# EDGAR Filing Document

**Accession Number:** 0001988494
**File Stem:** 0001193125-26-066990
**Filing Date:** 2026-2
**Character Count:** 84543
**Document Hash:** eea2e685ca12961ccd8c3bc7e7f4147d
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001193125-26-066990.hdr.sgml**: 20260224

**ACCESSION NUMBER**: 0001193125-26-066990

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 37

**CONFORMED PERIOD OF REPORT**: 20260224

**ITEM INFORMATION**: Results of Operations and Financial Condition

**ITEM INFORMATION**: Regulation FD Disclosure

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20260224

**DATE AS OF CHANGE**: 20260224

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** FrontView REIT, Inc.
- **CENTRAL INDEX KEY:** 0001988494
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 932133671
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-42301
- **FILM NUMBER:** 26671656

**BUSINESS ADDRESS:**
- **STREET 1:** 3131 MCKINNEY AVENUE
- **STREET 2:** SUITE L10
- **CITY:** DALLAS
- **STATE:** TX
- **ZIP:** 75204
- **BUSINESS PHONE:** (469) 906-7300

**MAIL ADDRESS:**
- **STREET 1:** 3131 MCKINNEY AVENUE
- **STREET 2:** SUITE L10
- **CITY:** DALLAS
- **STATE:** TX
- **ZIP:** 75204

?xml version='1.0' encoding='ASCII'? 8-K

**UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549**

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## FORM 8-K

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**CURRENT REPORT**

**Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934**

**Date of Report (Date of earliest event reported):** February 24, 2026<br>

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FrontView REIT, Inc.

**(Exact name of Registrant as Specified in Its Charter)**

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---

| | | |
|:---|:---|:---|
| Maryland | 001-42301 | 93-2133671 |
| **(State or Other Jurisdiction<br>of Incorporation)** | **(Commission File Number)** | **(IRS Employer<br>Identification No.)** |
| 3131 McKinney Avenue<br>Suite L10 |  |  |
| Dallas**,** Texas |  | 75204 |
| **(Address of Principal Executive Offices)** |  | **(Zip Code)** |

---

**Registrant's Telephone Number, Including Area Code:** 214 796-2445<br>

**(Former Name or Former Address, if Changed Since Last Report)**

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Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

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

---

| | | |
|:---|:---|:---|
| **<br>Title of each class** | **Trading<br>Symbol(s)** | **<br>Name of each exchange on which registered** |
| Common stock $0.01 par value per share | FVR | New York Stock Exchange |

---

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§ 230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§ 240.12b-2 of this chapter).

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 accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

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## Item 2.02 Results of Operations and Financial Condition.
On February 24, 2026, FrontView REIT, Inc. (the "Company") issued a press release announcing its financial results for the quarter and year ended December 31, 2025. A copy of the press release is attached hereto as Exhibit 99.1 and is incorporated herein by reference. The press release is also available on the Company's website.

## Item 7.01 – Regulation FD Disclosure
On February 24, 2026, the Company made available on its website an updated presentation containing quarterly supplemental information pertaining to its operations and financial results for the quarter and year ended December 31, 2025. A copy of the quarterly supplemental information is attached hereto as Exhibit 99.2 and is incorporated herein by reference.

The information contained in Item 2.02 and 7.01 hereof, including the information contained in Exhibit 99.1 and quarterly supplemental information attached as Exhibit 99.2, are being "furnished" and shall not be deemed to be "filed" for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that section, nor shall such information be deemed to be incorporated by reference in any filing under the Securities Act of 1933, as amended, or the Exchange Act, except as shall be expressly set forth by specific reference in such filing. References to the Company's website in this Current Report on Form 8-K and in the attached Exhibit 99.1 and Exhibit 99.2 do not incorporate by reference the information on such website into this Current Report on Form 8-K and the Company disclaims any such incorporation by reference.

## Item 9.01 Financial Statements and Exhibits.
(d) Exhibits

**INDEX TO EXHIBITS**

---

| | |
|:---|:---|
| **Exhibit No.** | **Description** |
| 99.1 | [<u>Press Release Dated February 24, 2026</u>](fvr-ex99_1.htm) |
| 99.2 | [<u>Quarterly Supplemental Information for the Quarter Ended December 31, 2025</u>](fvr-ex99_2.htm) |
| 104 | Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document |

---

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**SIGNATURES**

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

---

| | | | |
|:---|:---|:---|:---|
|  |  |  | FrontView REIT, Inc. |
| Date: | February 24, 2026 | By:  | /s/ Pierre Revol |
|  |  |  | Pierre Revol<br>Chief Financial Officer, Treasurer, and Secretary |

---

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## Exhibit 99.1

**EXHIBIT 99.1**

**For Immediate Release**

**February 24, 2026**

![img107716227_0.jpg](img107716227_0.jpg)<br>

**FrontView REIT Announces Fourth Quarter and Full Year 2025 Results and Updated 2026 Guidance**

**Dallas, TX** – FrontView REIT, Inc. (NYSE: FVR) (the "Company", "FrontView", "we", "our", or "us"), today announced its operating results for the quarter and year ended December 31, 2025.

# MANAGEMENT COMMENTARY
Stephen Preston, CEO and Chairman, commented, "2025 marked FrontView's first full year as a public company and an important period in establishing the foundation of a strong, real estate-driven business. The year was defined by disciplined execution, conservative decision-making, and the deliberate strengthening of our portfolio, balance sheet, and leadership team to support long-term value creation. Our best-in-class property level disclosure reflects our real-estate first differentiated approach. In 2025, we added 32 properties to the portfolio, expanding the asset base by 16% relative to the IPO, while also selling 36 properties, representing 10% of the IPO asset base. Going into 2026, we have capital in-place to fund our acquisition pipeline, we expect to maintain significant liquidity with low leverage and we anticipate further optimizing of our portfolio by adding high quality assets with frontage that fit our real-estate focused approach."

# FOURTH QUARTER 2025 HIGHLIGHTS
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Generated net loss of $5.2 million, or $(0.19) per share with funds from operations ("FFO") of $6.1 million, or $0.22 per share and adjusted funds from operations ("AFFO") of $8.6 million, or $0.31 per share

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Acquired 7 properties for $41.3 million at an average capitalization of 7.46% and a weighted average lease term of 13.1 years

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Sold 11 properties, including 7 occupied properties for $17.8 million in gross proceeds with an average capitalization rate of 6.82% on the occupied properties and a weighted average lease term of 6.9 years

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Maintained a strong balance sheet with net debt to Adjusted EBITDAre of 5.6x, Fixed Charge Coverage Ratio of 3.6x, and $223.0 million of total available liquidity

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Improved occupancy to 98.7% with annualized base rent of $62.9 million

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Paid a $0.215 dividend, equating to a 5.8% dividend yield based on our stock price as of December 31, 2025 and a 69.4% AFFO payout ratio

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Signed a $75.0 million delayed-draw convertible perpetual preferred equity investment led by Maewyn Capital Partners

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;•Increased disclosure to include 100% of locations, 100% of ABR and 100% of tenants

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# SUMMARIZED FINANCIAL RESULTS

# The following table summarizes the Company's select financial results for the three months ended December 31, 2025, and 2024, for the year ended December 31, 2025, the period from October 3, 2024 to December 31, 2024 and the Predecessor period from January 1, 2024 to October 2, 2024:

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
|  | **Successor** | **Combined Successor and Predecessor** | **Successor** | **Successor** | **Predecessor** <sup>(1)</sup> |
|  | **For the three months ended December 31,** | **For the three months ended December 31,** | **For the year ended December 31,** | **Period from October 3 through December 31,** | **Period from January 1 through October 2,** |
| *(unaudited, in thousands, except share and per share amounts)* | **2025** | **2024** | **2025** | **2024** | **2024** |
| Revenues | $16515 | $15514 | $67115 | $15177 | $44740 |
| Net loss, including non-controlling interest | $(5243) | $(21488) | $(5563) | $(4822) | $(26387) |
| Net loss per share | $(0.19) | $(0.78) | $(0.22) | $(0.19) | $— |
| FFO | $6058 | $(9963) | $26073 | $6537 | $(4552) |
| FFO per share | $0.22 | $(0.36) | $0.94 | $0.24 | $— |
| AFFO <sup>(2)</sup> | $8636 | $9055 | $34722 | $8979 | $14564 |
| AFFO per share | $0.31 | $0.33 | $1.25 | $0.33 | $— |
| Diluted Weighted Average Shares Outstanding | 27874696 | 27577692 | 27839861 | 27577692 | **—** |

---

*(1) The Company determined that FFO per share and AFFO per share in the Predecessor period would not be meaningful to users of this filing, given the different unitholders in the Predecessor.*

*(2) In 2025, lease termination fees are not adjusted for AFFO purposes. 2024 AFFO figures included an adjustment for lease termination fees.*

# NET INVESTMENT ACTIVITY
The following table summarizes the Company's investments and dispositions for the three months and the year ended December 31, 2025:

---

| | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|
|  | **For the three months ended<br>December 31, 2025** | **For the three months ended<br>December 31, 2025** | **For the three months ended<br>December 31, 2025** | **For the year ended<br>December 31, 2025** | **For the year ended<br>December 31, 2025** | **For the year ended<br>December 31, 2025** |
| *(unaudited, in thousands, except # of properties and percentages)* | **# of Properties** | **Amount** | **Amount** | **# of Properties** | **Amount** | **Amount** |
| Investments | 7 | $| 41300 | 32 | $| 124094 |
| Less dispositions | 11 |  | 20440 | 36 |  | 78048 |
| Investment activity | (4) | $| 20860 | (4) | $| 46046 |
| **Investment activity** |  |  |  |  |  |  |
| Cash yield <sup>(1)</sup> |  | 7.46% | 7.46% |  | 7.74% | 7.74% |
| Economic yield |  | 7.83% | 7.83% |  | 8.15% | 8.15% |
| Investment grade |  | 55.3% | 55.3% |  | 18.4% | 18.4% |
| Average annual escalators |  | 1.2% | 1.2% |  | 1.4% | 1.4% |
| Weighted average lease term (years) |  |  | 13.1 |  |  | 12.4 |
| **Disposition activity** |  |  |  |  |  |  |
| Cash yield <sup>(1)</sup> |  | 6.82% | 6.82% |  | 6.79% | 6.79% |
| Weighted average lease term (years) |  |  | 6.9 |  |  | 7.9 |

---

*(1) Includes near-term lease extensions as the underwritten capitalization rate.*

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# PORTFOLIO UPDATE
The following table summarizes the Company's real estate portfolio as of December 31, 2025:

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| | | |
|:---|:---|:---|
|  | **December 31, 2025** | **December 31, 2025** |
| Number of properties |  | 303 |
| Annualized base rent (000s) | $| 62852 |
| Gross real estate investment (000s) | $| 912385 |
| Average rent per square foot | $| 23.74 |
| Rentable square feet (000s) |  | 2687 |
| Number of concepts |  | 155 |
| Number of industries |  | 16 |
| Occupancy | 98.7% | 98.7% |
| Weighted average lease term (years) |  | 7.4 |
| Investment grade % | 34.8% | 34.8% |

---

# BALANCE SHEET AND LIQUIDITY
The following tables summarize the Company's leverage, fixed charge coverage and liquidity as of December 31, 2025:

---

| | |
|:---|:---|
| **Leverage and Fixed Charge** | **December 31, 2025** |
| Net Debt/ Annualized EBITDAre | 7.6x |
| Net Debt/ Annualized Adjusted EBITDAre | 5.6x |
| Fixed Charge Coverage Ratio | 3.6x |

---

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| | |
|:---|:---|
| **Liquidity** | **December 31, 2025** |
| Unused convertible preferred equity <sup>(1)</sup> | $75000 |
| Unused revolver capacity | 134500 |
| Cash and cash equivalents | 13518 |
| Total liquidity | $223018 |

---

*(1) On February 10, 2026, the Company completed an initial issuance of $25.0 million of Series A Preferred Stock per the terms of the investment agreement.*

# DISTRIBUTIONS
On February 24, 2026, our board of directors declared a quarterly dividend of $0.215 per common share and OP unit to holders of record as of March 31, 2026, and $0.906 on the Series A Preferred Stock, payable on or before April 15, 2026.

# 2026 UPDATED GUIDANCE
The Company is revising full year 2026 AFFO per share and net investment guidance with the table below summarizing the key underlying assumptions.

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| | | |
|:---|:---|:---|
|  | **Prior Guidance** | **Current Guidance** |
| AFFO per share | $1.26 to $1.30 | $1.27 to $1.32 |
| Net investment activity | Approximately $100.0 million | Approximately $100.0 million |

---

Our per share results are sensitive to both the timing and amount of real estate investments, property dispositions, and capital markets activities that occur throughout the year.

We do not provide guidance for the most comparable GAAP financial measure, net income, or a reconciliation of the forward-looking non-GAAP financial measure of AFFO to net income computed in accordance with GAAP, because we are unable to reasonably predict, without unreasonable efforts, certain items that would be contained in the GAAP measure, including items that are not indicative of our ongoing operations, including, without limitation, potential impairments of real estate assets, net gain/loss on dispositions of real estate assets, changes in allowance for credit losses, and stock-based compensation expense. These items are uncertain, depend on various factors, and could have a material impact on our GAAP results for the guidance periods.

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**CONFERENCE CALL AND WEBCAST**

# The Company will host its fourth quarter earnings conference call and audio webcast on Wednesday, February 25, 2026, at 10:00 a.m. Central Time.
To access the live webcast, which will be available in listen-only mode, please visit: https://events.q4inc.com/attendee/519923397. If you prefer to listen via phone, U.S. participants may dial: 1-800-549-8228 (toll free) or 1-646-564-2877 (local), conference ID 59665.

A replay of the conference call webcast will be available approximately one hour after the conclusion of the live broadcast. To listen to a replay of the call via the web, which will be available for one year, please visit: investor.frontviewreit.com.

# About FrontView REIT, Inc.
FrontView is an internally-managed net-lease real estate investment trust ("REIT") that is experienced in acquiring, owning and managing properties with frontage that are net leased to a diversified group of tenants. We have selected the name "FrontView" to reflect our unique "real estate first" investment strategy. This approach targets properties with frontage located in prominent retail areas that can attract multiple tenants and can have replaceable rents. Our target properties have direct frontage on high-traffic roads, ensuring high visibility to consumers with adaptable spaces that can typically work for various usages. We are a growing net-lease REIT and own a well-diversified portfolio of 303 properties with direct frontage across 37 U.S. states as of December 31, 2025. FrontView's tenants typically include service-oriented businesses, such as medical and dental providers, quick service restaurants, casual dining, other service providers, financial institutions, cellular stores, automotive stores, fitness operators, discount retail, convenience stores and gas stations, automotive dealers, car washes, home improvement stores, other necessity tenants, pharmacies, as well as professional services tenants.

## Forward-Looking Statements
This press release contains "forward-looking" statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, regarding, among other things, our plans, strategies, and prospects, both business and financial. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as "outlook," "potential," "may," "will," "should," "could," "seeks," "approximately," "projects," "predicts," "expect," "intends," "anticipates," "estimates," "plans," "would be," "believes," "continues," or the negative version of these words or other comparable words. Forward-looking statements, including 2026 guidance and assumptions, our ability to close one or more sales of Convertible Preferred Shares pursuant to the investment agreement, to execute our business and acquisition strategies, or to realize accretion to AFFO, involve known and unknown risks and uncertainties, which may cause FVR's actual future results to differ materially from expected results, including, without limitation, risks and uncertainties related to general economic conditions, including but not limited to fluctuations in the rate of inflation and/or interest rates, local real estate conditions, tenant financial health, property investments and acquisitions, and the timing and uncertainty of completing these property investments and acquisitions, and uncertainties regarding future distributions to our stockholders. These and other risks, assumptions, and uncertainties are described in Item 1A. "Risk Factors" of the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2024, which the Company filed with the SEC on March 20, 2025, and the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2025, which was filed with the SEC on August 14, 2025, which you are encouraged to read, and is available on the SEC's website at www.sec.gov. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those indicated or anticipated by such forward-looking statements. Accordingly, you are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date they are made. The Company assumes no obligation to, and does not currently intend to, update any forward-looking statements after the date of this press release, whether as a result of new information, future events, changes in assumptions, or otherwise.

## Notice Regarding Non-GAAP Financial Measures
In addition to our reported results and net earnings per diluted share, which are financial measures presented in accordance with GAAP, this press release contains and may refer to certain non-GAAP financial measures, including Funds from Operations ("FFO"), Adjusted Funds from Operations ("AFFO"), EBITDA, EBITDAre, Adjusted EBITDAre, Annualized Adjusted EBITDAre, Adjusted Net Operating Income ("NOI"), Annualized Adjusted NOI, Adjusted Cash NOI, Annualized Adjusted Cash NOI, Net Debt and Fixed Charge Coverage Ratio.

We believe the use of FFO and AFFO are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO should not be considered alternatives to net income as a performance measure or to cash flows from operations, as reported on our statement of cash flows, or as a liquidity measure, and should be considered in addition to, and not in lieu of, GAAP financial measures.

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We believe EBITDA and EBITDAre are useful to investors and analysts because they provide important supplemental information about our operating performance exclusive of certain non-cash and other costs. EBITDA and EBITDAre are not measures of financial performance under GAAP, and our EBITDA and EBITDAre may not be comparable to similarly titled measures of other companies. You should not consider our EBITDA and EBITDAre as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

We believe Adjusted NOI and Adjusted Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level. Adjusted NOI and Adjusted Cash NOI are not measurements of financial performance under GAAP and may not be comparable to similarly titled measures of other companies. You should not consider our measures as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

We believe presenting Net Debt to Annualized Adjusted EBITDAre is useful to investors because they provide information about Gross Debt less cash and cash equivalents, which could be useful to repay debt, compared to our performance as measured using EBITDAre and Annualized Adjusted EBITDAre. You should not consider our Annualized Adjusted EBITDAre as an alternative to net income or cash flows from operating activities determined in accordance with GAAP.

We believe the Fixed Charge Coverage Ratio is useful to investors to show the Company's ability to cover its fixed charges including interest expense, principal repayments of debt and dividends. You should not consider our Fixed Charge Coverage Ratio as an alternative to net income or cash flows from operating activities determined in accordance with GAAP.

A reconciliation of non-GAAP measures to the most directly comparable GAAP financial measure and statements of why management believes these measures are useful to investors are included below.

**Company Contact** 

investorrelations@frontviewreit.com

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**FRONTVIEW REIT, INC.**

**CONSOLIDATED BALANCE SHEETS**

*(in thousands, except share and per share amounts)*

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| | | |
|:---|:---|:---|
|  | **December 31,<br>2025** | **December 31,<br>2024** |
| **ASSETS** |  |  |
| &nbsp;&nbsp;&nbsp;Real estate held for investment, at cost |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Land | $**329478** | $332944 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Buildings and improvements | **417393** | 386462 |
| &nbsp;&nbsp;&nbsp;Total real estate held for investment, at cost | **746871** | 719406 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Less accumulated depreciation | **(48204)** | (40398) |
| &nbsp;&nbsp;&nbsp;Real estate held for investment, net | **698667** | 679008 |
| &nbsp;&nbsp;&nbsp;Assets held for sale | **12493** | 5898 |
| &nbsp;&nbsp;&nbsp;Mortgage loans receivable | **10324** |  |
| &nbsp;&nbsp;&nbsp;Cash and cash equivalents | **13518** | 5094 |
| &nbsp;&nbsp;&nbsp;Intangible lease assets, net | **99489** | 114868 |
| &nbsp;&nbsp;&nbsp;Other assets | **19952** | 16941 |
| **Total assets** | $**854443** | $821809 |
| **LIABILITIES AND EQUITY** |  |  |
| **Liabilities** |  |  |
| &nbsp;&nbsp;&nbsp;Debt, net | $**314251** | $266538 |
| &nbsp;&nbsp;&nbsp;Intangible lease liabilities, net | **14474** | 14735 |
| &nbsp;&nbsp;&nbsp;Accounts payable and accrued liabilities | **32494** | 17858 |
| **Total liabilities** | **361219** | 299131 |
| **Equity** |  |  |
| &nbsp;&nbsp;&nbsp;FrontView REIT, Inc. equity |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Common Stock, $0.01 par value 450,000,000 shares authorized, 22,111,165 shares issued and outstanding as of December 31, 2025 | **221** | 173 |
| &nbsp;&nbsp;&nbsp;&nbsp;Additional paid-in capital | **420024** | 331482 |
| &nbsp;&nbsp;&nbsp;&nbsp;Accumulated deficit | **(28149)** | (6834) |
| &nbsp;&nbsp;&nbsp;&nbsp;Accumulated other comprehensive loss | **(901)** |  |
| &nbsp;&nbsp;&nbsp;Total FrontView REIT, Inc. equity | **391195** | 324821 |
| &nbsp;&nbsp;&nbsp;Non-controlling interests | **102029** | 197857 |
| **Total equity** | **493224** | 522678 |
| **Total liabilities and equity** | $**854443** | $821809 |

---

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**FRONTVIEW REIT, INC.**

**CONSOLIDATED STATEMENTS OF OPERATIONS AND COMPREHENSIVE LOSS**

*(unaudited, in thousands, except share and per share amounts)*

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
|  | **Successor** | **Combined Successor and Predecessor** | **Successor** | **Successor** | **Predecessor** <sup>(1)</sup> |
|  | **For the three months ended December 31,** | **For the three months ended December 31,** | **For the year ended December 31,** | **Period from October 3 through December 31,** | **Period from January 1 through October 2,** |
|  | **2025** | **2024** | **2025** | **2024** | **2024** |
| **Revenues** |  |  |  |  |  |
| &nbsp;&nbsp;Rental revenues | $**16320** | $15502 | $**66526** | $15165 | $44497 |
| &nbsp;&nbsp;Interest income on mortgage loans | **186** | **—** | **350** | **—** | **—** |
| &nbsp;&nbsp;Other income | **9** | 12 | **239** | 12 | 243 |
| &nbsp;&nbsp;Total revenues | **16515** | 15514 | **67115** | 15177 | 44740 |
| **Operating expenses** |  |  |  |  |  |
| &nbsp;&nbsp;Depreciation and amortization | **8485** | 7634 | **33107** | 7468 | 21581 |
| &nbsp;&nbsp;Property operating expenses | **2442** | 2218 | **9741** | 2170 | 5742 |
| &nbsp;&nbsp;Property management fees | **—** | 60 | **—** |  | 1561 |
| &nbsp;&nbsp;Asset management fees | **—** | 22 | **—** |  | 3124 |
| &nbsp;&nbsp;General and administrative expenses | **3705** | 2850 | **12935** | 2787 | 2122 |
| &nbsp;&nbsp;Total operating expenses | **14632** | 12784 | **55783** | 12425 | 34130 |
| **Other expenses (income)** |  |  |  |  |  |
| &nbsp;&nbsp;Interest expense | **4308** | 3593 | **18016** | 3452 | 19896 |
| &nbsp;&nbsp;Gain on sale of real estate | **(2682)** |  | **(11926)** |  | (337) |
| &nbsp;&nbsp;Impairment loss | **5498** | 3891 | **10455** | 3891 | 591 |
| &nbsp;&nbsp;Income taxes | **2** | 236 | **350** | 231 | 349 |
| &nbsp;&nbsp;Total other expenses | **7126** | 7720 | **16895** | 7574 | 20499 |
| Operating loss | **(5243)** | (4990) | **(5563)** | (4822) | (9889) |
| Internalization expense | **—** | (16498) | **—** |  | (16498) |
| **Net loss** | **(5243)** | (21488) | **(5563)** | (4822) | (26387) |
| Less: Net loss attributable to convertible non-controlling preferred interests | **—** | 4519 | **—** |  | 7171 |
| Less: Net loss attributable to non-controlling interests | **1133** | 1825 | **1734** | 1825 |  |
| Net loss attributable to NADG NNN Property Fund LP (Predecessor) and to FrontView REIT, Inc. (Successor) | $**(4110)** | $(15144) | $**(3829)** | $(2997) | $(19216) |
| **Weighted average number of common shares outstanding** |  |  |  |  |  |
| &nbsp;&nbsp;Basic | **21783999** | 16258728 | **19755810** | 16258728 | **—** |
| &nbsp;&nbsp;Diluted | **27874696** | 27577692 | **27839861** | 27577692 | **—** |
| **Net loss per share attributable to common stockholders** |  |  |  |  |  |
| &nbsp;&nbsp;Basic | $**(0.19)** | $(0.78) | $**(0.22)** | $(0.19) | $**—** |
| &nbsp;&nbsp;Diluted | $**(0.19)** | $(0.78) | $**(0.22)** | $(0.19) | $**—** |

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*(1) The Company determined that earnings per unit in the Predecessor period would not be meaningful to users of this filing, given the different unitholders in the Predecessor.*

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# Reconciliation of Non-GAAP Measures
The following is a reconciliation of net loss (which is the most comparable GAAP measure) to FFO and AFFO:

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| | | | | | |
|:---|:---|:---|:---|:---|:---|
|  | **Successor** | **Combined Successor and Predecessor** | **Successor** | **Successor** | **Predecessor** <sup>(1)</sup> |
|  | **For the three months ended December 31,** | **For the three months ended December 31,** | **For the year ended December 31,** | **Period from October 3 through December 31,** | **Period from January 1 through October 2,** |
| *(unaudited, in thousands, except per share amounts)* | **2025** | **2024** | **2025** | **2024** | **2024** |
| **Net loss** | $(5243) | $(21488) | $(5563) | $(4822) | $(26387) |
| &nbsp;&nbsp;Depreciation on real property and amortization of real estate intangibles <sup>(2)</sup> | 8485 | 7634 | 33107 | 7468 | 21581 |
| &nbsp;&nbsp;Gain on sale of real estate | (2682) |  | (11926) |  | (337) |
| &nbsp;&nbsp;Impairment loss | 5498 | 3891 | 10455 | 3891 | 591 |
| **Funds from Operations ("FFO")** | $6058 | $(9963) | $26073 | $6537 | $(4552) |
| Diluted Weighted Average Shares Outstanding | 27875 | 27578 | 27840 | 27578 |  |
| **FFO per share** | $**0.22** | $**(0.36)** | $**0.94** | $**0.24** | $**—** |
| &nbsp;&nbsp;Straight-line rent adjustments | (161) | (329) | (621) | (322) | (971) |
| &nbsp;&nbsp;Amortization of financing transaction and discount costs | 404 | 1588 | 1603 | 1588 | 3145 |
| &nbsp;&nbsp;Amortization of above/below market lease intangibles <sup>(3)</sup> | 1038 | 167 | 3342 | 164 | 1341 |
| &nbsp;&nbsp;Stock-based compensation | 763 | 608 | 2328 | 608 |  |
| &nbsp;&nbsp;Lease termination fees <sup>(4)</sup> |  | (342) |  | (342) | (1384) |
| &nbsp;&nbsp;Adjustment for structuring and public company readiness costs | 46 | 662 | 386 | 662 | 487 |
| &nbsp;&nbsp;Adjustment for internalization expenses |  | 16580 |  |  | 16498 |
| &nbsp;&nbsp;Other non-recurring expenses <sup>(5)</sup> | 488 | 84 | 1611 | 84 |  |
| **Adjusted Funds from Operations ("AFFO")** | $8636 | $9055 | $34722 | $8979 | $14564 |
| Diluted Weighted Average Shares Outstanding | 27875 | 27578 | 27840 | 27578 |  |
| **AFFO per share** | $**0.31** | $**0.33** | $**1.25** | $**0.33** | $— |

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*(1) The Company determined that per share amounts in the Predecessor period would not be meaningful to users of this filling, given the different unitholders in the predecessor.*

*(2) Includes write-offs of intangibles of $0.9 million and $0.3 million for three months ended December 31, 2025, and 2024, respectively, $2.5 million for the year ended December 31, 2025, $0.3 million for the period from October 3, 2024 to December 31, 2024 and $0.3 million for the Predecessor period from January 1, 2024 to October 2, 2024.*

*(3) Includes write-offs of $0.5 million and $(0.3) million for the three months ended December 31, 2025, and 2024, respectively, $0.9 million for the year ended December 31, 2025 and $(0.3) million for the period from October 3, 2024 to December 31, 2024.*

*(4) In 2025, lease termination fees are not adjusted for AFFO purposes. 2024 AFFO figures included an adjustment for lease termination fees.*

*(5) Other non-recurring expenses included one time legal expenses related to corporate agreements including amendments to credit facilities and OP structure, severance charges, deal pursuit costs and other non-recurring items.*

Our reported results and net earnings per diluted share are presented in accordance with GAAP. We also disclose FFO and AFFO, each of which are non-GAAP measures. We believe these non-GAAP financial measures are industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO should not be considered alternatives to net income as a performance measure or to cash flows from operations, as reported on our statement of cash flows, or as a liquidity measure, and should be considered in addition to, and not in lieu of, GAAP financial measures.

We compute FFO in accordance with the standards established by the Board of Governors of the National Association of Real Estate Investment Trusts ("Nareit"). Nareit defines FFO as GAAP net income or loss adjusted to exclude net gains (losses) from sales of certain depreciated real estate assets, depreciation and amortization expense from real estate assets, gains and losses from change in control, and impairment charges related to certain previously depreciated real estate assets. To derive AFFO, we modify the Nareit computation of FFO to include other adjustments to GAAP net income related to certain non-cash or non-recurring revenues and expenses, including straight-line rents, cost of debt extinguishments, amortization of lease intangibles, amortization of debt issuance costs, amortization of net mortgage premiums, (gain) loss on interest rate swaps and other non-cash interest expense, realized gains or losses on foreign currency transactions, Internalization expenses, structuring and public company readiness costs, extraordinary items, and other specified non-cash items. We believe that such items are not a result of normal operations and thus we believe excluding such items assists

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management and investors in distinguishing whether changes in our operations are due to growth or decline of operations at our properties or from other factors.

Our leases typically include cash rents that increase through lease escalations over the term of the lease. Our leases do not typically include significant front-loading or back-loading of payments, or significant rent-free periods. Therefore, we find it useful to evaluate rent on a contractual basis as it allows for comparison of existing rental rates to market rental rates. We further exclude costs or gains recorded on the extinguishment of debt, non-cash interest expense and gains, the amortization of debt issuance costs, net mortgage premiums, and lease intangibles, realized gains and losses on foreign currency transactions, Internalization expenses, and structuring and public company readiness costs, as these items are not indicative of ongoing operational results. We use AFFO as a measure of our performance when we formulate corporate goals.

Neither the SEC nor any other regulatory body has passed judgment on the acceptability of the adjustments to FFO that we use to calculate AFFO. In the future, the SEC, Nareit or another regulatory body may decide to standardize the allowable adjustments across the REIT industry and in response to such standardization we may have to adjust our calculation and characterization of AFFO accordingly.

The following is a reconciliation of net loss which is the most comparable GAAP measure to EBITDA, EBITDAre, Adjusted EBITDAre, Adjusted NOI and Adjusted Cash NOI:

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| | |
|:---|:---|
|  | **Three months ended December 31,** |
| *(unaudited, in thousands)* | **2025** |
| **Net loss** | (5243) |
| &nbsp;&nbsp;Depreciation and amortization | 8029 |
| &nbsp;&nbsp;Interest expense | 4308 |
| &nbsp;&nbsp;Income taxes | 2 |
| **EBITDA** | 7096 |
| &nbsp;&nbsp;Gain on sale of real estate | (2682) |
| &nbsp;&nbsp;Impairment loss | 5498 |
| **EBITDAre** | 9912 |
| &nbsp;&nbsp;Adjustment for current period investment activity <sup>(1)</sup> | 449 |
| &nbsp;&nbsp;Adjustment for current period disposition activity <sup>(1)</sup> | (62) |
| &nbsp;&nbsp;Adjustment for non-cash compensation expense | 763 |
| &nbsp;&nbsp;Adjustment to exclude non-recurring expenses <sup>(2)</sup> | 534 |
| &nbsp;&nbsp;Adjustment to exclude net write-offs of accrued rental income | 340 |
| &nbsp;&nbsp;Adjustment to exclude write-offs of amortization of intangibles | 1494 |
| **Adjusted EBITDAre** | 13430 |
| &nbsp;&nbsp;General and administrative, net of non-recurring | 2408 |
| **Adjusted Net Operating Income ("NOI")** | 15838 |
| &nbsp;&nbsp;Straight-line rental revenue, net | (521) |
| **Adjusted Cash NOI** | 15317 |
| **Annualized EBITDAre** | 39648 |
| **Annualized Adjusted EBITDAre** | 53720 |
| **Annualized Adjusted NOI** | 63352 |
| **Annualized Adjusted Cash NOI** | 61268 |

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*(1) Reflects an adjustment to give effect to all investments and dispositions during the period as if they had been acquired as of the beginning of the period.*

*(2) Reflects an adjustment to exclude non-recurring expenses, including structuring and public readiness costs, legal one-time expenses, severance charges and other non-recurring income or expenses.*

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We compute EBITDA as earnings before interest, income taxes and depreciation and amortization. EBITDA is a measure commonly used in our industry. We believe that this ratio provides investors and analysts with a measure of our leverage that includes our operating results unaffected by the differences in capital structures, capital investment cycles and useful life of related assets compared to other companies in our industry. In 2017, Nareit issued a white paper recommending that companies that report EBITDA also report EBITDAre in financial reports. We compute EBITDAre in accordance with the definition adopted by Nareit. Nareit defines EBITDAre as EBITDA (as defined above) excluding gains (loss) from the sales of depreciable property and provisions for impairment on investment in real estate. We believe EBITDA and EBITDAre are useful to investors and analysts because they provide important supplemental information about our operating performance exclusive of certain non-cash and other costs.

EBITDA and EBITDAre are not measures of financial performance under GAAP, and our EBITDA and EBITDAre may not be comparable to similarly titled measures of other companies. You should not consider our EBITDA and EBITDAre as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

We compute adjusted EBITDAre as EBITDAre for the applicable quarter, as adjusted to (i) reflect all investment and disposition activity that took place during the applicable quarter as if each transaction had been completed on the first day of the quarter, (ii) exclude certain GAAP income and expense amounts that we believe are infrequent and unusual in nature because they relate to unique circumstances or transactions that had not previously occurred and which we do not anticipate occurring in the future, (iii) eliminate the impact of lease termination fees from certain of our tenants, and (iv) exclude non-cash stock-based compensation expense. Annualized adjusted EBITDAre is calculated by multiplying adjusted EBITDAre for the applicable quarter by four, which we believe provides a meaningful estimate of our current run rate for all of our investments as of the end of the most recently completed quarter given the contractual nature of our long term net leases. You should not unduly rely on this measure as it is based on assumptions and estimates that may prove to be inaccurate. Our actual reported EBITDAre for future periods may be significantly different from our Annualized Adjusted EBITDAre.

Adjusted EBITDAre and Annualized Adjusted EBITDAre are not measurements of performance under GAAP, and our Adjusted EBITDAre and Annualized Adjusted EBITDAre may not be comparable to similarly titled measures of other companies. You should not consider our Adjusted EBITDAre and Annualized Adjusted EBITDAre as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

Adjusted Net Operating Income ("NOI") and Adjusted Cash NOI are non-GAAP financial measures which we use to assess our operating results. We compute Adjusted NOI as Adjusted EBITDAre and exclude general and administration expenses. We further adjust Adjusted NOI for non-cash revenue components of straight-line rent and other amortization expense to derive Adjusted Cash NOI. We believe Adjusted NOI and Adjusted Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level.

Adjusted NOI and Adjusted Cash NOI are not measurements of financial performance under GAAP and may not be comparable to similarly titled measures of other companies. You should not consider our measures as alternatives to net income or cash flows from operating activities determined in accordance with GAAP.

Annualized Adjusted NOI is calculated by multiplying Adjusted NOI for the applicable quarter by four and Annualized Adjusted Cash NOI is calculated by multiplying Adjusted Cash NOI for the applicable quarter by four. We believe these annualized figures provide a meaningful estimate of our current run rate for all of our investments as of the end of the most recently completed quarter given the contractual nature of our long term net leases. You should not unduly rely on these measures as they are based on assumptions and estimates that may prove to be inaccurate. Our actual reported NOI for future periods may be significantly different from our Annualized Adjusted NOI and Annualized Adjusted Cash NOI.

The following table reconciles total debt (which is the most comparable GAAP measure) to Net Debt, and presents the ratios of Net Debt to EBITDAre and Net Debt to Annualized Adjusted EBITDAre:

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| | |
|:---|:---|
|  | **As of December 31,** |
| *(unaudited, in thousands)* | **2025** |
| Debt |  |
| &nbsp;&nbsp;Term Loan | $200000 |
| &nbsp;&nbsp;Revolving Credit Facility | 115500 |
| **Gross Debt** | 315500 |
| Cash and cash equivalents | (13518) |
| **Net Debt** | $301982 |
| **Leverage ratios:** |  |
| Net Debt to Annualized EBITDAre | 7.6x |
| Net Debt to Annualized Adjusted EBITDAre | 5.6x |

---

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Net Debt is a non-GAAP financial measure. We define Net Debt as our Gross Debt less cash and cash equivalents. The ratios of Net Debt to EBITDAre and Net Debt to Annualized Adjusted EBITDAre represent Net Debt as of the end of the applicable period divided by EBITDAre or Annualized Adjusted EBITDAre for the period, respectively. We believe that these ratios are useful to investors and analysts because they provide information about Gross Debt less cash and cash equivalents, which could be useful to repay debt, compared to our performance as measured using EBITDAre and Annualized Adjusted EBITDAre.

The following table summarizes our fixed charges, and presents Annualized Fixed Charges to Annualized Adjusted EBITDAre:

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| | |
|:---|:---|
|  | **As of December 31,** |
| *(unaudited, in thousands)* | **2025** |
| Interest expense | $4308 |
| Non-cash interest | (404) |
| Fixed charges | 3904 |
| Annualized fixed charges | $15616 |
| Fixed Charge Coverage Ratio | 3.6x |

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The Adjusted EBITDA to Fixed Charge Ratio is the ratio of Adjusted EBITDA to fixed charges as of the last day of any fiscal quarter. Adjusted EBITDA is computed as net income adjusted for depreciation and amortization, interest expense, income tax expense, extraordinary or nonrecurring items, fees in connection with debt financing, acquisitions and dispositions and capital markets transactions, non-cash items and equity in net income of unconsolidated subsidiaries minus a reserve for replacements with respect to certain properties. Fixed charges are computed on a consolidated basis as interest expense (excluding amortization of fees paid in cash and discounts and premiums on debt), plus regularly scheduled principal repayments of debt (excluding any balloon or similar payments), plus any preferred dividends payable in cash.

The Annualized Fixed Charges is calculated by multiplying fixed charges for the applicable quarter by four. The Fixed Charge Coverage Ratio is the ratio of Annualized Adjusted EBITDAre to Annualized Fixed Charges. We believe this ratio is useful to investors and analysts as it is used to evaluate our liquidity and ability to obtain financing.

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## Exhibit 99.2

![Slide 1](fvr-ex99_2s1.jpg)

Q4 2025Quarterly Supplemental Information EX-99.2

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![Slide 2](fvr-ex99_2s2.jpg)

**Table of Contents** 2 Section Page Company Overview 3 Quarterly Highlights 4 Balance Sheet 5 Income Statement 6 GAAP Reconciliation to FFO and AFFO 7 GAAP Reconciliation to Adjusted EBITDAre and Cash NOI 8 Net Asset Value Components 9 Capital Structure Overview 10 Investment Activity 12 Disposition Activity 13 Diversification: Tenant Concepts 14-16 Diversification: Tenant Industry 17 Diversification: Property Map & Geography 18 Lease Expirations, Occupancy and Escalations 19 Non-GAAP Definitions and Explanations 21 Other Definitions and Explanations 22-23 Forward-Looking and Cautionary Statements 24

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![Slide 3](fvr-ex99_2s3.jpg)

FrontView is an internally-managed net-lease REIT that acquires, owns and manages primarily properties with frontage that are net leased to a diversified group of tenants. FrontView is differentiated by an investment approach focused on properties that are in prominent locations with frontage on high-traffic roads that are highly visible to consumers. 3 Company Overview Company Contact Information Pierre Revol Chief Financial Officer prevol@frontviewreit.com As of December 31, 2025, the Company owned a well-diversified portfolio of 303 properties with direct frontage across 37 U.S. states. The Company's tenants include service-oriented businesses, such as: Medical and Dental Providers Quick Service Restaurants Casual Dining Financial Institutions Other – Service Cellular Stores Fitness Operators Automotive Stores Discount Retail Automotive Dealers Convenience Stores and Gas Stations Car Washes Home Improvement Stores Pharmacies Other – Necessity Professional Services Executive Team Stephen Preston Chairman of the Board Robert Green Director Elizabeth Frank Independent Director Daniel Swanstrom Independent Director Noelle LeVeaux Independent Director Ernesto Perez Independent Director Stephen Preston Chairman of the Board,President and Chief Executive Officer Pierre Revol Chief Financial Officer Drew Ireland Chief Operating Officer Sean Fukumura Chief Accounting Officer Board of Directors Charles Fitzgerald Independent Director

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![Slide 4](fvr-ex99_2s4.jpg)

Quarterly Highlights (unaudited, dollars in thousands, except share, per share data) Financial results December 31, 2025 September 30, 2025 June 30, 2025 March 31, 2025 December 31, 2024 Net income (loss) $(5,243) $5,547 $(4,530) $(1,337) $(21,488) Net income (loss) per common share, diluted $(0.19) $0.19 $(0.16) $(0.06) $(0.78) Funds from operations (FFO) $6,058 $6,866 $6,720 $6,429 $(9,963) FFO per share, diluted $0.22 $0.25 $0.24 $0.23 $(0.36) Adjusted funds from operations (AFFO) (1) $8,636 $8,829 $9,028 $8,229 $9,055 AFFO per share, diluted $0.31 $0.32 $0.32 $0.30 $0.33 Dividends declared per share $0.215 $0.215 $0.215 $0.215 $0.215 Diluted weighted average common shares 27,874,696 27,834,670 27,827,037 27,822,826 27,577,692 Key Portfolio Metrics December 31, 2025 September 30, 2025 June 30, 2025 March 31, 2025 December 31, 2024 Number of properties 303 307 319 323 307 Annualized base rent (ABR) $62,852 $61,289 $62,293 $62,057 $58,843 Gross real estate investment $912,385 $890,943 $900,305 $929,856 $891,161 Average rent per square foot $23.74 $24.22 $24.01 $24.24 $24.51 Rentable square footage 2,687 2,575 2,594 2,560 2,401 Weighted average lease term (WALT) 7.4 years 7.2 years 7.3 years 7.4 years 7.4 years Number of states 37 37 37 37 35 Top 10 tenant concentration 23.7% 24.3% 22.7% 22.6% 21.8% Occupancy 98.7% 98.0% 97.8% 96.3% 97.7% Ground leases 11.5% 12.1% 11.5% 11.5% 10.4% Number of concepts 155 152 157 150 137 Number of leases 321 323 334 329 320 Number of industries 16 16 16 15 15 Corporate / large franchisee (2) 95.8% 95.3% 95.6% 95.5% 95.3% Investment grade (tenant/guarantor) 34.8% 33.7% 33.1% 33.2% 33.1% Note: Tenant concentration and reporting coverage are based on ABR as of December 31, 2025. In 2025, lease termination fees are not adjusted for AFFO purposes. 2024 AFFO figures included an adjustment for lease termination fees. A major franchisee has over 50 units.

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![Slide 5](fvr-ex99_2s5.jpg)

Balance Sheet (in thousands, except share and per share amounts) December 31, 2025 December 31, 2024 Assets Real estate held for investment, at cost Land $329,478 $332,944 Buildings and improvements 417,393 386,462 Total real estate held for investment, at cost 746,871 719,406 Less accumulated depreciation (48,204) (40,398) Real estate held for investment, net 698,667 679,008 Assets held for sale 12,493 5,898 Mortgage loans receivable 10,324 — Cash and cash equivalents 13,518 5,094 Intangible lease assets, net 99,489 114,868 Other assets 19,952 16,941 Total assets $854,443 $821,809 Liabilities and equity Liabilities Debt, net $314,251 $266,538 Intangible lease liabilities, net 14,474 14,735 Accounts payable and accrued liabilities 32,494 17,858 Total liabilities 361,219 299,131 Equity FrontView REIT, Inc. equity Common Stock, $0.01 par value 450,000,000 shares authorized, 22,111,165 shares issued and outstanding as December 31, 2025 221 173 Additional paid-in capital 420,024 331,482 Accumulated deficit (28,149) (6,834) Accumulated other comprehensive loss (901) — Total FrontView REIT, Inc. equity 391,195 324,821 Non-controlling interests 102,029 197,857 Total equity 493,224 522,678 Total liabilities and equity $854,443 $821,809

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![Slide 6](fvr-ex99_2s6.jpg)

Income Statement (unaudited, in thousands except share and per share data) Successor Combined Successor and Predecessor Successor Successor Predecessor (1) For the three months ended December 31, For the year ended December 31, Period from October 3 through December 31, Period from January 1 through October 2, 2025 2024 2025 2024 2024 Revenues Rental revenues (2,3) $16,320 $15,502 $66,526 $15,165 $44,497 Interest income on mortgage loans 186 — 350 — — Other income 9 12 239 12 243 Total revenues 16,515 15,514 67,115 15,177 44,740 Operating expenses Depreciation and amortization 8,485 7,634 33,107 7,468 21,581 Property operating expenses 2,442 2,218 9,741 2,170 5,742 Property management fees — 60 — — 1,561 Asset management fees — 22 — — 3,124 General and administrative expenses 3,705 2,850 12,935 2,787 2,122 Total operating expenses 14,632 12,784 55,783 12,425 34,130 Other expenses (income) Interest expense 4,308 3,593 18,016 3,452 19,896 Gain on sale of real estate (2,682) — (11,926) — (337) Impairment loss 5,498 3,891 10,455 3,891 591 Income taxes 2 236 350 231 349 Total other expenses 7,126 7,720 16,895 7,574 20,499 Operating loss (5,243) (4,990) (5,563) (4,822) (9,889) Internalization expense — (16,498) — — (16,498) Net loss (5,243) (21,488) (5,563) (4,822) (26,387) Less: Net loss attributable to convertible non-controlling preferred interest — 4,519 — — 7,171 Less: Net loss attributable to non-controlling interests 1,133 1,825 1,734 1,825 — Net loss attributable to NADG NNN Property fund LP (Predecessor) and to FrontView REIT, Inc. (Successor) $(4,110) $(15,144) $(3,829) $(2,997) $(19,216) Weighted average number of common shares outstanding Basic 21,783,999 16,258,728 19,755,810 16,258,728 — Diluted 27,874,696 27,577,692 27,839,861 27,577,692 — Net loss per share attributable to common stockholders Basic $(0.19) $(0.78) $(0.22) $(0.19) — Diluted $(0.19) $(0.78) $(0.22) $(0.19) — The Company determined that per share amounts in the Predecessor period would not be meaningful to users of this filing, given the different unitholders in the Predecessor. Includes tenant reimbursement income of $1.8 million and $1.8 million for the three months ended December 31, 2025, and 2024, respectively, $7.7 million for the year ended December 31, 2025, $1.8 million for the period from October 3 to December 31, 2024 and $4.4 million for the Predecessor period from January 1 to October 2, 2024. Includes variable rent of $0.1 million and $0.4 million for the three months ended December 31, 2025, and 2024, $0.4 million for the year ended December 31, 2025, $0.4 million for the period from October 3 to December 31, 2024 and $1.6 million for the Predecessor period from January 1 to October 2, 2024.

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![Slide 7](fvr-ex99_2s7.jpg)

GAAP Reconciliations to FFO and AFFO (unaudited, in thousands except per share data) Successor Combined Successor and Predecessor Successor Successor Predecessor (1) For the three months ended December 31, For the year ended December 31, Period from October 3 through December 31, Period from January 1 through October 2, 2025 2024 2025 2024 2024 Net loss $(5,243) $(21,488) $(5,563) $(4,822) $(26,387) Depreciation on real property and amortization of real estate intangibles (2) 8,485 7,634 33,107 7,468 21,581 Gain on sale of real estate (2,682) — (11,926) — (337) Impairment loss 5,498 3,891 10,455 3,891 591 Funds from operations (FFO) $6,058 $(9,963) $26,073 $6,537 $(4,552) Straight-line rent adjustments (161) (329) (621) (322) (971) Amortization of financing transaction and discount costs 404 1,588 1,603 1,588 3,145 Amortization of above/below market lease intangibles (3) 1,038 167 3,342 164 1,341 Stock-based compensation 763 608 2,328 608 — Lease termination fees (4) — (342) — (342) (1,384) Adjustment for structuring and public company readiness costs 46 662 386 662 487 Adjustment for internalization expense — 16,580 — — 16,498 Other non-recurring expenses (5) 488 84 1,611 84 — Adjusted funds from operations (AFFO) $8,636 $9,055 $34,722 $8,979 $14,564 Diluted weighted average shares outstanding 27,875 27,578 27,840 27,578 — Net loss per diluted share $(0.19) $(0.78) $(0.22) $(0.19) — FFO per diluted share $0.22 $(0.36) $0.94 $0.24 — AFFO per diluted share $0.31 $0.33 $1.25 $0.33 — The Company determined that per share amounts in the Predecessor period would not be meaningful to users of this filing, given the different unitholders in the Predecessor. Includes write-offs of intangibles of $0.9 million and $0.3 million for the three months ended December 31, 2025 and 2024, respectively, $2.5 million for the year ended December 31, 2025, $0.3 million for the period from October 3, 2024 to December 31, 2024 and $0.3 million for the Predecessor period from January 1, 2024 to October 2, 2024. Includes write-offs of $0.5 million and $(0.3) million for the three months ended December 31, 2025 and 2024, respectively, $0.9 million for the year ended December 31, 2025 and $(0.3) million for the period from October 3, 2024 to December 31, 2024. In 2025, lease termination fees are not adjusted for AFFO purposes. 2024 AFFO figures included an adjustment for lease termination fees. Other non-recurring expenses include one-time legal expenses related to corporate agreements including amendments to credit facilities and OP structure, severance charges, deal pursuit costs and other non-recurring items.

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![Slide 8](fvr-ex99_2s8.jpg)

GAAP Reconciliation to Adjusted EBITDAre and Cash NOI (unaudited, in thousands) Reflects an adjustment to give effect to all investments and dispositions during the quarter as if they had been acquired or disposed of as of the beginning of the quarter. Reflects an adjustment to exclude non-recurring expenses, including structuring and public company readiness costs, legal one-time expenses, severance charges and other non-recurring income or expenses. Three Months Ended December 31, 2025 Net loss $(5,243) Depreciation and amortization 8,029 Interest expense 4,308 Income taxes 2 EBITDA $7,096 Gain on sale of real estate (2,682) Impairment loss 5,498 EBITDAre $9,912 Adjustment for current period investment activity (1) 449 Adjustment for current period disposition activity (1) (62) Adjustment for non-cash compensation expense 763 Adjustment to exclude non-recurring expenses (2) 534 Adjustment to exclude net write-offs of accrued rental income 340 Adjustment to exclude write-offs of amortization of intangibles 1,494 Adjusted EBITDAre $13,430 General and administrative, net of non-recurring 2,408 Adjusted NOI $15,838 Straight-line rental revenue, net (521) Adjusted Cash NOI $15,317 Annualized EBITDAre $39,648 Annualized Adjusted EBITDAre $53,720 Annualized Adjusted NOI $63,352 Annualized Adjusted Cash NOI $61,268

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![Slide 9](fvr-ex99_2s9.jpg)

Net Asset Value Components (unaudited, $ in thousands, except share data) Includes components of accounts receivable (net) and deferred rent receivables (net) that are realizable assets, and $9.5 million in net book value of vacant assets. Includes accounts payable and accrued liabilities. Gross Real Estate Investment # of Properties # of Leases RentableSQF (000s) Rent/SQF WALT AnnualizedBase Rent Annualized AdjustedCash NOI Real estate portfolio $912.4M 303 321 2,687 $23.74 7.4 years $62,852 $61,268 Tangible assets Cash and cash equivalents 13,518 Mortgage receivable principal outstanding 10,324 Other tangible assets (1) 22,428 Total tangible assets $46,270 Debt Term loan 200,000 Revolving credit facility 115,500 Total debt $315,500 Tangible liabilities Dividends payable 6,121 Other tangible liabilities (2) 26,351 Total tangible liabilities $32,472 Shares outstanding Common stock 22,111,165 Operating partnership units 5,766,866 Total common stock and OP units outstanding 27,878,031

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![Slide 10](fvr-ex99_2s10.jpg)

Q4 2025 Capital Structure Overview Sub-35% Leverage Ratio With Ample Liquidity Through Preferred Equity and Bank Debt Capacity Note: Metrics as of December 31, 2025. Equity value as of December 31, 2025, was $14.76. The company entered into swaps for both the term loan and revolving credit facility. The term loan is fully hedged through initial maturity, fixing the rate at 4.81% with a borrowing spread of 1.15%. The revolving credit facility has five hedges for a notional amount of $100.0 million that expire on March 31, 2028 at an average rate of 3.21%. Both facilities have two 12-month extension options. On February 10, 2026, the Company completed an initial issuance of $25.0 million of Series A Preferred Stock per the terms of the investment agreement. Debt, Net Debt and Net Debt to Annualized Adjusted EBITDAre Interest Rate Interest Rate Interest rate Maturity Maturity December 31, 2025 (000s) Term Loan 4.81% (2) 4.86%5) Adj. SOFR + 1.2%(10/3/2027 (3) 10/3/2027(3) $200,000 Revolving Credit Facility SOFR + 1.15% (2) SOFR + 1.15%(2, 5) Adj. SOFR + 1.20% 10/3/2027 (3) 10/3/2027(3) 115,500 Gross Debt $315,500 Cash and cash equivalents (13,518) Net Debt $301,982 Annualized Adjusted EBITDAre $53,720 Net Debt to Annualized Adjusted EBITDAre 5.6x Fixed Charge Coverage Ratio (000s) Interest expense $4,308 Less: Non-cash interest (404) Fixed charges 3,904 Annualized Fixed Charges $15,616 Fixed Charge Coverage Ratio 3.6x Liquidity (000s) Undrawn convertible preferred equity (4) $75,000 Undrawn revolver capacity 134,500 Cash and cash equivalents 13,518 Total liquidity $223,018 Term Loan and Credit Facility Covenants Required Term Loan and Credit Facility Total leverage ratio ≤ 60% 34.5% Adjusted EBITDA to fixed charges ratio ≥ 1.50 to 1.00 3.6x Secured leverage ratio ≤ 40% 0.0% Unencumbered NOI to unsecured interest expense ratio ≥ 1.75 to 1.00 3.8x Unsecured leverage ratio ≤ 60% 34.9% Tangible net worth ≥ $380,032 $583,850 Capital Structure Total Capitalization $726M Common Stock (1) 43.2% OP Units (1) 13.3%

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Capital Deployment YTD Investment Activity and Dispositions

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Acquisitions ($ in thousands) Q1 2025 Q2 2025 Q3 2025 Q4 2025 2025 Number of properties 17 5 3 7 32 Average annual escalators 1.6% 2.4% 0.4% 1.2% 1.4% Investment grade % 29.2% 17.9% 31.0% 55.3% 36.5% Weighted average lease term (WALT) 12.9 11.0 10.7 13.1 12.4 Purchase price $49,224 $17,799 $15,771 $41,300 $124,094 Cash capitalization rate (1) 7.90% 8.17% 7.48% 7.46% 7.74% Economic yield 8.18% 9.35% 7.56% 7.83% 8.15% $49,224 $17,799 $15,771 Representative Tenant Concepts Note: Weightings are based on purchase price. Includes near-term lease amendments as the underwritten capitalization rate. $41,300 2025 Investment Activity $124,094

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Dispositions ($ in thousands) Q1 2025 Q2 2025 Q3 2025 Q4 2025 2025 Number of vacant properties — 4 2 4 10 Number of leased properties 1 5 13 7 26 Gross proceeds on vacant properties — $11,055 $2,800 $2,645 $16,500 Gross proceeds on leased properties $2,050 $11,606 $30,097 $17,795 $61,548 Weighted average lease term (WALT) 13.8 8.0 8.0 6.9 7.9 Total gross proceeds $2,050 $22,661 $32,897 $20,440 $78,048 Disposition capitalization rate on leased properties 6.88% 6.75% 6.78% 6.82% 6.79% $2,050 $22,661 Representative Tenant Concepts Note: Weightings are based on gross proceeds. $32,897 $20,440 2025 Disposition Activity $78,048

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Tenants 1-52 # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 1 Dollar Tree 14 3.51% ✓ BBB- / Baa2 2 Verizon 10 2.85% ✓ BBB+ / Baa1 / A- 3 Fast Pace Urgent Care 8 2.80% — N/A 4 Raising Canes 6 2.39% — BB- 5 LA Fitness 3 2.14% — B / B2 6 Oak Street Health 6 2.11% — N/A 7 Dick's 1 2.07% ✓ BBB / Baa3 8 IHOP 7 1.97% — N/A 9 Mammoth Car Wash 6 1.95% — N/A 10 Bank of America 5 1.90% ✓ A- / A1/ AA- 11 LA-Z-Boy 3 1.83% — N/A 12 Adams Auto Group 2 1.74% — N/A 13 AT&T 6 1.70% ✓ BBB / Baa2 / BBB+ 14 T-Mobile 9 1.66% ✓ BBB / Baa1 / BBB+ 15 Chili's 3 1.57% — BB+ / Ba2 16 PNC Bank 5 1.56% ✓ A+ / Aa3 / A+ 17 CVS 3 1.44% ✓ BBB 18 Range USA 2 1.40% — N/A 19 Wells Fargo 3 1.39% ✓ A+ / Aa2 / A+ 20 Advance Auto Parts 7 1.36% — BB+ / Ba3 21 St. Joseph Hospice 2 1.35% — N/A 22 Heartland Dental 5 1.31% — N/A 23 Lowe's Home Improvement 1 1.19% ✓ BBB+ / Baa1 24 Charles Schwab 1 1.13% ✓ A- / A2 / A 25 VASA Fitness 1 1.12% — N/A 26 Aspen Dental 5 1.08% — N/A # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 27 Parachute Plasma 2 1.06% — N/A 28 WSS 2 1.03% ✓ BBB / Baa3 29 Wendy's 5 1.02% — B+ / B2 30 Wellnow 4 1.01% — N/A 31 Walmart 1 1.00% ✓ AA / Aa2 / AA 32 Best Buy 1 0.97% ✓ BBB+ / A3 33 Andy's Frozen Custard 4 0.97% — N/A 34 Burger King 4 0.96% — BB / BB+ 35 Edge Fitness 1 0.96% — N/A 36 Chase Bank 3 0.96% ✓ A+ / Aa2 / AA- 37 Floor & Decor 1 0.95% — BB 38 Applebee's 3 0.92% — N/A 39 Walgreens 2 0.91% — N/A 40 Stop & Shop Gas 3 0.90% ✓ BBB+ / Baa1 41 Dollar General 4 0.87% ✓ BBB 42 Sleep Number 3 0.77% — N/A 43 Avis 1 0.76% — BB 44 Chuy's Mexican 2 0.75% ✓ BBB 45 Texas Roadhouse 2 0.75% — N/A 46 Take 5 Oil Change 5 0.73% — N/A 47 Exxon 2 0.73% — N/A 48 Chipotle 4 0.72% — N/A 49 Auto Saavy 1 0.71% — N/A 50 Physicians Immediate Care 2 0.67% — N/A 51 Harbor Freight 2 0.64% — BB- 52 O'Reilly Auto Parts 4 0.63% ✓ BBB / Baa1

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Tenants 53-104 # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 53 AutoZone 3 0.63% ✓ BBB / Baa1 54 WellMed 1 0.62% ✓ A+ / A2 / A 55 Planet Fitness 1 0.61% — N/A 56 McAlister's Deli 3 0.61% — N/A 57 7 Brew 3 0.58% — N/A 58 Starbucks 4 0.57% ✓ BBB+ / Baa1 59 Circle K 2 0.55% ✓ BBB+ 60 Fulton Bank 1 0.53% ✓ Baa2 / BBB+ 61 Longhorn Steakhouse 2 0.52% ✓ BBB 62 FitzMark 1 0.52% — N/A 63 Trinity Medical Center 1 0.51% — N/A 64 Panera Bread 2 0.51% ✓ BBB / Baa1 65 Miller's Ale House 1 0.50% — N/A 66 Ted's Café Escondido 1 0.49% — N/A 67 Taco Bell 2 0.47% — N/A 68 Xfinity 2 0.47% ✓ A- / A3 / A- 69 Grifols 1 0.47% — B+ / B2 / B+ 70 Hooters 2 0.46% — N/A 71 Buffalo Wild Wings 1 0.46% — N/A 72 Saltgrass Steakhouse 1 0.46% — N/A 73 Sonic 3 0.46% — N/A 74 Jared 2 0.45% ✓ BBB- 75 Byrider 1 0.42% — N/A 76 Mattress Firm 2 0.42% — N/A 77 Staples 1 0.41% — N/A 78 Arby's 2 0.40% — N/A # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 79 7-Eleven 2 0.40% ✓ A- / A3 80 Quick Clean Carwash 1 0.40% — N/A 81 Caliber Collision 1 0.40% — N/A 82 Caliber Car Wash 1 0.40% — N/A 83 Delta Community Credit Union 1 0.39% — N/A 84 Diamonds Direct 1 0.39% ✓ BBB- 85 Southern Immediate Urgent Care 1 0.38% — N/A 86 BP 1 0.38% — N/A 87 Rise 1 0.37% — N/A 88 Big Blue Swim School 1 0.36% — N/A 89 Meineke 2 0.36% — N/A 90 Chuck E Cheese 1 0.35% — N/A 91 Pizza Hut 2 0.35% — N/A 92 UTMB Health 1 0.35% ✓ AAA 93 Skechers 1 0.34% — N/A 94 Friendly's 1 0.34% — N/A 95 Smokey Bones 1 0.34% — N/A 96 Slim Chickens 1 0.33% — N/A 97 Sherwin Williams 2 0.32% ✓ BBB+ 98 Hook & Reel 1 0.31% — N/A 99 Olive Garden 1 0.30% ✓ BBB 100 Mavis Discount Tire 1 0.30% — N/A 101 Hops N Drops 1 0.30% — N/A 102 Trophy Fuel & Wash 1 0.29% — N/A 103 City Barbeque 1 0.29% — N/A 104 Citizens Bank 1 0.29% ✓ BBB+ / Baa1 / BBB+

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Tenants 105-155 # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 105 AMERA Gas Station 1 0.29% — N/A 106 Roots Oil 1 0.28% — N/A 107 H&R Block 1 0.28% ✓ BBB 108 Action Behavior Centers 1 0.27% — N/A 109 National Tire & Battery 1 0.27% — N/A 110 pOpshelf 1 0.26% ✓ BBB 111 Stanton Optical 1 0.26% — N/A 112 HTeaO 2 0.25% — N/A 113 My Eyelab 1 0.25% — N/A 114 Express Oil 1 0.25% — N/A 115 Wing Daddy's 1 0.24% — N/A 116 American Family Care 1 0.24% — N/A 117 Consumers Credit Union 1 0.24% — N/A 118 Jiffy Lube 1 0.23% — N/A 119 Strickland Brothers 1 0.22% — N/A 120 Take 5 Car Wash 1 0.22% — N/A 121 Banner Health 1 0.22% ✓ AA- 122 Twin Peaks 1 0.22% — N/A 123 Aaron's 1 0.22% — N/A 124 BMO 1 0.22% ✓ A+ / Aa2 / AA- 125 MedExpress Urgent Care 1 0.21% ✓ A+ / A2 / A 126 Republic Bank 1 0.21% — N/A 127 Sage Dental 1 0.20% — N/A 128 McDonalds 1 0.19% ✓ BBB+ / Baa1 129 Long John Silvers 1 0.19% — N/A 130 Panda Express 1 0.18% — N/A # Tenant Concept # of Leases % of ABR Investment Grade Rated Credit Rating (S&P / Moody's / Fitch) 131 Urgent Team 1 0.18% — N/A 132 America's Best 1 0.18% — N/A 133 Chicken Salad Chick 1 0.18% — N/A 134 MOD Pizza 1 0.17% — N/A 135 Elias Diamonds 1 0.16% — N/A 136 Zip Car Wash 1 0.15% — N/A 137 Go Health 1 0.15% — N/A 138 Popeyes 1 0.15% — N/A 139 Bojangles 1 0.14% — N/A 140 Granny's 1 0.14% — N/A 141 Valero 1 0.13% — N/A 142 Nothing Bundt Cakes 1 0.13% — N/A 143 Jimmy John's 1 0.12% — N/A 144 Tumbleweed, Inc. 1 0.11% — N/A 145 Dunkin Donuts 1 0.11% — N/A 146 Church's Chicken 1 0.11% — N/A 147 Falafel King 1 0.11% — N/A 148 Tropical Smoothie 1 0.10% — N/A 149 Firehouse Subs 1 0.09% — N/A 150 Valvoline 1 0.09% — BB 151 Auto Glass Now 1 0.06% — N/A 152 Miracle Ear 1 0.06% — N/A 153 Marquette Bank 1 0.05% — N/A 154 Regions Banks ATM 1 0.02% ✓ BBB+ / A- 155 By Golly's (1) 2 0.00% — N/A Total Portfolio 321 100.00% By Golly's leases two properties; rent has not yet commenced and is excluded from ABR.

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Diversification: Tenant Industry (in thousands, except for # of leases, percentages and rent/SQFT) Industry Defensive Mix # of Leases ABR % of ABR Leased SquareFeet (000s) Rent / SQFT Medical and Dental Providers Necessity 50 $10,014 16.0% 303 $33.05 Quick Service Restaurants Service 61 $8,006 12.7% 174 $46.01 Casual Dining Service 36 $7,009 11.2% 217 $32.30 Other - Service Service 22 $6,744 10.8% 352 $19.16 Financial Institutions Necessity 25 $5,581 8.9% 134 $41.65 Cellular Stores Service 27 $4,191 6.7% 97 $43.21 Automotive Stores Necessity 29 $3,474 5.5% 185 $18.78 Fitness Operators Service 7 $3,265 5.2% 215 $15.19 Discount Retail Discount 19 $2,919 4.6% 207 $14.10 Convenience Stores and Gas Stations Necessity 14 $2,474 3.9% 37 $66.86 Automotive Dealers Service 5 $2,281 3.6% 77 $29.62 Car Washes Service 10 $1,964 3.1% 36 $54.56 Home Improvement Stores Necessity 5 $1,689 2.7% 263 $6.42 Other - Necessity Necessity 5 $1,592 2.5% 284 $5.61 Pharmacies Necessity 5 $1,476 2.3% 62 $23.81 Professional Services Service 1 $173 0.3% 4 $43.25 Total — 321 $62,852 100.0 % 2,647 $23.74 Industry Mix / Defensive Mix Other - Service Discount Retail Medical and Dental Providers Financial Institutions Automotive Stores Convenience Stores and Gas Stations Home Improvement Stores Pharmacies Other - Necessity Quick Service Restaurants Casual Dining Cellular Stores Fitness Operators Automotive Dealers Car Washes Professional Services

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State # of Properties Square Feet (000s) % of ABR IL 37 379 14.9% TX 24 151 8.3% GA 22 157 7.3% NC 15 193 6.0% FL 14 135 4.9% OH 21 125 4.8% VA 15 90 4.6% IN 15 79 4.2% TN 12 95 4.2% PA 8 145 4.0% NY 8 242 3.4% SC 10 87 2.8% MO 9 55 2.7% OK 10 50 2.5% AL 9 40 2.4% MN 7 72 2.3% MD 6 43 2.3% MI 8 49 2.2% AZ 6 40 2.2% State # of Properties Square Feet (000s) % of ABR LA 4 47 1.9% KS 6 37 1.8% NJ 8 43 1.8% ME 3 186 1.7% KY 8 40 1.6% CT 2 5 0.7% MS 2 13 0.7% CO 2 10 0.5% UT 2 22 0.5% NE 2 20 0.5% NV 1 4 0.4% AR 1 3 0.4% WI 1 10 0.3% ID 1 6 0.3% RI 1 1 0.3% SD 1 10 0.2% MA 1 2 0.2% WV 1 1 0.2% Total 303 2,687 100.0% 303 Properties 37 States Placer.ai ranks locations from 1 to 100, with 1 being the best, based on retail subcategories determined by visitations. A score of 50 indicates an average location. Diversification: Property Map and Geography MA MN ID AZ CO NV UT AR KS MO OK SD LA TX CT RI AL FL GA MS SC IL IN KY NC OH TN VA WI MD NJ NY PA ME MI NE 8.3% MI 2.3% 0.7% 2.2% 0.4% 0.5% 0.3% 2.5% 1.8% 0.5% 0.2% 2.3% 0.3% 14.9% 2.7% 0.4% 1.9% 0.7% 2.4% 4.9% 7.3% 2.8% 6.0% 4.2% 1.6% 4.6% 0.2% 0.5% 2.2% 4.2% 4.8% 4.0% 3.4% 1.7% 1.8% 0.2% 0.3% % based on ABR Portfolio Score: 26.8 Median Placer.ai Ranking (1)

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Occupancy Year Number ofLeases Leased Square Feet (000s) ABR (000s) % of ABR 2026 14 70 $2,131 3.4% 2027 34 385 $6,963 11.1% 2028 26 135 $3,764 6.0% 2029 30 187 $5,681 9.0% 2030 31 186 $6,103 9.7% 2031 33 182 $5,489 8.7% 2032 22 394 $5,007 8.0% 2033 20 91 $3,406 5.4% 2034 20 175 $3,947 6.3% Thereafter 89 831 $20,361 32.4% New Leases (2) 2 11 $— —% Total 321 2,647 $62,852 100.0% Escalation Types (1) 19 1.7% Weighted Average Rent Growth Includes contractual rent increases on tenant renewal options to the extent a lease is at the end of its initial term. Approximately 22% escalate annually, 2.7% have no escalations, and the remainder have larger escalators every 3 to 5 years. Represents new tenant leases where rent hasn't commenced. Lease Expirations, Occupancy and Escalations Vacant Assets 3 7 12 7 6 4

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Appendix and Definitions Definitions and Forward-Looking Statements

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Non-GAAP Definitions and Explanations EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre: EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre are non-GAAP financial measures. We compute EBITDA as earnings before interest, income taxes and depreciation and amortization. EBITDA is a measure commonly used in our industry. We believe that this ratio provides investors and analysts with a measure of our leverage that includes our operating results unaffected by the differences in capital structures, capital investment cycles and useful life of related assets compared to other companies in our industry. In 2017, Nareit issued a white paper recommending that companies that report EBITDA also report EBITDAre in financial reports. We compute EBITDAre in accordance with the definition adopted by Nareit. Nareit defines EBITDAre as EBITDA (as defined above) excluding gains (loss) from the sales of depreciable property and provisions for impairment on investment in real estate. We believe EBITDA and EBITDAre are useful to investors and analysts because they provide important supplemental information about our operating performance exclusive of certain non-cash and other costs. We compute adjusted EBITDAre as EBITDAre for the applicable quarter, as adjusted to (i) reflect all investment and disposition activity that took place during the applicable quarter as if each transaction had been completed on the first day of the quarter, (ii) exclude certain GAAP income and expense amounts that we believe are infrequent and unusual in nature because they relate to unique circumstances or transactions that had not previously occurred and which we do not anticipate occurring in the future, (iii) eliminate the impact of lease termination fees from certain of our tenants, and (iv) exclude non-cash stock-based compensation expense. Annualized adjusted EBITDAre is calculated by multiplying adjusted EBITDAre for the applicable quarter by four, which we believe provides a meaningful estimate of our current run rate for all of our investments as of the end of the most recently completed quarter given the contractual nature of our long-term net leases. You should not unduly rely on this measure as it is based on assumptions and estimates that may prove to be inaccurate. Our actual reported EBITDAre for future periods may be significantly different from our annualized adjusted EBITDAre. Our reported EBITDA, EBITDAre, Adjusted EBITDAre, and Annualized Adjusted EBITDAre may not be comparable to similarly titled measures of other companies. You should not consider these measures as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Funds From Operations (FFO) and Adjusted Funds From Operations (AFFO): FFO and AFFO are non-GAAP measures. We believe the use of FFO and AFFO are useful to investors because they are widely accepted industry measures used by analysts and investors to compare the operating performance of REITs. FFO and AFFO should not be considered alternatives to net income as a performance measure or to cash flows from operations, as reported on our statement of cash flows, or as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. We compute FFO in accordance with the standards established by the Board of Governors of Nareit. Nareit defines FFO as GAAP net income or loss adjusted to exclude net gains (losses) from sales of certain depreciated real estate assets, depreciation and amortization expense from real estate assets, gains and losses from change in control, and impairment charges related to certain previously depreciated real estate assets. To derive AFFO, we modify the Nareit computation of FFO to include other adjustments to GAAP net income related to certain non-cash or non-recurring revenues and expenses, including straight-line rents, cost of debt extinguishments, amortization of lease intangibles, amortization of debt issuance costs, amortization of net mortgage premiums, (gain) loss on interest rate swaps and other non-cash interest expense, realized gains or losses on foreign currency transactions, Internalization expenses, structuring and public company readiness costs, extraordinary items, and other specified non-cash items. We believe that such items are not a result of normal operations and thus we believe excluding such items assists management and investors in distinguishing whether changes in our operations are due to growth or decline of operations at our properties or from other factors. Adjusted NOI, Annualized Adjusted NOI, and Cash NOI: Adjusted NOI, Annualized Adjusted NOI, Cash NOI, and GAAP NOI are non-GAAP financial measures which we use to assess our operating results. We compute Adjusted NOI as Adjusted EBITDAre and exclude general and administration expenses. We further adjust Adjusted NOI for non-cash revenue components of straight-line rent and other amortization expense to derive Adjusted Cash NOI. We believe Adjusted NOI and Adjusted Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level. Adjusted NOI and Adjusted Cash NOI are not measurements of financial performance under GAAP and may not be comparable to similarly titled measures of other companies. You should not consider our measures as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Annualized Adjusted NOI is calculated by multiplying Adjusted NOI for the applicable quarter by four and Annualized Adjusted Cash NOI is calculated by multiplying Adjusted Cash NOI for the applicable quarter by four. We believe these annualized figures provide a meaningful estimate of our current run rate for all of our investments as of the end of the most recently completed quarter given the contractual nature of our long-term net leases. You should not unduly rely on these measures as they are based on assumptions and estimates that may prove to be inaccurate. Our actual reported NOI for future periods may be significantly different from our Annualized Adjusted NOI and Annualized Adjusted Cash NOI. Fixed Charge Coverage Ratio (FCCR): The adjusted EBITDA to fixed charge ratio is the ratio of adjusted EBITDA to fixed charges as of the last day of any fiscal quarter. Adjusted EBITDA is computed as net income adjusted for depreciation and amortization, interest expense, income tax expense, extraordinary or nonrecurring items, fees in connection with debt financing, acquisitions and dispositions and capital markets transactions, non-cash items and equity in net income of unconsolidated subsidiaries minus a reserve for replacements with respect to certain properties. Fixed charges are computed on a consolidated basis as interest expense (excluding amortization of fees paid in cash and discounts and premiums on debt), plus regularly scheduled principal repayments of debt (excluding any balloon or similar payments), plus any preferred dividends payable in cash.

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Other Definitions and Explanations Economic Yield: Economic Yield is calculated by dividing contractual cash rent, inclusive of fixed rent increases and escalators determined by CPI, by the existing lease term, expressed as a percentage of the purchase price. Cash Capitalization Rate: Cash Capitalization Rate is calculated by measuring the annualized contractual cash rent at the time of closing, divided by the purchase price of the related property. Concept: Represents the brand or trade name the tenant operates. Disposition Capitalization Rate: Disposition Capitalization Rate is calculated by the ABR on the date of the related disposition divided by the gross sale price. Defensive Mix: Defensive Mix is a term used by us to categorize tenants determined by their area of focus: (1) Necessity, which represents tenants providing essential services or selling essential goods to consumers and includes Medical and Dental Providers, Financial Institutions, Automotive Stores, Convenience & Gas Stores, Pharmacies, and Home Improvement Stores, (2) Service, which represents tenants who provide specific services to consumers and includes Quick Service Restaurants, Casual Diners, Automotive Dealers, Fitness Operators, Car Washes, and Professional Service, and (3) Discount, which represents tenants that sell merchandise and goods a significant discount compared to traditional retailers. Annualized Base Rent (ABR): We define ABR as the annualized contractual cash rent due for the last month of the reporting period and adjusted to remove rent from properties sold during the month and to include a full month of contractual cash rent for properties acquired during the last month of the reporting period. GAAP: GAAP is the Generally Accepted Accounting Principles in the United States.

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Other Definitions and Explanations (Continued) WALT: WALT represents the remaining average lease term of our leases, weighted by rent, and excluding lease renewal options and investments in mortgage loans. Purchase Price: Purchase Price is represented by the contractual acquisition price of the related property, excluding any transaction costs or other capital expenditures. Tenant: Tenant represents the legal entity responsible for fulfilling obligations under the lease agreement. Gross Debt: We define Gross Debt as total debt, net plus debt issuance costs and original issuance discount. Net Debt: Net Debt is a non-GAAP financial measure. We define Net Debt as our Debt less cash and cash equivalents. Occupancy: Occupancy or a specified percentage of our portfolio that is "occupied" or "leased" means as of a specified date (i) the number of properties that are subject to a signed lease divided by (ii) the total number of properties in our portfolio. Secured Overnight Financing Rate (SOFR): We define SOFR as the current one-month term SOFR.

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Forward-Looking and Cautionary Statements IP Disclaimer This document contains references to copyrights, trademarks, trade names, and service marks that belong to other companies. FrontView REIT, Inc. is not affiliated or associated with, and is not endorsed by and does not endorse, such companies or their products or services. Information set forth herein contains forward-looking statements, which reflect our current views regarding our business, financial performance, growth prospects and strategies, market opportunities, and market trends. Forward-looking statements include all statements that are not historical facts. In some cases, you can identify these forward-looking statements by the use of words such as "outlook, " "believes, " "expects, " "potential, " "continues, " "may, " "will, " "should, " "could, " "would be, " "seeks, " "approximately, " "projects, " "predicts, " "intends, " "plans, " "estimates, " "anticipates, " or the negative version of these words or other comparable words. All of the forward-looking statements herein are subject to various risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions, and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond our control. Although we believe that the expectations reflected in such forward-looking statements are based on reasonable assumptions, our actual results, performance, and achievements could differ materially from those expressed in or by the forward-looking statements and may be affected by a variety of risks and other factors. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from such forward-looking statements. These factors include, but are not limited to, risks and uncertainties related to general economic conditions, including but not limited to increases in the rate of inflation and/or interest rates, local real estate conditions, tenant financial health, and property acquisitions and the timing of these investments and acquisitions. These and other risks, assumptions, and uncertainties are described in our filings with the SEC, which are available on the SEC's website at www.sec.gov. You are cautioned not to place undue reliance on any forward-looking statements included herein. All forward-looking statements are made as of the date of this document and the risk that actual results, performance, and achievements will differ materially from the expectations expressed or referenced herein will increase with the passage of time. We undertake no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments, or otherwise, except as required by law. Forward Looking Statements This data and other information described herein are as of and for the three and twelve months ended December 31, 2025, unless otherwise indicated. Future performance may not be consistent with past performance and is subject to change, involving inherent risks and uncertainties. This information should be read in conjunction with FrontView's Annual Report on Form 10-K as of and for the year ended December 31, 2024, along with the Quarterly Reports on Form 10-Q for the periods ended March 31, 2025, June 30, 2025, and September 30, 2025, including the financial statements and the management's discussion and analysis of financial condition and results of operations sections. About the Data