullest extent permitted by law; (b) such provision or provisions shall be deemed reformed to the extent necessary to conform to applicable law and to give the maximum effect to the intent of the parties hereto; and (c) to the fullest extent possible, the provisions of this Agreement (including, without limitation, each portion of any Section, paragraph or sentence of this Agreement containing any such provision held to be invalid, void, illegal or otherwise unenforceable, that is not itself invalid, void, illegal or otherwise unenforceable) shall be construed so as to give effect to the intent manifested thereby.

Section 21. <u>Counterparts</u>. This Agreement may be executed in one or more counterparts, (delivery of which may be by facsimile, or via e-mail as a portable document format (.pdf) or other electronic format), each of which will be deemed to be an original, and it will not be necessary in making proof of this Agreement or the terms of this Agreement to produce or

------

account for more than one such counterpart. One such counterpart signed by the party against whom enforceability is sought shall be sufficient to evidence the existence of this Agreement.

Section 22. <u>Headings</u>. The headings of the paragraphs of this Agreement are inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction thereof.

Section 23. <u>Modification and Waiver</u>. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by both of the parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions hereof (whether or not similar) nor, unless otherwise expressly stated, shall such waiver constitute a continuing waiver.

Section 24. <u>Notices</u>. All notices, requests, demands and other communications hereunder shall be in writing and shall be deemed to have been duly given if (i) delivered by hand and receipted for by the party to whom said notice or other communication shall have been directed, on the day of such delivery, or (ii) mailed by certified or registered mail with postage prepaid, on the third business day after the date on which it is so mailed:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(a) If to Indemnitee, to the address set forth on the signature page hereto.

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(b) If to the Company, to:

EPR Properties

909 Walnut Street, Suite 200

Kansas City, Missouri 64106

Attn: Secretary

or to such other address as may have been furnished in writing to Indemnitee by the Company or to the Company by Indemnitee, as the case may be.

Section 25. <u>Governing Law</u>. This Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of Maryland, without regard to its conflicts of laws rules.

Section 26. <u>Section 409A</u>. It is intended that any indemnification payment or advancement of Expenses made hereunder shall be exempt from Section 409A of the Internal Revenue Code of 1986, as amended, and the guidance issued thereunder ("<u>Section 409A</u>") pursuant to Treasury Regulation Section l .409A-l (b)(10). Notwithstanding the foregoing, if any indemnification payment or advancement of Expenses made hereunder shall be determined to be "nonqualified deferred compensation" within the meaning of Section 409A, then (i) the amount of the indemnification payment or advancement of Expenses during one taxable year shall not affect the amount of the indemnification payments or advancement of Expenses during any other taxable year, (ii) the indemnification payments or advancement of Expenses must be made on or before the last day of Indemnitee's taxable year following the year in which the expense was incurred, and (iii) the right to indemnification payments or advancement of Expenses hereunder is not subject to liquidation or exchange for another benefit.

------

Section 27. <u>Entire Agreement</u>. Without limiting any of the rights of Indemnitee under the Declaration of Trust or the Bylaws of the Company, as they may be amended from time to time, this Agreement constitutes the entire agreement between the parties hereto with respect to the subject matter hereof and supersedes all prior agreements and understandings, oral, written and implied, between the parties hereto with respect to the subject matter hereof (including without limitation any prior indemnification agreement between Indemnitee and the Company or its predecessors).

[SIGNATURE PAGE FOLLOWS]

------

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written.

---

| | |
|:---|:---|
| ATTEST: | EPR PROPERTIES |
|  | By: |
|  | Name: |
|  | Title: |
| WITNESS: | INDEMNITEE |
|  | Name: |
|  | Address: |

---

------

<u>EXHIBIT A</u>

FORM OF AFFIRMATION AND UNDERTAKING TO REPAY EXPENSES ADVANCED

To: The Board of Trustees of EPR Properties

Re: Affirmation and Undertaking

Ladies and Gentlemen:

This Affirmation and Undertaking is being provided pursuant to that certain Indemnification Agreement dated the _____ day of , 20__, by and between EPR Properties, a Maryland real estate investment trust (the "<u>Company</u>"), and the undersigned Indemnitee (the "<u>Indemnification Agreement</u>"), pursuant to which I am entitled to advance of Expenses in connection with [Description of Proceeding] (the "<u>Proceeding"</u>).

Terms used herein and not otherwise defined shall have the meanings specified in the Indemnification Agreement.

I am subject to the Proceeding by reason of my Company Status or by reason of alleged actions or omissions by me in such capacity. I hereby affirm my good faith belief that at all times, insofar as I was involved as [a trustee] [and] [an officer] of the Company, in any of the facts or events giving rise to the Proceeding, I (1) did not act with bad faith or active or deliberate dishonesty, (2) did not receive any improper personal benefit in money, property or services and (3) in the case of any criminal proceeding, had no reasonable cause to believe that any act or omission by me was unlawful.

In consideration of the advance by the Company for Expenses incurred by me in connection with the Proceeding (the "<u>Advanced Expenses</u>"), I hereby agree that if, in connection with the Proceeding, it is established that (1) an act or omission by me was material to the matter giving rise to the Proceeding and (a) was committed in bad faith or (b) was the result of active and deliberate dishonesty or (2) I actually received an improper personal benefit in money, property or services or (3) in the case of any criminal proceeding, I had reasonable cause to believe that the act or omission was unlawful, then I shall promptly reimburse the portion of the Advanced Expenses relating to the claims, issues or matters in the Proceeding as to which the foregoing findings have been established.

IN WITNESS WHEREOF, I have executed this Affirmation and Undertaking on this ___ day of , 20___.

Name:

## Ex-21

**EXHIBIT 21**

Subsidiaries of the Company

---

| | |
|:---|:---|
| <u>Subsidiary</u> | <u>Jurisdiction of Incorporation or Formation</u> |
| 1517267 BC ULC | British Columbia |
| 30 West Pershing, LLC | Missouri |
| Adelaar Developer II, LLC | Delaware |
| Adelaar Developer, LLC | Delaware |
| Atlantic - EPR I | Delaware |
| Atlantic - EPR II | Delaware |
| Blankenbaker X, LLC | Indiana |
| Brandywine X, LLC | Indiana |
| Burbank Village, Inc. | Delaware |
| Burbank Village, L.P. | Delaware |
| Calypso Property LP | Quebec |
| Cantera 30, Inc. | Delaware |
| Cantera 30 Theatre, L.P. | Delaware |
| Catskill Resorts TRS, LLC | Delaware |
| CLP Northstar Commercial, LLC | Delaware |
| CLP Northstar, LLC | Delaware |
| Columbia Screens TRS I, LLC | Delaware |
| Early Childhood Education, LLC | Delaware |
| Early Education Capital Solutions, LLC | Delaware |
| ECE I, LLC | Delaware |
| ECE II, LLC | Delaware |
| Education Capital Solutions, LLC | Delaware |
| EPR Accommodations, LLC | Delaware |
| EPR Ambassador Holdings, LLC | Delaware |
| EPR Apex, Inc. | Delaware |
| EPR Brews, LLC | Delaware |
| EPR Camelback, LLC | Delaware |
| EPR Canada, Inc. | Missouri |
| EPR Concord II, L.P. | Delaware |
| EPR Excavate, LLC | Delaware |
| EPR Experience, LLC | Delaware |
| EPR Fitness, LLC | Delaware |
| EPR Fitness II, LLC | Delaware |
| EPR Gaming Properties, LLC | Delaware |
| EPR Go Zone Holdings, LLC | Delaware |
| EPR Hospitality, LLC | Delaware |
| EPR International, Inc. | Maryland |
| EPR Karting, LLC | Delaware |
| EPR Links, LLC | Delaware |
| EPR Links DP, LLC | Delaware |
| EPR Links DP I, LLC | Delaware |
| EPR Links DP II, LLC | Delaware |
| EPR Links DP III, LLC | Delaware |
| EPR Links DP IV, LLC | Delaware |
| EPR Links DP V, LLC | Delaware |

---

------

---

| | |
|:---|:---|
| EPR Lodging, LLC | Delaware |
| EPR Louisiana TRS, Inc. | Delaware |
| EPR Marinas, LLC | Delaware |
| EPR Mountain, LLC | Delaware |
| EPR North Finance Trust | Ontario |
| EPR North Fitness, LLC | Delaware |
| EPR North GP ULC | British Columbia |
| EPR North Holdings GP ULC | British Columbia |
| EPR North Holdings LP | Ontario |
| EPR North Properties LP | Ontario |
| EPR North Trust | Kansas |
| EPR North US GP Trust | Delaware |
| EPR North US LP | Delaware |
| EPR NP Holdco ULC | British Columbia |
| EPR PA TRS, Inc. | Delaware |
| EPR Parks, LLC | Delaware |
| EPR Parks II, LLC | Delaware |
| EPR Resorts, LLC | Delaware |
| EPR Resorts Financing, LLC | Delaware |
| EPR Springs, LLC | Delaware |
| EPR Springs II, LLC | Delaware |
| EPR St. Petes TRS, Inc. | Delaware |
| EPR Thornton Holdings, Inc. | Delaware |
| EPR TRS Holdings, Inc. | Missouri |
| EPR TRS I, Inc. | Missouri |
| EPR TRS II, Inc. | Missouri |
| EPR TRS III, Inc. | Missouri |
| EPR TRS IV, Inc. | Missouri |
| EPR Tuscaloosa, LLC | Delaware |
| EPR Water, LLC | Delaware |
| EPR VC Acquisition, ULC | British Columbia |
| EPR Wisconsin TRS, Inc. | Delaware |
| EPT 301, LLC | Missouri |
| EPT 909, Inc. | Delaware |
| EPT Aliso Viejo, Inc. | Delaware |
| EPT Arroyo, Inc. | Delaware |
| EPT Auburn, Inc. | Delaware |
| EPT Biloxi, Inc. | Delaware |
| EPT Boise, Inc. | Delaware |
| EPT Chattanooga, Inc. | Delaware |
| EPT Columbiana, Inc. | Delaware |
| EPT Concord II, LLC | Delaware |
| EPT Concord, LLC | Delaware |
| EPT Davie, Inc. | Delaware |
| EPT Deer Valley, Inc. | Delaware |
| EPT DownREIT II, Inc. | Missouri |
| EPT DownREIT, Inc. | Missouri |
| EPT East, Inc. | Delaware |
| EPT Firewheel, Inc. | Delaware |
| EPT First Colony, Inc. | Delaware |

---

------

---

| | |
|:---|:---|
| EPT Fresno, Inc. | Delaware |
| EPT Gulf Pointe, Inc. | Delaware |
| EPT Hamilton, Inc. | Delaware |
| EPT Hattiesburg, Inc. | Delaware |
| EPT Huntsville, Inc. | Delaware |
| EPT Hurst, Inc. | Delaware |
| EPT Indianapolis, Inc. | Delaware |
| EPT Kenner, LLC | Delaware |
| EPT Kenner Tenant, LLC | Delaware |
| EPT Lafayette, Inc. | Delaware |
| EPT Lawrence, Inc. | Delaware |
| EPT Leawood, Inc. | Delaware |
| EPT Little Rock, Inc. | Delaware |
| EPT Macon, Inc. | Delaware |
| EPT Mad River, Inc. | Missouri |
| EPT Manchester, Inc. | Delaware |
| EPT Melbourne, Inc. | Missouri |
| EPT Mesa, Inc. | Delaware |
| EPT Mesquite, Inc. | Delaware |
| EPT Modesto, Inc. | Delaware |
| EPT Mount Snow, Inc. | Delaware |
| EPT New Roc GP, Inc. | Delaware |
| EPT New Roc, LLC | Delaware |
| EPT Nineteen, Inc. | Delaware |
| EPT Pensacola, Inc. | Missouri |
| EPT Pompano, Inc. | Delaware |
| EPT Raleigh Theatres, Inc. | Delaware |
| EPT Ski Properties, Inc. | Delaware |
| EPT Slidell, Inc. | Delaware |
| EPT South Barrington, Inc. | Delaware |
| EPT Twin Falls, LLC | Delaware |
| EPT Virginia Beach, Inc. | Delaware |
| EPT Waterparks, Inc. | Delaware |
| EPT White Plains, LLC | Delaware |
| EPT Wilmington, Inc. | Delaware |
| ERC Opportunity, LLC | Delaware |
| Flik Depositor, Inc. | Delaware |
| Flik, Inc. | Delaware |
| Foothill Ranch Screens TRS I, LLC | Delaware |
| GE EPR Warrens HoldCo Lessee, LLC | Delaware |
| GE EPR Warrens HoldCo Owner, LLC | Delaware |
| International Building Condominium Association, Inc. | Missouri |
| Kanata Entertainment Holdings, Inc. | New Brunswick |
| Kozy Rest EPR-NG Lessor, LLC | Delaware |
| Kozy Rest EPR-NG Lessee, LLC | Delaware |
| Kozy Rest PropCo, LLC | Delaware |
| Kozy Rest Lessee, LLC | Delaware |
| Kozy Rest Lessor, LLC | Delaware |
| McHenry FFE, LLC | Delaware |
| Megaplex Four, Inc. | Missouri |

---

------

---

| | |
|:---|:---|
| Megaplex Nine, Inc. | Missouri |
| Mississauga Entertainment Holdings, Inc. | New Brunswick |
| New Albany Screens TRS I, LLC | Delaware |
| New Roc Associates, L.P. | New York |
| Northgate X, LLC | Indiana |
| Oakville Entertainment Holdings, Inc. | New Brunswick |
| Richmond Screens TRS I, LLC | Delaware |
| Tampa Veterans 24, Inc. | Delaware |
| Tampa Veterans 24, L.P. | Delaware |
| Theatre Sub, Inc. | Missouri |
| Warrenville Screens TRS I, LLC | Delaware |
| ValCal EPR GP Inc. | Quebec |
| Valcartier Property LP | Quebec |
| WestCol Center, LLC | Delaware |
| Whitby Entertainment Holdings, Inc. | New Brunswick |

---

## Ex-23

**EXHIBIT 23**

**<u>Consent of Independent Registered Public Accounting Firm</u>**

We consent to the incorporation by reference in the registration statements (Nos. 333-287742, and 333-287744) on Form S-3, the registration statements (Nos. 333-215099 and 333-78803) on Form S-4, and the registration statements (Nos. 333-76625, 333-142831, 333-159465, 333-189028, 333-211815, 333-256932, and 333-287746) on form S-8 of our report dated February 26, 2026, with respect to the consolidated financial statements of EPR Properties and the effectiveness of internal control over financial reporting.

/s/ KPMG LLP

Chicago, Illinois

February 26, 2026

## Exhibit 31.1

**EXHIBIT 31.1**

**CERTIFICATION**

**PURSUANT TO RULE 13a-14(a) OR 15d-14(a) OF THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002.**

I, Gregory K. Silvers, certify that:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.I have reviewed this Annual Report on Form 10-K of EPR Properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a.designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b.designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;c.evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;d.disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a.all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b.any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

---

| | | |
|:---|:---|:---|
| Date: | February 26, 2026 | /s/ Gregory K. Silvers |
| | | Gregory K. Silvers |
| | | Chairman, President and Chief Executive Officer<br>(Principal Executive Officer) |

---

## Exhibit 31.2

**EXHIBIT 31.2**

**CERTIFICATION**

**PURSUANT TO RULE 13a-14(a) OR 15d-14(a) OF THE SECURITIES EXCHANGE ACT OF 1934, AS ADOPTED PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002.**

I, Mark A. Peterson, certify that:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;1.I have reviewed this Annual Report on Form 10-K of EPR Properties;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a.designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b.designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;c.evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;d.disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;a.all significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;b.any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

---

| | | |
|:---|:---|:---|
| Date: | February 26, 2026 | /s/ Mark A. Peterson |
| | | Mark A. Peterson |
| | | Executive Vice President, Chief Financial Officer and Treasurer<br>(Principal Financial Officer) |

---

## Exhibit 32.1

**EXHIBIT 32.1**

**CERTIFICATION OF PRINCIPAL EXECUTIVE OFFICER**

**PURSUANT TO 18 U.S.C. SECTION 1350 AS**

**ADOPTED PURSUANT TO SECTION 906 OF THE**

**SARBANES-OXLEY ACT**

I, Gregory K. Silvers, Chairman, President and Chief Executive Officer of EPR Properties (the "Issuer"), have executed this certification for furnishing to the Securities and Exchange Commission in connection with the filing with the Commission of the registrant's Annual Report on Form 10-K for the period ended December 31, 2025 (the "Report"). I hereby certify that, to the best of my knowledge and belief:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(1)the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(2)the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Issuer.

---

| |
|:---|
| /s/ Gregory K. Silvers |
| Gregory K. Silvers |
| Chairman, President and Chief Executive Officer |
| (Principal Executive Officer) |

---

Date: February 26, 2026

## Exhibit 32.2

**EXHIBIT 32.2**

**CERTIFICATION OF PRINCIPAL FINANCIAL OFFICER**

**PURSUANT TO 18 U.S.C. SECTION 1350 AS**

**ADOPTED PURSUANT TO SECTION 906 OF THE**

**SARBANES-OXLEY ACT**

I, Mark A. Peterson, Executive Vice President, Chief Financial Officer and Treasurer of EPR Properties (the "Issuer"), have executed this certification for furnishing to the Securities and Exchange Commission in connection with the filing with the Commission of the registrant's Annual Report on Form 10-K for the period ended December 31, 2025 (the "Report"). I hereby certify that, to the best of my knowledge and belief:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(1)the Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;(2)the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Issuer.

---

| |
|:---|
| /s/ Mark A. Peterson |
| Mark A. Peterson<br>Executive Vice President, Chief Financial Officer and Treasurer (Principal Financial Officer) |

---

Date: February 26, 2026

<br>