Exhibit 99.1 REALTY INCOME ANNOUNCES OPERATING RESULTS FOR THE THREE AND SIX MONTHS ENDED JUNE 30, 2025 SAN DIEGO, CALIFORNIA, August 6, 2025....Realty Income Corporation (Realty Income, NYSE: O), The Monthly Dividend Company ® , today announced operating results for the three and six months ended June 30, 2025. All per share amounts presented in this press release are on a diluted per common share basis unless stated otherwise. COMPANY HIGHLIGHTS : For the three months ended June 30, 2025: • Net income available to common stockholders was $196.9 million, or $0.22 per share • Adjusted Funds from Operations ("AFFO") per share was $1.05 per share • Invested $1.2 billion at an initial weighted average cash yield of 7.2% • Net Debt to Annualized Pro Forma Adjusted EBITDA re was 5.5x • Settled 11.2 million shares of outstanding forward sale agreements through our At-The-Market ("ATM") program for gross proceeds of $628.7 million • ATM forward agreements for a total of 11.6 million shares remain unsettled with total expected net proceeds of approximately $654.3 million, of which 4.0 million were sold in July 2025 • In June 2025, issued €650.0 million of 3.375% senior unsecured notes due June 2031, and €650.0 million of 3.875% senior unsecured notes due June 2035 • Achieved a rent recapture rate of 103.4% on properties re-leased CEO Comments "Realty Income’s ability to deliver attractive, consistent total operational returns across economic cycles reflects the fundamental strength of our platform, combining the benefits of scale, diversification, and disciplined execution," said Sumit Roy, Realty Income's President and Chief Executive Officer. "As demand for durable income solutions accelerates amidst a growing retiree demographic, and as corporations increasingly seek to unlock capital from real estate, we believe our model is well-positioned to thrive." "Underscoring the power and breadth of this platform, we deployed $1.2 billion into investments during the second quarter at an initial weighted average cash yield of 7.2%. These results were bolstered by our growing presence in Europe, which accounted for 76% of our investment volume. Supported by consistent first half operating results and a robust pipeline of opportunities, we're pleased to increase our 2025 investment guidance to approximately $5.0 billion and raise the low-end of our AFFO per share guidance to a range of $4.24 - $4.28." "With global reach for product, a data-driven approach to underwriting and portfolio management, and access to a deep and diverse pool of capital, Realty Income offers a unique value proposition. Looking ahead, we remain focused on generating favorable risk-adjusted returns and delivering consistent, long-term value to our shareholders." Select Financial Results The following summarizes our select financial results (dollars in millions, except per share data): Three months ended June 30, Six months ended June 30, 2025 2024 2025 2024 Total revenue $ 1,410.4 $ 1,339.4 $ 2,790.9 $ 2,599.9 Net income available to common stockholders (1) (2) $ 196.9 $ 256.8 $ 446.7 $ 386.5 Net income per share $ 0.22 $ 0.29 $ 0.50 $ 0.45 Funds from operations available to common stockholders (FFO) (3) $ 955.7 $ 929.1 $ 1,893.4 $ 1,714.8 FFO per share $ 1.06 $ 1.07 $ 2.11 $ 2.01 Normalized funds from operations available to common stockholders (Normalized FFO) (3) $ 956.1 $ 931.9 $ 1,894.0 $ 1,811.7 Normalized FFO per share $ 1.06 $ 1.07 $ 2.11 $ 2.12 Adjusted funds from operations available to common stockholders (AFFO) (3) $ 947.5 $ 921.1 $ 1,897.2 $ 1,783.9 AFFO per share $ 1.05 $ 1.06 $ 2.11 $ 2.09 (1) The calculation to determine net income available to common stockholders includes provisions for impairment, gain on sales of real estate, and foreign currency gain and loss. These items can vary from quarter to quarter and can significantly impact net income available to common stockholders and period to period comparisons. (2) Our financial results for the three and six months ended June 30, 2025 and 2024 were impacted by (i) provisions for impairment of $143.4 million and $260.0 million for the three and six months ended June 30, 2025, respectively, and $96.5 million and $185.9 million for the corresponding periods in 2024; and (ii) merger, transaction, and other costs, net of $2.8 million and $96.9 million during the three and six months ended June 30, 2024, respectively, related to our merger with Spirit Realty Capital, Inc. ("Spirit"). (3) FFO, Normalized FFO, and AFFO are non-GAAP financial measures. Normalized FFO is based on FFO and adjusted to exclude merger, transaction, and other costs, net and AFFO further adjusts Normalized FFO for unique revenue and expense items. Please see the Glossary for our definitions and explanations of how we utilize these metrics. Please see pages 10 and 11 herein for reconciliations to the most directly comparable GAAP measure. Dividend Increases In June 2025, we announced the 111 th consecutive quarterly dividend increase, which is the 131 st increase since our listing on the New York Stock Exchange ("NYSE") in 1994. The annualized dividend amount as of June 30, 2025 was $3.228 per share. The amount of monthly dividends paid per share increased 3.7% to $0.806 in the three months ended June 30, 2025 , as compared to $0.777 for the same period in 2024 , representing 76.8% of our diluted AFFO per share of $1.05 during the three months ended June 30, 2025. - 2 - Real Estate Portfolio Update As of June 30, 2025, we owned or held interests in 15,606 properties, which were leased to 1,630 clients doing business in 91 industries. Our diversified portfolio of commercial properties under long-term, net lease agreements is actively managed with a weighted average remaining lease term of approximately 9.0 years. Our portfolio of commercial real estate has historically provided dependable rental revenue supporting the payment of monthly dividends. As of June 30, 2025, portfolio occupancy was 98.6% with 212 properties available for lease or sale, as compared to 98.5% as of March 31, 2025, and 98.8% as of June 30, 2024. Our property-level occupancy rates exclude properties with ancillary leases only, such as cell towers and billboards, and properties with possession pending, and include properties owned by unconsolidated joint ventures. Below is a summary of our portfolio activity for the periods indicated below: Changes in Occupancy Three months ended June 30, 2025 Properties available for lease at March 31, 2025 231 Lease expirations (1) 355 Re-leases to same client (293) Re-leases to new client (17) Vacant dispositions (64) Properties available for lease at June 30, 2025 212 Six months ended June 30, 2025 Properties available for lease at December 31, 2024 205 Lease expirations (1) 599 Re-leases to same client (453) Re-leases to new client (26) Vacant dispositions (113) Properties available for lease at June 30, 2025 212 (1) Includes scheduled and unscheduled expirations (including leases rejected in bankruptcy), as well as future expirations resolved in the periods indicated above. During the three months ended June 30, 2025, the new annualized base rent on re-leased units was $96.8 million, as compared to the previous annual rent of $93.6 million on the same units, representing a rent recapture rate of 103.4% on the re-leased units. Please see the Glossary for our definition of annualized base rent. During the six months ended June 30, 2025, the new annualized base rent on re-leased units was $143.1 million, as compared to the previous annual rent of $138.1 million on the same units, representing a rent recapture rate of 103.6% on the re-leased units. - 3 - Investment Summary The following table summarizes our investments in the U.S. and Europe for the periods indicated below: Number of Properties Investment ($ in millions) Leasable Square Feet (in thousands) Initial Weighted Average Cash Yield (1) Weighted Average Term (Years) Three months ended June 30, 2025 Acquisitions U.S. real estate 24 $ 221.6 741 7.0 % 20.9 Europe real estate 15 649.1 4,562 7.2 % 13.2 Total real estate acquisitions 39 $ 870.7 5,303 7.1 % 15.2 Real estate properties under development U.S. real estate 53 60.7 1,648 7.3 % 17.3 Europe real estate 10 17.5 433 7.1 % 15.3 Total real estate properties under development 63 $ 78.2 2,081 7.3 % 16.9 Europe other investments (2) — 222.3 — 7.5 % 4.5 Total investments (3) 102 $ 1,171.2 7,384 7.2 % 13.1 Six months ended June 30, 2025 Acquisitions U.S. real estate 58 $ 423.2 1,779 6.9 % 16.8 Europe real estate 31 1,473.8 7,251 7.1 % 8.0 Total real estate acquisitions 89 $ 1,897.0 9,030 7.0 % 10.0 Real estate properties under development U.S. real estate 74 137.4 2,206 7.3 % 16.7 Europe real estate 13 86.2 433 7.4 % 11.7 Total real estate properties under development 87 $ 223.6 2,639 7.3 % 14.7 U.S. other investments (4) — 200.9 — 10.2 % 3.8 Europe other investments (2) — 222.3 — 7.5 % 4.5 Total investments (5) 176 $ 2,543.8 11,669 7.3 % 9.2 (1) Initial Weighted Average Cash Yield is a supplemental operating measure. Cash Income used in the calculation of Initial Weighted Average Cash Yield for investments for the three and six months ended June 30, 2025 includes $2.7 million and $3.5 million, respectively, received as settlement credits as reimbursement of free rent periods. Please see the Glossary for our definitions of Initial Weighted Average Cash Yield and Cash Income. (2) Includes two investments in loans secured by properties in the U.K. (3) Clients we have invested in are 46.6% retail, 33.0% industrial, and 20.4% other based on Cash Income. Approximately 30% of the Cash Income generated from acquisitions was from investment grade rated clients, their subsidiaries or affiliated companies at the date of acquisition. Please see the Glossary for our definitions of Investment Grade Clients and Cash Income. (4) Includes an investment in a loan for a development project. (5) Clients we have invested in are 60.5% retail, 19.2% industrial, and 20.3% other based on Cash Income. Approximately 26% of the Cash Income generated from acquisitions was from investment grade rated clients, their subsidiaries or affiliated companies at the date of acquisition. Please see the Glossary for our definitions of Investment Grade Clients and Cash Income. - 4 - Same Store Rental Revenue The following summarizes our same store rental revenue for 14,622 properties under lease for the three and six months ended June 30, 2025, respectively (dollars in millions): Three months ended June 30, Six months ended June 30, % Increase 2025 2024 2025 2024 Three Months Six Months Same Store Rental Revenue $ 1,166.7 $ 1,154.0 $ 2,333.7 $ 2,305.2 1.1 % 1.2 % For purposes of comparability, Same Store Rental Revenue is presented on a constant currency basis using the applicable exchange rate as of June 30, 2025. Same Store Rental Revenue also includes our pro-rata share of rental revenue from properties owned by unconsolidated joint ventures and amounts attributable to noncontrolling interests based on their respective ownership percentages. Beginning with the second quarter of 2024, properties acquired through our merger with Spirit were considered under each element of our Same Store Pool criteria, except for the requirement that the property be owned for the full comparative period. If the property was owned by Spirit or Realty Income for the full comparative period and each of the other criteria were met, the property was included in our Same Store Pool. Please see the Glossary to see definitions of our Same Store Pool and Same Store Rental Revenue. Property Dispositions The following summarizes our property dispositions (dollars in millions): Three months ended June 30, 2025 Six months ended June 30, 2025 Properties sold 73 128 Net sales proceeds $ 116.8 $ 209.4 Gain on sale of real estate $ 38.6 $ 61.1 Liquidity and Capital Markets Liquidity As of June 30, 2025, we had $5.1 billion of liquidity, which consists of cash and cash equivalents of $800.4 million, unsettled ATM forward equity of $422.8 million, and $3.9 billion of availability under our $5.38 billion credit facilities, net of $1.4 billion of borrowing on the revolving credit facilities and after deducting $98.6 million in borrowings under our commercial paper programs. We use our revolving credit facilities as a liquidity backstop for the repayment of the notes issued under our commercial paper programs. Capital Raising During the three months ended June 30, 2025, we raised $631.6 million of proceeds from the sale of common stock at a weighted average price of $56.39 per share, primarily through the sale of approximately 11.2 million shares of common stock pursuant to forward sale agreements through our ATM program. As of June 30, 2025, there were approximately 7.6 million shares of unsettled common stock subject to forward sale agreements through our ATM program, representing approximately $422.8 million in expected net proceeds and a weighted average initial gross price of $56.81 per share. ATM net sale proceed amounts assume full physical settlement of all outstanding shares of common stock, subject to such forward sale agreements and certain assumptions made with respect to settlement dates. In June 2025, we issued €650.0 million of 3.375% senior unsecured notes due June 2031 (the “2031 notes”), and €650.0 million of 3.875% senior unsecured notes due June 2035 (the “2035 notes”). The public offering price for the 2031 Notes was 99.568% of the principal amount for an effective annual yield to maturity of 3.456%, and the public offering price for the 2035 Notes was 99.552% of the principal amount for an effective annual yield to maturity of 3.930%. Combined, the notes have a weighted average tenor of approximately 8.0 years and a weighted average annual yield to maturity of 3.693%. In April 2025, we issued $600.0 million of 5.125% senior unsecured notes due April 2035 (the "April 2035 Notes"). The public offering price for the April 2035 Notes was 98.371% of the principal amount for an effective semi-annual yield to maturity of 5.337%. Interest is paid semi-annually. In April 2025, we recast and expanded our unsecured credit facilities to $5.38 billion, including a new $1.38 billion unsecured credit facility for our U.S. Core Plus Fund ("Fund Facilities"). The Realty Income revolving credit facility was upsized to $4.0 billion with an accordion expansion feature up to $5.0 billion, while the Fund Facilities include a $1.0 billion revolving credit facility and a $380.0 million delayed draw term loan, expandable to $2.0 billion. - 5 - Guidance Summarized below are approximate estimates of the key components of our 2025 earnings guidance: Revised 2025 Guidance Prior 2025 Guidance (1) YTD Actuals at June 30, 2025 Net income per share (2) $1.29 - $1.33 $1.40 - $1.46 $0.50 Real estate depreciation per share $2.72 $2.70 $1.40 Other adjustments per share (3) $0.23 $0.12 $0.21 AFFO per share (4) $4.24 - $4.28 $4.22 - $4.28 $2.11 Same store rent growth Approx 1.0% Approx 1.0% 1.2% Occupancy Over 98% Over 98% 98.6% Cash G&A expenses (% of total revenue) (5)(6) Approx 3.0% Approx 3.0% 3.0% Property expenses (non-reimbursements) (% of total revenue) (5) 1.4% - 1.7% 1.4% - 1.7% 1.5% Income tax expenses $80 - $90 million $80 - $90 million $40 million Investment volume Approx $5.0 billion Approx $4.0 billion $2.5 billion (1) As issued on May 5, 2025. (2) Net income per share excludes future impairment and foreign currency or derivative gains or losses due to the inherent unpredictability of forecasting these items. (3) Includes net adjustments for gains or losses on sales of properties, impairments, and merger, transaction, and other non-recurring costs. (4) AFFO per share excludes merger, transaction, and other costs, net. (5) Cash G&A represents 'General and administrative' expenses as presented in our consolidated statements of income and comprehensive income, less share-based compensation costs. Total revenue excludes client reimbursements. (6) G&A expenses inclusive of stock-based compensation expense as a percentage of rental revenue, excluding reimbursements, is expected to be approximately 3.4% - 3.7% in 2025. - 6 - Conference Call Information In conjunction with the release of our operating results, we will host a conference call on August 6, 2025 at 2:00 p.m. PDT to discuss the operating results. To access the conference call, dial (833) 816-1264 (United States) or (412) 317-5632 (International). When prompted, please ask for the Realty Income conference call. A telephone replay of the conference call can also be accessed by calling (877) 344-7529 (United States) or (412) 317-0088 (International) and entering the conference ID 6427300. The telephone replay will be available through August 13, 2025. A live webcast will be available in listen-only mode by clicking on the webcast link on the company’s home page at www.realtyincome.com. A replay of the conference call webcast will be available approximately one hour after the conclusion of the live broadcast. No access code is required for this replay. Supplemental Materials Supplemental Operating and Financial Data for the three and six months ended June 30, 2025 is available on our corporate website at www.realtyincome.com/investors/quarterly-and-annual-results. About Realty Income Realty Income (NYSE: O), an S&P 500 company, is real estate partner to the world's leading companies ® . Founded in 1969, we serve our clients as a full-service real estate capital provider. As of June 30, 2025, we have a portfolio of over 15,600 properties in all 50 U.S. states, the U.K., and seven other countries in Europe. We are known as “The Monthly Dividend Company ® ” and have a mission to invest in people and places to deliver dependable monthly dividends that increase over time. Since our founding, we have declared 661 consecutive monthly dividends and are a member of the S&P 500 Dividend Aristocrats ® index for having increased our dividend for over 30 consecutive years. Additional information about the company can be found at www.realtyincome.com. Forward-Looking Statements This press release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. When used in this press release, the words “estimated,” “anticipated,” “expect,” “believe,” “intend,” “continue,” “should,” “may,” “likely,” “plans,” and similar expressions are intended to identify forward-looking statements. Forward-looking statements include discussions of our business and portfolio including management thereof; our platform; growth strategies, investment pipeline, and intentions to acquire or dispose of properties (including geographies, timing, partners, clients and terms); re-leases, re-development and speculative development of properties and expenditures related thereto; operations and results; the announcement of operating results, strategy, plans, and the intentions of management; guidance; our share repurchase program; settlement of shares of common stock sold pursuant to forward sale confirmations under our ATM program; dividends, including the amount, timing and payments of dividends; and macroeconomic and other business trends, including interest rates and trends in the market for long-term leases of freestanding, single-client properties. Forward-looking statements are subject to risks, uncertainties, and assumptions about us, which may cause our actual future results to differ materially from expected results. Some of the factors that could cause actual results to differ materially are, among others, our continued qualification as a real estate investment trust; general domestic and foreign business, economic, or financial conditions; competition; fluctuating interest and currency rates; inflation and its impact on our clients and us; access to debt and equity capital markets and other sources of funding (including the terms and partners of such funding); volatility and uncertainty in the credit and financial markets; other risks inherent in the real estate business including our clients' solvency, client defaults under leases, increased client bankruptcies, potential liability relating to environmental matters, illiquidity of real estate investments, and potential damages from natural disasters; impairments in the value of our real estate assets; volatility and changes in domestic and foreign laws and the application, enforcement or interpretation thereof (including with respect to tax laws and rates); property ownership through co-investment ventures, funds, joint ventures, partnerships and other arrangements which, among other things, may transfer or limit our control of the underlying investments; epidemics or pandemics; the loss of key personnel; the outcome of any legal proceedings to which we are a party or which may occur in the future; acts of terrorism and war; the anticipated benefits from mergers, acquisitions, co-investment ventures, funds, joint ventures, partnerships and other arrangements; and those additional risks and factors discussed in our reports filed with the U.S. Securities and Exchange Commission. Readers are cautioned not to place undue reliance on forward-looking statements. Forward-looking statements are not guarantees of future plans and performance and speak only as of the date of this press release. Past operating results and performance are provided for informational purposes and are not a guarantee of future results. There can be no assurance that historical trends will continue. Actual plans and operating results may differ materially from what is expressed or forecasted in this press release and forecasts made in the forward-looking statements discussed in this press release might not materialize. We do not undertake any obligation to update forward-looking statements or publicly release the results of any forward-looking statements that may be made to reflect events or circumstances after the date these statements were made. - 7 - Investor Relations: Steve Bakke Senior Vice President, Corporate Finance +1 858 284 5425 sbakke@realtyincome.com Kelsey Mueller Vice President, Investor Relations +1 858 284 5023 kmueller@realtyincome.com - 8 - CONSOLIDATED STATEMENTS OF INCOME (in thousands, except per share amounts) (unaudited) Three months ended June 30, Six months ended June 30, 2025 2024 2025 2024 REVENUE Rental (including reimbursements) (1) $ 1,338,188 $ 1,284,728 $ 2,651,245 $ 2,492,897 Other 72,190 54,715 139,638 107,031 Total revenue 1,410,378 1,339,443 2,790,883 2,599,928 EXPENSES Depreciation and amortization 647,849 605,570 1,256,784 1,186,634 Interest 283,824 246,931 552,198 487,545 Property (including reimbursements) 107,422 99,851 214,103 189,212 General and administrative 49,329 45,070 93,373 85,912 Provisions for impairment 143,363 96,458 259,952 185,947 Merger, transaction, and other costs, net 331 2,754 610 96,858 Total expenses 1,232,118 1,096,634 2,377,020 2,232,108 Gain on sales of real estate 38,566 25,153 61,103 41,727 Foreign currency and derivative (loss) gain, net (4,388) 511 (6,933) 4,557 Equity in earnings of unconsolidated entities 3,269 2,029 7,626 353 Other income, net 7,369 6,108 14,536 11,554 Income before income taxes 223,076 276,610 490,195 426,011 Income taxes (24,065) (15,642) (39,722) (31,144) Net income 199,011 260,968 450,473 394,867 Net income attributable to noncontrolling interests (2,092) (1,577) (3,739) (3,192) Net income attributable to the Company 196,919 259,391 446,734 391,675 Preferred stock dividends — (2,587) — (5,175) Net income available to common stockholders $ 196,919 $ 256,804 $ 446,734 $ 386,500 Funds from operations available to common stockholders (FFO) $ 955,748 $ 929,133 $ 1,893,403 $ 1,714,816 Normalized funds from operations available to common stockholders (Normalized FFO) $ 956,079 $ 931,887 $ 1,894,013 $ 1,811,674 Adjusted funds from operations available to common stockholders (AFFO) $ 947,491 $ 921,074 $ 1,897,207 $ 1,783,945 Amounts available to common stockholders per common share: Net income per common share: Basic $ 0.22 $ 0.30 $ 0.50 $ 0.45 Diluted $ 0.22 $ 0.29 $ 0.50 $ 0.45 FFO per common share, basic and diluted $ 1.06 $ 1.07 $ 2.11 $ 2.01 Normalized FFO per common share, basic and diluted $ 1.06 $ 1.07 $ 2.11 $ 2.12 AFFO per common share, basic and diluted $ 1.05 $ 1.06 $ 2.11 $ 2.09 Cash dividends paid per common share $ 0.8055 $ 0.7765 $ 1.6015 $ 1.5460 (1) Includes client reimbursements of $87.4 million and $80.6 million for the three months ended June 30, 2025 and 2024, respectively, and $174.8 million and $153.3 million for the six months ended June 30, 2025 and 2024, respectively. Additionally, includes reserves to rental revenue, exclusive of non-cash reserves, of $10.9 million and $8.0 million for the three months ended June 30, 2025 and 2024, respectively, and $17.1 million and $9.2 million for the six months ended June 30, 2025 and 2024, respectively. - 9 - FUNDS FROM OPERATIONS (FFO) AND NORMALIZED FUNDS FROM OPERATIONS (Normalized FFO) (in thousands, except per share amounts) (unaudited) FFO and Normalized FFO are non-GAAP financial measures. Please see the Glossary for our definitions and explanations of how we utilize these metrics. Three months ended June 30, Six months ended June 30, 2025 2024 2025 2024 Net income available to common stockholders $ 196,919 $ 256,804 $ 446,734 $ 386,500 Depreciation and amortization 647,849 605,570 1,256,784 1,186,634 Depreciation of furniture, fixtures and equipment (604) (610) (1,142) (1,233) Provisions for impairment of real estate 142,254 87,204 239,672 175,401 Gain on sales of real estate (38,566) (25,153) (61,103) (41,727) Proportionate share of adjustments for unconsolidated entities 9,085 6,380 15,340 11,054 FFO adjustments allocable to noncontrolling interests (1,189) (1,062) (2,882) (1,813) FFO available to common stockholders $ 955,748 $ 929,133 $ 1,893,403 $ 1,714,816 FFO allocable to dilutive noncontrolling interests 2,417 1,595 4,842 2,935 Diluted FFO $ 958,165 $ 930,728 $ 1,898,245 $ 1,717,751 FFO available to common stockholders $ 955,748 $ 929,133 $ 1,893,403 $ 1,714,816 Merger, transaction, and other costs, net 331 2,754 610 96,858 Normalized FFO available to common stockholders $ 956,079 $ 931,887 $ 1,894,013 $ 1,811,674 Normalized FFO allocable to dilutive noncontrolling interests 2,417 1,595 4,842 2,935 Diluted Normalized FFO $ 958,496 $ 933,482 $ 1,898,855 $ 1,814,609 FFO per common share, basic and diluted $ 1.06 $ 1.07 $ 2.11 $ 2.01 Normalized FFO per common share, basic and diluted $ 1.06 $ 1.07 $ 2.11 $ 2.12 Distributions paid to common stockholders $ 727,450 $ 676,215 $ 1,439,274 $ 1,312,714 FFO after distributions $ 228,298 $ 252,918 $ 454,129 $ 402,102 Normalized FFO after distributions $ 228,629 $ 255,672 $ 454,739 $ 498,960 Weighted average number of common shares used for FFO and Normalized FFO: Basic 902,966 870,319 897,338 852,621 Diluted 906,398 872,520 900,797 854,806 - 10 - ADJUSTED FUNDS FROM OPERATIONS (AFFO) (in thousands, except per share amounts) (unaudited) AFFO is a non-GAAP financial measure. Please see the Glossary for our definition and an explanation of how we utilize this metric. Certain prior period amounts have been reclassified to conform to the current period presentation. These reclassifications had no impact on previously reported AFFO. Three months ended June 30, Six months ended June 30, 2025 2024 2025 2024 Net income available to common stockholders $ 196,919 $ 256,804 $ 446,734 $ 386,500 Cumulative adjustments to calculate Normalized FFO (1) 759,160 675,083 1,447,279 1,425,174 Normalized FFO available to common stockholders 956,079 931,887 1,894,013 1,811,674 Debt-related non-cash items: Amortization of net debt discounts and deferred financing costs 8,257 799 14,890 2,196 Amortization of acquired interest rate swap value (2) 3,555 3,710 7,266 6,514 Capital expenditures from operating properties: Leasing costs and commissions (1,985) (2,129) (2,865) (3,056) Recurring capital expenditures (221) (52) (240) (52) Other non-cash items: Non-cash change in allowance for credit losses (3) 1,109 9,254 20,280 10,546 Amortization of share-based compensation 8,110 7,267 14,009 16,519 Straight-line rent and expenses, net (30,226) (47,587) (74,038) (92,447) Amortization of above and below-market leases, net 6,287 13,806 21,613 28,080 Deferred tax expense 413 — 309 — Proportionate share of adjustments for unconsolidated entities (1,678) (538) (1,641) 382 Other adjustments (4) (2,209) 4,657 3,611 3,589 AFFO available to common stockholders $ 947,491 $ 921,074 $ 1,897,207 $ 1,783,945 AFFO allocable to dilutive noncontrolling interests 2,401 1,587 4,802 2,946 Diluted AFFO $ 949,892 $ 922,661 $ 1,902,009 $ 1,786,891 AFFO per common share, basic and diluted $ 1.05 $ 1.06 $ 2.11 $ 2.09 Distributions paid to common stockholders $ 727,450 $ 676,215 $ 1,439,274 $ 1,312,714 AFFO after distributions $ 220,041 $ 244,859 $ 457,933 $ 471,231 Weighted average number of common shares used for AFFO: Basic 902,966 870,319 897,338 852,621 Diluted 906,398 872,520 900,797 854,806 (1) See Normalized FFO calculations on page 10 for reconciling items. (2) Includes the amortization of the purchase price allocated to interest rate swaps acquired in the Spirit merger. (3) Credit losses primarily relate to the impairment of financing receivables. (4) Includes non-cash foreign currency losses (gains) from remeasurement to USD, mark-to-market adjustments on investments and derivatives that are non-cash in nature, obligations related to financing lease liabilities, and adjustments allocable to noncontrolling interests. - 11 - HISTORICAL FFO AND AFFO (in thousands, except per share amounts) (unaudited) For the three months ended June 30, 2025 2024 2023 2022 2021 Net income available to common stockholders $ 196,919 $ 256,804 $ 195,415 $ 223,207 $ 124,479 Depreciation and amortization, net of furniture, fixtures and equipment 647,245 604,960 471,981 408,948 187,716 Provisions for impairment of real estate 142,254 87,204 29,815 7,691 17,246 Gain on sales of real estate (38,566) (25,153) (7,824) (40,572) (14,901) Proportionate share of adjustments for unconsolidated entities 9,085 6,380 (465) 9,860 — FFO adjustments allocable to noncontrolling interests (1,189) (1,062) (937) (319) (165) FFO available to common stockholders $ 955,748 $ 929,133 $ 687,985 $ 608,815 $ 314,375 Merger, transaction, and other costs, net 331 2,754 341 2,729 13,298 Normalized FFO available to common stockholders $ 956,079 $ 931,887 $ 688,326 $ 611,544 $ 327,673 FFO per diluted share $ 1.06 $ 1.07 $ 1.02 $ 1.01 $ 0.84 Normalized FFO per diluted share $ 1.06 $ 1.07 $ 1.02 $ 1.02 $ 0.88 AFFO available to common stockholders $ 947,491 $ 921,074 $ 671,737 $ 583,728 $ 327,647 AFFO per diluted share $ 1.05 $ 1.06 $ 1.00 $ 0.97 $ 0.88 Cash dividends paid per common share $ 0.8055 $ 0.7765 $ 0.7650 $ 0.7410 $ 0.7050 Weighted average diluted shares outstanding - FFO, Normalized FFO, and AFFO 906,398 872,520 676,388 603,091 374,804 For the six months ended June 30, 2025 2024 2023 2022 2021 Net income available to common stockholders $ 446,734 $ 386,500 $ 420,431 $ 422,576 $ 220,419 Depreciation and amortization, net of furniture, fixtures and equipment 1,255,642 1,185,401 922,916 812,232 365,330 Provisions for impairment of real estate 239,672 175,401 42,993 14,729 19,966 Gain on sales of real estate (61,103) (41,727) (12,103) (50,728) (23,302) Proportionate share of adjustments for unconsolidated entities 15,340 11,054 (465) 12,095 — FFO adjustments allocable to noncontrolling interests (2,882) (1,813) (1,496) (673) (331) FFO available to common stockholders $ 1,893,403 $ 1,714,816 $ 1,372,276 $ 1,210,231 $ 582,082 Merger, transaction, and other costs, net 610 96,858 1,648 9,248 13,298 Normalized FFO available to common stockholders $ 1,894,013 $ 1,811,674 $ 1,373,924 $ 1,219,479 $ 595,380 FFO per diluted share $ 2.11 $ 2.01 $ 2.05 $ 2.02 $ 1.56 Normalized FFO per diluted share $ 2.11 $ 2.12 $ 2.06 $ 2.04 $ 1.60 AFFO available to common stockholders $ 1,897,207 $ 1,783,945 $ 1,322,466 $ 1,163,826 $ 645,869 AFFO per diluted share $ 2.11 $ 2.09 $ 1.98 $ 1.94 $ 1.73 Cash dividends paid per common share $ 1.6015 $ 1.5460 $ 1.5165 $ 1.4805 $ 1.4085 Weighted average diluted shares outstanding - FFO, Normalized FFO and AFFO 900,797 854,806 669,903 599,201 373,435 - 12 - ADJUSTED EBITDA re (dollars in thousands) (unaudited) Adjusted EBITDA re , Annualized Adjusted EBITDA re , Pro Forma Adjusted EBITDA re , Annualized Pro Forma Adjusted EBITDA re , Net Debt/Annualized Adjusted EBITDA re, Net Debt/Annualized Pro Forma Adjusted EBITDA re, Net Debt and Preferred Stock/ Annualized Adjusted EBITDA re , and Net Debt and Preferred Stock/ Annualized Pro Forma Adjusted EBITDA re are non-GAAP financial measures. Please see the Glossary for our definition and an explanation of how we utilize these metrics. Three months ended June 30, 2025 2024 Net income $ 199,011 $ 260,968 Interest 283,824 246,931 Income taxes 24,065 15,642 Depreciation and amortization 647,849 605,570 Provisions for impairment 143,363 96,458 Merger, transaction, and other costs, net 331 2,754 Gain on sales of real estate (38,566) (25,153) Foreign currency and derivative loss (gain), net 4,388 (511) Proportionate share of adjustments from unconsolidated entities 19,774 16,911 Quarterly Adjusted EBITDA re $ 1,284,039 $ 1,219,570 Annualized Adjusted EBITDA re (1) $ 5,136,156 $ 4,878,280 Annualized Pro Forma Adjustments $ 56,842 $ 33,813 Annualized Pro Forma Adjusted EBITDA re $ 5,192,998 $ 4,912,093 Total debt per the consolidated balance sheet, excluding deferred financing costs and net discounts $ 28,665,619 $ 25,712,293 Proportionate share of unconsolidated entities debt, excluding deferred financing costs 659,190 659,190 Less: Cash and cash equivalents (800,447) (442,820) Net Debt (2) $ 28,524,362 $ 25,928,663 Preferred Stock — 167,394 Net Debt and Preferred Stock $ 28,524,362 $ 26,096,057 Net Debt/Annualized Adjusted EBITDA re 5.6 x 5.3 x Net Debt/Annualized Pro Forma Adjusted EBITDA re 5.5 x 5.3 x Net Debt and Preferred Stock/ Annualized Adjusted EBITDA re 5.6 x 5.3 x Net Debt and Preferred Stock/ Annualized Pro Forma Adjusted EBITDA re 5.5 x 5.3 x (1) We calculate Annualized Adjusted EBITDA re by multiplying the Quarterly Adjusted EBITDA re by four. (2) Net Debt is total debt per our consolidated balance sheets, excluding deferred financing costs and net premiums and discounts, but including our proportionate share of debt from unconsolidated entities, less cash and cash equivalents. The Annualized Pro Forma Adjustments, which include transaction accounting adjustments in accordance with U.S GAAP, consist of adjustments to incorporate Adjusted EBITDA re from investments we acquired or stabilized during the applicable quarter and Adjusted EBITDA re from investments we disposed of during the applicable quarter, giving pro forma effect to all transactions as if they occurred at the beginning of the applicable period. Our calculation includes all adjustments consistent with the requirements to present Adjusted EBITDA re on a pro forma basis in accordance with Article 11 of Regulation S-X. The Annualized Pro Forma Adjustments are consistent with the debt service coverage ratio calculated under financial covenants for our senior unsecured notes. The following table summarizes our Annualized Pro Forma Adjustments related to our Annualized Pro Forma Adjusted EBITDA re calculation for the periods indicated below (in thousands): Three months ended June 30, 2025 2024 Annualized pro forma adjustments from investments acquired or stabilized $ 61,709 $ 39,329 Annualized pro forma adjustments from investments disposed (4,867) (5,516) Annualized Pro Forma Adjustments $ 56,842 $ 33,813 - 13 - Adjusted Free Cash Flow (in thousands) (unaudited) Adjusted Free Cash Flow and Annualized Adjusted Free Cash Flow are non-GAAP financial measures. Please see the Glossary for our definition and an explanation of how we utilize these metrics. Six months ended June 30, 2025 2024 Net cash provided by operating activities $ 1,848,185 $ 1,759,845 Changes in net working capital 4,203 (37,219) Capital expenditures (1) (32,838) (33,014) Distributions paid to common stockholders (1,439,274) (1,312,714) Distributions paid to preferred stockholders — (5,175) Merger, transaction, and other costs, net (2) 610 72,107 Adjusted Free Cash Flow $ 380,886 $ 443,830 Annualized Adjusted Free Cash Flow $ 761,772 $ 887,660 (1) Excludes capital expenditures which directly generate incremental rental revenue on our leases. (2) Excludes share-based compensation costs recognized in merger, transaction, and other costs, net during the six months ended June 30, 2024. Reconciliation of Same Store Rental Revenue to Rental Revenue (Including Reimbursements) (in thousands) (unaudited) Same store rental revenue is a non-GAAP financial measure. Please see the Glossary for our definition and an explanation of how we utilize this metric. Three months ended June 30, Six months ended June 30, 2025 2024 2025 2024 Rental revenue (including reimbursements) $ 1,338,188 $ 1,284,728 $ 2,651,245 2,492,897 Constant currency adjustment (1) 6,758 14,995 33,702 28,063 Straight-line rent and other non-cash adjustments 6,251 (4,640) 943 (10,492) Contractually obligated reimbursements by our clients (87,951) (81,703) (176,906) (156,746) Revenue from excluded properties (2) (105,665) (58,527) (201,931) (108,750) Other excluded revenue (3) (8,956) (15,867) (9,990) (16,060) Add: Spirit rental revenue (4) — — — 48,560 Revenue from unconsolidated entities (5) 19,875 16,838 40,243 31,324 Revenue attributable to noncontrolling interests (6) (1,817) (1,796) (3,632) (3,583) Same Store Rental Revenue $ 1,166,683 $ 1,154,028 $ 2,333,674 $ 2,305,213 (1) For purposes of comparability, Same Store Rental Revenue is presented on a constant currency basis using the applicable exchange rate as of June 30, 2025. (2) Please see the Glossary for our definitions of Same Store Pool and Same Store Rental Revenue. (3) "Other excluded revenue" primarily consists of reimbursements related to lease termination fees and other settlement income. (4) Amounts for the six months ended June 30, 2024 represent rental revenue from Spirit properties, which were not included in our financial statements prior to the close of the merger with Spirit on January 23, 2024. (5) Represents our pro-rata share of rental revenue from properties owned by unconsolidated joint ventures. (6) Represents the portion of rental revenue attributable to noncontrolling interest based on their pro-rata ownership. - 14 - CONSOLIDATED BALANCE SHEETS (in thousands, except per share amounts) (unaudited) June 30, 2025 December 31, 2024 ASSETS Real estate held for investment, at cost: Land $ 18,047,444 $ 17,320,520 Buildings and improvements 42,694,467 40,974,535 Total real estate held for investment, at cost 60,741,911 58,295,055 Less accumulated depreciation and amortization (8,143,997) (7,381,083) Real estate held for investment, net 52,597,914 50,913,972 Real estate and lease intangibles held for sale, net 117,196 94,979 Cash and cash equivalents 800,447 444,962 Accounts receivable, net 962,052 877,668 Lease intangible assets, net 6,034,146 6,322,992 Goodwill 4,932,199 4,932,199 Investment in unconsolidated entities 1,225,738 1,229,699 Other assets, net 4,754,381 4,018,568 Total assets $ 71,424,073 $ 68,835,039 LIABILITIES AND EQUITY Distributions payable $ 248,345 $ 238,045 Accounts payable and accrued expenses 954,079 759,416 Lease intangible liabilities, net 1,580,991 1,635,770 Other liabilities 925,292 923,128 Revolving credit facilities and commercial paper 1,472,185 1,130,201 Term loans, net 1,955,547 2,358,417 Mortgages payable, net 38,427 80,784 Notes payable, net 24,885,872 22,657,592 Total liabilities $ 32,060,738 $ 29,783,353 Stockholders’ equity: Common stock and paid in capital, par value $0.01 per share, 1,300,000 shares authorized, 914,285 and 891,511 shares issued and outstanding as of June 30, 2025 and December 31, 2024, respectively $ 48,708,721 $ 47,451,068 Distributions in excess of net income (9,651,395) (8,648,559) Accumulated other comprehensive income 95,780 38,229 Total stockholders’ equity $ 39,153,106 $ 38,840,738 Noncontrolling interests 210,229 210,948 Total equity $ 39,363,335 $ 39,051,686 Total liabilities and equity $ 71,424,073 $ 68,835,039 - 15 - GLOSSARY Adjusted EBITDA re. The National Association of Real Estate Investment Trusts (Nareit) established an EBITDA metric for real estate companies (i.e., EBITDA for real estate, or EBITDA re ) it believed would provide investors with a consistent measure to help make investment decisions among certain REITs. Our definition of “Adjusted EBITDA re ” is generally consistent with the Nareit definition, other than our adjustment to remove foreign currency and derivative gain and loss and merger, transaction, and other costs, net. We define Adjusted EBITDA re , a non-GAAP financial measure, for the most recent quarter as earnings (net income) before (i) interest expense, (ii) income taxes, (iii) depreciation and amortization, (iv) provisions for impairment, (v) merger, transaction, and other costs, net, (vi) gain on sales of real estate, (vii) foreign currency and derivative gain and loss, net, and (viii) our proportionate share of adjustments from unconsolidated entities. Our Adjusted EBITDA re may not be comparable to Adjusted EBITDA re reported by other companies or as defined by Nareit, and other companies may interpret or define Adjusted EBITDA re differently than we do. Management believes Adjusted EBITDA re to be a meaningful measure of a REIT’s performance because it provides a view of our operating performance, analyzes our ability to meet interest payment obligations before the effects of income tax, depreciation and amortization expense, provisions for impairment, gain on sales of real estate and other items, as defined above, that affect comparability, including the removal of non-recurring and non-cash items that industry observers believe are less relevant to evaluating the operating performance of a company. In addition, EBITDA re is widely followed by industry analysts, lenders, investors, rating agencies, and others as a means of evaluating the operational cash generating capacity of a company prior to servicing debt obligations. Management also believes the use of an annualized quarterly Adjusted EBITDA re metric is meaningful because it represents our current earnings run rate for the period presented. The ratio of our total debt to our annualized quarterly Adjusted EBITDA re is also used to determine vesting of performance share awards granted to our executive officers. Adjusted EBITDA re should be considered along with, but not as an alternative to, net income as a measure of our operating performance. Adjusted Free Cash Flow , a non-GAAP financial measure, is defined as net cash provided by operating activities, less certain capital expenditures, dividends paid, merger, transaction, and other costs, net, and changes in net working capital. The Company updated its definition of Adjusted Free Cash Flow in the first quarter 2025 and all periods were recast to reflect the change. We believe adjusted free cash flow to be a useful liquidity measure for us and our investors by helping to evaluate our ability to generate cash beyond what is needed to fund capital expenditures, debt service and other obligations. Notwithstanding cash on hand and incremental borrowing capacity, adjusted free cash flow reflects our ability to grow our business through investments and acquisitions, as well as our ability to return cash to shareholders through dividends. Adjusted free cash flow is not considered under generally accepted accounting principles to be a primary measure of an entity’s residual cash flow available for discretionary spending, and accordingly should not be considered an alternative to operating income, net income, or amounts shown in our consolidated statements of cash flows. Annualized Adjusted Free Cash Flow, a non-GAAP financial measure, is calculated by annualizing Adjusted Free Cash Flow. Adjusted Funds From Operations (AFFO) , a non-GAAP financial measure, is defined as FFO adjusted for unique revenue and expense items, which we believe are not as pertinent to the measurement of our ongoing operating performance. Most companies in our industry use a similar measurement to AFFO, but they may use the term "CAD" (for Cash Available for Distribution) or "FAD" (for Funds Available for Distribution). We believe AFFO provides useful information to investors because it is a widely accepted industry measure of the operating performance of real estate companies used by the investment community. In particular, AFFO provides an additional measure to compare the operating performance of different REITs without having to account for differing depreciation assumptions and other unique revenue and expense items which are not pertinent to measuring a particular company’s ongoing operating performance. Therefore, we believe that AFFO is an appropriate supplemental performance metric, and that the most appropriate GAAP performance metric to which AFFO should be reconciled is net income available to common stockholders. Annualized Adjusted EBITDA re , a non-GAAP financial measure, is calculated by annualizing Adjusted EBITDA re. Annualized Base Rent of our acquisitions and properties under development is the monthly aggregate cash amount charged to clients, inclusive of monthly base rent receivables, as of the balance sheet date, multiplied by 12, excluding percentage rent, interest income on loans and preferred equity investments, and including our pro rata share of such revenues from properties owned by unconsolidated joint ventures. We believe total annualized base rent is a useful supplemental operating measure, as it excludes entities that were no longer owned at the balance sheet date and includes the annualized rent from properties acquired during the quarter. Total annualized base rent has not been reduced to reflect reserves recorded as reductions to GAAP rental revenue in the periods presented. Annualized Pro Forma Adjusted EBITDA re , a non-GAAP financial measure, is defined as Adjusted EBITDA re , which includes transaction accounting adjustments in accordance with U.S. GAAP, consists of adjustments to incorporate Adjusted EBITDA re from investments we acquired or stabilized during the applicable quarter and Adjusted EBITDA re from investments we disposed of during the applicable quarter, giving pro forma effect to all transactions as if they occurred at the beginning of the applicable quarter. Our calculation includes all adjustments consistent with the requirements to present Adjusted EBITDA re on a pro forma basis in accordance with Article 11 of Regulation S-X. The annualized pro forma adjustments are consistent with the debt service coverage ratio calculated under financial covenants for our senior unsecured notes and bonds. Cash Income represents expected rent for real estate acquisitions as well as rent to be received upon completion of the properties under development. For unconsolidated entities, this represents our pro rata share of the cash income. For loans receivable and preferred equity investments, this represents earned interest income and preferred dividend income, respectively. Funds From Operations (FFO) , a non-GAAP financial measure, consistent with the Nareit definition, is net income available to common stockholders, plus depreciation and amortization of real estate assets, plus provisions for impairments of depreciable real estate assets, and reduced by gain on property sales. Presentation of the information regarding FFO and AFFO is intended to assist the reader in comparing the operating performance of different REITs, although it should be noted that not all REITs calculate FFO and AFFO in the same way, so comparisons with other REITs may not be meaningful. FFO and AFFO should not be considered alternatives to reviewing our cash flows from operating, investing, and financing activities. In addition, FFO and AFFO should not be considered measures of liquidity, of our ability to make cash distributions, or of our ability to pay interest payments. We consider FFO to be an appropriate supplemental measure of a REIT’s operating performance as it is based on a net income analysis of property portfolio performance that adds back items such as depreciation and impairments for FFO. The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, which implies that the value of real estate assets diminishes predictably over time. Since real estate values historically rise and fall with market conditions, presentations of operating results for a REIT using historical accounting for depreciation could be less informative. The use of FFO is recommended by the REIT industry as a supplemental performance measure. In addition, FFO is used as a measure of our compliance with the financial covenants of our credit facility. Initial Weighted Average Cash Yield for acquisitions and properties under development is computed as Cash Income for the first twelve months following the acquisition date, divided by the total cost of the property (including all expenses borne by us), and includes our pro-rata share of Cash Income from unconsolidated joint ventures. Initial weighted average cash yield for loans receivable is computed using the Cash Income for the first twelve months following the acquisition date, divided by the total cost of the investment. Investment Grade Clients are our clients, our clients that are subsidiaries or affiliates of companies, and credit investments secured with a real estate property leased to a tenant, that as of the balance sheet date, have a credit rating of Baa3/BBB- or higher from one of the three major rating agencies (Moody’s/S&P/Fitch). - 16 - GLOSSARY (Continued) Net Debt/Annualized Adjusted EBITDA re , a ratio used by management as a measure of leverage, is calculated as net debt (which we define as total debt per our consolidated balance sheet, excluding deferred financing costs and net premiums and discounts, but including our proportionate share of debt from unconsolidated entities, less cash and cash equivalents), divided by Annualized Adjusted EBITDA re . Net Debt/Annualized Pro Forma Adjusted EBITDA re , a ratio used by management as a measure of leverage, is calculated as net debt (which we define as total debt per our consolidated balance sheet, excluding deferred financing costs and net premiums and discounts, but including our proportionate share of debt from unconsolidated entities, less cash and cash equivalents), divided by Annualized Pro Forma Adjusted EBITDA re . Net Debt and Preferred Stock/Annualized Adjusted EBITDA re , a ratio used by management as a measure of leverage, is calculated as net debt (which we define as total debt per our consolidated balance sheet, excluding deferred financing costs and net premiums and discounts, but including our proportionate share of debt from unconsolidated entities, less cash and cash equivalents) plus our preferred stock, divided by Annualized Adjusted EBITDAre. In September 2024, we redeemed all 6.9 million shares of Realty Income Series A Preferred Stock outstanding. Net Debt and Preferred Stock/Annualized Pro Forma Adjusted EBITDA r e , a ratio used by management as a measure of leverage, is calculated as net debt (which we define as total debt per our consolidated balance sheet, excluding deferred financing costs and net premiums and discounts, but including our proportionate share of debt from unconsolidated entities, plus preferred stock, less cash and cash equivalents) divided by Annualized Pro Forma Adjusted EBITDAre. In September 2024, we redeemed all 6.9 million shares of Realty Income Series A Preferred Stock outstanding. Normalized Funds from Operations Available to Common Stockholders (Normalized FFO) , a non-GAAP financial measure, is FFO excluding merger, transaction, and other costs, net. Same Store Pool , for purposes of determining the properties used to calculate our same store rental revenue, includes all properties that we owned for the entire year-to-date period, for both the current and prior year except for properties during the current or prior year that were: (i) vacant at any time,(ii) under development or redevelopment, or (iii) involved in eminent domain and rent was reduced. Same Store Rental Revenue excludes straight-line rent, the amortization of above and below-market leases, and reimbursements from clients for recoverable real estate taxes and operating expenses. For purposes of comparability, same store rental revenue is presented on a constant currency basis by applying the exchange rate as of the balance sheet date to base currency rental revenue. We present same store rental revenue on a pro rata basis to account for our share of same store rental revenue related to unconsolidated and consolidated joint ventures. For purposes of comparability, we calculate our pro rata share using our ownership percentage as of June 30, 2025 to same store rental revenue throughout the three and six month periods in both 2024 and 2025. - 17 -

the item shown at left

other guidance in this release

Text is the filed exhibit, verbatim.