# EDGAR Filing Document

**Accession Number:** 0001590717
**File Stem:** 0001628280-25-038330
**Filing Date:** 2025-8
**Character Count:** 132928
**Document Hash:** a438ca3f5f6d5c845549b14f677f3fa0
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001628280-25-038330.hdr.sgml**: 20250806

**ACCESSION NUMBER**: 0001628280-25-038330

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 44

**CONFORMED PERIOD OF REPORT**: 20250806

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

**ITEM INFORMATION**: Regulation FD Disclosure

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20250806

**DATE AS OF CHANGE**: 20250806

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** CareTrust REIT, Inc.
- **CENTRAL INDEX KEY:** 0001590717
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **ORGANIZATION NAME:** 05 Real Estate & Construction
- **EIN:** 463999490
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-36181
- **FILM NUMBER:** 251189616

**BUSINESS ADDRESS:**
- **STREET 1:** 905 CALLE AMANECER, SUITE 300
- **CITY:** SAN CLEMENTE
- **STATE:** CA
- **ZIP:** 92673
- **BUSINESS PHONE:** (949) 542-3140

**MAIL ADDRESS:**
- **STREET 1:** 905 CALLE AMANECER, SUITE 300
- **CITY:** SAN CLEMENTE
- **STATE:** CA
- **ZIP:** 92673

?xml version='1.0' encoding='ASCII'? ctre-20250806

    

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549** 

**FORM 8-K** 

**CURRENT REPORT** 

**Pursuant to Section 13 or 15(d)** 

**of the Securities Exchange Act of 1934** 

**Date of Report (Date of earliest event reported): August 6, 2025** 

**CareTrust REIT, Inc.** 

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

---

| | | |
|:---|:---|:---|
| **Maryland** | **001-36181** | **46-3999490** |
| **(State or other jurisdiction<br>of incorporation)** | **(Commission<br>File Number)** | **(IRS Employer<br>Identification No.)** |

---

**Registrant's telephone number, including area code: (949) 542-3130** 

---

| | |
|:---|:---|
| **905 Calle Amanecer, Suite 300, San Clemente, CA** | **92673** |
| **(Address of principal executive offices)** | **(Zip Code)** |

---

**Not Applicable** 

**(Former name or former address, if changed since last report.)** 

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:

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

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

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

☐&nbsp;&nbsp;&nbsp;&nbsp;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:

---

| | | |
|:---|:---|:---|
| **<u>Title of each class</u>** | **<u>Trading Symbol(s)</u>** | **<u>Name of each exchange on which registered</u>** |
| Common Stock, par value $0.01 per share | CTRE | 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. ☐

    

------

**Item 2.02&nbsp;&nbsp;&nbsp;&nbsp;Results of Operations and Financial Condition.**

&nbsp;&nbsp;&nbsp;&nbsp;On August 6, 2025, CareTrust REIT, Inc. (the "Company") issued a press release announcing its financial results for the second quarter ended June 30, 2025. A copy of the press release is attached hereto as Exhibit 99.1 and is incorporated herein by reference.

&nbsp;&nbsp;&nbsp;&nbsp;Exhibit 99.1 attached hereto shall not be deemed "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 and shall not be incorporated by reference into any filing of the Company under the Securities Act of 1933, as amended (the "Securities Act"), or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.

**Item 7.01&nbsp;&nbsp;&nbsp;&nbsp;Regulation FD Disclosure.** 

&nbsp;&nbsp;&nbsp;&nbsp;A copy of the Company's supplemental financial information for the second quarter ended June 30, 2025 is attached hereto as Exhibit 99.2 and is incorporated herein by reference. A copy of the supplemental financial information is also available on the "Investors" section of the Company's website at www.caretrustreit.com.

&nbsp;&nbsp;&nbsp;&nbsp;Exhibit 99.2 attached hereto shall not be deemed "filed" for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section and shall not be incorporated by reference into any filing of the Company under the Securities Act or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.

**Item 9.01. Financial Statements and Exhibits.**

(d) *Exhibits.*

---

| | |
|:---|:---|
| **<u>Exhibits</u>** | **<u>Description</u>** |
| <u>[99.1](ex991-ctreq22025er.htm)</u> | <u>[Press Release of the Company, dated August 6, 2025](ex991-ctreq22025er.htm)</u> |
| <u>[99.2](exhibit992-ctreq22025fin.htm)</u> | <u>[Supplemental financial information for the quarter ended June 30, 2025](exhibit992-ctreq22025fin.htm)</u> |
| 104 | Cover Page Interactive Data File (embedded within the inline XBRL document) |

---

------

**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.

---

| | | |
|:---|:---|:---|
| Date: August 6, 2025 | CARETRUST REIT, INC. | CARETRUST REIT, INC. |
|  | By: | /s/ William M. Wagner |
|  |  | William M. Wagner |
|  |  | Chief Financial Officer and Treasurer |

---

## Exhibit 99.1

**Exhibit 99.1**

![logoera.gif](logoera.gif)

**CareTrust REIT Announces Second Quarter 2025 Operating Results**

**Conference Call Scheduled for Thursday, August 7, 2025 at 1:00 pm ET**

SAN CLEMENTE, Calif., August 6, 2025 (BUSINESS WIRE) -- CareTrust REIT, Inc. (NYSE:CTRE) today reported operating results for the quarter ended June 30, 2025, as well as other recent events.

For the quarter, CareTrust REIT reported:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Investments of $1.1 billion at an estimated stabilized yield of 8.4%, including the acquisition of Care REIT plc;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Upsized the credit facility to include a $500 million, 5-year term loan;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 12.1 million shares sold under its ATM Program for gross proceeds of $353.9 million;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Investment grade rating by Fitch;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• 99.7% of contractual rent and interest collected;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Net income of $68.5 million and net income per share of $0.35;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Net Debt to Annualized Normalized Run Rate EBITDA of 2.0x;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Normalized FFO of $83.1 million and normalized FFO per share of $0.43;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Normalized FAD of $83.1 million and normalized FAD per share of $0.43; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• A quarterly dividend of $0.335 per share, representing a payout ratio of approximately 78% on normalized FAD.

Since quarter end, CareTrust REIT reports:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Closing of investments totaling approximately $29.4 million at an estimated stabilized yield of 9%;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Payoff of the secured notes payable and secured revolving credit facilities assumed in the Care REIT acquisition;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Cash on hand of approximately $65 million; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Investment pipeline of approximately $600 million.

CareTrust's President and Chief Executive Officer, Dave Sedgwick, commented, "Over the last 18 months we have invested more than the prior eight years combined, deploying roughly $2.7 billion of capital into growth opportunities. In May, we closed on the strategic acquisition of Care REIT that marked our entry into the UK care home market. Determined to maintain momentum in the wake of that transaction, we invested an additional $220 million in the second quarter and since, bringing our total investments year-to-date to approximately $1.2 billion. These investments have broadened our operator bench and diversified our asset mix, payor base and geographic reach -- all while we maintained low leverage, improved our credit capacity to support future expansion and reloaded our pipeline." Mr. Sedgwick continued, "To ensure the flywheel continues to rip, we have invested throughout the organization by selectively adding talent in tax, finance, investments and asset management, integrating a team of London-based professionals, and deepening operator relationships. All of these moves together are not only producing meaningful FFO per share growth but are also setting the table for strong performance for years to come."

***Financial Results for Quarter Ended June 30, 2025***

Chief Financial Officer, Bill Wagner, reported that, for the second quarter, CareTrust reported net income of $68.5 million, or $0.35 per diluted weighted-average common share, normalized FFO of $83.1 million, or $0.43 per diluted weighted-average common share, and normalized FAD of $83.1 million, or $0.43 per diluted weighted-average common share.

***Liquidity***

As of quarter end, CareTrust reported net debt-to-annualized normalized run rate EBITDA of 2.0x, which is below the Company's target leverage range of 4.0x to 5.0x, and a net debt-to-enterprise value of approximately 12.3%. Mr. Wagner stated that, as of today, the Company has $65.0 million in borrowings outstanding on its $1.2 billion revolving credit line, with no scheduled debt maturities prior to 2028. He also disclosed that CareTrust currently has approximately $65 million in cash on hand. During the second quarter of 2025, the Company sold 12.1 million shares under its ATM Program at a weighted average sales price of $29.36 per share for gross proceeds of $353.9 million. As of June 30, 2025, the Company had $380.1 million available for future issuances under the ATM Program. "We have plenty of available capital under both our ATM Program and revolving credit line which will allow us to fund a replenishing pipeline of accretive investment opportunities," said Mr. Wagner.

------

***Increased Guidance***

The Company increased guidance for 2025, with Mr. Wagner projecting on a per-diluted weighted-average common share basis net income of approximately $1.43 to $1.45, normalized FFO of approximately $1.77 to $1.79, and normalized FAD of approximately $1.77 to $1.79. He noted that the 2025 guidance is based on a diluted weighted-average common share count of 195.3 million shares, and assumes the following:

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• All investments year-to-date;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• No new investments;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Dispositions made to date;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Loan repayments made to date;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• No new dispositions;

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• No new debt incurrences or new equity issuances; and

&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;• Estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases.

***Dividend Maintained***

During the quarter, CareTrust declared a quarterly dividend of $0.335 per common share. On an annualized basis, the payout ratio was approximately 78% based on second quarter 2025 normalized FFO, and 78% based on second quarter 2025 normalized FAD.

***Conference Call***

A conference call will be held on Thursday, August 7, 2025, at 1:00 p.m. Eastern Time (10:00 a.m. Pacific Time), during which CareTrust's management will discuss second quarter 2025 results, recent developments and other matters. The toll-free dial-in number is 1 (800) 715-9871 or toll dial-in number is 1 (646) 307-1963 and the conference ID number is 2243604. To listen to the call online, or to view any financial or other statistical information required by SEC Regulation G, please visit the Investors section of the CareTrust REIT website at http://investor.caretrustreit.com. This call will be recorded, and will be available for replay via the website for 30 days following the call.

***About CareTrust***<sup>TM</sup>

CareTrust REIT, Inc. is a self-administered, publicly-traded real estate investment trust engaged in the ownership, acquisition, development and leasing of skilled nursing, seniors housing and other healthcare-related properties. With a portfolio of long-term net-leased properties spanning the United States and United Kingdom, and a growing portfolio of quality operators leasing them, CareTrust REIT is pursuing both external and organic growth opportunities across the United States and internationally. More information about CareTrust REIT is available at <u>www.caretrustreit.com</u>.

------

***Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995:***

*This press release contains, and the related conference call will include, forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include all statements that are not historical statements of fact and statements regarding the Company's intent, belief or expectations, including, but not limited to, statements regarding the following: future financial and financing plans; strategies related to the Company's business and its portfolio, including acquisition opportunities and disposition plans; growth prospects; operating and financial performance; expectations regarding the making of distributions and payment of dividends; and the performance of the Company's tenants and operators and their respective facilities.*

*Words such as "anticipate," "believe," "could," "expect," "estimate," "intend," "may," "plan," "seek," "should," "will," "would," and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements, though not all forward-looking statements contain these identifying words. The Company's forward-looking statements are based on management's current expectations and beliefs, and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although the Company believes that the assumptions underlying these forward-looking statements are reasonable, they are not guarantees and the Company can give no assurance that its expectations will be attained. Factors which could have a material adverse effect on the Company's operations and future prospects or which could cause actual results to differ materially from expectations include, but are not limited to: (i) the ability and willingness of our tenants and borrowers to meet and/or perform their obligations under the agreements we have entered into with them, including without limitation, their respective obligations to indemnify, defend and hold us harmless from and against various claims, litigation and liabilities; (ii) the risk that we may have to incur additional impairment charges related to our assets held for sale if we are unable to sell such assets at the prices we expect; (iii) the impact of healthcare reform legislation, including potential minimum staffing level requirements, on the operating results and financial conditions of our tenants and borrowers; (iv) the ability of our tenants and borrowers to comply with applicable laws, rules and regulations in the operation of the properties we lease to them or finance; (v) the intended benefits of our acquisition of Care REIT plc ("Care REIT") may not be realized, and we will be subject to additional risks from our investment in Care REIT and any other international investments; (vi) the ability and willingness of our tenants to renew their leases with us upon their expiration, and the ability to reposition our properties on the same or better terms in the event of nonrenewal or in the event we replace an existing tenant, as well as any obligations, including indemnification obligations, we may incur in connection with the replacement of an existing tenant; (vii) the availability of and the ability to identify (a) tenants who meet our credit and operating standards, and (b) suitable acquisition opportunities and the ability to acquire and lease the respective properties to such tenants on favorable terms; (viii) the ability to generate sufficient cash flows to service our outstanding indebtedness; (ix) access to debt and equity capital markets; (x) fluctuating interest and currency rates; (xi) the impact of public health crises, including significant COVID-19 outbreaks as well as other pandemics or epidemics; (xii) the ability to retain our key management personnel; (xiii) the ability to maintain our status as a real estate investment trust ("REIT"); (xiv) changes in the U.S. tax law and other state, federal or local laws, whether or not specific to REITs; (xv) other risks inherent in the real estate business, including potential liability relating to environmental matters and illiquidity of real estate investments; and (xvi) any additional factors included in our Annual Report on Form 10-K for the year ended December 31, 2024, and our Quarterly Report on Form 10-Q for the quarter ended March 31, 2025, including in the sections entitled "Risk Factors" in Item 1A of such reports, as such risk factors may be amended, supplemented or superseded from time to time by other reports we file with the SEC.*

*This press release and the related conference call provides information about the Company's financial results as of and for the quarter ended June 30, 2025 and is provided as of the date hereof, unless specifically stated otherwise. The Company expressly disclaims any obligation to update or revise any information in this press release or the related conference call (and replays thereof), including forward-looking statements, whether to reflect any change in the Company's expectations, any change in events, conditions or circumstances, or otherwise.*

*As used in this press release or the related conference call, unless the context requires otherwise, references to "CTRE," "CareTrust," "CareTrust REIT" or the "Company" refer to CareTrust REIT, Inc. and its consolidated subsidiaries. GAAP refers to generally accepted accounting principles in the United States of America.*

**Contact:**

CareTrust REIT, Inc.

(949) 542-3130

ir@caretrustreit.com

------

---

| | | | | |
|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **CONSOLIDATED INCOME STATEMENTS** | **CONSOLIDATED INCOME STATEMENTS** | **CONSOLIDATED INCOME STATEMENTS** | **CONSOLIDATED INCOME STATEMENTS** | **CONSOLIDATED INCOME STATEMENTS** |
| **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **For the Three Months Ended**<br>**June 30,** | **For the Three Months Ended**<br>**June 30,** | **For the Six Months Ended**<br>**June 30,** | **For the Six Months Ended**<br>**June 30,** |
|  | **2025** | **2024** | **2025** | **2024** |
| **Revenues:** |  |  |  |  |
| Rental income | $86033 | $55407 | $157679 | $108909 |
| Interest income from financing receivable | 2886 |  | 5693 |  |
| Interest income from other real estate related investments and other income | 23550 | 13484 | 45718 | 23052 |
| &nbsp;&nbsp;&nbsp;Total revenues | 112469 | 68891 | 209090 | 131961 |
| **Expenses:** |  |  |  |  |
| Depreciation and amortization | 21215 | 13860 | 39056 | 27308 |
| Interest expense | 13038 | 8679 | 19707 | 16907 |
| Property taxes and insurance | 2117 | 1976 | 4182 | 3777 |
| Impairment of real estate investments |  | 25711 |  | 28455 |
| Transaction costs | 61 |  | 949 |  |
| Property operating expenses | 938 | 255 | 1043 | 915 |
| General and administrative | 12549 | 6136 | 21572 | 12974 |
| &nbsp;&nbsp;&nbsp;Total expenses | 49918 | 56617 | 86509 | 90336 |
| **Other income (loss):** |  |  |  |  |
| Gain on sale of real estate, net |  | 21 | 3876 | 32 |
| Unrealized gain (loss) on other real estate related investments, net | 1968 | (1877) | 3255 | (2489) |
| Gain on foreign currency transaction | 4413 |  | 4413 |  |
| &nbsp;&nbsp;&nbsp;Total other income (loss) | 6381 | (1856) | 11544 | (2457) |
| **Income before income tax expense** | 68932 | 10418 | 134125 | 39168 |
| Income tax expense | (1030) |  | (1030) |  |
| **Net income** | 67902 | 10418 | 133095 | 39168 |
| Net loss attributable to noncontrolling interests | (643) | (340) | (1252) | (336) |
| **Net income attributable to CareTrust REIT, Inc.** | $68545 | $10758 | $134347 | $39504 |
| **Earnings per common share attributable to CareTrust REIT, Inc.:** |  |  |  |  |
| Basic | $0.36 | $0.07 | $0.71 | $0.28 |
| Diluted | $0.35 | $0.07 | $0.70 | $0.28 |
| **Weighted-average number of common shares:** |  |  |  |  |
| Basic | 192444 | 144895 | 189813 | 138866 |
| Diluted | 192851 | 145258 | 190130 | 139230 |
| **Dividends declared per common share** | $0.335 | $0.29 | $0.67 | $0.58 |

---

------

---

| | | | | |
|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Three Months Ended**<br> **June 30,** | **Three Months Ended**<br> **June 30,** | **Six Months Ended**<br>**June 30,** | **Six Months Ended**<br>**June 30,** |
|  | **2025** | **2024** | **2025** | **2024** |
| **Net income attributable to CareTrust REIT, Inc.** | $68545 | $10758 | $134347 | $39504 |
| Depreciation and amortization | 21215 | 13860 | 39056 | 27308 |
| Noncontrolling interests' share of real estate related depreciation and amortization | (2513) |  | (4736) |  |
| Interest expense<sup>[1]</sup> | 13038 | 8222 | 19707 | 16450 |
| Income tax expense | 1030 |  | 1030 |  |
| Amortization of stock-based compensation | 1945 | 1406 | 5038 | 3526 |
| Amortization of stock-based compensation related to extraordinary incentive plan | 1081 |  | 1897 |  |
| **EBITDA attributable to CareTrust REIT, Inc.** | 104341 | 34246 | 196339 | 86788 |
| Impairment of real estate investments |  | 25711 |  | 28455 |
| Gain on foreign currency transaction | (4413) |  | (4413) |  |
| Property operating expenses | 1090 | 361 | 985 | 1333 |
| Gain on sale of real estate, net |  | (21) | (3876) | (32) |
| Non-routine transaction costs | 61 |  | 949 |  |
| Unrealized (gain) loss on other real estate related investments, net | (1968) | 1877 | (3255) | 2489 |
| **Normalized EBITDA attributable to CareTrust REIT, Inc.** | 99111 | 62174 | $186729 | $119033 |
| Full impact of quarterly investments<sup>[2]</sup> | 10126 | 3188 |  |  |
| **Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.** | $109237 | $65362 |  |  |
| **NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION** | **NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION** | **NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION** | **NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION** | **NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
|  | **Three Months Ended**<br>**June 30,** | **Three Months Ended**<br>**June 30,** |  |  |
|  | **2025** | **2024** |  |  |
| Total debt<sup>[1]</sup> | $1161990 | $600000 |  |  |
| Cash, cash equivalents, restricted cash and escrow deposits on acquisitions of real estate | (306051) | (495134) |  |  |
| **Net Debt** | $855939 | $104866 |  |  |
| **Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.**<sup>[3]</sup> | $436948 | $261448 |  |  |
| **Net Debt to Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.** | 2.0x | 0.4x |  |  |
| [1] Interest expense and Total debt exclude the effect of the $75.0 million participation interest recorded as a secured borrowing in the consolidated balance sheets. | [1] Interest expense and Total debt exclude the effect of the $75.0 million participation interest recorded as a secured borrowing in the consolidated balance sheets. | [1] Interest expense and Total debt exclude the effect of the $75.0 million participation interest recorded as a secured borrowing in the consolidated balance sheets. | [1] Interest expense and Total debt exclude the effect of the $75.0 million participation interest recorded as a secured borrowing in the consolidated balance sheets. | [1] Interest expense and Total debt exclude the effect of the $75.0 million participation interest recorded as a secured borrowing in the consolidated balance sheets. |
| [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. | [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. | [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. | [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. | [2] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. |
| [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). | [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). | [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). | [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). | [3] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4). |

---

------

---

| | | | | |
|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Three Months Ended**<br> **June 30,** | **Three Months Ended**<br> **June 30,** | **Six Months Ended**<br>**June 30,** | **Six Months Ended**<br>**June 30,** |
|  | **2025** | **2024** | **2025** | **2024** |
| **Net income attributable to CareTrust REIT, Inc.** | $68545 | $10758 | $134347 | $39504 |
| Real estate related depreciation and amortization | 21208 | 13853 | 39041 | 27295 |
| Noncontrolling interests' share of real estate related depreciation and amortization | (2513) |  | (4736) |  |
| Impairment of real estate investments |  | 25711 |  | 28455 |
| Gain on sale of real estate, net |  | (21) | (3876) | (32) |
| **Funds from Operations (FFO) attributable to CareTrust REIT, Inc.** | 87240 | 50301 | 164776 | 95222 |
| Gain on foreign currency transaction | (4413) |  | (4413) |  |
| Property operating expenses | 1090 | 361 | 985 | 1333 |
| Non-routine transaction costs | 61 |  | 949 |  |
| Amortization of stock-based compensation related to extraordinary incentive plan | 1081 |  | 1897 |  |
| Unrealized (gain) loss on other real estate related investments, net | (1968) | 1877 | (3255) | 2489 |
| **Normalized FFO attributable to CareTrust REIT, Inc.** | $83091 | $52539 | $160939 | $99044 |

---

------

---

| | | | | |
|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)** |
| **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Three Months Ended**<br>**June 30,** | **Three Months Ended**<br>**June 30,** | **Six Months Ended**<br>**June 30,** | **Six Months Ended**<br>**June 30,** |
|  | **2025** | **2024** | **2025** | **2024** |
| **Net income attributable to CareTrust REIT, Inc.** | $68545 | $10758 | $134347 | $39504 |
| Real estate related depreciation and amortization | 21208 | 13853 | 39041 | 27295 |
| Noncontrolling interests' share of real estate related depreciation and amortization | (2513) |  | (4736) |  |
| Amortization of deferred financing fees | 984 | 614 | 1898 | 1228 |
| Amortization of stock-based compensation | 1945 | 1406 | 5038 | 3526 |
| Amortization of stock-based compensation related to extraordinary incentive plan | 1081 |  | 1897 |  |
| Straight-line rental income | (1760) | 7 | (1753) | 14 |
| Amortization of lease incentives | 48 | 4 | 96 | 4 |
| Noncontrolling interests' share of amortization of lease incentives | (24) |  | (48) |  |
| Amortization of above and below market leases | (972) | (575) | (1898) | (1150) |
| Noncontrolling interests' share of amortization of below market leases | 463 |  | 926 |  |
| Non-cash interest income | (703) |  | (1326) |  |
| Impairment of real estate investments |  | 25711 |  | 28455 |
| Gain on sale of real estate, net |  | (21) | (3876) | (32) |
| **Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc.** | 88302 | 51757 | 169606 | 98844 |
| Gain on foreign currency transaction | (4413) |  | (4413) |  |
| Property operating expenses | 1090 | 361 | 985 | 1333 |
| Non-routine transaction costs | 61 |  | 949 |  |
| Unrealized (gain) loss on other real estate related investments, net | (1968) | 1877 | (3255) | 2489 |
| **Normalized FAD attributable to CareTrust REIT, Inc.** | $83072 | $53995 | $163872 | $102666 |
| **FFO per share attributable to CareTrust REIT, Inc.** | $0.45 | $0.35 | $0.87 | $0.68 |
| **Normalized FFO per share attributable to CareTrust REIT, Inc.** | $0.43 | $0.36 | $0.85 | $0.71 |
| **FAD per share attributable to CareTrust REIT, Inc.** | $0.46 | $0.36 | $0.89 | $0.71 |
| **Normalized FAD per share attributable to CareTrust REIT, Inc.** | $0.43 | $0.37 | $0.86 | $0.74 |
| **Diluted weighted average shares outstanding [1]** | 193055 | 145380 | 190329 | 139354 |
| [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. |

---

------

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** | **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** | **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** | **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** | **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** | **CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND** |
| **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Quarter**<br>**Ended**<br>**June 30, 2024** | **Quarter**<br>**Ended**<br>**September 30, 2024** | **Quarter**<br>**Ended**<br>**December 31, 2024** | **Quarter**<br>**Ended**<br>**March 31, 2025** | **Quarter**<br>**Ended**<br>**June 30, 2025** |
| **Revenues:** | | | | | |
| &nbsp;&nbsp;&nbsp;Rental income | $55407 | $57153 | $62199 | $71646 | $86033 |
| &nbsp;&nbsp;&nbsp;Interest income from financing receivable |  |  | 1009 | 2807 | 2886 |
| &nbsp;&nbsp;&nbsp;Interest income from other real estate related investments and other income | 13484 | 20228 | 23736 | 22168 | 23550 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total revenues | 68891 | 77381 | 86944 | 96621 | 112469 |
| **Expenses:** |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Depreciation and amortization | 13860 | 14009 | 15514 | 17841 | 21215 |
| &nbsp;&nbsp;&nbsp;Interest expense | 8679 | 8281 | 5122 | 6669 | 13038 |
| &nbsp;&nbsp;&nbsp;Property taxes and insurance | 1976 | 2115 | 1946 | 2065 | 2117 |
| &nbsp;&nbsp;&nbsp;Impairment of real estate investments | 25711 | 8417 | 5353 |  |  |
| &nbsp;&nbsp;&nbsp;Transaction costs |  |  | 1326 | 888 | 61 |
| &nbsp;&nbsp;&nbsp;Provision for loan losses |  |  | 4900 |  |  |
| &nbsp;&nbsp;&nbsp;Property operating expenses | 255 | 3477 | 1322 | 105 | 938 |
| &nbsp;&nbsp;&nbsp;General and administrative | 6136 | 6663 | 9286 | 9023 | 12549 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total expenses | 56617 | 42962 | 44769 | 36591 | 49918 |
| **Other (loss) income:** |  |  |  |  |  |
| &nbsp;&nbsp;&nbsp;Loss on extinguishment of debt |  | (657) |  |  |  |
| &nbsp;&nbsp;&nbsp;Gain (loss) on sale of real estate, net | 21 | (2286) | 46 | 3876 |  |
| &nbsp;&nbsp;&nbsp;Unrealized (loss) gain on other real estate related investments, net | (1877) | 1800 | 9734 | 1287 | 1968 |
| &nbsp;&nbsp;&nbsp;Gain on foreign currency transaction |  |  |  |  | 4413 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Total other (loss) income | (1856) | (1143) | 9780 | 5163 | 6381 |
| **Income before income tax expense** | 10418 | 33276 | 51955 | 65193 | 68932 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Income tax expense |  |  |  |  | (1030) |
| **Net income** | 10418 | 33276 | 51955 | 65193 | 67902 |
| &nbsp;&nbsp;&nbsp;Net loss attributable to noncontrolling interests | (340) | (165) | (180) | (609) | (643) |
| **Net income attributable to CareTrust REIT, Inc.** | $10758 | $33441 | $52135 | $65802 | $68545 |
| **Diluted earnings per share attributable to CareTrust REIT, Inc.** | $0.07 | $0.21 | $0.29 | $0.35 | $0.35 |
| **Diluted weighted average shares outstanding** | 145258 | 159850 | 182013 | 187416 | 192851 |

---

------

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Quarter**<br>**Ended**<br>**June 30, 2024** | **Quarter**<br>**Ended**<br>**September 30, 2024** | **Quarter**<br>**Ended**<br>**December 31, 2024** | **Quarter**<br>**Ended**<br>**March 31, 2025** | **Quarter**<br>**Ended**<br>**June 30, 2025** |
| **Net income attributable to CareTrust REIT, Inc.** | $10758 | $33441 | $52135 | $65802 | $68545 |
| &nbsp;&nbsp;&nbsp;Depreciation and amortization | 13860 | 14009 | 15514 | 17841 | 21215 |
| &nbsp;&nbsp;&nbsp;Noncontrolling interests' share of real estate related depreciation and amortization |  |  | (837) | (2223) | (2513) |
| &nbsp;&nbsp;&nbsp;Interest expense | 8222 | 7807 | 4768 | 6669 | 13038 |
| &nbsp;&nbsp;&nbsp;Income tax expense |  |  |  |  | 1030 |
| &nbsp;&nbsp;&nbsp;Amortization of stock-based compensation | 1406 | 1143 | 1461 | 3093 | 1945 |
| &nbsp;&nbsp;&nbsp;Amortization of stock-based compensation related to extraordinary incentive plan |  |  |  | 816 | 1081 |
| **EBITDA attributable to CareTrust REIT, Inc.** | 34246 | 56400 | 73041 | 91998 | 104341 |
| &nbsp;&nbsp;&nbsp;Write-off of deferred financing costs |  |  | 354 |  |  |
| &nbsp;&nbsp;&nbsp;Impairment of real estate investments | 25711 | 8417 | 5353 |  |  |
| &nbsp;&nbsp;&nbsp;Gain on foreign currency transaction |  |  |  |  | (4413) |
| &nbsp;&nbsp;&nbsp;Provision for loan losses |  |  | 4900 |  |  |
| &nbsp;&nbsp;&nbsp;Property operating expenses (recovery) | 361 | 3893 | 1665 | (105) | 1090 |
| &nbsp;&nbsp;&nbsp;(Gain) loss on sale of real estate, net | (21) | 2286 | (46) | (3876) |  |
| &nbsp;&nbsp;&nbsp;Loss on extinguishment of debt |  | 657 |  |  |  |
| &nbsp;&nbsp;&nbsp;Non-routine transaction costs |  |  | 1326 | 888 | 61 |
| &nbsp;&nbsp;&nbsp;Extraordinary incentive plan payment |  |  | 2313 |  |  |
| &nbsp;&nbsp;&nbsp;Unrealized loss (gain) on other real estate related investments, net | 1877 | (1800) | (9734) | (1287) | (1968) |
| **Normalized EBITDA attributable to CareTrust REIT, Inc.** | $62174 | $69853 | $79172 | $87618 | $99111 |
| **Net income attributable to CareTrust REIT, Inc.** | $10758 | $33441 | $52135 | $65802 | $68545 |
| &nbsp;&nbsp;&nbsp;Real estate related depreciation and amortization | 13853 | 14002 | 15507 | 17833 | 21208 |
| &nbsp;&nbsp;&nbsp;Noncontrolling interests' share of real estate related depreciation and amortization |  |  | (837) | (2223) | (2513) |
| &nbsp;&nbsp;&nbsp;Impairment of real estate investments | 25711 | 8417 | 5353 |  |  |
| &nbsp;&nbsp;&nbsp;(Gain) loss on sale of real estate, net | (21) | 2286 | (46) | (3876) |  |
| **Funds from Operations (FFO) attributable to CareTrust REIT, Inc.** | 50301 | 58146 | 72112 | 77536 | 87240 |
| &nbsp;&nbsp;&nbsp;Write-off of deferred financing costs |  |  | 354 |  |  |
| &nbsp;&nbsp;&nbsp;Gain on foreign currency transaction |  |  |  |  | (4413) |
| &nbsp;&nbsp;&nbsp;Provision for loan losses |  |  | 4900 |  |  |
| &nbsp;&nbsp;&nbsp;Property operating expenses (recovery) | 361 | 3893 | 1665 | (105) | 1090 |
| &nbsp;&nbsp;&nbsp;Non-routine transaction costs |  |  | 1326 | 888 | 61 |
| &nbsp;&nbsp;&nbsp;Loss on extinguishment of debt |  | 657 |  |  |  |
| &nbsp;&nbsp;&nbsp;Amortization of stock-based compensation related to extraordinary incentive plan |  |  |  | 816 | 1081 |
| &nbsp;&nbsp;&nbsp;Extraordinary incentive plan payment |  |  | 2313 |  |  |
| &nbsp;&nbsp;&nbsp;Unrealized loss (gain) on other real estate related investments, net | 1877 | (1800) | (9734) | (1287) | (1968) |
| **Normalized FFO attributable to CareTrust REIT, Inc.** | $52539 | $60896 | $72936 | $77848 | $83091 |

---

------

---

| | | | | | |
|:---|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)** |
| **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** | **(in thousands, except per share data)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **Quarter**<br>**Ended**<br>**June 30, 2024** | **Quarter**<br>**Ended**<br>**September 30, 2024** | **Quarter**<br>**Ended**<br>**December 31, 2024** | **Quarter**<br>**Ended**<br>**March 31, 2025** | **Quarter**<br>**Ended**<br>**June 30, 2025** |
| **Net income attributable to CareTrust REIT, Inc.** | $10758 | $33441 | $52135 | $65802 | $68545 |
| &nbsp;&nbsp;&nbsp;Real estate related depreciation and amortization | 13853 | 14002 | 15507 | 17833 | 21208 |
| &nbsp;&nbsp;&nbsp;Noncontrolling interests' share of real estate related depreciation and amortization |  |  | (837) | (2223) | (2513) |
| &nbsp;&nbsp;&nbsp;Amortization of deferred financing fees | 614 | 614 | 619 | 914 | 984 |
| &nbsp;&nbsp;&nbsp;Amortization of stock-based compensation | 1406 | 1143 | 1461 | 3093 | 1945 |
| &nbsp;&nbsp;&nbsp;Amortization of stock-based compensation related to extraordinary incentive plan |  |  |  | 816 | 1081 |
| &nbsp;&nbsp;&nbsp;Straight-line rental income | 7 | 7 | 7 | 7 | (1760) |
| &nbsp;&nbsp;&nbsp;Amortization of lease incentives | 4 | 5 | 13 | 48 | 48 |
| &nbsp;&nbsp;&nbsp;Noncontrolling interests' share of amortization of lease incentives |  |  | (6) | (24) | (24) |
| &nbsp;&nbsp;&nbsp;Amortization of above and below market leases | (575) | (809) | (926) | (926) | (972) |
| &nbsp;&nbsp;&nbsp;Noncontrolling interests' share of amortization of below market leases |  |  | 463 | 463 | 463 |
| &nbsp;&nbsp;&nbsp;Non-cash interest income |  |  | (281) | (623) | (703) |
| &nbsp;&nbsp;&nbsp;Impairment of real estate investments | 25711 | 8417 | 5353 |  |  |
| &nbsp;&nbsp;&nbsp;(Gain) loss on sale of real estate, net | (21) | 2286 | (46) | (3876) |  |
| **Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc.** | 51757 | 59106 | 73462 | 81304 | 88302 |
| &nbsp;&nbsp;&nbsp;Write-off of deferred financing costs |  |  | 354 |  |  |
| &nbsp;&nbsp;&nbsp;Gain on foreign currency transaction |  |  |  |  | (4413) |
| &nbsp;&nbsp;&nbsp;Provision for loan losses |  |  | 4900 |  |  |
| &nbsp;&nbsp;&nbsp;Property operating expenses (recovery) | 361 | 3893 | 1665 | (105) | 1090 |
| &nbsp;&nbsp;&nbsp;Non-routine transaction costs |  |  | 1326 | 888 | 61 |
| &nbsp;&nbsp;&nbsp;Loss on extinguishment of debt |  | 657 |  |  |  |
| &nbsp;&nbsp;&nbsp;Extraordinary incentive plan payment |  |  | 2313 |  |  |
| &nbsp;&nbsp;&nbsp;Unrealized loss (gain) on other real estate related investments, net | 1877 | (1800) | (9734) | (1287) | (1968) |
| **Normalized FAD attributable to CareTrust REIT, Inc.** | $53995 | $61856 | $74286 | $80800 | $83072 |
| **FFO per share attributable to CareTrust REIT, Inc.** | $0.35 | $0.36 | $0.40 | $0.41 | $0.45 |
| **Normalized FFO per share attributable to CareTrust REIT, Inc.** | $0.36 | $0.38 | $0.40 | $0.42 | $0.43 |
| **FAD per share attributable to CareTrust REIT, Inc.** | $0.36 | $0.37 | $0.40 | $0.43 | $0.46 |
| **Normalized FAD per share attributable to CareTrust REIT, Inc.** | $0.37 | $0.39 | $0.41 | $0.43 | $0.43 |
| **Diluted weighted average shares outstanding [1]** | 145380 | 160025 | 182222 | 187574 | 193055 |
| &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. | &nbsp;&nbsp;&nbsp;&nbsp; [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. |

---

------

---

| | | | |
|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **CONSOLIDATED BALANCE SHEETS** | **CONSOLIDATED BALANCE SHEETS** | **CONSOLIDATED BALANCE SHEETS** | **CONSOLIDATED BALANCE SHEETS** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | | **June 30, 2025** | **December 31, 2024** |
| **Assets:** | | | |
| Real estate investments, net | Real estate investments, net | $3256024 | $2226740 |
| Financing receivable, at fair value (including accrued interest of $1,607 and $281 as of June 30, 2025 and December 31, 2024, respectively) | Financing receivable, at fair value (including accrued interest of $1,607 and $281 as of June 30, 2025 and December 31, 2024, respectively) | 97330 | 96004 |
| Other real estate related investments (including accrued interest of $4,980 and $4,725 as of June 30, 2025 and December 31, 2024, respectively) | Other real estate related investments (including accrued interest of $4,980 and $4,725 as of June 30, 2025 and December 31, 2024, respectively) | 840900 | 795203 |
| Assets held for sale, net | Assets held for sale, net | 55166 | 57261 |
| Cash and cash equivalents | Cash and cash equivalents | 306051 | 213822 |
| Accounts and other receivables | Accounts and other receivables | 2687 | 1174 |
| Prepaid expenses and other assets, net | Prepaid expenses and other assets, net | 88415 | 35608 |
| Deferred financing costs, net | Deferred financing costs, net | 9958 | 11204 |
|  | **Total assets** | $4656531 | $3437016 |
| **Liabilities and Equity:** | **Liabilities and Equity:** |  |  |
| Senior unsecured notes payable, net | Senior unsecured notes payable, net | $397371 | $396927 |
| Senior unsecured term loan, net | Senior unsecured term loan, net | 496019 |  |
| Secured notes payable | Secured notes payable | 103005 |  |
| Secured revolving credit facilities | Secured revolving credit facilities | 158985 |  |
| Accounts payable, accrued liabilities and deferred rent liabilities | Accounts payable, accrued liabilities and deferred rent liabilities | 109073 | 56318 |
| Dividends payable | Dividends payable | 67101 | 54388 |
|  | **Total liabilities** | 1331554 | 507633 |
| Redeemable noncontrolling interests | Redeemable noncontrolling interests | 20934 | 18243 |
| **Equity:** |  |  |  |
| Common stock | Common stock | 1997 | 1870 |
| Additional paid-in capital | Additional paid-in capital | 3807882 | 3439117 |
| Cumulative distributions in excess of earnings | Cumulative distributions in excess of earnings | (528376) | (532570) |
| Accumulated other comprehensive income | Accumulated other comprehensive income | 19029 |  |
|  | **Total stockholders' equity** | 3300532 | 2908417 |
| Noncontrolling interests | Noncontrolling interests | 3511 | 2723 |
|  | **Total equity** | 3304043 | 2911140 |
|  | **Total liabilities and equity** | $4656531 | $3437016 |

---

------

---

| | | |
|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **CONSOLIDATED STATEMENTS OF CASH FLOWS** | **CONSOLIDATED STATEMENTS OF CASH FLOWS** | **CONSOLIDATED STATEMENTS OF CASH FLOWS** |
| **(in thousands)** | **(in thousands)** | **(in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | **For the Six Months Ended June 30,** | **For the Six Months Ended June 30,** |
|  | **2025** | **2024** |
| Cash flows from operating activities: |  |  |
| &nbsp;&nbsp;&nbsp;Net income | $133095 | $39168 |
| &nbsp;&nbsp;&nbsp;Adjustments to reconcile net income to net cash provided by operating activities: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Depreciation and amortization (including below-market ground leases) | 39122 | 27337 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amortization of deferred financing costs | 1898 | 1228 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Unrealized (gain) loss on other real estate related investments, net | (3255) | 2489 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amortization of stock-based compensation | 6935 | 3526 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Straight-line rental income | (1753) | 14 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amortization of lease incentives | 97 | 4 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Amortization of above and below market leases | (1899) | (1150) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Noncash interest income | (1581) | (1813) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Gain on sale of real estate, net | (3876) | (32) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Impairment of real estate investments |  | 28455 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Change in operating assets and liabilities: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Accounts and other receivables | 573 | (719) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Prepaid expenses and other assets, net | (459) | (983) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Accounts payable, accrued liabilities and deferred rent liabilities | 3260 | 4271 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash provided by operating activities | 172157 | 101795 |
| Cash flows from investing activities: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Acquisitions of real estate, net of deposits applied | (820046) | (204554) |
| &nbsp;&nbsp;&nbsp;&nbsp;Purchases of equipment, furniture and fixtures and improvements to real estate | (6783) | (1323) |
| &nbsp;&nbsp;&nbsp;&nbsp;Investment in real estate related investments and other loans receivable | (21715) | (244825) |
| &nbsp;&nbsp;&nbsp;&nbsp;Preferred equity investments | (30000) | (9000) |
| &nbsp;&nbsp;&nbsp;&nbsp;Principal payments received on real estate related investments and other loans receivable | 9857 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Escrow deposits for potential acquisitions of real estate | (1020) | (9075) |
| &nbsp;&nbsp;&nbsp;&nbsp;Net proceeds from sales of real estate | 44401 | 140 |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash used in investing activities | (825306) | (468637) |
| Cash flows from financing activities: |  |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from the issuance of common stock, net | 365282 | 572236 |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from the issuance of senior unsecured term loan | 500000 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Proceeds from the secured borrowing |  | 75000 |
| &nbsp;&nbsp;&nbsp;&nbsp;Borrowings under unsecured revolving credit facility | 525000 |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Payments on unsecured revolving credit facility | (525000) |  |
| &nbsp;&nbsp;&nbsp;&nbsp;Payments of deferred financing costs | (4189) | (24) |
| &nbsp;&nbsp;&nbsp;&nbsp;Net-settle adjustment on restricted stock | (3325) | (2483) |
| &nbsp;&nbsp;&nbsp;&nbsp;Dividends paid on common stock | (117440) | (77723) |
| &nbsp;&nbsp;&nbsp;&nbsp;Contributions from noncontrolling interests | 6888 | 576 |
| &nbsp;&nbsp;&nbsp;&nbsp;Distributions to noncontrolling interests | (2157) | (54) |
| &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;Net cash provided by financing activities | 745059 | 567528 |
| Effect of foreign currency translation | 319 |  |
| Net increase in cash and cash equivalents | 92229 | 200686 |
| **Cash and cash equivalents as of the beginning of period** | 213822 | 294448 |
| **Cash and cash equivalents as of the end of period** | $306051 | $495134 |

---

------

---

| | | | | | | | | | |
|:---|:---|:---|:---|:---|:---|:---|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** | **DEBT SUMMARY** |
| **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** | **(dollars in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| | | | | | **June 30, 2025** | **June 30, 2025** | **June 30, 2025** | **June 30, 2025** | **June 30, 2025** |
|<br>**Debt** |<br>**Interest**<br>**Rate** | |<br>**Maturity**<br>**Date** | |<br>**Principal** | **% of**<br>**Principal** | **Deferred**<br>**Loan Costs** | | **Net Carrying**<br>**Value** |
| **Fixed Rate Debt** | | | | | | | | | |
| Senior unsecured notes payable | 3.875% |  | 2028 |  | 400000 | 34.4% | (2629) |  | 397371 |
| Secured notes payable<sup>[1]</sup> | 3.000% |  | 2035 |  | 50816 | 4.4% |  |  | 50816 |
| Secured notes payable<sup>[1]</sup> | 2.932% |  | 2035 |  | 52189 | 4.5% |  |  | 52189 |
|  | 3.689% |  |  |  | 503005 | 43.3% | (2629) |  | 500376 |
| **Floating Rate Debt** |  |  |  |  |  |  |  |  |  |
| Senior unsecured term loan | 5.427% | [2] | 2030 |  | 500000 | 43.0% | (3981) |  | 496019 |
| Unsecured revolving credit facility | —% | [3] | 2029 | [4] |  | —% |  | [5] |  |
| Secured revolving credit facility<sup>[1]</sup> | 6.217% |  | 2029 |  | 64550 | 5.6% |  |  | 64550 |
| Secured revolving credit facility<sup>[1]</sup> | 6.217% |  | 2026 |  | 62160 | 5.3% |  |  | 62160 |
| Secured revolving credit facility<sup>[1]</sup> | 6.217% |  | 2029 |  | 32275 | 2.8% |  |  | 32275 |
|  | 5.617% |  |  |  | 658985 | 56.7% | (3981) |  | 655004 |
| **Total Debt** | 4.782% |  |  |  | 1161990 | 100.0% | (6610) |  | 1155380 |
| [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. | [1] Secured notes payable and secured revolving credit facilities were fully paid off subsequent to June 30, 2025. |
| [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. | [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%. |
| [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. | [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. |
| [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. | [4] Maturity date does not assume exercise of two 6-month extension options. |
| [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. | [5] Deferred financing fees are not shown net for the unsecured revolving credit facility and are included in assets on the balance sheet. |

---

------

---

| | | |
|:---|:---|:---|
| **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** | **CARETRUST REIT, INC.** |
| **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** | **RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES** |
| **(shares in thousands)** | **(shares in thousands)** | **(shares in thousands)** |
| **(Unaudited)** | **(Unaudited)** | **(Unaudited)** |
| **2025 Guidance Increased** | **2025 Guidance Increased** | **2025 Guidance Increased** |
| | **Full Year 2025 Guidance**<sup>[1]</sup> | **Full Year 2025 Guidance**<sup>[1]</sup> |
| | **Low** | **High** |
| **Net income attributable to CareTrust REIT, Inc.** | 1.43 | 1.45 |
| Real estate related depreciation and amortization | 0.42 | 0.42 |
| Noncontrolling interests' share of real estate related depreciation and amortization | (0.05) | (0.05) |
| (Gain) loss on sale of real estate | (0.02) | (0.02) |
| **Funds from Operations (FFO) attributable to CareTrust REIT, Inc.** | 1.78 | 1.80 |
| Property operating expenses | 0.01 | 0.01 |
| Amortization of extraordinary stock grants | 0.02 | 0.02 |
| Non-routine transaction costs |  |  |
| Gain on foreign currency transaction | (0.02) | (0.02) |
| Unrealized (gain) loss on other real estate related investments, net | (0.02) | (0.02) |
| **Normalized FFO attributable to CareTrust REIT, Inc.** | 1.77 | 1.79 |
| **Net income attributable to CareTrust REIT, Inc.** | 1.43 | 1.45 |
| Real estate related depreciation and amortization | 0.42 | 0.42 |
| Noncontrolling interests' share of real estate related depreciation and amortization | (0.05) | (0.05) |
| Amortization of deferred financing fees | 0.02 | 0.02 |
| Amortization of stock-based compensation | 0.04 | 0.04 |
| Amortization of extraordinary stock grants | 0.02 | 0.02 |
| Straight-line rental income | (0.04) | (0.04) |
| Amortization of above and below market leases | (0.01) | (0.01) |
| Noncontrolling interests' share of amortization of below market leases |  |  |
| Non-cash interest income | (0.01) | (0.01) |
| Amortization of lease incentives |  |  |
| Noncontrolling interests' share of amortization of lease incentives |  |  |
| (Gain) loss on sale of real estate | (0.02) | (0.02) |
| **Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc.** | 1.80 | 1.82 |
| Property operating expenses | 0.01 | 0.01 |
| Non-routine transaction costs |  |  |
| Gain on foreign currency transaction | (0.02) | (0.02) |
| Unrealized (gain) loss on other real estate related investments, net | (0.02) | (0.02) |
| **Normalized FAD attributable to CareTrust REIT, Inc.** | 1.77 | 1.79 |
| **Weighted average shares outstanding:** |  |  |
| Diluted | 195282 | 195282 |
| [1]This guidance assumes and includes (i) all investments, dispositions and loan repayments made to date, (ii) no new investments, dispositions, new loans or loan repayments, (iii) no new debt incurrences or new equity issuances, and (iv) estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases.  | [1]This guidance assumes and includes (i) all investments, dispositions and loan repayments made to date, (ii) no new investments, dispositions, new loans or loan repayments, (iii) no new debt incurrences or new equity issuances, and (iv) estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases.  | [1]This guidance assumes and includes (i) all investments, dispositions and loan repayments made to date, (ii) no new investments, dispositions, new loans or loan repayments, (iii) no new debt incurrences or new equity issuances, and (iv) estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases.  |

---

------

**Non-GAAP Financial Measures**

EBITDA attributable to CareTrust REIT, Inc. represents net income (loss) attributable to CareTrust REIT, Inc. before interest expense (including amortization of deferred financing costs), income tax expense, amortization of stock-based compensation, and depreciation and amortization. Normalized EBITDA attributable to CareTrust REIT, Inc. represents EBITDA attributable to CareTrust REIT, Inc. as further adjusted to eliminate the impact of certain items that the Company does not consider indicative of core operating performance, such as recovery of previously reversed rent, lease termination revenue, property operating expenses, gains or losses on foreign currency transactions, gains or losses from dispositions of real estate, real estate impairment charges, provision for loan losses, non-routine transaction costs, loss on extinguishment of debt, write-off of deferred financing costs, unrealized gains or losses on other real estate related investments and provision for doubtful accounts and lease restructuring, as applicable. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company's liquidity or operating performance. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not purport to be indicative of cash available to fund future cash requirements, including the Company's ability to fund capital expenditures or make payments on its indebtedness. Further, the Company's computation of EBITDA and Normalized EBITDA may not be comparable to EBITDA and Normalized EBITDA reported by other REITs.

Funds from Operations ("FFO"), as defined by the National Association of Real Estate Investment Trusts ("Nareit"), and Funds Available for Distribution ("FAD") are important non-GAAP supplemental measures of operating performance for a REIT. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation except on land, such accounting presentation implies that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a REIT that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for REITs that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP.

FFO is defined by Nareit as net income computed in accordance with GAAP, excluding gains or losses from dispositions of real estate investments, real estate related depreciation and amortization and real estate impairment charges, adjustments for the share of consolidated joint ventures, and adjustments for unconsolidated partnerships and joint ventures. Noncontrolling interests' pro rata share information is prepared by applying noncontrolling interests' actual ownership percentage for the period and is intended to reflect noncontrolling interests' proportionate economic interest in the financial position and operating results of properties in our portfolio. The Company computes FFO attributable to CareTrust REIT, Inc. in accordance with Nareit's definition.

FAD attributable to CareTrust REIT, Inc. is defined as FFO attributable to CareTrust REIT, Inc. excluding noncash income and expenses, such as amortization of stock-based compensation, amortization of deferred financing fees, amortization of above and below market intangibles, amortization of lease incentives, the effects of straight-line rent, adjustments for the share of consolidated joint ventures and non-cash interest income. The Company considers FAD attributable to CareTrust REIT, Inc. to be a useful supplemental measure to evaluate the Company's operating results excluding these income and expense items to help investors, analysts and other interested parties compare the operating performance of the Company between periods or as compared to other companies on a more consistent basis.

In addition, the Company reports Normalized FFO attributable to CareTrust REIT, Inc. and Normalized FAD attributable to CareTrust REIT, Inc., which adjust FFO and FAD for certain revenue and expense items that the Company does not believe are indicative of its ongoing operating results, such as write-off of deferred financing costs, provision for loan losses, non-routine transaction costs, provision for doubtful accounts and lease restructuring, loss on extinguishment of debt, extraordinary incentive plan payment, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transactions, recovery of previously reversed rent, lease termination revenue and property operating expenses. By excluding these items, investors, analysts and our management can compare Normalized FFO and Normalized FAD between periods more consistently.

While FFO, Normalized FFO, FAD and Normalized FAD are relevant and widely-used measures of operating performance among REITs, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company's liquidity or operating performance. FFO, Normalized FFO, FAD and Normalized FAD do not purport to be indicative of cash available to fund future cash requirements.

Further, the Company's computation of FFO, Normalized FFO, FAD and Normalized FAD may not be comparable to FFO, Normalized FFO, FAD and Normalized FAD reported by other REITs that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FAD differently than the Company does.

The Company also discloses Net Debt to Annualized Normalized Run Rate EBITDA, which compares the Company's Net Debt as of the last day of the quarter to the Annualized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter. Net Debt is defined as the Company's Total Debt as of the last day of the specified quarter adjusted to exclude the Company's cash, cash equivalents, restricted cash and escrow deposits on acquisition of real estate as of such date as well as the net proceeds from the expected settlement of shares sold under equity forward contracts through the Company's ATM Program that are outstanding as of such date. Normalized Run Rate EBITDA represents Normalized EBITDA, adjusted to give effect to the investments completed during the three months ended for the respective period as though such investments were completed as of the beginning of the period. Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the specified quarter multiplied by four.

------

The Company believes that net income attributable to CareTrust REIT, Inc., as defined by GAAP, is the most appropriate earnings measure. The Company also believes that the use of EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD and Normalized FAD, combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful. The Company considers EBITDA and Normalized EBITDA, in each case attributable to CareTrust REIT, Inc., useful in understanding the Company's operating results independent of its capital structure, indebtedness and other charges that are not indicative of its ongoing results, thereby allowing for a more meaningful comparison of operating performance between periods and against other REITs. The Company considers FFO, Normalized FFO, FAD and Normalized FAD, in each case attributable to CareTrust REIT, Inc., to be useful measures for reviewing comparative operating and financial performance because, by excluding gains or losses from real estate dispositions, impairment charges and real estate related depreciation and amortization, and, for FAD and Normalized FAD, by excluding noncash income and expenses such as amortization of stock-based compensation, amortization of deferred financing fees, and the effects of straight-line rent, FFO, Normalized FFO, FAD and Normalized FAD can help investors compare the Company's operating performance between periods and to other REITs. The Company believes that the disclosure of Net Debt to Annualized Normalized Run Rate EBITDA provides a useful measure to investors to evaluate the credit strength of the Company and its ability to service its debt obligations and to compare the Company's credit strength to prior reporting periods and to other companies without the effect of charges that are not indicative of the Company's ongoing performance or that could obscure the Company's actual credit quality and after considering the effect of investments occurring during the period.

![logoa.jpg](logoa.jpg)

## Exhibit 99.2

![](exhibit992-ctreq22025fin001.jpg)

Financial Supplement Second Quarter 2025 Exhibit 99.2

------

![](exhibit992-ctreq22025fin002.jpg)

Disclaimers 02 This supplement contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include all statements that are not historical statements of fact and statements regarding the following: future financial and financing plans; strategies related to the Company's business and its portfolio, including acquisition opportunities and disposition plans; growth prospects, operating and financial performance, expectations regarding the making of distributions, payment of dividends, and the performance of our operators and their respective properties. Words such as "anticipate," "believe," "could," "expect," "estimate," "intend," "may," "plan," "seek," "should," "will," "would," and similar expressions, or the negative of these terms, are intended to identify such forward- looking statements, though not all forward-looking statements contain these identifying words. Our forward- looking statements are based on our current expectations and beliefs, and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although we believe that the assumptions underlying these forward-looking statements are reasonable, they are not guarantees and we can give no assurance that our expectations will be attained. Factors which could have a material adverse effect on our operations and future prospects or which could cause actual results to differ materially from expectations include, but are not limited to: (i) the ability and willingness of our tenants and borrowers to meet and/or perform their obligations under the agreements we have entered into with them, including without limitation, their respective obligations to indemnify, defend and hold us harmless from and against various claims, litigation and liabilities; (ii) the risk that we may have to incur additional impairment charges related to our assets held for sale if we are unable to sell such assets at the prices we expect; (iii) the impact of healthcare reform legislation, including potential minimum staffing level requirements, on the operating results and financial conditions of our tenants and borrowers; (iv) the ability of our tenants and borrowers to comply with applicable laws, rules and regulations in the operation of the properties we lease to them or finance; (v) the intended benefits of our acquisition of Care REIT plc ("Care REIT") may not be realized, and we will be subject to additional risks from our investment in Care REIT and any other international investments; (vi) the ability and willingness of our tenants to renew their leases with us upon their expiration, and the ability to reposition our properties on the same or better terms in the event of nonrenewal or in the event we replace an existing tenant, as well as any obligations, including indemnification obligations, we may incur in connection with the replacement of an existing tenant; (vii) the availability of and the ability to identify (a) tenants who meet our credit and operating standards, and (b) suitable acquisition opportunities and the ability to acquire and lease the respective properties to such tenants on favorable terms; (viii) the ability to generate sufficient cash flows to service our outstanding indebtedness; (ix) access to debt and equity capital markets; (x) fluctuating interest and currency rates; (xi) the impact of public health crises, including significant COVID-19 outbreaks as well as other pandemics or epidemics; (xii) the ability to retain our key management personnel; (xiii) the ability to maintain our status as a real estate investment trust ("REIT"); (xiv) changes in the U.S. tax law and other state, federal or local laws, whether or not specific to REITs; (xv) other risks inherent in the real estate business, including potential liability relating to environmental matters and illiquidity of real estate investments; and (xvi) any additional factors included under Item 1A "Risk Factors" in our Annual Report on Form 10-K for the year ended December 31, 2024, and our Quarterly Report on Form 10-Q for the quarter ended March 31, 2025, including in the sections entitled "Risk Factors" in Item 1A of such reports, as such risk factors may be amended, supplemented or superseded from time to time by other reports we file with the Securities and Exchange Commission (the "SEC"). This supplement contains certain non-GAAP financial information relating to CareTrust REIT including EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD, Normalized FAD, and certain related ratios. Explanatory footnotes and a glossary explaining this non-GAAP information are included in this supplement. Reconciliations of these non-GAAP measures are also included in this supplement or on our website. See "Financials and Filings – Quarterly Results" on the Investors section of our website at investor.caretrustreit.com. Non-GAAP financial information does not represent financial performance under GAAP and should not be considered in isolation, as a measure of liquidity, as an alternative to net income, or as an indicator of any other performance measure determined in accordance with GAAP. You should not rely on non-GAAP financial information as a substitute for GAAP financial information, and should recognize that non-GAAP information presented herein may not compare to similarly-termed non-GAAP information of other companies (i.e., because they do not use the same definitions for determining any such non-GAAP information). This supplement also includes certain information regarding operators of our properties (such as EBITDARM Coverage, EBITDAR Coverage, and Occupancy), most of which are not subject to audit or SEC reporting requirements. The operator information provided in this supplement has been provided by the operators. We have not independently verified this information, but have no reason to believe that such information is inaccurate in any material respect. We are providing this information for informational purposes only. The Ensign Group, Inc. ("Ensign"), The Pennant Group, Inc. ("Pennant") and PACS Group, Inc. ("PACS") are subject to the registration and reporting requirements of the SEC and are required to file with the SEC annual reports containing audited financial information and quarterly reports containing unaudited financial information. Ensign's, Pennant's and PACS' financial statements, as filed with the SEC, can be found at the SEC's website at www.sec.gov. This supplement provides information about our financial results as of and for the quarter ended June 30, 2025 and is provided as of the date hereof, unless specifically stated otherwise. We expressly disclaim any obligation to update or revise any information in this supplement (including forward-looking statements), whether to reflect any change in our expectations, any change in events, conditions or circumstances, or otherwise. As used in this supplement, unless the context requires otherwise, references to "CTRE," "CareTrust," "CareTrust REIT" or the "Company" refer to CareTrust REIT, Inc. and its consolidated subsidiaries. GAAP refers to generally accepted accounting principles in the United States of America.

------

![](exhibit992-ctreq22025fin003.jpg)

**Table of Contents** CONTACT INFORMATION 03 CareTrust REIT, Inc. 905 Calle Amanecer, Suite 300 San Clemente, CA 92673 (949) 542-3130 ir@caretrustreit.com www.CareTrustReit.com Transfer Agent Broadridge Corporate Issuer Solutions P.O. Box 1342 Brentwood, NY 11717 (800) 733-1121 shareholder@broadridge.com Bayshire Carlsbad (Carlsbad, CA) COMPANY PROFILE 04 COMPANY SNAPSHOT 05 INVESTMENTS 06 PORTFOLIO OVERVIEW 07-14 Net-Leased Rent Coverage Portfolio Performance Rent Diversification by Tenant Total Revenue Diversification by Geography Lease Maturities Net-Leased Purchase Options Other Real Estate Investments FINANCIAL OVERVIEW 15-25 Consolidated Income Statements Reconciliation of EBITDA, FFO and FAD Consolidated Balance Sheets Key Debt Metrics Debt Summary Debt Covenants 2025 Guidance Equity Capital Transactions Other Financial Highlights GLOSSARY 26-27

------

![](exhibit992-ctreq22025fin004.jpg)

Company Profile MANAGEMENT Dave Sedgwick – Chief Executive Officer Bill Wagner - Chief Financial Officer James Callister - Chief Investment Officer CareTrust REIT is a self-administered, publicly-traded real estate investment trust engaged in the ownership, acquisition, development and leasing of seniors housing and healthcare-related properties. CareTrust REIT generates revenues primarily by leasing properties to a diverse group of local, regional and national seniors housing operators, healthcare services providers, and other healthcare-related businesses. Since its debut as a standalone public company on June 1, 2014, and as of June 30, 2025, CareTrust REIT has expanded its tenant roster to 39 operators, and has grown its real estate portfolio to 393 net-leased healthcare properties across 32 states and the United Kingdom, consisting of 35,719 operating beds/units. As of June 30, 2025, CareTrust REIT also had 22 other real estate related investments related to 142 healthcare properties across 17 states, consisting of 13,944 operating beds/units and one financing receivable related to 46 properties in one state consisting of 3,820 operating beds/ units. BOARD OF DIRECTORS Diana Laing - Chair Anne Olson Spencer Plumb Dave Sedgwick Careina Williams EQUITY ANALYST COVERAGE\* Baird - Wes Golladay \| (216) 737-7510 Bank of America - Farrell Granath \| (646) 855-1351 BMO Capital Markets - Juan Sanabria \| (312) 845-4074 Deutsche Bank - Omotayo Okusanya \| (212) 250-9284 Jefferies - Joe Dickstein \| (212) 778-8771 KeyBanc Capital Markets - Austin Wurschmidt \| (917) 368-2311 Raymond James - Jonathan Hughes \| (727) 567-2438 RBC Capital Markets - Michael Carroll \| (440) 715-2649 Wells Fargo - John Kilichowski \| (212) 214-5311 \* This information is provided as of August 6, 2025. This list may be incomplete and is subject to change as firms initiate or discontinue coverage of CareTrust. Please note that any opinions, estimates, or forecasts regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, or forecasts of CareTrust or our management. CareTrust does not by our reference or distribution of the information above imply our endorsement of or concurrence with any opinions, estimates, or forecasts of these analysts. Interested persons may obtain copies of analysts' reports on their own as we do not distribute these reports. Several of these firms may, from time to time, own our stock and/or hold other long or short positions in our stock and may provide compensated services to us. See "Glossary" for additional information.04

------

![](exhibit992-ctreq22025fin005.jpg)

CARETRUST REIT, INC. NYSE: CTRE Market Data (as of June 30, 2025) ◦ Closing Price: $30.60 ◦ 52 Week Range: $33.15 – $24.79 ◦ Market Cap: $6.1B ◦ Enterprise Value: $7.0B ◦ Outstanding Shares: 200.3M Credit Ratings ◦ Corporate Rating: BB+ (stable) ◦ Senior Unsecured Notes: BBB- ◦ Corporate Rating: BBB- (stable) ◦ Senior Unsecured Notes: BBB- FitchS&P ◦ Corporate Rating: Ba1 (positive) ◦ Senior Unsecured Notes: Ba1 Moody's $4,760M INVESTMENTS 581 PROPERTIES 53,483 OPERATING BEDS/UNITS 46 OPERATORS 34 STATES + UK Note: Portfolio amounts presented above are as of June 30, 2025 and include properties securing our financing receivable and other real estate related investments. General Note: Totals may not add due to rounding. See "Glossary" for additional information. Snapshot 05

------

![](exhibit992-ctreq22025fin006.jpg)

Historical Investments by Year (dollars in millions) 06 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 10 Year - Average Historical Investment Yield: 9.1% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,166 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 8.5% SNF Campus Seniors Housing UK Care Homes Other Real Estate Investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $300 $600 $900 $1,200 $1,500 $1,800

------

![](exhibit992-ctreq22025fin007.jpg)

Notes: [1] EBITDAR Coverage and EBITDARM Coverage are based on financial information provided by our operators. We have not independently verified this information, but have no reason to believe that such information is inaccurate in any material respect. Coverage metrics are based on contractual cash rents in place during the period presented unless a lease has been entered into or amended since the end of the period, in which case the current contractual rent is used. EBITDAR Coverage and EBITDARM Coverage are provided only for Stabilized properties. See "Glossary" for additional information. Net-Leased Rent Coverage[1] 07 Trailing Twelve Months EBITDARM Rent Coverage Distribution as a % of Rent by Operator As of March 31, 2025 Operators Properties SNF SH UK CH Multi Q1'25 Q4'24 Q3'24 Q2'24 Q1'24 <1.00x 0 0 — % — % — % — % — % — % — % — % 3 % 1.00-1.39x 6 27 2 % 3 % 2 % 2 % 10 % 10 % 9 % 8 % 8 % 1.40-1.79x 6 97 16 % — % 12 % — % 28 % 26 % 27 % 28 % 25 % 1.80-2.19x 4 16 3 % 3 % 1 % — % 7 % 11 % 9 % 8 % 8 % 2.20-2.59x 4 8 3 % — % — % — % 4 % 1 % 1 % — % 6 % 2.60-2.99x 3 37 5 % — % 6 % — % 11 % 17 % 26 % 28 % 18 % >=3.00x 6 123 37 % 2 % 1 % — % 40 % 35 % 28 % 28 % 33 % Rent Coverage 29 308 3.07x 2.06x 2.06x 1.43x 2.72x 2.68x 2.67x 2.67x 2.64x Trailing Twelve Months EBITDAR Rent Coverage Distribution as a % of Rent by Operator As of March 31, 2025 Operators Properties SNF SH UK CH Multi Q1'25 Q4'24 Q3'24 Q2'24 Q1'24 <1.00x 5 17 2 % — % 2 % 2 % 6 % 10 % 9 % 7 % 10 % 1.00-1.39x 8 114 19 % 3 % 12 % — % 34 % 32 % 30 % 34 % 31 % 1.40-1.79x 3 9 — % 3 % 1 % — % 4 % 5 % 6 % 3 % 3 % 1.80-2.19x 3 7 3 % — % — % — % 4 % 2 % 8 % 8 % 16 % 2.20-2.59x 8 63 16 % — % 7 % — % 24 % 23 % 20 % 20 % 12 % 2.60-2.99x 1 3 — % 2 % — % — % 2 % — % — % — % — % >=3.00x 1 95 26 % — % — % — % 26 % 27 % 27 % 28 % 28 % Rent Coverage 29 308 2.41x 1.64x 1.67x 1.10x 2.15x 2.12x 2.11x 2.11x 2.08x

------

![](exhibit992-ctreq22025fin008.jpg)

Portfolio Performance 08 Notes: [1] All amounts exclude 6 properties classified as held for sale as of June 30, 2025. [2] The financing receivable arrangement provides for multiple purchase option windows. The first option window opened December 1, 2024 for 3 properties, the second option window opens December 1, 2026 for 4 properties, the third option window opens December 1, 2027 for 35 properties and the fourth option window opens December 1, 2028 for 4 properties. Each option window will remain open until the expiration of the lease. [3] All amounts exclude 6 properties classified as held for sale as of March 31, 2025. [4] All amounts exclude 20 properties classified as held for sale as of June 30, 2024, and two properties which were in the process of being repurposed. See "Glossary" for additional information. (dollars in thousands) As of June 30, 2025 Asset Type Properties Operating Beds/Units Investment % of Total Investment Rent / Interest % of Total Rent / Interest Current Yield Investment in Real Estate Properties Skilled Nursing 200 21,387 $2,252,120 47.3 % $234,715 51.2 % 10.4 % UK Care Homes 133 7,456 901,593 18.9 % 67,500 14.7 % 7.5 % Multi-Service Campus 29 4,280 494,236 10.4 % 47,776 10.4 % 9.7 % Seniors Housing 31 2,596 178,997 3.8 % 17,010 3.7 % 9.5 % Total Net-Leased Assets[1] 393 35,719 $3,826,946 80.4 % $367,001 80.0 % 9.6 % Financing Receivable[2] 46 3,820 $97,082 2.0 % $11,729 2.6 % 12.1 % Other Real Estate Related Investments 142 13,944 $835,657 17.6 % $79,951 17.4 % 9.6 % Total Investments 581 53,483 $4,759,685 100.0 % $458,681 100.0 % 9.6 % As of March 31, 2025 Asset Type Properties Operating Beds/Units Investment % of Total Investment Rent / Interest % of Total Rent / Interest Current Yield Investment in Real Estate Properties Skilled Nursing 190 20,628 $2,103,556 57.9 % $215,127 59.2 % 10.2 % Multi-Service Campus 28 3,998 459,396 12.6 % 43,087 11.8 % 9.4 % Seniors Housing 31 2,603 178,997 4.9 % 18,509 5.1 % 10.3 % Total Net-Leased Assets[3] 249 27,229 $2,741,949 75.5 % $276,723 76.1 % 10.1 % Financing Receivable[2] 46 3,820 $97,072 2.7 % $11,663 3.2 % 12.0 % Other Real Estate Related Investments 113 11,968 $793,498 21.8 % $75,295 20.7 % 9.5 % Total Investments 408 43,017 $3,632,519 100.0 % $363,681 100.0 % 10.0 % As of June 30, 2024 Asset Type Properties Operating Beds/Units Investment % of Total Investment Rent / Interest % of Total Rent / Interest Current Yield Skilled Nursing 157 17,145 $1,527,898 60.8 % $159,939 62.6 % 10.5 % Multi-Service Campus 29 4,168 466,715 18.6 % 40,697 15.9 % 8.7 % Seniors Housing 27 2,300 151,404 6.0 % 16,564 6.5 % 10.9 % Total Net-Leased Assets[4] 213 23,613 $2,146,017 85.4 % $217,200 85.0 % 10.1 % Other Real Estate Related Investments 72 8,882 $367,819 14.6 % $38,318 15.0 % 10.4 % Total Investments 285 32,495 $2,513,836 100.0 % $255,518 100.0 % 10.2 %

------

![](exhibit992-ctreq22025fin009.jpg)

Rent Diversification by Tenant for Net-Leased Assets 09 Notes: [1] All amounts exclude 6 properties classified as held for sale as of June 30, 2025. [2] Cascadia operates the subject facilities under a long-term sublease agreement. [3] As of August 1, 2025, these properties have been transitioned to other new and existing operators for increased annual rent. See "Glossary" for additional information. (dollars in thousands) As of June 30, 2025[1] Net-Leased Assets Operating Beds/Units Rent % of Total Rent 1 The Ensign Group 106 11,244 $82,143 22.4 % 2 PACS Group 25 3,011 39,894 10.9 % 3 Priority Management Group 15 2,144 31,894 8.7 % 4 Minster Care Management 53 2,647 22,964 6.3 % 5 Links Healthcare 11 1,199 19,362 5.3 % Total Top 5 Tenants 210 20,245 $196,257 53.5 % 6 Kalesta 12 1,222 18,733 5.1 % 7 Bayshire Senior Communities 9 1,263 16,350 4.5 % 8 Welford 17 1,102 14,263 3.9 % 9 Cascadia[2] 12 975 13,438 3.7 % 10 Covenant Care[3] 10 1,288 12,486 3.4 % Total Top 10 Tenants 270 26,095 $271,527 74.0 % All Other Tenants 123 9,624 $95,474 26.0 % Total 393 35,719 $367,001 100.0 %

------

![](exhibit992-ctreq22025fin010.jpg)

Total Revenue Diversification by Geography (% of run-rate rent and interest) 10 Note: Numbers are as of June 30, 2025 and include our net-leased assets and properties securing our financing receivable and other real estate related investments. Numbers exclude 6 properties held for sale as of June 30, 2025. See "Glossary" for additional information. 7% \* 19% 10% 4% 4% 3% 2% 4%2% 2% 5% 1% 1% 1% 1% 1% 1% 1% 1% \* 5% \* \* \* \* \* 4% \* 10% 2% 1% \* \* 15% \* \*

------

![](exhibit992-ctreq22025fin011.jpg)

11 Notes: [1] Amounts include our net-leased assets, excluding 6 properties held for sale as of June 30, 2025, and properties securing our other real estate related investments. See "Glossary" for additional information. (dollars in thousands) As of June 30, 2025[1] Investments by Geography Properties Operating Beds/Units Rent/Interest % of Total Rent/ Interest 1 California 64 8,111 $86,159 18.8 % 2 United Kingdom 133 7,456 67,500 14.7 % 3 Texas 43 5,425 45,679 10.0 % 4 Tennessee 29 3,067 45,674 10.0 % 5 Washington 41 3,489 25,187 5.5 % Top 5 Geographies 310 27,548 $270,199 58.9 % 6 North Carolina 14 1,603 23,794 5.2 % 7 Idaho 34 2,506 20,063 4.4 % 8 Louisiana 8 1,164 18,809 4.1 % 9 Illinois 57 4,873 18,628 4.1 % 10 Oregon 22 1,398 17,642 3.8 % Top 10 Geographies 445 39,092 $369,135 80.5 % All Other 136 14,391 $89,546 19.5 % Total 581 53,483 $458,681 100.0 % Total Revenue Diversification by Geography (% of run-rate rent and interest)

------

![](exhibit992-ctreq22025fin012.jpg)

Lease Maturities 12 Notes: [1] All amounts exclude 6 properties held for sale as of June 30, 2025, our financing receivable and other real estate related investments. [2] Lease Maturity Year represents the scheduled expiration year of the primary term of the lease and does not include unexercised tenant extension options or purchase options, if any. See "Glossary" for additional information. Lease Maturity Year % o f T ot al R en t (dollars in thousands) As of June 30, 2025[1] Lease Maturity Year[2] Rent % of Total Rent 2026 $888 0.2 % 2027 5,730 1.6 % 2029 8,768 2.4 % 2030 1,330 0.4 % 2031 52,911 14.4 % 2032 27,622 7.5 % 2033 18,098 4.9 % 2034 47,849 13.0 % 2036 15,191 4.1 % 2037 18,713 5.1 % 2038 34,345 9.4 % 2039 58,320 15.9 % 2040 to 2058 77,236 21.1 % Total $367,001 100.0 % —% 0.3% 2.0% —% 3.1% —% 19.0% 9.9% 6.4% 16.6% —% 5.3% —% 11.6% 20.8% 2.4% 2.6% 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2044

------

![](exhibit992-ctreq22025fin013.jpg)

Purchase Options on Net-Leased Assets (dollars in thousands) 13 Notes: [1] The Company has not received notice of exercise for the option periods that are currently open. [2] Option type includes: A - Fixed base price. B - Fixed capitalization rate on lease revenue. [3] Based on annualized cash revenue for contracts in place as of June 30, 2025. [4] Option window is open until the expiration of the lease term. [5] Option window is only open for six months from the option period open date. [6] Option window is open for nine months from the option period open date. [7] Lease agreement provides for the purchase of one to two properties in each window over four option windows, for a total of six properties. Each purchase option window opens at the beginning of each of lease years four, five, six, and seven beginning December 1, 2027 and is open for one year. [8] Option reflects two option types. [9] Option provides for purchase of any two of the three properties. The current cash rent shown is an average of the range of $3.2 million to $3.5 million. [10] Option provides for purchase of any one of five properties in the first option window and another one of five properties in the second option window beginning June 1, 2027. The current cash rent shown is an average of the range of $2.7 million to $3.5 million. Provided the operator exercises its option to extend the term of the master lease, beginning on June 1, 2035 and ending nine months thereafter, the operator shall have a purchase option for all properties then remaining in the master lease. See "Glossary" for additional information. Tenant Purchase Options As of June 30, 2025 Asset Type Properties Lease Expiration Option Period Open Date[1] Option Type[2] Current Cash Rent[3] % of Total Rent SNF 1 March 2029 4/1/2022 [4] A / B [8] $882 0.24 % SNF 1 January 2030 2/1/2026 [4] A 1,200 0.33 % SNF / Campus 2 October 2032 3/5/2027 [5] B 3,367 [9] 0.92 % SNF / Campus 2 May 2034 6/1/2026 [6] B 3,064 [10] 0.83 % SNF 1 November 2034 12/1/2027 [4] A 1,100 0.30 % SNF 6 November 2039 12/1/2027 [7] B 10,160 2.77 % 13 $19,773 5.39 %

------

![](exhibit992-ctreq22025fin014.jpg)

Other Real Estate Investments 14 Notes: [1] Maturity Year represents the scheduled maturity date of the loan agreement and does not include extension options, purchase options or prepayment options, if any. [2] Rate is net of subservicing fee. [3] For pre-Stabilized properties, the DSCR is not presented. As such, the DSCR may only represent a portion of the total investment amount. See "Glossary" for additional information. (dollars in thousands) As of June 30, 2025 Mortgage Loans Maturity Year[1] Property Type Location Investment Wtd Avg Contractual Interest Rate Interest TTM DSCR[3] 2025 SNF GA $29,600 9.1 % [2] $2,701 1.78x 2026 SH / SNF CA 9,864 10.8 % 1,066 1.32x 2027 SNF / Campus Mid-Atlantic 75,000 8.5 % [2] 6,368 1.48x 2028 SNF FL 15,727 9.1 % 1,435 — 2029 SNF / Campus / SH Various 434,000 8.8 % [2] 38,285 — 2031 SNF TN 26,675 9.2 % 2,461 — 2033 SNF Campus / SH CA 25,993 9.1 % 2,372 1.94x 2034 SNF CO, WA 21,050 8.6 % 1,814 — 2035 SNF WA 6,100 8.6 % 526 — 2039 SNF MD 19,190 9.4 % 1,794 — Total Mortgage Loans $663,199 8.9 % $58,822 Mezzanine Loans Maturity Year[1] Property Type Location Investment Wtd Avg Contractual Interest Rate Interest TTM DSCR[3] 2027 SNF / Campus / SH MO, VA $44,800 14.2 % [2] $6,359 2.35x 2029 SNF CA 7,365 11.7 % 859 1.88x 2032 SNF / Campus Mid-Atlantic 25,000 11.2 % 2,788 1.48x 2034 SNF / Campus MD 11,511 13.2 % 1,517 — Total Mezzanine Loans $88,676 13.0 % $11,523 Preferred Equity Investments Property Type Location Investment Return Rate Return TTM DSCR[3] SNF CA $1,782 15.0 % $271 1.22x SNF / Campus NC 9,000 11.0 % 1,004 — SNF / Campus / SH Various 43,000 11.0 % 4,730 — SNF / SH Various 30,000 12.0 % 3,600 — Total Preferred Equity Investments $83,782 11.5 % $9,605 Total $835,657 $79,951

------

![](exhibit992-ctreq22025fin015.jpg)

Consolidated Income Statements 15 (amounts in thousands, except per share data) For the Three Months Ended June 30, For the Six Months Ended June 30, 2025 2024 2025 2024 Revenues: Rental income $86,033 $55,407 $157,679 $108,909 Interest income from financing receivable 2,886 — 5,693 — Interest income from other real estate related investments and other income 23,550 13,484 45,718 23,052 Total revenues 112,469 68,891 209,090 131,961 Expenses: Depreciation and amortization 21,215 13,860 39,056 27,308 Interest expense 13,038 8,679 19,707 16,907 Property taxes and insurance 2,117 1,976 4,182 3,777 Impairment of real estate investments — 25,711 — 28,455 Transaction costs 61 — 949 — Property operating expenses 938 255 1,043 915 General and administrative 12,549 6,136 21,572 12,974 Total expenses 49,918 56,617 86,509 90,336 Other income (loss): Gain on sale of real estate, net — 21 3,876 32 Unrealized gain (loss) on other real estate related investments, net 1,968 (1,877) 3,255 (2,489) Gain on foreign currency transaction 4,413 — 4,413 — Total other income (loss) 6,381 (1,856) 11,544 (2,457) Income before income tax expense 68,932 10,418 134,125 39,168 Income tax expense (1,030) — (1,030) — Net income 67,902 10,418 133,095 39,168 Net loss attributable to noncontrolling interests (643) (340) (1,252) (336) Net income attributable to CareTrust REIT, Inc. $68,545 $10,758 $134,347 $39,504 Earnings available to CareTrust REIT, Inc. per common share: Basic $0.36 $0.07 $0.71 $0.28 Diluted $0.35 $0.07 $0.70 $0.28 Weighted-average number of common shares: Basic 192,444 144,895 189,813 138,866 Diluted 192,851 145,258 190,130 139,230 Dividends declared per common share $0.335 $0.29 $0.67 $0.58

------

![](exhibit992-ctreq22025fin016.jpg)

See "Glossary" for additional information. Reconciliation of EBITDA, FFO and FAD 16 (amounts in thousands) Quarter Ended June 30, 2024 Quarter Ended September 30, 2024 Quarter Ended December 31, 2024 Quarter Ended March 31, 2025 Quarter Ended June 30, 2025 Net income attributable to CareTrust REIT, Inc. $10,758 $33,441 $52,135 $65,802 $68,545 Depreciation and amortization 13,860 14,009 15,514 17,841 21,215 Noncontrolling interests' share of real estate related depreciation and amortization — — (837) (2,223) (2,513) Interest expense 8,222 7,807 4,768 6,669 13,038 Income tax expense — — — — 1,030 Amortization of stock-based compensation 1,406 1,143 1,461 3,093 1,945 Amortization of stock-based compensation related to extraordinary incentive plan — — — 816 1,081 EBITDA attributable to CareTrust REIT, Inc. 34,246 56,400 73,041 91,998 104,341 Write-off of deferred financing costs — — 354 — — Impairment of real estate investments 25,711 8,417 5,353 — — Gain on foreign currency transaction — — — — (4,413) Provision for loan losses — — 4,900 — — Property operating expenses (recovery) 361 3,893 1,665 (105) 1,090 (Gain) loss on sale of real estate (21) 2,286 (46) (3,876) — Loss on extinguishment of debt — 657 — — — Non-routine transaction costs — — 1,326 888 61 Extraordinary incentive plan payment — — 2,313 — — Unrealized loss (gain) on other real estate related investments, net 1,877 (1,800) (9,734) (1,287) (1,968) Normalized EBITDA attributable to CareTrust REIT, Inc. $62,174 $69,853 $79,172 $87,618 $99,111

------

![](exhibit992-ctreq22025fin017.jpg)

See "Glossary" for additional information. Reconciliation of EBITDA, FFO and FAD (continued) 17 (amounts in thousands) Quarter Ended June 30, 2024 Quarter Ended September 30, 2024 Quarter Ended December 31, 2024 Quarter Ended March 31, 2025 Quarter Ended June 30, 2025 Net income attributable to CareTrust REIT, Inc. $10,758 $33,441 $52,135 $65,802 $68,545 Real estate related depreciation and amortization 13,853 14,002 15,507 17,833 21,208 Noncontrolling interests' share of real estate related depreciation and amortization — — (837) (2,223) (2,513) Impairment of real estate investments 25,711 8,417 5,353 — — (Gain) loss on sale of real estate (21) 2,286 (46) (3,876) — Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 50,301 58,146 72,112 77,536 87,240 Write-off of deferred financing costs — — 354 — — Gain on foreign currency transaction — — — — (4,413) Provision for loan losses — — 4,900 — — Property operating expenses (recovery) 361 3,893 1,665 (105) 1,090 Non-routine transaction costs — — 1,326 888 61 Loss on extinguishment of debt — 657 — — — Amortization of stock-based compensation related to extraordinary incentive plan — — — 816 1,081 Extraordinary incentive plan payment — — 2,313 — — Unrealized loss (gain) on other real estate related investments, net 1,877 (1,800) (9,734) (1,287) (1,968) Normalized FFO attributable to CareTrust REIT, Inc. $52,539 $60,896 $72,936 $77,848 $83,091

------

![](exhibit992-ctreq22025fin018.jpg)

(amounts in thousands, except per share data) Quarter Ended June 30, 2024 Quarter Ended September 30, 2024 Quarter Ended December 31, 2024 Quarter Ended March 31, 2025 Quarter Ended June 30, 2025 Net income attributable to CareTrust REIT, Inc. $10,758 $33,441 $52,135 $65,802 $68,545 Real estate related depreciation and amortization 13,853 14,002 15,507 17,833 21,208 Noncontrolling interests' share of real estate related depreciation and amortization — — (837) (2,223) (2,513) Amortization of deferred financing fees 614 614 619 914 984 Amortization of stock-based compensation 1,406 1,143 1,461 3,093 1,945 Amortization of stock-based compensation related to extraordinary incentive plan — — — 816 1,081 Straight-line rental income 7 7 7 7 (1,760) Amortization of lease incentives 4 5 13 48 48 Noncontrolling interests' share of amortization of lease incentives — — (6) (24) (24) Amortization of above and below market leases (575) (809) (926) (926) (972) Noncontrolling interests' share of amortization of below market leases — — 463 463 463 Non-cash interest income — — (281) (623) (703) Impairment of real estate investments 25,711 8,417 5,353 — — (Gain) loss on sale of real estate (21) 2,286 (46) (3,876) — Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 51,757 59,106 73,462 81,304 88,302 Write-off of deferred financing costs — — 354 — — Gain on foreign currency transaction — — — — (4,413) Provision for loan losses — — 4,900 — — Property operating expenses (recovery) 361 3,893 1,665 (105) 1,090 Non-routine transaction costs — — 1,326 888 61 Loss on extinguishment of debt — 657 — — — Extraordinary incentive plan payment — — 2,313 — — Unrealized loss (gain) on other real estate related investments, net 1,877 (1,800) (9,734) (1,287) (1,968) Normalized FAD attributable to CareTrust REIT, Inc. $53,995 $61,856 $74,286 $80,800 $83,072 FFO per share attributable to CareTrust REIT, Inc. $0.35 $0.36 $0.40 $0.41 $0.45 Normalized FFO per share attributable to CareTrust REIT, Inc. $0.36 $0.38 $0.40 $0.42 $0.43 FAD per share attributable to CareTrust REIT, Inc. $0.36 $0.37 $0.40 $0.43 $0.46 Normalized FAD per share attributable to CareTrust REIT, Inc. $0.37 $0.39 $0.41 $0.43 $0.43 Diluted weighted average shares outstanding [1] 145,380 160,025 182,222 187,574 193,055 [1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method. See "Glossary" for additional information. Reconciliation of EBITDA, FFO and FAD (continued) 18

------

![](exhibit992-ctreq22025fin019.jpg)

Consolidated Balance Sheets 19 (amounts in thousands) June 30, 2025 December 31, 2024 Assets: Real estate investments, net $3,256,024 $2,226,740 Financing receivable 97,330 96,004 Other real estate related investments 840,900 795,203 Assets held for sale 55,166 57,261 Cash and cash equivalents 306,051 213,822 Accounts and other receivables 2,687 1,174 Prepaid expenses and other assets, net 88,415 35,608 Deferred financing costs, net 9,958 11,204 Total assets $4,656,531 $3,437,016 Liabilities and Equity: Senior unsecured notes payable, net $397,371 $396,927 Senior unsecured term loan, net 496,019 — Secured notes payable 103,005 — Secured revolving credit facilities 158,985 — Accounts payable, accrued liabilities and deferred rent liabilities 109,073 56,318 Dividends payable 67,101 54,388 Total liabilities 1,331,554 507,633 Redeemable noncontrolling interests 20,934 18,243 Equity: Common stock 1,997 1,870 Additional paid-in capital 3,807,882 3,439,117 Cumulative distributions in excess of earnings (528,376) (532,570) Accumulated other comprehensive income 19,029 — Total stockholders' equity 3,300,532 2,908,417 Noncontrolling interests 3,511 2,723 Total equity 3,304,043 2,911,140 Total liabilities and equity $4,656,531 $3,437,016

------

![](exhibit992-ctreq22025fin020.jpg)

Notes: [1] Net Debt to Annualized Normalized Run Rate EBITDA compares net debt as of the last day of the quarter to Annualized Normalized Run Rate EBITDA for the quarter which assumes investments closed during the quarter occurred on the first day of the quarter. Net debt is adjusted to include the net proceeds from future expected settlement of shares sold under equity forward contracts through the Company's ATM program during the applicable quarter. See "Financials – Quarterly Results" on the Investors section of our website at http://investor.caretrustreit.com for reconciliations of Normalized EBITDA and Normalized Run Rate EBITDA to the most directly comparable GAAP measure for the periods presented. [2] Net Debt to Enterprise Value compares net debt as of the last day of the quarter to CareTrust REIT's Enterprise Value as of the last day of the quarter. [3] Assumes the net proceeds from the future expected settlement of shares sold under equity forward contracts through the Company's ATM program during the quarter reduces outstanding debt and assumes the shares were issued. See "Glossary" for additional information. Net Debt to Enterprise Value [2]Net Debt to Annualized Normalized Run Rate EBITDA [1] Key Debt Metrics 20 3.7 3.8 3.8 2.5 1.4 0.6 0.4 0.1 0.5 0.5 2.0 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25 27.8% 26.2%26.2% 16.8% 9.5% 4.1% 2.6% 0.4% 3.5% 2.9% 12.3% 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25 [3] [3]

------

![](exhibit992-ctreq22025fin021.jpg)

Notes: [1] Debt summary information is presented as of July 31, 2025 to reflect the payoff subsequent to June 30, 2025 of the secured notes payable and secured revolving credit facilities assumed in connection with the acquisition of Care REIT. [2] Funds can be borrowed at applicable SOFR plus 1.10% to 1.80% or at the Base Rate (as defined) plus 0.10% to 0.80%. [3] Funds can be borrowed at applicable SOFR plus 1.05% to 1.55% or at the Base Rate (as defined) plus 0.05% to 0.55%. [4] Maturity date does not assume exercise of two, 6-month extension options. [5] Subsequent to June 30, 2025, the Company entered into interest rate swaps to hedge the interest expense of the $500.0 million variable rate term loan by fixing SOFR at 3.5%. Debt Maturity Schedule Debt Summary[1] 21 $— $— $— $400,000 $65,000 $500,000 2025 2026 2027 2028 2029 2030 Debt Maturity Year Pri nci pa l (dollars in thousands) July 31, 2025 Debt Interest Rate Maturity Date Principal % of Principal Fixed Rate Debt Senior unsecured notes payable 3.875 % 2028 $400,000 41.5 % Senior unsecured term loan 4.630 % [2],[5] 2030 500,000 51.8 % 4.294 % $900,000 93.3 % Floating Rate Debt Unsecured revolving credit facility 5.408 % [3] 2029 [4] $65,000 6.7 % 5.408 % $65,000 6.7 % Total Debt 4.369 % $965,000 100.0 %

------

![](exhibit992-ctreq22025fin022.jpg)

Debt Covenants 22 June 30, 2025 Covenant Minimum Requirement Maximum Requirement Actual Status Credit Facility Covenants Consolidated Leverage Ratio 60 % 21.8 % In Compliance Consolidated Fixed Charge Coverage Ratio 1.50x 11.31x In Compliance Consolidated Tangible Net Worth ($ in thousands) 2,811,956 3,818,095 In Compliance Secured Debt Ratio 40 % 5 % In Compliance

------

![](exhibit992-ctreq22025fin023.jpg)

Notes: [1] This guidance assumes and includes (i) all investments, dispositions and expected loan repayments made, (ii) no new acquisitions, dispositions, or new loans, (iii) no new debt incurrences or new equity issuances, and (iv) estimated 2.5% CPI-based rent escalators under CareTrust's long-term net leases. See "Glossary" for additional information. 2025 Guidance 23 (shares in thousands) Full Year 2025 Guidance[1] Low High Net income attributable to CareTrust REIT, Inc. $1.43 $1.45 Real estate related depreciation and amortization 0.42 0.42 Noncontrolling interests' share of real estate related depreciation and amortization (0.05) (0.05) (Gain) loss on sale of real estate (0.02) (0.02) Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 1.78 1.80 Property operating expenses 0.01 0.01 Non-routine transaction costs — — Amortization of extraordinary stock grants 0.02 0.02 Gain on foreign currency transaction (0.02) (0.02) Unrealized (gain) loss on other real estate related investments, net (0.02) (0.02) Normalized FFO attributable to CareTrust REIT, Inc. $1.77 $1.79 Net income attributable to CareTrust REIT, Inc. $1.43 $1.45 Real estate related depreciation and amortization 0.42 0.42 Noncontrolling interests' share of real estate related depreciation and amortization (0.05) (0.05) Amortization of deferred financing fees 0.02 0.02 Amortization of stock-based compensation 0.04 0.04 Amortization of extraordinary stock grants 0.02 0.02 Straight-line rental income (0.04) (0.04) Amortization of above and below market leases (0.01) (0.01) Noncontrolling interests' share of amortization of below market leases — — Non-cash interest income (0.01) (0.01) Amortization of lease incentives — — Noncontrolling interests' share of amortization of lease incentives — — (Gain) loss on sale of real estate (0.02) (0.02) Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 1.80 1.82 Property operating expenses 0.01 0.01 Non-routine transaction costs — — Gain on foreign currency transaction (0.02) (0.02) Unrealized (gain) loss on other real estate related investments, net (0.02) (0.02) Normalized FAD attributable to CareTrust REIT, Inc. $1.77 $1.79 Weighted average shares outstanding: Diluted 195,282 195,282

------

![](exhibit992-ctreq22025fin024.jpg)

Notes: [1] Represents average offering price per share for follow-on equity offerings. [2] As of June 30, 2025, CareTrust REIT had $380.1 million available for future issuances under the ATM Program. Follow-On Equity Offering Activity At-the-Market Offering Activity Equity Capital Transactions 24 2015 2016 2019 2024 Number of Shares (000s) 16,330 16,100 6,641 15,870 Public Offering Price per Share $10.50 $12.14 [1] $23.35 $32.00 Gross Proceeds (000s) $171,465 $195,385 $155,073 $507,840 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025[2] Q1 Q2 Total Number of Shares (000s) 924 10,574 10,265 2,459 — 990 2,405 30,869 40,986 553 12,055 12,608 Average Price per Share $15.31 $16.43 $17.76 $19.48 $— $23.74 $20.00 $20.86 $26.35 $28.87 $29.36 $29.34 Gross Proceeds (000s) $14,147 $173,760 $182,321 $47,893 $— $23,505 $48,100 $643,802 $1,079,852 $15,964 $353,907 $369,871

------

![](exhibit992-ctreq22025fin025.jpg)

Notes: [1] Normalized FFO Payout Ratio represents dividends declared divided by Normalized FFO, in each case for the applicable quarter. [2] See "Financials - Quarterly Results" on the Investors section of our website at http://investor.caretrustreit.com for a reconciliation of Normalized FFO and Normalized FFO per Share to the most directly comparable GAAP measure for the periods presented. See Glossary for additional information. Dividend History Normalized FFO Payout Ratio [1][2] Normalized FFO per Share [2] Normalized FFO [2] (in millions) Other Financial Highlights 25 $0.275 $0.28 $0.28 $0.28 $0.28 $0.29 $0.29 $0.29 $0.29 $0.335 $0.335 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25 72% 80% 80% 80% 78% 83% 81% 76% 73% 80% 78% 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25 $0.38 $0.35 $0.35 $0.35 $0.36 $0.35 $0.36 $0.38 $0.40 $0.42 $0.43 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25 $37.0 $35.0 $34.6 $36.6 $43.4 $46.5 $52.5 $60.9 $72.9 $77.8 $83.1 12/31/22 03/31/23 06/30/23 09/30/23 12/31/23 03/31/24 06/30/24 09/30/24 12/31/24 03/31/25 06/30/25

------

![](exhibit992-ctreq22025fin026.jpg)

Employee Retention Tax Credit The Employee Retention Credit ("ERTC") is a fully refundable tax credit for employers equal to 50 percent of qualified wages (including allocable qualified health plan expenses) that eligible employers pay their employees. Initial Investment Initial Investment for properties acquired in connection with the Company becoming public represents Ensign's and Pennant's gross book value. Initial Investment for properties acquired since inception as a public company represents CareTrust REIT's purchase price and transaction costs and includes commitments for capital expenditures that are not rent producing and impairment charges (on all portfolio slides except the Investments slide). Multi-Service Campus Facilities that include a combination of Skilled Nursing beds and Seniors Housing units, including Continuing Care Retirement Communities. Normalized EBITDA EBITDA attributable to CareTrust REIT, Inc, adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as real estate impairment charges, provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, property operating expenses, non-routine transaction costs, loss on extinguishment of debt, unrealized gains or losses on other real estate related investments, gains or losses from dispositions of real estate or other real estate and gains or losses on foreign currency transactions.[1] Normalized FAD FAD attributable to CareTrust REIT, Inc, adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, non-routine transaction costs, loss on extinguishment of debt, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transaction and property operating expenses.[2] Care Homes ("UK Care Homes") In the United Kingdom ("UK"), a care home is a residential setting that provides accommodation and personal care services for individuals who need assistance with daily living activities and are unable to manage independently in their own homes. Care homes generally fall into two main categories: residential care homes and care homes with nursing (also called nursing homes). Residential care homes provide personal care and support for daily living activities like washing, dressing, and medication management, while care homes with nursing also offer 24/7 on-site nursing care for individuals with more complex medical needs. Debt Service Coverage Ratio ("DSCR") Aggregate EBITDARM produced by all properties under a loan agreement for the trailing twelve-months ending on the period presented divided by the total interest payable by borrower for the same period. EBITDA Net income attributable to CareTrust REIT, Inc. before interest expense, income tax, depreciation and amortization and amortization of stock-based compensation.[1] EBITDAR Net income before interest expense, income tax, depreciation, amortization and cash rent, after applying a standardized management fee (5% of facility operating revenues). EBITDAR Coverage Aggregate EBITDAR produced by all properties under a master lease (or other grouping) for the trailing twelve-months ending on the period presented divided by the base rent payable to CareTrust REIT under such master lease (or other grouping) for the same period; provided that if the master lease has been amended to change the base rent during or since such period, then the aggregate EBITDAR for such period is divided by the annualized monthly base rent currently in effect. "Rent" refers to the total monthly rent due under the Company's lease agreements. EBITDAR reflects the application of a standard 5% management fee. EBITDARM Earnings before interest expense, income tax, depreciation, amortization, cash rent, and a standardized management fee (5% of facility operating revenues). EBITDARM Coverage Aggregate EBITDARM produced by all properties under a master lease (or other grouping) for the trailing twelve- months ending on the period presented divided by the base rent payable to CareTrust REIT under such master lease (or other grouping) for the same period; provided that if the master lease has been amended to change the base rent during or since such period, then the aggregate EBITDARM for such period is divided by the annualized monthly base rent currently in effect. Enterprise Value Share price multiplied by the number of outstanding shares, including assumed shares issued from the ATM program, plus total outstanding debt minus cash and assumed net proceeds from the ATM program, each as of a specified date. Property Counts Property counts exclude land under development, properties classified as held for sale or non-operational. As of June 30, 2025, the Company had 16 properties classified as held for sale. Ten of the 16 properties classified as held for sale were part of an asset swap transaction with an existing operator whereby the Company agreed to acquire six new properties in exchange for selling 10. The asset swap closed since quarter end, and the new assets are subject to long-term triple-net leases with the same operator for little net change to rent. Funds Available for Distribution ("FAD") FFO attributable to CareTrust REIT, Inc, excluding straight- line rental income adjustments, amortization of deferred financing fees, lease incentives, above and below market lease intangibles, stock-based compensation expense, non-cash interest income and adjustments for joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of our consolidated joint ventures. [2] Funds from Operations ("FFO") Net income attributable to CareTrust REIT, Inc, excluding gains and losses from dispositions of real estate or other real estate, before real estate depreciation, amortization and real estate impairment charges and adjustments for joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of our consolidated joint ventures. CareTrust REIT calculates and reports FFO attributable to CareTrust REIT, Inc in accordance with the definition and interpretive guidelines issued by the National Association of Real Estate Investment Trusts.[2] Glossary 26

------

![](exhibit992-ctreq22025fin027.jpg)

Normalized FFO FFO attributable to CareTrust REIT, Inc, adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, amortization of stock-based compensation related to extraordinary incentive plan, non- routine transaction costs, loss on extinguishment of debt, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transactions and property operating expenses.[2] Rent / Interest Rent represents the respective period's contractual cash rent, annualized, and presented at 100% share for consolidated entities, and excludes ground lease income and the impact of any rent abatement for recent acquisitions, if applicable. Rent denominated in GBP is translated to USD using the spot rate at the balance sheet date. Interest income includes annualized interest from other real estate related loans and preferred equity investments. Additionally, if a lease or loan agreement was entered into, amended or restructured subsequent to the period, but prior to our filing date for the respective period the initial or amended contractual cash rent or interest is used. Seniors Housing ("SH") Includes licensed healthcare facilities that provide personal care services, support and housing for those who need help with daily living activities, such as bathing, eating and dressing, yet require limited medical care. The programs and services may include transportation, social activities, exercise and fitness programs, beauty or barber shop access, hobby and craft activities, community excursions, meals in a dining room setting and other activities sought by residents. These facilities are often in apartment-like buildings with private residences ranging from single rooms to large apartments. Certain seniors housing properties may offer higher levels of personal assistance for residents requiring memory care as a result of Alzheimer's disease or other forms of dementia. Levels of personal assistance are based in part on local regulations. Seniors Housing also includes retirement communities or senior apartments, which are not healthcare facilities. These communities typically consist of entirely self- contained apartments, complete with their own kitchens, baths and individual living spaces, as well as parking for tenant vehicles. They are most often rented unfurnished, and generally can be personalized by the tenants, typically an individual or a couple over the age of 55. These facilities offer various services and amenities such as laundry, housekeeping, dining options/meal plans, exercise and wellness programs, transportation, social, cultural and recreational activities, and on-site security. Skilled Nursing or Skilled Nursing Facilities ("SNFs") Licensed healthcare facilities that provide restorative, rehabilitative and nursing care for people not requiring the more extensive and sophisticated treatment available at an acute care hospital or long-term acute care hospital. Treatment programs include physical, occupational, speech, respiratory, ventilator, and wound therapy. Stabilized A property is considered stabilized unless it (i) is held for sale or disposed of during the reporting period, (ii) temporarily on Special Focus Facility status, (iii) slated to be transitioned to a new operator, or (iv) has recently undergone significant renovations or was recently repositioned or transitioned to a new operator and has not achieved underwritten stabilization within 12 months following its stabilization target date. Notes: [1] EBITDA attributable to CareTrust REIT, Inc and Normalized EBITDA attributable to CareTrust REIT, Inc do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company's liquidity or operating performance. EBITDA attributable to CareTrust REIT, Inc and Normalized EBITDA attributable to CareTrust REIT, Inc do not purport to be indicative of cash available to fund future cash requirements, including the Company's ability to fund capital expenditures or make payments on its indebtedness. Further, the Company's computation of EBITDA attributable to CareTrust REIT, Inc and Normalized EBITDA attributable to CareTrust REIT, Inc may not be comparable to EBITDA and Normalized EBITDA reported by other REITs. [2] CareTrust REIT believes FAD attributable to CareTrust REIT, Inc, FFO attributable to CareTrust REIT, Inc, Normalized FAD attributable to CareTrust REIT, Inc, and Normalized FFO attributable to CareTrust REIT, Inc (and their related per-share amounts) are important non-GAAP supplemental measures of its operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time, even though real estate values have historically risen or fallen with market and other conditions. Moreover, by excluding items not indicative of ongoing results, Normalized FAD attributable to CareTrust REIT, Inc and Normalized FFO attributable to CareTrust REIT, Inc can facilitate meaningful comparisons of operating performance between periods and between other companies. However, FAD attributable to CareTrust REIT, Inc, FFO attributable to CareTrust REIT, Inc, Normalized FAD attributable to CareTrust REIT, Inc, and Normalized FFO attributable to CareTrust REIT, Inc (and their related per- share amounts) do not represent cash flows from operations or net income attributable to shareholders as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company's liquidity or operating performance. Glossary 27

------

![](exhibit992-ctreq22025fin028.jpg)

------