Exhibit 99.1
W. P. Carey Announces First Quarter 2026 Financial Results
New York, NY – April 28, 2026 – W. P. Carey Inc. (NYSE: WPC) (W. P. Carey or the Company), a net lease real estate investment trust, today reported its financial results for the first quarter ended March 31, 2026.
Financial Highlights
| | | | | | | |
| 2026 First Quarter | | |
| Net income attributable to W. P. Carey (millions) | $176.3 | | | |
| Diluted earnings per share | $0.80 | | | |
| | | |
| AFFO (millions) | $288.7 | | | |
| AFFO per diluted share | $1.30 | | | |
•Raising 2026 AFFO guidance range to between $5.16 and $5.26 per diluted share, based on higher anticipated full-year investment volume of between $1.5 billion and $2.0 billion
•First quarter cash dividend of $0.930 per share, equivalent to an annualized dividend rate of $3.72 per share
Real Estate Portfolio
•Investment volume of $682.0 million completed year to date, including $585.3 million during the first quarter and $96.7 million subsequent to quarter end
•Active capital investments and commitments of $178.8 million scheduled to be completed in the remainder of 2026
•Gross disposition proceeds of $162.6 million during the first quarter, including $75.2 million from the sale of the Company’s 11 remaining self-storage operating properties
•Contractual same-store rent growth of 2.4% year over year
Balance Sheet and Capitalization
•Equity –
◦Completed an underwritten public offering, selling 6.9 million shares of common stock subject to forward sale agreements, representing total gross proceeds of $496.8 million
◦Settled a portion of outstanding forward sale agreements for net proceeds totaling $247.1 million
◦Approximately $653.5 million of equity subject to forward sale agreements remained available for settlement at quarter end
•Debt –
◦Issued €500 million of 3.250% Senior Unsecured Notes due 2031
◦Issued €500 million of 3.750% Senior Unsecured Notes due 2035
◦Repaid €500 million of 2.250% Senior Unsecured Notes due 2026
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 1
◦Amended senior unsecured credit facility, replacing a €215 million term loan with a new CAD$347 million term loan with an all-in rate of 3.1% at quarter end
MANAGEMENT COMMENTARY
“We’ve had a strong start to the year, backed by continued investment momentum and successful execution in the capital markets. Combined with the depth of our pipeline and the performance of our portfolio, this has enabled us to raise our full-year outlook for both investment volume and AFFO per share,” said Jason Fox, Chief Executive Officer.
“With substantial liquidity and our 2026 equity needs already addressed, we’re confident in our ability to continue deploying capital accretively. And based on the investments we’ve completed to date, our current pipeline and capital projects delivering this year, we have visibility into well over a billion dollars of investments at cap rates averaging in the mid-sevens. When coupled with our best-in-class rent escalations, we believe the strength and consistency of that growth will drive long‑term shareholder value.”
QUARTERLY FINANCIAL RESULTS
Revenues
•Revenues, including reimbursable costs, for the 2026 first quarter totaled $454.5 million, up 10.9% from $409.9 million for the 2025 first quarter.
◦Lease revenues increased due primarily to net investment activity and rent escalations.
◦Income from finance leases and loans receivable increased primarily as a result of net investment activity.
◦Operating property revenues decreased due primarily to the sale of the Company’s entire self-storage operating portfolio, comprising 63 properties sold during 2025 and 11 properties sold during the 2026 first quarter.
Net Income Attributable to W. P. Carey
•Net income attributable to W. P. Carey for the 2026 first quarter was $176.3 million, up 40.1% from $125.8 million for the 2025 first quarter, due primarily to higher gains from remeasurement of foreign debt, a lower non-cash allowance for credit loss on finance leases, higher gain on sale of real estate and the accretive impact of net investment activity, partly offset by higher impairment charges.
Adjusted Funds from Operations (AFFO)
•AFFO for the 2026 first quarter was $1.30 per diluted share, up 11.1% from $1.17 per diluted share for the 2025 first quarter, primarily reflecting the accretive impact of net investment activity, rent escalations and higher other lease-related income, partly offset by higher interest expense.
Note: Further information concerning AFFO, which is a non-GAAP supplemental performance metric, is presented in the accompanying tables and related notes.
Dividend
•On March 12, 2026, the Company reported that its Board of Directors increased its quarterly cash dividend to $0.930 per share, equivalent to an annualized dividend rate of $3.72 per share, representing a 4.5% increase compared to the 2025 first quarter. The dividend was paid on April 15, 2026 to shareholders of record as of March 31, 2026.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 2
AFFO GUIDANCE
•The Company has raised its guidance range for the 2026 full year, primarily reflecting higher expected investment volume and lower estimated potential rent loss from tenant credit events, and currently expects to report AFFO of between $5.16 and $5.26 per diluted share, based on the following key assumptions:
(i) investment volume of between $1.5 billion and $2.0 billion, which is revised higher;
(ii) disposition volume of between $250 million and $750 million, which is unchanged;
(iii) total general and administrative expenses of between $103 million and $106 million, which is unchanged;
(iv) property expenses, excluding reimbursable tenant costs, of between $56 million and $60 million, which is unchanged; and
(v) tax expense (on an AFFO basis) of between $45 million and $49 million, which is unchanged.
Note: The Company does not provide guidance on net income. The Company only provides guidance on AFFO and does not provide a reconciliation of this forward-looking non-GAAP guidance to net income due to the inherent difficulty in quantifying certain items necessary to provide such reconciliation as a result of their unknown effect, timing and potential significance. Examples of such items include impairments of assets, gains and losses from sales of assets, and depreciation and amortization from new acquisitions.
REAL ESTATE
Investments
•Year to date, the Company completed investments totaling $682.0 million, including $585.3 million during the 2026 first quarter and $96.7 million subsequent to quarter end.
•The Company currently has nine capital investments and commitments totaling $178.8 million scheduled to be completed during 2026. In addition, the Company has two capital investments and commitments totaling $101.5 million scheduled to be completed during 2027.
Dispositions
•During the 2026 first quarter, the Company disposed of 19 properties for gross proceeds totaling $162.6 million, including the sale of the Company’s 11 remaining self-storage operating properties for gross proceeds totaling $75.2 million.
Contractual Same-Store Rent Growth
•As of March 31, 2026, contractual same-store rent growth was 2.4% year over year, on a constant currency basis.
Composition
•As of March 31, 2026, the Company’s net lease portfolio consisted of 1,703 properties, comprising 185 million square feet leased to 374 tenants, with a weighted-average lease term of 12.1 years and an occupancy rate of 98.1%. In addition, the Company owned four hotel operating properties and one student housing operating property, totaling approximately 0.5 million square feet.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 3
BALANCE SHEET AND CAPITALIZATION
Liquidity
•As of March 31, 2026, the Company had total liquidity of $2.8 billion, primarily comprising $1.9 billion of available capacity under its Senior Unsecured Credit Facility (net of amounts reserved for standby letters of credit), in addition to cash and cash equivalents and available net proceeds under unsettled forward equity sale agreements.
Forward Equity
• As previously announced, on February 17, 2026, the Company sold 6,000,000 shares of common stock subject to forward sale agreements through an underwritten public offering, and on February 24, 2026 sold an additional 900,000 shares of common stock subject to forward sale agreements through the full exercise of the underwriters’ option to purchase additional shares, for aggregate gross proceeds totaling $496.8 million.
• On March 31, 2026, the Company settled a portion of its outstanding forward sale agreements, issuing 3,450,000 shares of common stock for net proceeds totaling $247.1 million.
• As of March 31, 2026, in combination with shares of common stock sold during 2025 under its ATM program subject to forward sale agreements, the Company had a total of 9,708,496 shares available for settlement under forward sale agreements, representing anticipated net proceeds totaling approximately $653.5 million.
Senior Unsecured Notes
•As previously announced, on February 24, 2026, the Company completed an underwritten public offering of €1.0 billion in aggregate principal amount of senior unsecured notes, comprising the following tranches:
◦€500 million aggregate principal amount of 3.250% Senior Unsecured Notes due October 2, 2031; and
◦€500 million aggregate principal amount of 3.750% Senior Unsecured Notes due May 10, 2035.
•On March 13, 2026, the Company used a portion of the net proceeds from the offering to repay €500 million of 2.250% Senior Unsecured Notes.
Senior Unsecured Credit Facility Amendment
•As previously announced, on March 11, 2026, the Company amended its senior unsecured credit facility, replacing the €215 million term loan that it repaid in February with a new CAD$347 million term loan of an equivalent notional amount and under the same terms, duration and extension options. Proceeds were used primarily to finance new investment activity in Canada and it has a floating interest rate of Term CORRA + 80 basis points, for an all-in rate of approximately 3.1% as of March 31, 2026.
•The amendment also improved the Company’s revolver pricing grid by 5 basis points across all levels.
* * * * *
Supplemental Information
The Company has provided supplemental unaudited financial and operating information regarding the 2026 first quarter and certain prior quarters, including a description of non-GAAP financial measures and reconciliations to GAAP measures, in a Current Report on Form 8-K filed with the Securities and Exchange Commission (SEC) on April 28, 2026, and made available on the Company’s website at ir.wpcarey.com/investor-relations.
* * * * *
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 4
Live Conference Call and Audio Webcast Scheduled for Wednesday, April 29, 2026 at 11:00 a.m. Eastern Time
Please dial in at least 10 minutes prior to the start time.
Date/Time: Wednesday, April 29, 2026 at 11:00 a.m. Eastern Time
Call-in Number: 1 (877) 465-1289 (U.S.) or +1 (201) 689-8762 (international)
Live Audio Webcast and Replay: www.wpcarey.com/earnings
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W. P. Carey Inc.
W. P. Carey ranks among the largest net lease REITs with a well-diversified portfolio of high-quality, operationally critical commercial real estate, which includes 1,703 net lease properties covering approximately 185 million square feet as of March 31, 2026. With offices in New York, London, Amsterdam and Dallas, the company remains focused on investing primarily in single-tenant industrial, warehouse and retail properties located in the U.S. and Europe, under long-term net leases with built-in rent escalations.
www.wpcarey.com
* * * * *
Cautionary Statement Concerning Forward-Looking Statements
Certain of the matters discussed in this communication constitute forward-looking statements within the meaning of the Securities Act of 1933 and the Securities Exchange Act of 1934, both as amended by the Private Securities Litigation Reform Act of 1995. The forward-looking statements include, among other things, statements regarding the intent, belief or expectations of W. P. Carey and can be identified by the use of words such as “may,” “will,” “should,” “would,” “will be,” “goals,” “believe,” “project,” “expect,” “anticipate,” “intend,” “estimate,” “opportunities,” “possibility,” “strategy,” “maintain” or the negative version of these words and other comparable terms. These forward-looking statements include, but are not limited to, statements made by Mr. Jason Fox regarding W. P. Carey’s ability to deploy capital, its current pipeline, its visibility into investment volume and cap rates, and statements about long-term shareholder value. These statements are based on the current expectations of our management, and it is important to note that our actual results could be materially different from those projected in such forward-looking statements. There are a number of risks and uncertainties that could cause actual results to differ materially from the forward-looking statements. Other unknown or unpredictable risks or uncertainties, like the risks related to fluctuating interest rates, the impact of inflation and tariffs on our tenants and us, the effects of pandemics and global outbreaks of contagious diseases, and domestic or geopolitical crises, such as terrorism, military conflict, war or the perception that hostilities may be imminent, political instability or civil unrest, or other conflict, and those additional risk factors discussed in reports that we have filed with the SEC, could also have material adverse effects on our future results, performance or achievements. Discussions of some of these other important factors and assumptions are contained in W. P. Carey’s filings with the SEC and are available at the SEC’s website at http://www.sec.gov, including Part I, Item 1A. Risk Factors in W. P. Carey’s Annual Report on Form 10-K for the fiscal year ended December 31, 2025. Investors are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this communication, unless noted otherwise. Except as required under the federal securities laws and the rules and regulations of the SEC, W. P. Carey does not undertake any obligation to release publicly any revisions to the forward-looking statements to reflect events or circumstances after the date of this communication or to reflect the occurrence of unanticipated events.
Institutional Investors:
Peter Sands
1 (212) 492-1110
institutionalir@wpcarey.com
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 5
Individual Investors:
W. P. Carey Inc.
1 (212) 492-8920
ir@wpcarey.com
Press Contact:
Anna McGrath
1 (212) 492-1166
amcgrath@wpcarey.com
* * * * *
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 6
W. P. CAREY INC.
Consolidated Balance Sheets (Unaudited)
(in thousands, except share and per share amounts)
| | | | | | | | | | | |
| |
| March 31, 2026 | | December 31, 2025 |
| Assets | | | |
| Investments in real estate: | | | |
| Land, buildings and improvements — net lease and other | $ | 14,624,466 | | | $ | 14,451,306 | |
| Land, buildings and improvements — operating properties | 228,074 | | | 286,079 | |
| Net investments in finance leases and loans receivable | 1,199,048 | | | 1,171,886 | |
In-place lease intangible assets and other | 2,467,240 | | | 2,466,199 | |
Above-market rent intangible assets | 658,128 | | | 668,707 | |
| Investments in real estate | 19,176,956 | | | 19,044,177 | |
Accumulated depreciation and amortization (a) | (3,573,321) | | | (3,578,330) | |
| Assets held for sale, net | 10,536 | | | 3,327 | |
| Net investments in real estate | 15,614,171 | | | 15,469,174 | |
| Equity method investments | 309,337 | | | 310,178 | |
| Cash and cash equivalents | 239,266 | | | 155,329 | |
| Other assets, net | 1,053,277 | | | 1,068,480 | |
| Goodwill | 983,970 | | | 987,071 | |
| Total assets | $ | 18,200,021 | | | $ | 17,990,232 | |
| | | |
| Liabilities and Equity | | | |
| Debt: | | | |
| Senior unsecured notes, net | $ | 7,415,872 | | | $ | 6,950,261 | |
| Unsecured term loans, net | 1,174,835 | | | 1,196,366 | |
| Unsecured revolving credit facility | 61,968 | | | 435,417 | |
| Non-recourse mortgages, net | 101,074 | | | 140,646 | |
| Debt, net | 8,753,749 | | | 8,722,690 | |
| Accounts payable, accrued expenses and other liabilities | 624,424 | | | 670,038 | |
Below-market rent and other intangible liabilities, net | 98,329 | | | 104,055 | |
| Deferred income taxes | 151,742 | | | 151,820 | |
| Dividends payable | 211,084 | | | 207,487 | |
| Total liabilities | 9,839,328 | | | 9,856,090 | |
| | | |
Preferred stock, $0.001 par value, 50,000,000 shares authorized; none issued | — | | | — | |
Common stock, $0.001 par value, 450,000,000 shares authorized; 222,738,368 and 219,145,876 shares, respectively, issued and outstanding | 223 | | | 219 | |
| Additional paid-in capital | 12,059,559 | | | 11,830,737 | |
| Distributions in excess of accumulated earnings | (3,574,363) | | | (3,539,592) | |
| Deferred compensation obligation | 100,549 | | | 80,239 | |
| Accumulated other comprehensive loss | (241,286) | | | (253,346) | |
| Total stockholders’ equity | 8,344,682 | | | 8,118,257 | |
| Noncontrolling interests | 16,011 | | | 15,885 | |
| Total equity | 8,360,693 | | | 8,134,142 | |
| Total liabilities and equity | $ | 18,200,021 | | | $ | 17,990,232 | |
________
(a)Includes $2.1 billion of accumulated depreciation on buildings and improvements as of both March 31, 2026 and December 31, 2025, and $1.5 billion of accumulated amortization on lease intangibles as of both March 31, 2026 and December 31, 2025.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 7
W. P. CAREY INC.
Quarterly Consolidated Statements of Income (Unaudited)
(in thousands, except share and per share amounts)
| | | | | | | | | | | | | | | | | |
| Three Months Ended |
| March 31, 2026 | | December 31, 2025 | | March 31, 2025 |
| Revenues | | | | | |
| Real Estate: | | | | | |
| Lease revenues | $ | 402,831 | | | $ | 389,154 | | | $ | 353,768 | |
| Income from finance leases and loans receivable | 27,686 | | | 26,716 | | | 17,458 | |
| Operating property revenues | 12,050 | | | 18,379 | | | 33,094 | |
| Other lease-related income | 10,452 | | | 8,137 | | | 3,121 | |
| 453,019 | | | 442,386 | | | 407,441 | |
| Investment Management: | | | | | |
| Other advisory income and reimbursements | 1,000 | | | 1,076 | | | 1,067 | |
| Asset management revenue | 490 | | | 1,085 | | | 1,350 | |
| 1,490 | | | 2,161 | | | 2,417 | |
| 454,509 | | | 444,547 | | | 409,858 | |
| Operating Expenses | | | | | |
| Depreciation and amortization | 136,183 | | | 145,339 | | | 129,607 | |
| Impairment charges — real estate | 40,008 | | | 39,690 | | | 6,854 | |
| General and administrative | 27,348 | | | 25,899 | | | 26,967 | |
| Reimbursable tenant costs | 19,692 | | | 19,371 | | | 17,092 | |
| Property expenses, excluding reimbursable tenant costs | 14,552 | | | 13,859 | | | 11,706 | |
| Operating property expenses | 8,694 | | | 11,863 | | | 16,544 | |
| Stock-based compensation expense | 7,441 | | | 8,650 | | | 9,148 | |
| Merger and other expenses | 1,180 | | | 478 | | | 556 | |
| 255,098 | | | 265,149 | | | 218,474 | |
| Other Income and Expenses | | | | | |
| Interest expense | (78,460) | | | (75,431) | | | (68,804) | |
| Gain on sale of real estate, net | 54,141 | | | 52,791 | | | 43,777 | |
Other gains and (losses) (a) | 6,791 | | | (10,131) | | | (42,197) | |
Non-operating income (b) | 4,704 | | | 2,516 | | | 7,910 | |
| Earnings from equity method investments | 4,543 | | | 4,109 | | | 5,378 | |
| (8,281) | | | (26,146) | | | (53,936) | |
| Income before income taxes | 191,130 | | | 153,252 | | | 137,448 | |
| (Provision for) benefit from income taxes | (14,634) | | | 1,310 | | | (11,632) | |
| Net Income | 176,496 | | | 154,562 | | | 125,816 | |
| Net (income) loss attributable to noncontrolling interests | (194) | | | (6,243) | | | 8 | |
| Net Income Attributable to W. P. Carey | $ | 176,302 | | | $ | 148,319 | | | $ | 125,824 | |
| | | | | |
| Basic Earnings Per Share | $ | 0.80 | | | $ | 0.67 | | | $ | 0.57 | |
| Diluted Earnings Per Share | $ | 0.80 | | | $ | 0.67 | | | $ | 0.57 | |
| Weighted-Average Shares Outstanding | | | | | |
| Basic | 220,620,496 | | | 220,469,827 | | | 220,401,156 | |
| Diluted | 221,618,296 | | | 221,169,776 | | | 220,720,310 | |
| | | | | |
| Dividends Declared Per Share | $ | 0.930 | | | $ | 0.920 | | | $ | 0.890 | |
__________
(a)Amount for the three months ended March 31, 2026 primarily comprises net gains on foreign currency exchange rate movements of $15.5 million, a mark-to-market unrealized loss for our investment in shares of Lineage of $10.3 million and non-cash unrealized gains on non-hedging derivatives of $2.2 million.
(b)Amount for the three months ended March 31, 2026 comprises a dividend of $2.9 million from our investment in shares of Lineage, interest income on deposits of $2.0 million and realized losses on foreign currency exchange derivatives of $0.2 million.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 8
W. P. CAREY INC.
Quarterly Reconciliation of Net Income to Adjusted Funds from Operations (AFFO) (Unaudited)
(in thousands, except share and per share amounts)
| | | | | | | | | | | | | | | | | |
| Three Months Ended |
| March 31, 2026 | | December 31, 2025 | | March 31, 2025 |
| Net income attributable to W. P. Carey | $ | 176,302 | | | $ | 148,319 | | | $ | 125,824 | |
| Adjustments: | | | | | |
| Depreciation and amortization of real property | 135,480 | | | 144,641 | | | 128,937 | |
| Gain on sale of real estate, net | (54,141) | | | (52,791) | | | (43,777) | |
| Impairment charges — real estate | 40,008 | | | 39,690 | | | 6,854 | |
Proportionate share of adjustments to earnings from equity method investments (a) | 2,263 | | | 2,255 | | | 1,643 | |
Proportionate share of adjustments for noncontrolling interests (b) | (25) | | | 5,958 | | | (78) | |
| Total adjustments | 123,585 | | | 139,753 | | | 93,579 | |
FFO (as defined by NAREIT) Attributable to W. P. Carey (c) | 299,887 | | | 288,072 | | | 219,403 | |
| Adjustments: | | | | | |
| Straight-line and other leasing and financing adjustments | (24,178) | | | (20,758) | | | (19,033) | |
| Stock-based compensation | 7,441 | | | 8,650 | | | 9,148 | |
Other (gains) and losses (d) | (6,791) | | | 10,131 | | | 42,197 | |
| Amortization of deferred financing costs | 5,139 | | | 4,888 | | | 4,782 | |
| Tax expense (benefit) – deferred and other | 2,727 | | | (11,708) | | | (782) | |
| Above- and below-market rent intangible lease amortization, net | 2,498 | | | 941 | | | 1,123 | |
| Merger and other expenses | 1,180 | | | 478 | | | 556 | |
| Other amortization and non-cash items | 593 | | | 589 | | | 560 | |
Proportionate share of adjustments to earnings from equity method investments (a) | 213 | | | (43) | | | (86) | |
Proportionate share of adjustments for noncontrolling interests (b) | (52) | | | (116) | | | (48) | |
| Total adjustments | (11,230) | | | (6,948) | | | 38,417 | |
AFFO Attributable to W. P. Carey (c) | $ | 288,657 | | | $ | 281,124 | | | $ | 257,820 | |
| | | | | |
| Summary | | | | | |
FFO (as defined by NAREIT) attributable to W. P. Carey (c) | $ | 299,887 | | | $ | 288,072 | | | $ | 219,403 | |
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share (c) | $ | 1.35 | | | $ | 1.30 | | | $ | 0.99 | |
AFFO attributable to W. P. Carey (c) | $ | 288,657 | | | $ | 281,124 | | | $ | 257,820 | |
AFFO attributable to W. P. Carey per diluted share (c) | $ | 1.30 | | | $ | 1.27 | | | $ | 1.17 | |
| Diluted weighted-average shares outstanding | 221,618,296 | | | 221,169,776 | | | 220,720,310 | |
(a)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Earnings from equity method investments on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.
(b)Adjustments disclosed elsewhere in this reconciliation are on a consolidated basis. This adjustment reflects our FFO or AFFO on a pro rata basis.
(c)FFO and AFFO are non-GAAP measures. See below for a description of FFO and AFFO.
(d)Amount for the three months ended March 31, 2026 primarily comprises net gains on foreign currency exchange rate movements of $15.5 million, a mark-to-market unrealized loss for our investment in shares of Lineage of $10.3 million, and non-cash unrealized gains on non-hedging derivatives of $2.2 million.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 9
Non-GAAP Financial Disclosure
Funds from Operations (FFO) and Adjusted Funds from Operations (AFFO)
Due to certain unique operating characteristics of real estate companies, as discussed below, the National Association of Real Estate Investment Trusts (NAREIT), an industry trade group, has promulgated a non-GAAP measure known as FFO, which we believe to be an appropriate supplemental measure, when used in addition to and in conjunction with results presented in accordance with GAAP, to reflect the operating performance of a REIT. The use of FFO is recommended by the REIT industry as a supplemental non-GAAP measure. FFO is not equivalent to, nor a substitute for, net income or loss as determined under GAAP.
We define FFO, a non-GAAP measure, consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as restated in December 2018. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from the sale of certain real estate, impairment charges on real estate or other assets incidental to the company’s main business, gains or losses on changes in control of interests in real estate and depreciation and amortization from real estate assets; and after adjustments for unconsolidated partnerships and jointly owned investments. Adjustments for unconsolidated partnerships and jointly owned investments are calculated to reflect FFO on the same basis.
We also modify the NAREIT computation of FFO to adjust GAAP net income for certain non-cash charges, such as amortization of real estate-related intangibles, deferred income tax benefits and expenses, straight-line rent and related reserves, other non-cash rent adjustments, non-cash allowance for credit losses on loans receivable and finance leases, stock-based compensation, non-cash environmental accretion expense, amortization of discounts and premiums on debt and amortization of deferred financing costs. Our assessment of our operations is focused on long-term sustainability and not on such non-cash items, which may cause short-term fluctuations in net income but have no impact on cash flows. Additionally, we exclude non-core income and expenses, such as gains or losses from extinguishment of debt, gains or losses on the mark-to-market fair value of equity securities, merger and acquisition expenses, spin-off expenses, and income and expenses associated with our captive insurance company. We also exclude realized and unrealized gains/losses on foreign currency exchange rate movements (other than those realized on the settlement of foreign currency derivatives), which are not considered fundamental attributes of our business plan and do not affect our overall long-term operating performance. We refer to our modified definition of FFO as AFFO. We exclude these items from GAAP net income to arrive at AFFO because they are not the primary drivers in our decision-making process and excluding these items provides investors with a view of our portfolio performance over time and makes it more comparable to other REITs. AFFO also reflects adjustments for unconsolidated partnerships and jointly owned investments. We use AFFO as one measure of our operating performance when we formulate corporate goals, evaluate the effectiveness of our strategies and determine executive compensation.
We believe that AFFO is a useful supplemental measure for investors to consider because we believe it will help them better assess the sustainability of our operating performance without the potentially distorting impact of these short-term fluctuations. However, there are limits on the usefulness of AFFO to investors. For example, impairment charges and unrealized foreign currency exchange rate losses that we exclude may become actual realized losses upon the ultimate disposition of the properties in the form of lower cash proceeds or other considerations. We use our FFO and AFFO measures as supplemental financial measures of operating performance. We do not use our FFO and AFFO measures as, nor should they be considered to be, alternatives to net income computed under GAAP, alternatives to net cash provided by operating activities computed under GAAP, or indicators of our ability to fund our cash needs.
W. P. Carey Inc. 3/31/2026 Earnings Release 8-K – 10
Exhibit 99.2
W. P. Carey Inc.
Supplemental Information
First Quarter 2026
Terms and Definitions
As used in this supplemental package, the terms “W. P. Carey,” “WPC,” “we,” “us” and “our” include W. P. Carey Inc., its consolidated subsidiaries and its predecessors, unless otherwise indicated. Other terms and definitions are as follows:
| | | | | |
| REIT | Real estate investment trust |
| U.S. | United States |
| ABR | Contractual minimum annualized base rent |
| ASC | Accounting Standards Codification |
| NAREIT | National Association of Real Estate Investment Trusts (an industry trade group) |
| CPI | Consumer price index |
| EUR | Euro |
| EURIBOR | Euro Interbank Offered Rate |
| TIBOR | Tokyo Interbank Offered Rate |
| CORRA | Canadian Overnight Repo Rate Average |
| SONIA | Sterling Overnight Index Average |
Important Note Regarding Non-GAAP Financial Measures
This supplemental package includes certain “non-GAAP” supplemental measures that are not defined by generally accepted accounting principles (“GAAP”), including funds from operations (“FFO”); adjusted funds from operations (“AFFO”); earnings before interest, taxes, depreciation and amortization (“EBITDA”); adjusted EBITDA; pro rata cash net operating income (“pro rata cash NOI”); normalized pro rata cash NOI; and same-store pro rata rental income. FFO is a non-GAAP measure defined by NAREIT. Reconciliations of these non-GAAP financial measures to their most directly comparable GAAP measures are provided within this supplemental package. In addition, refer to the Disclosures Regarding Non-GAAP and Other Metrics section in the Appendix for a description of these non-GAAP financial measures and other metrics.
Amounts may not sum to totals due to rounding.
W. P. Carey Inc.
Supplemental Information – First Quarter 2026
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| Overview | |
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| Real Estate | |
| Investment Activity | |
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| Appendix | |
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W. P. Carey Inc.
Overview – First Quarter 2026
As of or for the three months ended March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | |
| Financial Results | | | | | | | | | |
| Revenues, including reimbursable costs – consolidated ($000s) | | | | | | $ | 454,509 | |
| Net income attributable to W. P. Carey ($000s) | | | | | | 176,302 | |
| Net income attributable to W. P. Carey per diluted share | | | | | | 0.80 | |
Normalized pro rata cash NOI ($000s) (a) (b) | | | | | | 388,177 | |
Adjusted EBITDA ($000s) (a) (b) | | | | | | 379,568 | |
AFFO attributable to W. P. Carey ($000s) (a) (b) | | | | | | 288,657 | |
AFFO attributable to W. P. Carey per diluted share (a) (b) | | | | | | 1.30 | |
| | | | | | | | | |
| Dividends declared per share – current quarter | | | | | | 0.930 | |
| Dividends declared per share – current quarter annualized | | | | | | 3.720 | |
| Dividend yield – annualized, based on quarter end share price of $67.96 | | | | | | 5.5 | % |
Dividend payout ratio – for the three months ended March 31, 2026 (c) | | | | | | 71.5 | % |
| | | | | | | | | |
| Balance Sheet and Capitalization | | | | | | | | | |
| Equity market capitalization – based on quarter end share price of $67.96 ($000s) | | | | | | $ | 15,137,299 | |
Net debt ($000s) (d) | | | | | | | | | 8,690,382 | |
| Enterprise value ($000s) | | | | | | | | | 23,827,681 | |
| | | | | | | | | |
| Total consolidated debt ($000s) | | | | | | | | | 8,753,749 | |
Gross assets ($000s) (e) | | | | | | | | | 20,290,644 | |
Liquidity ($000s) (f) | | | | | | | | | 2,839,374 | |
| | | | | | | | | |
Net debt to enterprise value (b) | | | | | | | | | 36.5 | % |
Net debt to adjusted EBITDA (annualized) (a) (b) | | | | | | 5.7x |
Net debt to adjusted EBITDA (annualized) – inclusive of unsettled forward equity (a) (b) (g) | | | | | | 5.3x |
| Total consolidated debt to gross assets | | | | | | | | | 43.1 | % |
| Total consolidated secured debt to gross assets | | | | | | | | | 0.5 | % |
| | | | | | | | | |
| | | | | | | | | |
Weighted-average interest rate – for the three months ended March 31, 2026 (b) | | | | | | | | 3.1 | % |
Weighted-average interest rate – as of March 31, 2026 (b) | | | | | | | | | 3.2 | % |
Weighted-average debt maturity (years) (b) | | | | | | | | | 4.8 | |
| | | | | | | | | |
| Moody's Investors Service – issuer rating | | | | | | | | | Baa1 (stable) |
| Standard & Poor's Ratings Services – issuer rating | | | | | | | | | BBB+ (stable) |
| | | | | | | | | |
| Real Estate Portfolio (Pro Rata) | | | | | | | | | |
ABR – total portfolio ($000s) (h) | | | | | | | | | $ | 1,583,792 | |
| | | | | | | | | |
| Number of net-leased properties | | | | | | | | | 1,703 | |
Number of operating properties (i) | | | | | | | | | 5 | |
Number of tenants – net-leased properties | | | | | | | | | 374 | |
| | | | | | | | | |
| ABR from top ten tenants as a % of total ABR – net-leased properties | | | | | | 18.3 | % |
ABR from investment grade tenants as a % of total ABR – net-leased properties (j) | | | | | | 21.6 | % |
Contractual same-store growth (k) | | | | | | | | | 2.4 | % |
| | | | | | | | | |
| Net-leased properties – square footage (millions) | | | | | | | | | 185.3 | |
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| Occupancy – net-leased properties | | | | | | | | | 98.1 | % |
| Weighted-average lease term (years) | | | | | | | | | 12.1 | |
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| Investment volume – current quarter ($000s) | | | | $ | 585,348 | |
| Dispositions – current quarter ($000s) | | | | | | | | | 162,566 | |
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| Maximum commitment for capital investments and commitments expected to be completed during 2026 ($000s) | | | | 178,835 | |
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________
| | | | | | | | |
| | Investing for the Long Run® | 1 |
W. P. Carey Inc.
Overview – First Quarter 2026
(a)Normalized pro rata cash NOI, adjusted EBITDA and AFFO are non-GAAP measures. See the Disclosures Regarding Non-GAAP and Other Metrics section in the Appendix for a description of our non-GAAP measures and for details on how certain non-GAAP measures are calculated. (c)Represents dividends declared per share divided by AFFO per diluted share on a year-to-date basis.
(e)Gross assets represent consolidated total assets before accumulated depreciation on buildings and improvements. Gross assets are net of accumulated amortization on in-place lease intangible assets of $984.9 million and above-market rent intangible assets of $497.8 million.
(f)Represents (i) availability under our Senior Unsecured Credit Facility (net of amounts reserved for standby letters of credit), (ii) consolidated cash and cash equivalents, and (iii) available proceeds under our forward equity agreements (based on 9,708,496 remaining shares and total expected net proceeds of $653.5 million as of March 31, 2026, which will be updated at each quarter end).
(g)Reflects the impact of 9,708,496 shares of unsettled forward equity, as if they had been settled for cash, for total expected net proceeds of $653.5 million as of March 31, 2026.
(i)Comprises four hotels and one student housing property.
(j)Percentage of portfolio is based on ABR, as of March 31, 2026. Includes tenants or guarantors with investment grade ratings (15.0%) and subsidiaries of non-guarantor parent companies with investment grade ratings (6.6%). Investment grade refers to an entity with a rating of BBB- or higher from Standard & Poor’s Ratings Services or Baa3 or higher from Moody’s Investors Service. See the Disclosures Regarding Non-GAAP and Other Metrics section in the Appendix for a description of ABR. | | | | | | | | |
| | Investing for the Long Run® | 2 |
W. P. Carey Inc.
Overview – First Quarter 2026
| | | | | |
| Components of Net Asset Value |
In thousands.
| | | | | | | | | | | | | | | | | |
Normalized Pro Rata Cash NOI (a) (b) | | | | | Three Months Ended Mar. 31, 2026 |
| Net lease properties | | | | | $ | 385,913 | |
Operating properties (c) | | | | 2,264 | |
Total normalized pro rata cash NOI (a) (b) | | | | | $ | 388,177 | |
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| Balance Sheet – Selected Information (Consolidated Unless Otherwise Stated) | | As of Mar. 31, 2026 |
| Assets | | | | | |
Book value of real estate excluded from normalized pro rata cash NOI (d) | | | | $ | 209,840 | |
| Cash and cash equivalents | | | | | 239,266 | |
Las Vegas retail complex construction loan (e) | | | | | 245,884 | |
| Other secured loans receivable, net | | | | | 38,278 | |
| Other assets, net: | | | | | |
| Straight-line rent adjustments | | | | | $ | 486,925 | |
Investment in shares of Lineage (a cold storage REIT) (f) | | | | | 157,195 | |
| Taxes receivable | | | | | 92,590 | |
| Deferred charges | | | | | 76,507 | |
| Non-rent tenant and other receivables | | | | | 50,050 | |
| Restricted cash, including escrow | | 48,441 | |
| Office lease right-of-use assets, net | | | | | 46,788 | |
| Deferred income taxes | | | | | 31,272 | |
| Prepaid expenses | | | | | 19,723 | |
| Securities and derivatives | | | | | 11,504 | |
| Leasehold improvements, furniture and fixtures | | | | 10,506 | |
Rent receivables (g) | | | | | 2,095 | |
| Due from affiliates | | | | 590 | |
| Other | | | | | 19,091 | |
| Total other assets, net | | $ | 1,053,277 | |
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| Liabilities | | | | | |
Total pro rata debt outstanding (b) (h) | | | | | $ | 8,929,648 | |
| Dividends payable | | | | | 211,084 | |
| Deferred income taxes | | | | | 151,742 | |
| Accounts payable, accrued expenses and other liabilities: | | | | | |
| Accounts payable and accrued expenses | | | | | $ | 171,559 | |
| Prepaid and deferred rents | | | | | 171,060 | |
| Operating lease liabilities | | | | | 135,397 | |
| Tenant security deposits | | | | | 56,317 | |
| Accrued taxes payable | | | | | 40,615 | |
| Securities and derivatives | | | | | 8,365 | |
| Other | | | | | 41,111 | |
| Total accounts payable, accrued expenses and other liabilities | | | | | $ | 624,424 | |
________
(c)Operating properties include four hotels and one student housing property.
(d)Represents the value of real estate not included in normalized pro rata cash NOI, such as vacant assets, in-progress build-to-suit properties, real estate under construction for certain expansion projects at existing properties and a common equity interest in the Harmon Retail Corner in Las Vegas.
(e)Represents a construction loan for a retail complex in Las Vegas, Nevada, which is included in Equity method investments (as an equity method investment in real estate) on our consolidated balance sheets. See the Investment Activity – Investment Volume section for additional information about this investment. (f)Our investment in 5,546,547 shares of Lineage is valued on the balance sheet using the closing share price at the end of each quarter, net of an estimated sponsor promote.
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| | Investing for the Long Run® | 3 |
W. P. Carey Inc.
Overview – First Quarter 2026
(g)Comprises rent receivables that were substantially collected as of the date of this report.
(h)Excludes unamortized discount, net totaling $49.4 million and unamortized deferred financing costs totaling $37.0 million as of March 31, 2026.
| | | | | | | | |
| | Investing for the Long Run® | 4 |
W. P. Carey Inc.
Financial Results
First Quarter 2026
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| | Investing for the Long Run® | 5 |
W. P. Carey Inc.
Financial Results – First Quarter 2026
| | | | | |
| Consolidated Statements of Income – Last Five Quarters |
In thousands, except share and per share amounts.
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| Three Months Ended |
| Mar. 31, 2026 | | Dec. 31, 2025 | | Sep. 30, 2025 | | Jun. 30, 2025 | | Mar. 31, 2025 |
| Revenues | | | | | | | | | |
| Real Estate: | | | | | | | | | |
| Lease revenues | $ | 402,831 | | | $ | 389,154 | | | $ | 372,087 | | | $ | 364,195 | | | $ | 353,768 | |
| Income from finance leases and loans receivable | 27,686 | | | 26,716 | | | 26,498 | | | 20,276 | | | 17,458 | |
| Operating property revenues | 12,050 | | | 18,379 | | | 26,771 | | | 34,287 | | | 33,094 | |
| Other lease-related income | 10,452 | | | 8,137 | | | 3,660 | | | 9,643 | | | 3,121 | |
| 453,019 | | | 442,386 | | | 429,016 | | | 428,401 | | | 407,441 | |
| Investment Management: | | | | | | | | | |
| Other advisory income and reimbursements | 1,000 | | | 1,076 | | | 1,069 | | | 1,072 | | | 1,067 | |
| Asset management revenue | 490 | | | 1,085 | | | 1,218 | | | 1,304 | | | 1,350 | |
| 1,490 | | | 2,161 | | | 2,287 | | | 2,376 | | | 2,417 | |
| 454,509 | | | 444,547 | | | 431,303 | | | 430,777 | | | 409,858 | |
| Operating Expenses | | | | | | | | | |
| Depreciation and amortization | 136,183 | | | 145,339 | | | 125,586 | | | 120,595 | | | 129,607 | |
| Impairment charges — real estate | 40,008 | | | 39,690 | | | 19,474 | | | 4,349 | | | 6,854 | |
| General and administrative | 27,348 | | | 25,899 | | | 23,656 | | | 24,150 | | | 26,967 | |
| Reimbursable tenant costs | 19,692 | | | 19,371 | | | 14,562 | | | 17,718 | | | 17,092 | |
| Property expenses, excluding reimbursable tenant costs | 14,552 | | | 13,859 | | | 14,637 | | | 13,623 | | | 11,706 | |
| Operating property expenses | 8,694 | | | 11,863 | | | 15,049 | | | 16,721 | | | 16,544 | |
| Stock-based compensation expense | 7,441 | | | 8,650 | | | 11,153 | | | 10,943 | | | 9,148 | |
| Merger and other expenses | 1,180 | | | 478 | | | 1,021 | | | 192 | | | 556 | |
| 255,098 | | | 265,149 | | | 225,138 | | | 208,291 | | | 218,474 | |
| Other Income and Expenses | | | | | | | | | |
| Interest expense | (78,460) | | | (75,431) | | | (75,226) | | | (71,795) | | | (68,804) | |
| Gain on sale of real estate, net | 54,141 | | | 52,791 | | | 44,401 | | | 52,824 | | | 43,777 | |
Other gains and (losses) (a) | 6,791 | | | (10,131) | | | (31,011) | | | (148,768) | | | (42,197) | |
Non-operating income (b) | 4,704 | | | 2,516 | | | 3,030 | | | 3,495 | | | 7,910 | |
| Earnings from equity method investments | 4,543 | | | 4,109 | | | 2,361 | | | 6,161 | | | 5,378 | |
| (8,281) | | | (26,146) | | | (56,445) | | | (158,083) | | | (53,936) | |
| Income before income taxes | 191,130 | | | 153,252 | | | 149,720 | | | 64,403 | | | 137,448 | |
| (Provision for) benefit from income taxes | (14,634) | | | 1,310 | | | (8,495) | | | (13,091) | | | (11,632) | |
| Net Income | 176,496 | | | 154,562 | | | 141,225 | | | 51,312 | | | 125,816 | |
Net (income) loss attributable to noncontrolling interests (c) | (194) | | | (6,243) | | | (229) | | | (92) | | | 8 | |
| Net Income Attributable to W. P. Carey | $ | 176,302 | | | $ | 148,319 | | | $ | 140,996 | | | $ | 51,220 | | | $ | 125,824 | |
| | | | | | | | | |
| Basic Earnings Per Share | $ | 0.80 | | | $ | 0.67 | | | $ | 0.64 | | | $ | 0.23 | | | $ | 0.57 | |
| Diluted Earnings Per Share | $ | 0.80 | | | $ | 0.67 | | | $ | 0.64 | | | $ | 0.23 | | | $ | 0.57 | |
| Weighted-Average Shares Outstanding | | | | | | | | | |
| Basic | 220,620,496 | | | 220,469,827 | | | 220,562,909 | | | 220,569,259 | | | 220,401,156 | |
| Diluted | 221,618,296 | | | 221,169,776 | | | 221,087,833 | | | 220,874,935 | | | 220,720,310 | |
| | | | | | | | | |
| Dividends Declared Per Share | $ | 0.930 | | | $ | 0.920 | | | $ | 0.910 | | | $ | 0.900 | | | $ | 0.890 | |
________(a)Amount for the three months ended March 31, 2026 primarily comprises net gains on foreign currency exchange rate movements of $15.5 million, a mark-to-market unrealized loss for our investment in shares of Lineage of $10.3 million and non-cash unrealized gains on non-hedging derivatives of $2.2 million.
(b)Amount for the three months ended March 31, 2026 comprises a dividend of $2.9 million from our investment in shares of Lineage, interest income on deposits of $2.0 million and realized losses on foreign currency exchange derivatives of $0.2 million.
(c)Amount for the three months ended December 31, 2025 includes a noncontrolling interest’s $6.0 million share of a gain on sale of real estate.
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| | Investing for the Long Run® | 6 |
W. P. Carey Inc.
Financial Results – First Quarter 2026
| | | | | |
| FFO and AFFO, Consolidated – Last Five Quarters |
In thousands, except share and per share amounts.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended |
| Mar. 31, 2026 | | Dec. 31, 2025 | | Sep. 30, 2025 | | Jun. 30, 2025 | | Mar. 31, 2025 |
| Net income attributable to W. P. Carey | $ | 176,302 | | | $ | 148,319 | | | $ | 140,996 | | | $ | 51,220 | | | $ | 125,824 | |
| Adjustments: | | | | | | | | | |
| Depreciation and amortization of real property | 135,480 | | | 144,641 | | | 124,906 | | | 119,930 | | | 128,937 | |
| Gain on sale of real estate, net | (54,141) | | | (52,791) | | | (44,401) | | | (52,824) | | | (43,777) | |
| Impairment charges — real estate | 40,008 | | | 39,690 | | | 19,474 | | | 4,349 | | | 6,854 | |
Proportionate share of adjustments to earnings from equity method investments (a) | 2,263 | | | 2,255 | | | 2,271 | | | 2,231 | | | 1,643 | |
Proportionate share of adjustments for noncontrolling interests (b) (c) | (25) | | | 5,958 | | | (82) | | | (82) | | | (78) | |
| Total adjustments | 123,585 | | | 139,753 | | | 102,168 | | | 73,604 | | | 93,579 | |
FFO (as defined by NAREIT) Attributable to W. P. Carey (d) | 299,887 | | | 288,072 | | | 243,164 | | | 124,824 | | | 219,403 | |
| Adjustments: | | | | | | | | | |
| Straight-line and other leasing and financing adjustments | (24,178) | | | (20,758) | | | (20,424) | | | (15,374) | | | (19,033) | |
| Stock-based compensation | 7,441 | | | 8,650 | | | 11,153 | | | 10,943 | | | 9,148 | |
Other (gains) and losses (e) | (6,791) | | | 10,131 | | | 31,011 | | | 148,768 | | | 42,197 | |
| Amortization of deferred financing costs | 5,139 | | | 4,888 | | | 4,874 | | | 4,628 | | | 4,782 | |
| Tax expense (benefit) — deferred and other | 2,727 | | | (11,708) | | | (1,215) | | | 2,820 | | | (782) | |
Above- and below-market rent intangible lease amortization, net | 2,498 | | | 941 | | | 4,363 | | | 5,061 | | | 1,123 | |
| Merger and other expenses | 1,180 | | | 478 | | | 1,021 | | | 192 | | | 556 | |
| Other amortization and non-cash items | 593 | | | 589 | | | 587 | | | 579 | | | 560 | |
Proportionate share of adjustments to earnings from equity method investments (a) | 213 | | | (43) | | | 2,194 | | | 309 | | | (86) | |
Proportionate share of adjustments for noncontrolling interests (b) | (52) | | | (116) | | | (99) | | | (80) | | | (48) | |
| Total adjustments | (11,230) | | | (6,948) | | | 33,465 | | | 157,846 | | | 38,417 | |
AFFO Attributable to W. P. Carey (d) | $ | 288,657 | | | $ | 281,124 | | | $ | 276,629 | | | $ | 282,670 | | | $ | 257,820 | |
| | | | | | | | | |
| Summary | | | | | | | | | |
FFO (as defined by NAREIT) attributable to W. P. Carey (d) | $ | 299,887 | | | $ | 288,072 | | | $ | 243,164 | | | $ | 124,824 | | | $ | 219,403 | |
FFO (as defined by NAREIT) attributable to W. P. Carey per diluted share (d) | $ | 1.35 | | | $ | 1.30 | | | $ | 1.10 | | | $ | 0.57 | | | $ | 0.99 | |
AFFO attributable to W. P. Carey (d) | $ | 288,657 | | | $ | 281,124 | | | $ | 276,629 | | | $ | 282,670 | | | $ | 257,820 | |
AFFO attributable to W. P. Carey per diluted share (d) | $ | 1.30 | | | $ | 1.27 | | | $ | 1.25 | | | $ | 1.28 | | | $ | 1.17 | |
| Diluted weighted-average shares outstanding | 221,618,296 | | | 221,169,776 | | | 221,087,833 | | | 220,874,935 | | | 220,720,310 | |
________
(a)Equity income, including amounts that are not typically recognized for FFO and AFFO, is recognized within Earnings from equity method investments on the consolidated statements of income. This represents adjustments to equity income to reflect FFO and AFFO on a pro rata basis.
(b)Adjustments disclosed elsewhere in this reconciliation are on a consolidated basis. This adjustment reflects our FFO or AFFO on a pro rata basis.
(c)Amount for the three months ended December 31, 2025 includes a noncontrolling interest’s $6.0 million share of a gain on sale of real estate.
(e)Amount for the three months ended March 31, 2026 primarily comprises net gains on foreign currency exchange rate movements of $15.5 million, a mark-to-market unrealized loss for our investment in shares of Lineage of $10.3 million, and non-cash unrealized gains on non-hedging derivatives of $2.2 million.
| | | | | | | | |
| | Investing for the Long Run® | 7 |
W. P. Carey Inc.
Financial Results – First Quarter 2026
| | | | | |
| Elements of Pro Rata Statement of Income and AFFO Adjustments |
In thousands. For the three months ended March 31, 2026.
We believe that the table below is useful for investors to help them better understand our business by illustrating the impact of each of our AFFO adjustments on our GAAP statement of income line items. This presentation is not an alternative to the GAAP statement of income, nor is AFFO an alternative to net income as determined by GAAP.
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| Equity Method Investments (a) | | Noncontrolling Interests (b) | | AFFO Adjustments | |
| Revenues | | | | | | |
| Real Estate: | | | | | | |
Lease revenues | $ | 6,555 | | | $ | (89) | | | $ | (20,890) | | (c) |
| Income from finance leases and loans receivable | 93 | | | (75) | | | (828) | | |
| Operating property revenues | — | | | | | — | | |
| Other lease-related income | 1 | | | — | | | — | | |
| | | | | | |
Investment Management: | | | | | | |
| Other advisory income and reimbursements | — | | | — | | | — | | |
| Asset management revenue | — | | | — | | | — | | |
| | | | | | |
| Operating Expenses | | | | | | |
| Depreciation and amortization | 2,036 | | | (25) | | | (137,593) | | (d) |
| Impairment charges — real estate | — | | | — | | | (40,008) | | (e) |
| General and administrative | 2 | | | — | | | — | | |
| Reimbursable tenant costs | 575 | | | (29) | | | — | | |
Property expenses, excluding reimbursable tenant costs | 645 | | | (8) | | | (485) | | (e) |
| Operating property expenses | — | | | — | | | (31) | | (e) |
Stock-based compensation expense | — | | | — | | | (7,441) | | (e) |
| Merger and other expenses | — | | | — | | | (1,180) | | |
| | | | | | |
| Other Income and Expenses | | | | | | |
| Interest expense | (783) | | | — | | | 5,167 | | (f) |
| Gain on sale of real estate, net | — | | | — | | | (54,141) | | |
| Other gains and (losses) | — | | | 58 | | | (6,849) | | (g) |
| Non-operating income | 98 | | | — | | | — | | |
| Earnings from equity method investments | (2,608) | | | — | | | 327 | | (h) |
| | | | | | |
| Provision for income taxes | (98) | | | (5) | | | 2,831 | | (i) |
| Net income attributable to noncontrolling interests | — | | | 49 | | | — | | |
________
(a)Represents the break-out by line item of amounts recorded in Earnings from equity method investments.
(b)Represents the break-out by line item of amounts recorded in Net income attributable to noncontrolling interests.
(c)Represents the reversal of amortization of above- or below-market lease intangibles of $2.5 million and the elimination of non-cash amounts related to straight-line rent and other of $23.4 million.
(d)Adjustment is a non-cash adjustment excluding corporate depreciation and amortization.
(e)Adjustment to exclude a non-cash item.
(f)Represents the elimination of non-cash components of interest expense, such as deferred financing costs, debt premiums and discounts.
(g)Primarily represents eliminations of gains (losses) on the mark-to-market fair value of equity securities, foreign currency exchange rate movements, changes in the non-cash allowance for credit losses on loans receivable and finance leases, and extinguishment of debt.
(h)Adjustments to include our pro rata share of AFFO adjustments from equity method investments.
(i)Primarily represents the elimination of deferred taxes.
| | | | | | | | |
| | Investing for the Long Run® | 8 |
W. P. Carey Inc.
Financial Results – First Quarter 2026
In thousands. For the three months ended March 31, 2026.
| | | | | |
Turnover Costs (a) | |
| Tenant improvements | $ | 3,689 | |
| Leasing costs | 2,216 | |
| Total Tenant Improvements and Leasing Costs | 5,905 | |
| Property improvements — net-lease properties | 1,130 | |
| Property improvements — operating properties | — | |
| Total Turnover Costs | $ | 7,035 | |
| |
| Maintenance Capital Expenditures | |
| Net-lease properties | $ | 2,607 | |
| Operating properties | 269 | |
| Total Maintenance Capital Expenditures | $ | 2,876 | |
________
(a)Turnover costs include the estimated landlord obligations in connection with the signing of a lease and exclude costs related to a first generation lease (for example, redevelopments and other capital commitments), which are included in the Investment Activity – Capital Investments and Commitments section. | | | | | | | | |
| | Investing for the Long Run® | 9 |
W. P. Carey Inc.
Balance Sheets and Capitalization
First Quarter 2026
| | | | | | | | |
| | Investing for the Long Run® | 10 |
W. P. Carey Inc.
Balance Sheets and Capitalization – First Quarter 2026
| | | | | |
| Consolidated Balance Sheets |
In thousands, except share and per share amounts.
| | | | | | | | | | | |
| |
| March 31, 2026 | | December 31, 2025 |
| Assets | | | |
| Investments in real estate: | | | |
| Land, buildings and improvements — net lease and other | $ | 14,624,466 | | | $ | 14,451,306 | |
| Land, buildings and improvements — operating properties | 228,074 | | | 286,079 | |
| Net investments in finance leases and loans receivable | 1,199,048 | | | 1,171,886 | |
In-place lease intangible assets and other | 2,467,240 | | | 2,466,199 | |
Above-market rent intangible assets | 658,128 | | | 668,707 | |
| Investments in real estate | 19,176,956 | | | 19,044,177 | |
Accumulated depreciation and amortization (a) | (3,573,321) | | | (3,578,330) | |
| Assets held for sale, net | 10,536 | | | 3,327 | |
| Net investments in real estate | 15,614,171 | | | 15,469,174 | |
| Equity method investments | 309,337 | | | 310,178 | |
| Cash and cash equivalents | 239,266 | | | 155,329 | |
| Other assets, net | 1,053,277 | | | 1,068,480 | |
| Goodwill | 983,970 | | | 987,071 | |
| Total assets | $ | 18,200,021 | | | $ | 17,990,232 | |
| | | |
| Liabilities and Equity | | | |
| Debt: | | | |
| Senior unsecured notes, net | $ | 7,415,872 | | | $ | 6,950,261 | |
| Unsecured term loans, net | 1,174,835 | | | 1,196,366 | |
| Unsecured revolving credit facility | 61,968 | | | 435,417 | |
| Non-recourse mortgages, net | 101,074 | | | 140,646 | |
| Debt, net | 8,753,749 | | | 8,722,690 | |
| Accounts payable, accrued expenses and other liabilities | 624,424 | | | 670,038 | |
Below-market rent and other intangible liabilities, net | 98,329 | | | 104,055 | |
| Deferred income taxes | 151,742 | | | 151,820 | |
| Dividends payable | 211,084 | | | 207,487 | |
| Total liabilities | 9,839,328 | | | 9,856,090 | |
| | | |
Preferred stock, $0.001 par value, 50,000,000 shares authorized; none issued | — | | | — | |
Common stock, $0.001 par value, 450,000,000 shares authorized; 222,738,368 and 219,145,876 shares, respectively, issued and outstanding | 223 | | | 219 | |
| Additional paid-in capital | 12,059,559 | | | 11,830,737 | |
| Distributions in excess of accumulated earnings | (3,574,363) | | | (3,539,592) | |
| Deferred compensation obligation | 100,549 | | | 80,239 | |
| Accumulated other comprehensive loss | (241,286) | | | (253,346) | |
| Total stockholders' equity | 8,344,682 | | | 8,118,257 | |
| Noncontrolling interests | 16,011 | | | 15,885 | |
| Total equity | 8,360,693 | | | 8,134,142 | |
| Total liabilities and equity | $ | 18,200,021 | | | $ | 17,990,232 | |
________
(a)Includes $2.1 billion of accumulated depreciation on buildings and improvements as of both March 31, 2026 and December 31, 2025, and $1.5 billion of accumulated amortization on lease intangibles as of both March 31, 2026 and December 31, 2025.
| | | | | | | | |
| | Investing for the Long Run® | 11 |
W. P. Carey Inc.
Balance Sheets and Capitalization – First Quarter 2026
In thousands, except share and per share amounts. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | |
| Description | | Shares | | Share Price | | Market Value |
| Equity | | | | | | | |
| Common equity | | | | 222,738,368 | | | $ | 67.96 | | | $ | 15,137,299 | |
| Preferred equity | | | | | | | | — | |
| Total Equity Market Capitalization | | | | | | 15,137,299 | |
| | | | | | | | |
| | | | | | | | Outstanding Balance (a) |
| Pro Rata Debt | | | | | | | |
| Non-recourse mortgages | | | | | | | | 193,075 | |
| Unsecured term loans (due February 14, 2028) | | | | | | 606,780 | |
| Unsecured term loan (due April 24, 2029) | | | | | | 574,900 | |
| Unsecured revolving credit facility (due February 14, 2029) | | | | | | | 61,968 | |
| Senior unsecured notes: | | | | | | | |
| Due October 1, 2026 (USD) | | | | | | | | 350,000 | |
| Due April 15, 2027 (EUR) | | | | | | | | 574,900 | |
| Due April 15, 2028 (EUR) | | | | | | | | 574,900 | |
| Due July 15, 2029 (USD) | | | | | | | | 325,000 | |
| Due September 28, 2029 (EUR) | | | | | | | | 172,470 | |
| Due June 1, 2030 (EUR) | | | | | | | | 603,645 | |
| Due July 15, 2030 (USD) | | | | | | | | 400,000 | |
| Due February 1, 2031 (USD) | | | | | | | | 500,000 | |
| Due October 2, 2031 (EUR) | | | | | | | | 574,900 | |
| Due February 1, 2032 (USD) | | | | | | | | 350,000 | |
| Due July 23, 2032 (EUR) | | | | | | | | 747,370 | |
| Due September 28, 2032 (EUR) | | | | | | | | 229,960 | |
| Due April 1, 2033 (USD) | | | | | | | | 425,000 | |
| Due June 30, 2034 (USD) | | | | | | | | 400,000 | |
| Due November 19, 2034 (EUR) | | | | | | | | 689,880 | |
| Due May 10, 2035 (EUR) | | | | | | | | 574,900 | |
| Total Pro Rata Debt | | | | | | 8,929,648 | |
| | | | | | | | |
| Total Capitalization | | | | | | $ | 24,066,947 | |
| | | | | | | | |
| | | | | | | | |
| | | | | | | | |
| | | | | | | | |
________
(a)Excludes unamortized discount, net totaling $49.4 million and unamortized deferred financing costs totaling $37.0 million as of March 31, 2026.
| | | | | | | | |
| | Investing for the Long Run® | 12 |
W. P. Carey Inc.
Balance Sheets and Capitalization – First Quarter 2026
Dollars in thousands. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| USD-Denominated | | | EUR-Denominated | | | Other Currencies (a) | | | Total |
| | | | | | | | | | | | | | | | Outstanding Balance | | | | |
| Out-standing Balance
(in USD) | | Weigh-ted
Avg. Interest
Rate | | | Out-standing Balance
(in USD) | | Weigh-ted
Avg. Interest
Rate | | | Out-standing Balance
(in USD) | | Weigh-ted
Avg. Interest
Rate | | | Amount
(in USD) | | % of Total | | Weigh-ted
Avg. Interest
Rate | | Weigh-ted
Avg. Maturity (Years) |
Non-Recourse Debt (b) (c) | | | | | | | | | | | | | | | | | | | | | | |
Fixed (d) | $ | 70,221 | | | 4.5 | % | | | $ | 68,507 | | | 5.2 | % | | | $ | 20,285 | | | 4.6 | % | | | $ | 159,013 | | | 1.8 | % | | 4.8 | % | | 1.8 | |
| Floating | — | | | — | % | | | 34,062 | | | 3.8 | % | | | — | | | — | % | | | 34,062 | | | 0.4 | % | | 3.8 | % | | 0.1 | |
Total Pro Rata Non-Recourse Debt | 70,221 | | | 4.5 | % | | | 102,569 | | | 4.7 | % | | | 20,285 | | | 4.6 | % | | | 193,075 | | | 2.2 | % | | 4.6 | % | | 1.5 | |
| | | | | | | | | | | | | | | | | | | | | | |
Recourse Debt (b) (c) | | | | | | | | | | | | | | | | | | | | | | |
| Fixed – Senior unsecured notes: | | | | | | | | | | | | | | | | | | | | | |
| Due October 1, 2026 | 350,000 | | | 4.3 | % | | | — | | | — | % | | | — | | | — | % | | | 350,000 | | | 3.9 | % | | 4.3 | % | | 0.5 | |
| Due April 15, 2027 | — | | | — | % | | | 574,900 | | | 2.1 | % | | | — | | | — | % | | | 574,900 | | | 6.4 | % | | 2.1 | % | | 1.0 | |
| Due April 15, 2028 | — | | | — | % | | | 574,900 | | | 1.4 | % | | | — | | | — | % | | | 574,900 | | | 6.4 | % | | 1.4 | % | | 2.0 | |
| Due July 15, 2029 | 325,000 | | | 3.9 | % | | | — | | | — | % | | | — | | | — | % | | | 325,000 | | | 3.6 | % | | 3.9 | % | | 3.3 | |
| Due September 28, 2029 | — | | | — | % | | | 172,470 | | | 3.4 | % | | | — | | | — | % | | | 172,470 | | | 1.9 | % | | 3.4 | % | | 3.5 | |
| Due June 1, 2030 | — | | | — | % | | | 603,645 | | | 1.0 | % | | | — | | | — | % | | | 603,645 | | | 6.8 | % | | 1.0 | % | | 4.2 | |
| Due July 15, 2030 | 400,000 | | | 4.7 | % | | | — | | | — | % | | | — | | | — | % | | | 400,000 | | | 4.5 | % | | 4.7 | % | | 4.3 | |
| Due February 1, 2031 | 500,000 | | | 2.4 | % | | | — | | | — | % | | | — | | | — | % | | | 500,000 | | | 5.6 | % | | 2.4 | % | | 4.8 | |
| Due October 2, 2031 | — | | | — | % | | | 574,900 | | | 3.3 | % | | | — | | | — | % | | | 574,900 | | | 6.4 | % | | 3.3 | % | | 5.5 | |
| Due February 1, 2032 | 350,000 | | | 2.5 | % | | | — | | | — | % | | | — | | | — | % | | | 350,000 | | | 3.9 | % | | 2.5 | % | | 5.8 | |
| Due July 23, 2032 | — | | | — | % | | | 747,370 | | | 4.3 | % | | | — | | | — | % | | | 747,370 | | | 8.4 | % | | 4.3 | % | | 6.3 | |
| Due September 28, 2032 | — | | | — | % | | | 229,960 | | | 3.7 | % | | | — | | | — | % | | | 229,960 | | | 2.7 | % | | 3.7 | % | | 6.5 | |
| Due April 1, 2033 | 425,000 | | | 2.3 | % | | | — | | | — | % | | | — | | | — | % | | | 425,000 | | | 4.8 | % | | 2.3 | % | | 7.0 | |
| Due June 30, 2034 | 400,000 | | | 5.4 | % | | | — | | | — | % | | | — | | | — | % | | | 400,000 | | | 4.5 | % | | 5.4 | % | | 8.3 | |
| Due November 19, 2034 | — | | | — | % | | | 689,880 | | | 3.7 | % | | | — | | | — | % | | | 689,880 | | | 7.7 | % | | 3.7 | % | | 8.6 | |
| Due May 10, 2035 | — | | | — | % | | | 574,900 | | | 3.8 | % | | | — | | | — | % | | | 574,900 | | | 6.4 | % | | 3.8 | % | | 9.1 | |
| Total Senior Unsecured Notes | 2,750,000 | | | 3.6 | % | | | 4,742,925 | | | 2.9 | % | | | — | | | — | % | | | 7,492,925 | | | 83.9 | % | | 3.1 | % | | 5.2 | |
| Swapped to Fixed: | | | | | | | | | | | | | | | | | | | | | |
Unsecured term loan (due April 24, 2029) (e) | — | | | — | % | | | 574,900 | | | 2.8 | % | | | — | | | — | % | | | 574,900 | | | 6.4 | % | | 2.8 | % | | 3.1 | |
Unsecured term loan (due February 14, 2028) (e) | — | | | — | % | | | — | | | — | % | | | 357,521 | | | 4.7 | % | | | 357,521 | | | 4.0 | % | | 4.7 | % | | 1.9 | |
| Floating: | | | | | | | | | | | | | | | | | | | | | | |
Unsecured revolving credit facility (due February 14, 2029) (f) | — | | | — | % | | | 5,749 | | | 2.6 | % | | | 56,219 | | | 3.4 | % | | | 61,968 | | | 0.7 | % | | 3.4 | % | | 2.9 | |
Unsecured term loan (due February 14, 2028) (g) | — | | | — | % | | | — | | | — | % | | | 249,259 | | | 3.1 | % | | | 249,259 | | | 2.8 | % | | 3.1 | % | | 1.9 | |
| Total Recourse Debt | 2,750,000 | | | 3.6 | % | | | 5,323,574 | | | 2.9 | % | | | 662,999 | | | 4.0 | % | | | 8,736,573 | | | 97.8 | % | | 3.2 | % | | 4.8 | |
| | | | | | | | | | | | | | | | | | | | | | |
Total Pro Rata Debt Outstanding | $ | 2,820,221 | | | 3.6 | % | | | $ | 5,426,143 | | | 2.9 | % | | | $ | 683,284 | | | 4.0 | % | | | $ | 8,929,648 | | | 100.0 | % | | 3.2 | % | | 4.8 | |
________
(a)Other currencies include debt denominated in British pound sterling, Canadian dollar and Japanese yen.
(c)Excludes unamortized discount, net totaling $49.4 million and unamortized deferred financing costs totaling $37.0 million as of March 31, 2026.
(d)Includes $67.6 million of non-recourse mortgage debt which is swapped to fixed-rate through mortgage maturity.
(e)Interest rate swap expiration date is December 31, 2027.
(f)We incurred interest on our Unsecured revolving credit facility at TIBOR, CORRA, SONIA or EURIBOR, plus 0.685% for all base rates as of March 31, 2026. Each has a floor of 0.00% under the terms of our credit agreement. Availability under our Unsecured revolving credit facility (net of amounts reserved for standby letters of credit) was approximately $1.9 billion as of March 31, 2026.
(g)We incurred interest at CORRA, plus 0.80% on this Unsecured term loan as of March 31, 2026.
| | | | | | | | |
| | Investing for the Long Run® | 13 |
W. P. Carey Inc.
Balance Sheets and Capitalization – First Quarter 2026
Dollars in thousands. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| | Real Estate | | Debt |
| | Number of Properties (a) | | | | Weighted-Average Interest Rate | | | | Total Outstanding Balance (b) (c) | | % of Total Outstanding Balance |
| Year of Maturity | | | ABR (a) | | | Balloon | | |
| Non-Recourse Debt | | | | | | | | | | | | |
| Remaining 2026 | | 20 | | | $ | 18,879 | | | 4.3 | % | | $ | 68,123 | | | $ | 68,986 | | | 0.8 | % |
| 2027 | | 3 | | | 1,272 | | | 4.2 | % | | 28,411 | | | 28,655 | | | 0.4 | % |
| 2028 | | 5 | | | 13,927 | | | 5.0 | % | | 72,975 | | | 78,429 | | | 0.9 | % |
| 2029 | | 3 | | | 1,464 | | | 4.0 | % | | 10,911 | | | 11,712 | | | 0.1 | % |
| 2031 | | 1 | | | 1,158 | | | 6.0 | % | | — | | | 2,009 | | | — | % |
| 2033 | | 1 | | | 1,504 | | | 5.6 | % | | 1,648 | | | 3,284 | | | — | % |
Total Pro Rata Non-Recourse Debt | | 33 | | | $ | 38,204 | | | 4.6 | % | | $ | 182,068 | | | 193,075 | | | 2.2 | % |
| | | | | | | | | | | | |
| Recourse Debt | | | | | | | | | | | | |
| Fixed – Senior unsecured notes: | | | | | | | | | | | | |
| Due October 1, 2026 (USD) | | 4.3 | % | | | | 350,000 | | | 3.9 | % |
| Due April 15, 2027 (EUR) | | 2.1 | % | | | | 574,900 | | | 6.4 | % |
| Due April 15, 2028 (EUR) | | 1.4 | % | | | | 574,900 | | | 6.4 | % |
| Due July 15, 2029 (USD) | | 3.9 | % | | | | 325,000 | | | 3.6 | % |
| Due September 28, 2029 (EUR) | | | | | | 3.4 | % | | | | 172,470 | | | 1.9 | % |
| Due June 1, 2030 (EUR) | | 1.0 | % | | | | 603,645 | | | 6.8 | % |
| Due July 15, 2030 (USD) | | | | | | 4.7 | % | | | | 400,000 | | | 4.5 | % |
| Due February 1, 2031 (USD) | | 2.4 | % | | | | 500,000 | | | 5.6 | % |
| Due October 2, 2031 (EUR) | | | | | | 3.3 | % | | | | 574,900 | | | 6.4 | % |
| Due February 1, 2032 (USD) | | 2.5 | % | | | | 350,000 | | | 3.9 | % |
| Due July 23, 2032 (EUR) | | | | | | 4.3 | % | | | | 747,370 | | | 8.4 | % |
| Due September 28, 2032 (EUR) | | | | | | 3.7 | % | | | | 229,960 | | | 2.7 | % |
| Due April 1, 2033 (USD) | | 2.3 | % | | | | 425,000 | | | 4.8 | % |
| Due June 30, 2034 (USD) | | 5.4 | % | | | | 400,000 | | | 4.5 | % |
| Due November 19, 2034 (EUR) | | 3.7 | % | | | | 689,880 | | | 7.7 | % |
| Due May 10, 2035 (EUR) | | 3.8 | % | | | | 574,900 | | | 6.4 | % |
| Total Senior Unsecured Notes | | 3.1 | % | | | | 7,492,925 | | | 83.9 | % |
| Swapped to Fixed: | | | | | | | | | | | | |
Unsecured term loan (due April 24, 2029) (d) | | 2.8 | % | | | | 574,900 | | | 6.4 | % |
Unsecured term loan (due February 14, 2028) (d) | | 4.7 | % | | | | 357,521 | | | 4.0 | % |
| Floating: | | | | | | | | | | | | |
Unsecured revolving credit facility (due February 14, 2029) (e) | | 3.4 | % | | | | 61,968 | | | 0.7 | % |
Unsecured term loan (due February 14, 2028) (f) | | 3.1 | % | | | | 249,259 | | | 2.8 | % |
| Total Recourse Debt | | 3.2 | % | | | | 8,736,573 | | | 97.8 | % |
| | | | | | | | |
| Total Pro Rata Debt Outstanding | | 3.2 | % | | | | $ | 8,929,648 | | | 100.0 | % |
________
(a)Represents the number of properties and ABR associated with the debt that is maturing in each respective year.
(b)Debt maturity data is presented on a pro rata basis as of March 31, 2026. See the Disclosures Regarding Non-GAAP and Other Metrics section in the Appendix for a description of pro rata. Total outstanding balance includes balloon payments and scheduled amortization for our non-recourse debt. (c)Excludes unamortized discount, net totaling $49.4 million and unamortized deferred financing costs totaling $37.0 million as of March 31, 2026.
(d)Interest rate swap expiration date is December 31, 2027.
(e)We incurred interest on our Unsecured revolving credit facility at TIBOR, CORRA, SONIA or EURIBOR, plus 0.685% for all base rates as of March 31, 2026. Each has a floor of 0.00% under the terms of our credit agreement. Availability under our Unsecured revolving credit facility (net of amounts reserved for standby letters of credit) was approximately $1.9 billion as of March 31, 2026.
(f)We incurred interest at CORRA, plus 0.80% on this Unsecured term loan as of March 31, 2026.
| | | | | | | | |
| | Investing for the Long Run® | 14 |
W. P. Carey Inc.
Balance Sheets and Capitalization – First Quarter 2026
As of March 31, 2026.
Ratings
| | | | | | | | | | | | | | | | | | | | |
| | Issuer | | Senior Unsecured Notes |
| Ratings Agency | | Rating | | Outlook | | Rating |
| Moody's | | Baa1 | | Stable | | Baa1 |
| Standard & Poor’s | | BBB+ | | Stable | | BBB+ |
Senior Unsecured Note Covenants
The following is a summary of the key financial covenants for the Senior Unsecured Notes, along with our estimated calculations of our compliance with those covenants at the end of the period presented. These ratios are not measures of our liquidity or performance and serve only to demonstrate our ability to incur additional debt, as permitted by the covenants for the Senior Unsecured Notes.
| | | | | | | | | | | | | | | | | | | | |
| Covenant | | Metric | | Required | | As of
Mar. 31, 2026 |
| Limitation on the incurrence of debt | | "Total Debt" /
"Total Assets" | | ≤ 60% | | 41.1% |
| Limitation on the incurrence of secured debt | | "Secured Debt" /
"Total Assets" | | ≤ 40% | | 0.5% |
Limitation on the incurrence of debt based on consolidated EBITDA to annual debt service charge | | "Consolidated EBITDA" /
"Annual Debt Service Charge" | | ≥ 1.5x | | 4.7x |
| Maintenance of unencumbered asset value | | "Unencumbered Assets" / "Total Unsecured Debt" | | ≥ 150% | | 236.9% |
| | | | | | | | |
| | Investing for the Long Run® | 15 |
W. P. Carey Inc.
Real Estate
First Quarter 2026
| | | | | | | | |
| | Investing for the Long Run® | 16 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Investment Activity – Investment Volume |
Dollars in thousands. Pro rata. For the three months ended March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| | | | Property Type(s) | | Closing Date / Asset Completion Date | | Gross Investment Amount | | Investment Type | | Lease Term (Years) (a) | | Gross Square Footage |
| Tenant | | Property Location(s) | | | | | | |
| 1Q26 | | | | | | | | | | | | | | |
Hedin Mobility Group (b) | | Amsterdam, The Netherlands | | Retail | | Jan-26 | | $ | 17,636 | | | Build-to-Suit | | 22 | | | 62,810 | |
| Dollar General | | Las Vegas, NM | | Retail | | Jan-26 | | 2,195 | | | Acquisition | | 15 | | | 10,542 | |
| IMS Companies | | Arlington Heights, IL | | Industrial | | Jan-26 | | 9,432 | | | Acquisition | | 4 | | | 126,948 | |
Raben Group (8 properties) (b) | | Various, Poland | | Warehouse | | Jan-26; Feb-26 | | 201,789 | | | Sale-leaseback | | 15 | | | 1,857,837 | |
| EOS Fitness | | Surprise, AZ | | Retail | | Jan-26 | | 11,646 | | | Build-to-Suit | | 20 | | | 40,057 | |
| HB Chemical | | Solon, OH | | Warehouse | | Jan-26 | | 43,387 | | | Acquisition | | 11 | | | 412,171 | |
| Janus International | | Surprise, AZ | | Industrial | | Feb-26 | | 20,732 | | | Build-to-Suit | | 20 | | | 131,753 | |
W.C. Bradley Co. (3 properties) (c) | | Peebles, OH (2 properties) and Hope, AR (1 property) | | Industrial | | Feb-26 | | 22,345 | | | Sale-leaseback | | 15 | | | 422,802 | |
Go Auto (14 properties) (b) | | Various, Canada | | Retail | | Mar-26 | | 211,883 | | | Sale-leaseback | | 25 | | | 596,176 | |
Barnes Molding Solutions (b) | | Bahlingen am Kaiserstuhl, Germany | | Industrial | | Mar-26 | | 23,621 | | | Sale-leaseback | | 20 | | | 217,011 | |
Scania (b) | | Oskarshamn, Sweden | | Warehouse | | Mar-26 | | 18,188 | | | Build-to-Suit | | 15 | | | 204,645 | |
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| Year-to-Date Total | | | | | | | | 582,854 | | | | | 19 | | | 4,082,752 | |
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| | | | Property Type | | Loan Origination | | Loan Maturity Date | | Funding | | Outstanding | | Maximum Commitment |
| Description | | Property Location | | | | | Current Quarter | | Year to Date | | |
Construction Loan (d) |
SW Corner of Las Vegas & Harmon (e) (f) | | Las Vegas, NV | | Retail | | Jun-21 | | 2026 | | $ | — | | | $ | — | | | $ | 245,884 | | | $ | 256,887 | |
SE Corner of Las Vegas & Harmon (f) | | Las Vegas, NV | | Retail | | Nov-24 | | 2026 | | 2,254 | | | 2,254 | | | 20,621 | | | 23,449 | |
SE Corner of Las Vegas & Elvis Presley (f) | | Las Vegas, NV | | Retail | | Nov-24 | | 2026 | | 240 | | | 240 | | | 17,657 | | | 25,000 | |
| Total | | | | | | | | | | 2,494 | | | 2,494 | | | 284,162 | | | 305,336 | |
| | | | | | | | | | | | | | | | |
| Year-to-Date Total Investment Volume | | | | | | $ | 585,348 | | | | | |
________
(a)Total lease terms are based on weighted-average ABR for the investments as of the respective period ends.
(b)Amount reflects the applicable exchange rate on the date of the transaction.
(c)This investment is accounted for as a loan receivable within Net investments in finance leases and loans receivable on our consolidated balance sheets, in accordance with ASC 310, Receivables and ASC 842, Leases.
(d)The borrowers for these construction loans retain certain loan maturity extension options.
(e)This construction loan is accounted for as an equity method investment on our consolidated balance sheets, in accordance with U.S. GAAP. Interest income is recognized within Earnings from equity method investments on our consolidated statements of income.
(f)These construction loans are accounted for as secured loans receivable within Net investments in finance leases and loans receivable on our consolidated balance sheets, in accordance with U.S. GAAP. Interest income is recognized within Income from finance leases and loans receivable on our consolidated statements of income.
| | | | | | | | |
| | Investing for the Long Run® | 17 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
Investment Activity – Capital Investments and Commitments (a) |
Dollars in thousands. Pro rata.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| | | | Primary Transaction Type | | Property Type | | Expected Completion / Closing Date | | Additional Gross Square Footage | | Lease Term (Years) (b) | | Funded During Three Months Ended Mar. 31, 2026 (c) | | Total Funded Through Mar. 31, 2026 | | Maximum Commitment / Gross Investment Amount |
| Tenant | | Location | | | | | | | | | Remaining | | Total |
NewEra Nobis (d) | | Overland Park, KS | | Expansion | | Specialty (Healthcare) | | Q2 2026 | | 7,275 | | | 20 | | | $ | 1,753 | | | $ | 4,167 | | | $ | 5,749 | | | $ | 10,000 | |
Nord Anglia (d) | | Houston, TX | | Expansion | | Education | | Q2 2026 | | 13,150 | | | 20 | | | 857 | | | 869 | | | 7,619 | | | 8,500 | |
| Rocky Vista University | | Billings, MT | | Build-to-Suit | | Education (Medical School) | | Q3 2026 | | 57,000 | | | 25 | | | 4,777 | | | 16,721 | | | 8,279 | | | 25,000 | |
TI Automotive (d) (e) | | Brampton, Canada | | Build-to-Suit | | Industrial | | Q3 2026 | | 120,222 | | | 20 | | | 2,623 | | | 7,450 | | | 10,913 | | | 18,517 | |
AEG Presents (f) | | Austin, TX | | Build-to-Suit | | Specialty (Entertainment) | | Q4 2026 | | 56,403 | | | 30 | | | 5,179 | | | 13,361 | | | 34,195 | | | 47,556 | |
Novus Foods (d) | | Delphos, OH | | Build-to-Suit & Expansion | | Industrial | | Q4 2026 | | 139,250 | | | 25 | | | 1,409 | | | 3,325 | | | 34,604 | | | 38,000 | |
| Untenanted | | Atlanta, GA | | Redevelopment | | Warehouse | | Q4 2026 | | 99,000 | | | N/A | | 166 | | | 313 | | | 11,366 | | | 11,679 | |
| Various | | Various, US | | Solar Projects | | Various | | Various | | N/A | | N/A | | 641 | | | 4,872 | | | 14,711 | | | 19,583 | |
| Expected Completion Date 2026 Total | | | | | | 492,300 | | | 25 | | | 17,405 | | | 51,078 | | | 127,436 | | | 178,835 | |
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AEG Presents (f) | | Portland, OR | | Build-to-Suit | | Specialty (Entertainment) | | Q1 2027 | | 57,825 | | | 30 | | | 4,851 | | | 18,381 | | | 42,332 | | | 60,713 | |
| Untenanted | | Atlanta, GA | | Redevelopment | | Warehouse | | Q1 2027 | | 432,800 | | | N/A | | 293 | | | 1,253 | | | 39,519 | | | 40,772 | |
| Expected Completion Date 2027 Total | | | | | | 490,625 | | | 30 | | | 5,144 | | | 19,634 | | | 81,851 | | | 101,485 | |
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| Capital Investments and Commitments Total | | | | | | 982,925 | | | 26 | | | $ | 22,549 | | | $ | 70,712 | | | $ | 209,287 | | | $ | 280,320 | |
________
(a)This schedule includes future estimates for which we can give no assurance as to timing or amounts. Completed capital investments and commitments are included in the Investment Activity – Investment Volume section. Funding amounts exclude capitalized construction interest. (b)Total lease terms are based on weighted-average ABR for the investments expected upon completion.
(c)Total funding during the three months ended March 31, 2026 excludes $0.4 million spent on pre-development work for potential projects in various phases.
(d)We earn interest from this tenant, which is accrued through the construction period and deducted from the remaining commitment.
(e)Commitment amounts are based on the applicable exchange rate at period end.
(f)We own a 90% interest in these joint venture projects and amounts in this table represent our pro rata share.
| | | | | | | | |
| | Investing for the Long Run® | 18 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Investment Activity – Dispositions |
Dollars in thousands. Pro rata. For the three months ended March 31, 2026.
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| Tenant | | Property Location(s) | | Gross Sale Price | | Closing Date | | Property Type(s) | | Gross Square Footage |
| 1Q26 | | | | | | | | | | |
Vacant (formerly Hellweg) (a) | | Chemnitz, Germany | | $ | 3,278 | | | Jan-26 | | Retail | | 82,699 | |
Hellweg (2 properties) (a) | | Dortmund-Kley and Bonn-Beuel, Germany | | 6,488 | | | Jan-26; Mar-26 | | Retail | | 140,330 | |
| AutoZone | | St. Louis, MO | | 391 | | | Jan-26 | | Retail | | 5,400 | |
| Vacant | | Opelika, AL | | 52,697 | | | Feb-26 | | Warehouse | | 702,623 | |
| TI Automotive | | Gallatin, TN | | 7,500 | | | Feb-26 | | Industrial | | 95,920 | |
| Self-Storage Operating Properties (11 properties) | | Various, United States | | 75,160 | | | Mar-26 | | Self-Storage (Operating) | | 738,942 | |
| Vacant | | Oceanside, CA | | 11,452 | | | Mar-26 | | Warehouse | | 58,977 | |
Vacant (formerly Hellweg) (a) | | Duisburg, Germany | | 5,600 | | | Mar-26 | | Retail | | 85,993 | |
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| Year-to-Date Total Dispositions | | $ | 162,566 | | | | | | | 1,910,884 | |
________
(a)Amount reflects the applicable exchange rate on the date of the transaction.
| | | | | | | | |
| | Investing for the Long Run® | 19 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Dollars in thousands. As of March 31, 2026.
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| Joint Venture or JV (Principal Tenant) | | JV Partnership | | Consolidated | | Pro Rata (a) |
| Asset Type | | WPC % | | Debt Outstanding | | ABR | | Debt Outstanding | | ABR |
Unconsolidated Joint Venture (Equity Method Investment) (b) | | | | | | | | |
Las Vegas Retail Complex (c) | | Net lease | | 47.50% | | $ | 245,884 | | | $ | 22,697 | | | $ | 116,795 | | | $ | 10,781 | |
| Harmon Retail Corner | | Common equity interest | | 15.00% | | 143,000 | | | — | | | 21,450 | | | — | |
Kesko Senukai (d) | | Net lease | | 70.00% | | 97,320 | | | 18,197 | | | 68,124 | | | 12,738 | |
| Total Unconsolidated Joint Ventures | | | | 486,204 | | | 40,894 | | | 206,369 | | | 23,519 | |
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Consolidated Joint Ventures (e) | | | | | | | | | | | |
Fentonir (d) | | Net lease | | 94.90% | | — | | | 2,885 | | | — | | | 2,738 | |
| McCoy Rockford | | Net lease | | 90.00% | | — | | | 991 | | | — | | | 892 | |
| Iowa Board of Regents | | Net lease | | 90.00% | | — | | | 707 | | | — | | | 636 | |
| Total Consolidated Joint Ventures | | | | — | | | 4,583 | | | — | | | 4,266 | |
Total Unconsolidated and Consolidated Joint Ventures | | $ | 486,204 | | | $ | 45,477 | | | $ | 206,369 | | | $ | 27,785 | |
________
(b)Excludes ownership of limited partnership units of Carey European Student Housing Fund I, L.P. (an affiliate), which is accounted for as an equity method investment.
(c)Debt outstanding for this investment comprises a construction loan, which is excluded from our pro rata debt outstanding disclosed in the Debt Overview and Debt Maturity sections. See the Investment Activity – Investment Volume section for additional information about this investment. The asset is currently in lease-up and ABR reflects the current in-place leases. It does not reflect certain non-reimbursed expenses associated with the property, revenue generated from signage or interest income from our construction loan to the Las Vegas Retail Complex. (d)Amounts are based on the applicable exchange rate at the end of the period.
(e)Excludes two consolidated joint venture build-to-suit projects with the same tenant in which we own a 90% ownership interest. These investments have no debt or ABR as of March 31, 2026.
| | | | | | | | |
| | Investing for the Long Run® | 20 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Dollars in thousands. Pro rata. As of March 31, 2026.
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| Tenant | | Description | | Number of Properties | | ABR | | ABR % | | Weighted-Average Lease Term (Years) |
| Extra Space Storage | | Net lease self-storage properties in the U.S. leased to publicly traded self-storage REIT | | 43 | | | $ | 42,578 | | | 2.7 | % | | 23.4 | |
Apotex (a) | | Pharmaceutical R&D and manufacturing properties in the Greater Toronto Area leased to generic drug manufacturer | | 11 | | | 33,448 | | | 2.1 | % | | 17.0 | |
| Life Time Fitness | | Health and fitness facilities in the U.S. leased to premium athletic club operator | | 12 | | | 32,450 | | | 2.0 | % | | 7.6 | |
Metro Italia (b) | | Business-to-business retail stores in Italy leased to cash and carry wholesaler | | 18 | | | 28,833 | | | 1.8 | % | | 5.1 | |
Fortenova (b) | | Grocery stores and one warehouse in Croatia leased to European food retailer | | 19 | | | 28,622 | | | 1.8 | % | | 8.1 | |
OBI (b) | | Retail properties in Poland leased to German DIY retailer | | 26 | | | 27,286 | | | 1.7 | % | | 7.9 | |
Fedrigoni (b) | | Industrial and warehouse facilities in Germany, Italy and Spain leased to global manufacturer of premium packaging and labels | | 16 | | | 24,970 | | | 1.6 | % | | 17.7 | |
TI Automotive (a) (c) | | Automotive parts manufacturing properties in the U.S., Canada and Mexico leased to OEM supplier | | 20 | | | 24,675 | | | 1.6 | % | | 18.9 | |
Eroski (b) | | Grocery stores and warehouses in Spain leased to Spanish food retailer | | 63 | | | 24,045 | | | 1.5 | % | | 10.0 | |
| Nord Anglia | | K-12 private schools in Orlando, Miami and Houston leased to international day and boarding school operator | | 3 | | | 23,599 | | | 1.5 | % | | 18.5 | |
| Top 10 Total | | | | 231 | | | 290,506 | | | 18.3 | % | | 13.7 | |
| Berry Global | | Manufacturing facilities in the U.S. leased to international producer and supplier of packaging solutions | | 8 | | | 21,187 | | | 1.3 | % | | 12.5 | |
Quikrete (b) | | Industrial facilities in the U.S. and Canada leased to concrete and building products manufacturer | | 27 | | | 20,643 | | | 1.3 | % | | 17.2 | |
Kesko Senukai (b) | | Distribution facilities and retail properties in Lithuania, Estonia and Latvia leased to European DIY retailer | | 20 | | | 20,033 | | | 1.3 | % | | 5.9 | |
| Advance Auto Parts | | Distribution facilities in the U.S. leased to automotive aftermarket parts provider | | 28 | | | 19,929 | | | 1.3 | % | | 6.8 | |
Pendragon (b) | | Auto dealerships in the United Kingdom leased to automotive retailer | | 46 | | | 18,718 | | | 1.2 | % | | 12.6 | |
| Maker’s Pride | | Production, packaging and distribution facilities in the U.S. leased to North American contract food manufacturer | | 18 | | | 17,636 | | | 1.1 | % | | 16.3 | |
| Dollar General | | Retail properties in the U.S. leased to discount retailer | | 127 | | | 17,363 | | | 1.1 | % | | 13.3 | |
Hellweg (b) (d) | | Retail properties in Germany leased to German DIY retailer | | 17 | | | 15,980 | | | 1.0 | % | | 14.1 | |
Danske Fragtmaend (b) | | Distribution facilities in Denmark leased to Danish freight company | | 15 | | | 15,097 | | | 1.0 | % | | 10.9 | |
Jumbo (b) | | Logistics and cold storage warehouse facilities in the Netherlands leased to European supermarket chain | | 4 | | | 14,873 | | | 0.9 | % | | 7.3 | |
| Top 20 Total | | | | 541 | | | 471,965 | | | 29.8 | % | | 13.0 | |
Intergamma (b) | | Retail properties in the Netherlands leased to European DIY retailer | | 36 | | | 14,635 | | | 0.9 | % | | 7.3 | |
Go Auto (b) | | Auto dealerships primarily in Vancouver with additional locations in Calgary and Edmonton leased to automotive retailer | | 14 | | | 14,107 | | | 0.9 | % | | 25.0 | |
| Do It Best | | Distribution facilities and manufacturing facility in the U.S. leased to global hardware wholesaler | | 6 | | | 13,878 | | | 0.9 | % | | 5.8 | |
Raben Group (b) | | Distribution facilities in Poland leased to European logistics company | | 8 | | | 12,911 | | | 0.8 | % | | 14.9 | |
| Premium Brands | | Food processing facility in Tennessee leased to global specialty food manufacturer | | 1 | | | 12,616 | | | 0.8 | % | | 24.3 | |
Top 25 Total (e) | | | | 606 | | | $ | 540,112 | | | 34.1 | % | | 13.3 | |
________
(a)ABR from these properties is denominated in U.S. dollars.
(b)ABR amounts are subject to fluctuations in foreign currency exchange rates.
(c)Of the 20 properties leased to TI Automotive, nine are located in Canada, six are located in Mexico, and five are located in the United States.
(d)On March 28, 2025, we executed an agreement giving us the right to terminate the leases at five properties on September 15, 2026 with ABR totaling $3.5 million.
| | | | | | | | |
| | Investing for the Long Run® | 21 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Diversification by Property Type |
In thousands, except percentages. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | |
| | Total Net-Lease Portfolio |
| Property Type | | ABR | | ABR % | | Square Footage (a) | | Square Footage % |
| U.S. | | | | | | | | |
| Industrial | | $ | 399,308 | | | 25.2 | % | | 57,945 | | | 31.3 | % |
| Warehouse | | 230,580 | | | 14.5 | % | | 41,772 | | | 22.5 | % |
Retail (b) | | 136,911 | | | 8.7 | % | | 6,428 | | | 3.5 | % |
Other (c) | | 186,018 | | | 11.8 | % | | 9,451 | | | 5.1 | % |
| U.S. Total | | 952,817 | | | 60.2 | % | | 115,596 | | | 62.4 | % |
| | | | | | | | |
| International | | | | | | | | |
| Industrial | | 200,877 | | | 12.7 | % | | 25,937 | | | 14.0 | % |
| Warehouse | | 172,458 | | | 10.9 | % | | 25,244 | | | 13.6 | % |
Retail (b) | | 222,238 | | | 14.0 | % | | 16,744 | | | 9.0 | % |
Other (c) | | 35,402 | | | 2.2 | % | | 1,812 | | | 1.0 | % |
| International Total | | 630,975 | | | 39.8 | % | | 69,737 | | | 37.6 | % |
| | | | | | | | |
| Total | | | | | | | | |
| Industrial | | 600,185 | | | 37.9 | % | | 83,882 | | | 45.3 | % |
| Warehouse | | 403,038 | | | 25.4 | % | | 67,016 | | | 36.1 | % |
Retail (b) | | 359,149 | | | 22.7 | % | | 23,172 | | | 12.5 | % |
Other (c) | | 221,420 | | | 14.0 | % | | 11,263 | | | 6.1 | % |
Total (d) | | $ | 1,583,792 | | | 100.0 | % | | 185,333 | | | 100.0 | % |
________
(a)Includes square footage for vacant properties.
(b)Includes automotive dealerships.
(c)Includes ABR from tenants with the following property types: education facility, specialty, self-storage (net lease), laboratory, research and development, hotel (net lease), office and land.
| | | | | | | | |
| | Investing for the Long Run® | 22 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Diversification by Tenant Industry |
In thousands, except percentages. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | |
| | Total Net-Lease Portfolio |
Industry Type (a) | | ABR | | ABR % | | Square Footage | | Square Footage % |
| Packaged Foods & Meats | | $ | 149,854 | | | 9.5 | % | | 18,625 | | | 10.0 | % |
| Food Retail | | 141,049 | | | 8.9 | % | | 10,266 | | | 5.5 | % |
| Automotive Retail | | 95,023 | | | 6.0 | % | | 7,723 | | | 4.2 | % |
| Home Improvement Retail | | 94,344 | | | 6.0 | % | | 11,796 | | | 6.4 | % |
| Auto Parts & Equipment | | 80,983 | | | 5.1 | % | | 12,052 | | | 6.5 | % |
| Air Freight & Logistics | | 64,429 | | | 4.1 | % | | 9,579 | | | 5.2 | % |
| Education Services | | 60,594 | | | 3.8 | % | | 2,747 | | | 1.5 | % |
| Pharmaceuticals | | 48,238 | | | 3.0 | % | | 3,075 | | | 1.7 | % |
| Leisure Facilities | | 44,209 | | | 2.8 | % | | 1,982 | | | 1.1 | % |
| Industrial Machinery | | 43,638 | | | 2.8 | % | | 5,933 | | | 3.2 | % |
| Self-Storage REITs | | 42,578 | | | 2.7 | % | | 3,170 | | | 1.7 | % |
| Trading Companies & Distributors | | 40,929 | | | 2.6 | % | | 9,076 | | | 4.9 | % |
| Metal, Glass & Plastic Containers | | 39,843 | | | 2.5 | % | | 5,318 | | | 2.9 | % |
| Building Products | | 33,630 | | | 2.1 | % | | 6,850 | | | 3.7 | % |
| Paper Products | | 30,855 | | | 2.0 | % | | 5,540 | | | 3.0 | % |
| Other Specialty Retail | | 27,662 | | | 1.7 | % | | 3,127 | | | 1.7 | % |
| Specialty Chemicals | | 24,437 | | | 1.5 | % | | 4,303 | | | 2.3 | % |
| Diversified Support Services | | 23,976 | | | 1.5 | % | | 1,992 | | | 1.1 | % |
| Construction Materials | | 23,629 | | | 1.5 | % | | 3,781 | | | 2.0 | % |
| Construction Machinery | | 21,025 | | | 1.3 | % | | 2,733 | | | 1.5 | % |
| Food Distributors | | 20,712 | | | 1.3 | % | | 1,552 | | | 0.8 | % |
| Consumer Staples Merchandise Retail | | 19,562 | | | 1.2 | % | | 1,635 | | | 0.9 | % |
| Commodity Chemicals | | 17,050 | | | 1.1 | % | | 2,517 | | | 1.3 | % |
| Diversified Metals | | 16,752 | | | 1.1 | % | | 3,417 | | | 1.8 | % |
| Hotels & Resorts | | 16,313 | | | 1.0 | % | | 1,073 | | | 0.6 | % |
Other (61 industries, each <1% ABR) (b) | | 362,478 | | | 22.9 | % | | 45,471 | | | 24.5 | % |
Total (c) | | $ | 1,583,792 | | | 100.0 | % | | 185,333 | | | 100.0 | % |
________
(a)Industry classification is based on the Global Industry Classification Standard (GICS) framework.
(b)Includes square footage for vacant properties.
| | | | | | | | |
| | Investing for the Long Run® | 23 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Diversification by Geography |
In thousands, except percentages. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | |
| | Total Net-Lease Portfolio |
| Region | | ABR | | ABR % | | Square Footage (a) | | Square Footage % |
| U.S. | | | | | | | | |
| Midwest | | | | | | | | |
| Illinois | | $ | 67,369 | | | 4.3 | % | | 9,582 | | | 5.2 | % |
| Ohio | | 49,112 | | | 3.1 | % | | 8,655 | | | 4.7 | % |
| Indiana | | 43,756 | | | 2.8 | % | | 6,251 | | | 3.4 | % |
| Michigan | | 28,083 | | | 1.8 | % | | 4,487 | | | 2.4 | % |
| Wisconsin | | 21,812 | | | 1.4 | % | | 3,410 | | | 1.8 | % |
Other (b) | | 58,987 | | | 3.7 | % | | 7,136 | | | 3.8 | % |
| Total Midwest | | 269,119 | | | 17.1 | % | | 39,521 | | | 21.3 | % |
| South | | | | | | | | |
| Texas | | 94,235 | | | 6.0 | % | | 11,702 | | | 6.3 | % |
| Florida | | 44,655 | | | 2.8 | % | | 3,633 | | | 2.0 | % |
| Tennessee | | 38,694 | | | 2.4 | % | | 4,476 | | | 2.4 | % |
| Georgia | | 25,286 | | | 1.6 | % | | 3,503 | | | 1.9 | % |
| Alabama | | 23,662 | | | 1.5 | % | | 2,905 | | | 1.6 | % |
Other (b) | | 31,177 | | | 2.0 | % | | 3,497 | | | 1.9 | % |
| Total South | | 257,709 | | | 16.3 | % | | 29,716 | | | 16.1 | % |
| East | | | | | | | | |
| North Carolina | | 41,885 | | | 2.6 | % | | 8,851 | | | 4.8 | % |
| Kentucky | | 30,026 | | | 1.9 | % | | 4,485 | | | 2.4 | % |
| Pennsylvania | | 29,250 | | | 1.8 | % | | 3,385 | | | 1.8 | % |
| Massachusetts | | 28,719 | | | 1.8 | % | | 1,344 | | | 0.7 | % |
| New Jersey | | 26,684 | | | 1.7 | % | | 1,118 | | | 0.6 | % |
| New York | | 23,569 | | | 1.5 | % | | 2,287 | | | 1.2 | % |
| South Carolina | | 19,646 | | | 1.2 | % | | 4,413 | | | 2.4 | % |
Other (b) | | 37,657 | | | 2.4 | % | | 5,359 | | | 2.9 | % |
| Total East | | 237,436 | | | 14.9 | % | | 31,242 | | | 16.8 | % |
| West | | | | | | | | |
| California | | 76,957 | | | 4.9 | % | | 5,316 | | | 2.9 | % |
| Arizona | | 25,111 | | | 1.6 | % | | 2,544 | | | 1.4 | % |
| Nevada | | 17,910 | | | 1.1 | % | | 485 | | | 0.3 | % |
Other (b) | | 68,575 | | | 4.3 | % | | 6,772 | | | 3.6 | % |
| Total West | | 188,553 | | | 11.9 | % | | 15,117 | | | 8.2 | % |
| U.S. Total | | 952,817 | | | 60.2 | % | | 115,596 | | | 62.4 | % |
| International | | | | | | | | |
| Poland | | 78,720 | | | 5.0 | % | | 10,306 | | | 5.6 | % |
| Italy | | 75,328 | | | 4.8 | % | | 9,941 | | | 5.4 | % |
Canada (c) | | 73,625 | | | 4.6 | % | | 6,333 | | | 3.4 | % |
| The Netherlands | | 68,548 | | | 4.3 | % | | 6,847 | | | 3.7 | % |
| United Kingdom | | 62,027 | | | 3.9 | % | | 4,848 | | | 2.6 | % |
| Germany | | 48,959 | | | 3.1 | % | | 5,196 | | | 2.8 | % |
| Spain | | 42,095 | | | 2.7 | % | | 4,251 | | | 2.3 | % |
| Croatia | | 29,546 | | | 1.9 | % | | 2,063 | | | 1.1 | % |
| France | | 27,943 | | | 1.8 | % | | 2,149 | | | 1.2 | % |
Mexico (d) | | 27,686 | | | 1.7 | % | | 4,328 | | | 2.3 | % |
| Denmark | | 27,601 | | | 1.7 | % | | 3,002 | | | 1.6 | % |
Other (e) | | 68,897 | | | 4.3 | % | | 10,473 | | | 5.6 | % |
| International Total | | 630,975 | | | 39.8 | % | | 69,737 | | | 37.6 | % |
Total (f) | | $ | 1,583,792 | | | 100.0 | % | | 185,333 | | | 100.0 | % |
________
(a)Includes square footage for vacant properties.
(b)Other properties within Midwest include assets in Minnesota, Kansas, Iowa, Missouri, Nebraska, South Dakota and North Dakota. Other properties within South include assets in Arkansas, Louisiana, Oklahoma and Mississippi. Other properties within East include assets in Virginia, Maryland, Connecticut, West Virginia, New Hampshire and Maine. Other properties within West include assets in Utah, Oregon, Colorado, Washington, Hawaii, Montana, Idaho, Wyoming and New Mexico. (c)$50.4 million (68%) of ABR from properties in Canada is denominated in U.S. dollars, with the balance denominated in Canadian dollars.
(d)All ABR from properties in Mexico is denominated in U.S. dollars.
(e)Includes assets in Lithuania, Slovakia, Belgium, the Czech Republic, Mauritius, Portugal, Sweden, Austria, Latvia, Finland, Japan, Estonia and Hungary.
| | | | | | | | |
| | Investing for the Long Run® | 24 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
| | | | | |
| Contractual Rent Increases |
In thousands, except percentages. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | |
| | Total Net-Lease Portfolio |
| Rent Adjustment Measure | | ABR | | ABR % | | Square Footage | | Square Footage % |
| Uncapped CPI | | $ | 474,860 | | | 30.0 | % | | 45,371 | | | 24.5 | % |
| Capped CPI | | 294,389 | | | 18.6 | % | | 40,430 | | | 21.8 | % |
| CPI-linked | | 769,249 | | | 48.6 | % | | 85,801 | | | 46.3 | % |
| Fixed | | 760,879 | | | 48.0 | % | | 92,262 | | | 49.8 | % |
Other (a) | | 48,222 | | | 3.1 | % | | 3,455 | | | 1.9 | % |
| None | | 5,442 | | | 0.3 | % | | 251 | | | 0.1 | % |
| Vacant | | — | | | — | % | | 3,564 | | | 1.9 | % |
Total (b) | | $ | 1,583,792 | | | 100.0 | % | | 185,333 | | | 100.0 | % |
________
(a)Represents leases which include a percentage rent component. Includes $42.6 million (2.7%) of ABR from a tenant (Extra Space Storage), which has both a percentage rent component and annual fixed rent increases in its lease.
| | | | | | | | |
| | Investing for the Long Run® | 25 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Dollars in thousands. Pro rata.
Contractual Same-Store Growth
Same-store portfolio includes leases on our net leased properties that were continuously in place during the period from March 31, 2025 to March 31, 2026. Excludes leases for properties that were acquired, sold or vacated, or were subject to lease renewals, extensions or modifications at any time that affected ABR during that period. For purposes of comparability, ABR is presented on a constant currency basis using exchange rates as of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | |
| ABR |
| As of | | | | |
| Mar. 31, 2026 | | Mar. 31, 2025 | | Increase | | % Increase |
| Property Type | | | | | | | |
| Industrial | $ | 479,350 | | | $ | 467,425 | | | $ | 11,925 | | | 2.6 | % |
| Warehouse | 336,060 | | | 328,040 | | | 8,020 | | | 2.4 | % |
Retail (a) | 302,401 | | | 296,089 | | | 6,312 | | | 2.1 | % |
Other (b) | 187,820 | | | 183,269 | | | 4,551 | | | 2.5 | % |
| Total | $ | 1,305,631 | | | $ | 1,274,823 | | | $ | 30,808 | | | 2.4 | % |
| | | | | | | |
| Rent Adjustment Measure | | | | | | | |
| Uncapped CPI | $ | 394,007 | | | $ | 385,316 | | | $ | 8,691 | | | 2.3 | % |
| Capped CPI | 247,256 | | | 240,637 | | | 6,619 | | | 2.8 | % |
| CPI-linked | 641,263 | | | 625,953 | | | 15,310 | | | 2.4 | % |
| Fixed | 615,802 | | | 601,467 | | | 14,335 | | | 2.4 | % |
Other (c) | 43,124 | | | 41,961 | | | 1,163 | | | 2.8 | % |
| None | 5,442 | | | 5,442 | | | — | | | — | % |
| Total | $ | 1,305,631 | | | $ | 1,274,823 | | | $ | 30,808 | | | 2.4 | % |
| | | | | | | |
| Geography | | | | | | | |
| U.S. | $ | 784,663 | | | $ | 766,060 | | | $ | 18,603 | | | 2.4 | % |
| Europe | 437,034 | | | 427,115 | | | 9,919 | | | 2.3 | % |
Other International (d) | 83,934 | | | 81,648 | | | 2,286 | | | 2.8 | % |
| Total | $ | 1,305,631 | | | $ | 1,274,823 | | | $ | 30,808 | | | 2.4 | % |
| | | | | | | |
| Same-Store Portfolio Summary | | | | | | | |
| Number of properties | 1,392 | | | | | | | |
| Square footage (in thousands) | 153,558 | | | | | | | |
| | | | | | | | |
| | Investing for the Long Run® | 26 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Comprehensive Same-Store Growth
Same-store portfolio includes net leased properties that were continuously owned and in place during the quarter ended March 31, 2025 through March 31, 2026 (including properties that were subject to lease renewals, extensions or modifications at any time during that period). Excludes properties that were acquired, sold or listed as capital investments and commitments (see Investment Activity – Capital Investments and Commitments section) during that period. For purposes of comparability, same-store pro rata rental income is presented on a constant currency basis using average exchange rates for the three months ended March 31, 2026. Same-store pro rata rental income is a non-GAAP measure. See the Disclosures Regarding Non-GAAP and Other Metrics section in the Appendix for a description of same-store pro rata rental income and for details on how it is calculated. | | | | | | | | | | | | | | | | | | | | | | | |
| Same-Store Pro Rata Rental Income |
| Three Months Ended | | | | |
| Mar. 31, 2026 | | Mar. 31, 2025 | | Increase | | % Increase |
| Property Type | | | | | | | |
| Industrial | $ | 119,956 | | | $ | 116,994 | | | $ | 2,962 | | | 2.5 | % |
| Warehouse | 88,667 | | | 89,362 | | | (695) | | | (0.8) | % |
Retail (a) | 74,526 | | | 75,407 | | | (881) | | | (1.2) | % |
Other (b) | 47,532 | | | 45,795 | | | 1,737 | | | 3.8 | % |
| Total | $ | 330,681 | | | $ | 327,558 | | | $ | 3,123 | | | 1.0 | % |
| | | | | | | |
| Rent Adjustment Measure | | | | | | | |
| Uncapped CPI | $ | 105,460 | | | $ | 105,344 | | | $ | 116 | | | 0.1 | % |
| Capped CPI | 65,170 | | | 66,288 | | | (1,118) | | | (1.7) | % |
| CPI-linked | 170,630 | | | 171,632 | | | (1,002) | | | (0.6) | % |
| Fixed | 148,212 | | | 144,439 | | | 3,773 | | | 2.6 | % |
Other (c) | 10,803 | | | 10,392 | | | 411 | | | 4.0 | % |
| None | 1,036 | | | 1,095 | | | (59) | | | (5.4) | % |
| Total | $ | 330,681 | | | $ | 327,558 | | | $ | 3,123 | | | 1.0 | % |
| | | | | | | |
| Geography | | | | | | | |
| U.S. | $ | 193,900 | | | $ | 190,350 | | | $ | 3,550 | | | 1.9 | % |
| Europe | 115,068 | | | 116,219 | | | (1,151) | | | (1.0) | % |
Other International (d) | 21,713 | | | 20,989 | | | 724 | | | 3.4 | % |
| Total | $ | 330,681 | | | $ | 327,558 | | | $ | 3,123 | | | 1.0 | % |
| | | | | | | |
| Same-Store Portfolio Summary | | | | | | | |
| Number of properties | 1,425 | | | | | | | |
| Square footage (in thousands) | 161,742 | | | | | | | |
| | | | | | | | |
| | Investing for the Long Run® | 27 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
The following table presents a reconciliation from lease revenues to same-store pro rata rental income:
| | | | | | | | | | | |
| Three Months Ended |
| Mar. 31, 2026 | | Mar. 31, 2025 |
| Consolidated Lease Revenues | | | |
| Total lease revenues – as reported | $ | 402,831 | | | $ | 353,768 | |
| Income from finance leases and loans receivable | 27,686 | | | 17,458 | |
| Less: Reimbursable tenant costs – as reported | (19,692) | | | (17,092) | |
| Less: Income from secured loans receivable | (678) | | | (607) | |
| 410,147 | | | 353,527 | |
| | | |
| Adjustments for Pro Rata Ownership of Real Estate Joint Ventures: | | | |
| Add: Pro rata share of adjustments from equity method investments | 5,979 | | | 4,236 | |
| Less: Pro rata share of adjustments for noncontrolling interests | (135) | | | (188) | |
| 5,844 | | | 4,048 | |
| | | |
| Adjustments for Pro Rata Non-Cash Items: | | | |
| Less: Straight-line and other leasing and financing adjustments | (24,178) | | | (19,033) | |
| Add: Above- and below-market rent intangible lease amortization | 2,498 | | | 1,123 | |
| Less: Adjustments for pro rata ownership | (44) | | | (50) | |
| (21,724) | | | (17,960) | |
| | | |
Adjustment to normalize for (i) properties not continuously owned since January 1, 2025 and (ii) constant currency presentation for prior year quarter (e) | (63,586) | | | (12,057) | |
| | | |
| Same-Store Pro Rata Rental Income | $ | 330,681 | | | $ | 327,558 | |
________
(a)Includes automotive dealerships.
(b)Includes ABR or same-store pro rata rental income from tenants with the following property types: education facility, specialty, self-storage (net lease), laboratory, research and development, hotel (net lease), office and land.
(c)Represents leases attributable to percentage rent.
(d)Includes assets in Canada, Mexico, Mauritius and Japan.
(e)This adjustment excludes amounts attributable to properties that were acquired, sold or listed as capital investments and commitments (see Investment Activity – Capital Investments and Commitments section) that were not continuously owned and in place during the quarter ended March 31, 2025 through March 31, 2026. In addition, for the three months ended March 31, 2025, an adjustment is made to reflect average exchange rates for the three months ended March 31, 2026 for purposes of comparability, since same-store pro rata rental income is presented on a constant currency basis. | | | | | | | | |
| | Investing for the Long Run® | 28 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Dollars in thousands. For the three months ended March 31, 2026, except ABR. Pro rata.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Lease Renewals and Extensions (a) | | | | | | | | Property and Tenant Improvements (c) | | Leasing Commissions | | |
| | | | | | ABR | | | | |
| Property Type | | Square Feet | | Number of Leases | | Prior Lease | | New Lease (b) | | Rent Recapture | | | | Incremental Lease Term |
| Industrial | | — | | | — | | | $ | — | | | $ | — | | | — | % | | $ | — | | | $ | — | | | N/A |
| Warehouse | | 741,190 | | | 3 | | | 4,039 | | | 4,729 | | | 117.1 | % | | 173 | | | 114 | | | 4.7 years |
| Retail | | 1,618,089 | | | 17 | | | 18,649 | | | 18,649 | | | 100.0 | % | | — | | | — | | | 5.2 years |
| Other | | 20,236 | | | 1 | | | 203 | | | 203 | | | 100.0 | % | | — | | | — | | | 5.0 years |
| Total / Weighted Average | | 2,379,515 | | | 21 | | | $ | 22,891 | | | $ | 23,581 | | | 103.0 | % | | $ | 173 | | | $ | 114 | | | 5.1 years |
| | | | | | | | | | | | | | | | |
| Q1 Summary | | | | | | | | | | | | | | | | |
Prior Lease ABR (% of Total Portfolio) | | 1.4 | % | | | | | | | | | | |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| New Leases | | | | | | | | Property and Tenant Improvements (c) | | Leasing Commissions | | |
| | | | | | ABR | | | | |
| Property Type | | Square Feet | | Number of Leases | | New Lease (b) | | | | New Lease Term |
| Industrial | | — | | | — | | | $ | — | | | $ | — | | | $ | — | | | N/A |
| Warehouse | | 397,504 | | | 3 | | | 3,618 | | | 703 | | | 312 | | | 2.6 years |
| Retail | | — | | | — | | | — | | | — | | | — | | | N/A |
| Other | | — | | | — | | | — | | | — | | | — | | | N/A |
Total / Weighted Average (d) | | 397,504 | | | 3 | | | $ | 3,618 | | | $ | 703 | | | $ | 312 | | | 2.6 years |
_______
(a)Excludes lease extensions for a period of one year or less.
(b)New lease amounts are based on in-place rents at time of lease commencement and exclude any free rent periods.
(c)Property and tenant improvements include the estimated landlord obligations in connection with the signing of the lease.
(d)Weighted average refers to the new lease term.
| | | | | | | | |
| | Investing for the Long Run® | 29 |
W. P. Carey Inc.
Real Estate – First Quarter 2026
Dollars and square footage in thousands. Pro rata. As of March 31, 2026.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
Year of Lease Expiration (a) | | Number of Leases Expiring | | Number of Tenants with Leases Expiring | | ABR | | ABR % | | Square Footage | | Square Footage % |
| Remaining 2026 | | 12 | | | 12 | | | $ | 28,690 | | | 1.8 | % | | 3,343 | | | 1.8 | % |
| 2027 | | 39 | | | 26 | | | 55,547 | | | 3.5 | % | | 6,036 | | | 3.3 | % |
| 2028 | | 46 | | | 28 | | | 70,593 | | | 4.5 | % | | 7,698 | | | 4.2 | % |
| 2029 | | 51 | | | 37 | | | 64,667 | | | 4.1 | % | | 7,392 | | | 4.0 | % |
| 2030 | | 32 | | | 26 | | | 39,994 | | | 2.5 | % | | 3,793 | | | 2.0 | % |
| 2031 | | 49 | | | 31 | | | 81,438 | | | 5.1 | % | | 9,769 | | | 5.3 | % |
| 2032 | | 46 | | | 24 | | | 56,731 | | | 3.6 | % | | 7,307 | | | 3.9 | % |
| 2033 | | 35 | | | 26 | | | 87,972 | | | 5.5 | % | | 12,001 | | | 6.5 | % |
| 2034 | | 73 | | | 28 | | | 110,316 | | | 7.0 | % | | 10,887 | | | 5.9 | % |
| 2035 | | 24 | | | 20 | | | 77,953 | | | 4.9 | % | | 8,805 | | | 4.7 | % |
| 2036 | | 46 | | | 21 | | | 69,715 | | | 4.4 | % | | 8,083 | | | 4.4 | % |
| 2037 | | 45 | | | 22 | | | 66,906 | | | 4.2 | % | | 9,030 | | | 4.9 | % |
| 2038 | | 46 | | | 13 | | | 27,874 | | | 1.8 | % | | 2,766 | | | 1.5 | % |
| 2039 | | 100 | | | 27 | | | 75,528 | | | 4.8 | % | | 11,372 | | | 6.1 | % |
| Thereafter (>2039) | | 319 | | | 119 | | | 669,868 | | | 42.3 | % | | 73,487 | | | 39.6 | % |
| Vacant | | — | | | — | | | — | | | — | % | | 3,564 | | | 1.9 | % |
Total (b) | | 963 | | | | | $ | 1,583,792 | | | 100.0 | % | | 185,333 | | | 100.0 | % |
________
(a)Assumes tenants do not exercise any renewal options or purchase options.
| | | | | | | | |
| | Investing for the Long Run® | 30 |
W. P. Carey Inc.
Appendix
First Quarter 2026
| | | | | | | | |
| | Investing for the Long Run® | 31 |
W. P. Carey Inc.
Appendix – First Quarter 2026
| | | | | |
| Normalized Pro Rata Cash NOI |
In thousands.
| | | | | |
| Three Months Ended Mar. 31, 2026 |
| Consolidated Lease Revenues | |
| Total lease revenues – as reported | $ | 402,831 | |
| Income from finance leases and loans receivable – as reported | 27,686 | |
| Less: Income from secured loans receivable | (678) | |
| |
| Less: Consolidated Reimbursable and Non-Reimbursable Property Expenses | |
| Reimbursable property expenses – as reported | 19,692 | |
| Non-reimbursable property expenses – as reported | 14,552 | |
| 395,595 | |
| |
| Plus: NOI from Operating Properties | |
| Self-storage revenues | 1,906 | |
| Self-storage expenses | (814) | |
| 1,092 | |
| |
| Hotel revenues | 8,684 | |
| Hotel expenses | (7,358) | |
| 1,326 | |
| |
| Student housing and other revenues | 1,460 | |
| Student housing and other expenses | (522) | |
| 938 | |
| |
| 398,951 | |
| |
| Adjustments for Pro Rata Ownership of Real Estate Joint Ventures: | |
| Add: Pro rata share of NOI from equity method investments | 5,296 | |
| Less: Pro rata share of NOI attributable to noncontrolling interests | (58) | |
| 5,238 | |
| |
| 404,189 | |
| |
| Adjustments for Pro Rata Non-Cash Items: | |
| Less: Straight-line and other leasing and financing adjustments | (24,178) | |
| Add: Above- and below-market rent intangible lease amortization | 2,498 | |
| Add: Other non-cash items | 532 | |
| (21,148) | |
| |
Pro Rata Cash NOI (a) | 383,041 | |
| |
Adjustment to normalize for net lease investments and dispositions (b) | 6,228 | |
Adjustment to normalize for operating property dispositions (b) | (1,092) | |
| |
Normalized Pro Rata Cash NOI (a) | $ | 388,177 | |
| | | | | | | | |
| | Investing for the Long Run® | 32 |
W. P. Carey Inc.
Appendix – First Quarter 2026
The following table presents a reconciliation from Net income attributable to W. P. Carey to Normalized pro rata cash NOI:
| | | | | |
| Three Months Ended Mar. 31, 2026 |
| Net Income Attributable to W. P. Carey | |
| Net income attributable to W. P. Carey – as reported | $ | 176,302 | |
| Adjustments for Consolidated Operating Expenses | |
| Add: Operating expenses – as reported | 255,098 | |
| Less: Property expenses, excluding reimbursable tenant costs – as reported | (14,552) | |
| Less: Operating property expenses – as reported | (8,694) | |
| 231,852 | |
| |
| Adjustments for Other Consolidated Revenues and Expenses: | |
| Less: Reimbursable property expenses – as reported | (19,692) | |
| Add: Benefit from income taxes – as reported | 14,634 | |
| Less: Other lease-related income – as reported | (10,452) | |
| Add: Other income and (expenses) – as reported | 8,281 | |
| Less: Other advisory income and reimbursements – as reported | (1,000) | |
| Less: Asset management fees revenue – as reported | (490) | |
| (8,719) | |
| |
| Other Adjustments: | |
| Less: Straight-line and other leasing and financing adjustments | (24,178) | |
Adjustment to normalize for net lease investments and dispositions (b) | 6,228 | |
| Add: Adjustments for pro rata ownership | 5,459 | |
| Add: Above- and below-market rent intangible lease amortization | 2,498 | |
Adjustment to normalize for operating property dispositions (b) | (1,092) | |
| Less: Income from secured loans receivable | (678) | |
| Add: Property expenses, excluding reimbursable tenant costs, non-cash | 505 | |
| (11,258) | |
| |
Normalized Pro Rata Cash NOI (a) | $ | 388,177 | |
________
(a)Pro rata cash NOI and normalized pro rata cash NOI are non-GAAP measures. See the Disclosures Regarding Non-GAAP and Other Metrics section that follows for a description of our non-GAAP measures and for details on how pro rata cash NOI and normalized pro rata cash NOI are calculated. (b)For properties acquired and capital investments and commitments completed during the three months ended March 31, 2026, the adjustment modifies our pro rata share of cash NOI for the partial period with an amount estimated to be equivalent to the additional pro rata share of cash NOI necessary to reflect ownership for the full quarter. For properties disposed of during the three months ended March 31, 2026, the adjustment eliminates our pro rata share of cash NOI for the period. If there is a rent abatement, we annualize the first monthly contractual base rent following the free rent period.
| | | | | | | | |
| | Investing for the Long Run® | 33 |
W. P. Carey Inc.
Appendix – First Quarter 2026
| | | | | |
| Adjusted EBITDA – Last Five Quarters |
In thousands.
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended |
| Mar. 31, 2026 | | Dec. 31, 2025 | | Sep. 30, 2025 | | Jun. 30, 2025 | | Mar. 31, 2025 |
| Net income | $ | 176,496 | | | $ | 154,562 | | | $ | 141,225 | | | $ | 51,312 | | | $ | 125,816 | |
| | | | | | | | | |
Adjustments to Derive Adjusted EBITDA (a) | | | | | | | | | |
| Depreciation and amortization | 136,183 | | | 145,339 | | | 125,586 | | | 120,595 | | | 129,607 | |
| Interest expense | 78,460 | | | 75,431 | | | 75,226 | | | 71,795 | | | 68,804 | |
| Gain on sale of real estate, net | (54,141) | | | (52,791) | | | (44,401) | | | (52,824) | | | (43,777) | |
| Impairment charges — real estate | 40,008 | | | 39,690 | | | 19,474 | | | 4,349 | | | 6,854 | |
Straight-line and other leasing and financing adjustments (b) | (24,178) | | | (20,758) | | | (20,424) | | | (15,374) | | | (19,033) | |
| Provision for (benefit from) income taxes | 14,634 | | | (1,310) | | | 8,495 | | | 13,091 | | | 11,632 | |
| Stock-based compensation expense | 7,441 | | | 8,650 | | | 11,153 | | | 10,943 | | | 9,148 | |
Other (gains) and losses (c) | (6,791) | | | 10,131 | | | 31,011 | | | 148,768 | | | 42,197 | |
| Above- and below-market rent intangible lease amortization | 2,498 | | | 941 | | | 4,363 | | | 5,061 | | | 1,123 | |
| Merger and other expenses | 1,180 | | | 478 | | | 1,021 | | | 192 | | | 556 | |
| Other amortization and non-cash charges | 489 | | | 467 | | | 465 | | | 458 | | | 442 | |
| 195,783 | | | 206,268 | | | 211,969 | | | 307,054 | | | 207,553 | |
| | | | | | | | | |
| Adjustments for Pro Rata Ownership | | | | | | | | | |
| Real Estate Joint Ventures: | | | | | | | | | |
| Add: Pro rata share of adjustments for equity method investments | 3,206 | | | 2,961 | | | 5,220 | | | 3,312 | | | 2,309 | |
| Less: Pro rata share of adjustments for amounts attributable to noncontrolling interests | (280) | | | (429) | | | (430) | | | (308) | | | (179) | |
| 2,926 | | | 2,532 | | | 4,790 | | | 3,004 | | | 2,130 | |
| | | | | | | | | |
Adjustment to normalize for intra-period acquisitions and dispositions (d) | 4,363 | | | 3,312 | | | 2,545 | | | 3,222 | | | 7,117 | |
| | | | | | | | | |
Adjusted EBITDA (e) | $ | 379,568 | | | $ | 366,674 | | | $ | 360,529 | | | $ | 364,592 | | | $ | 342,616 | |
________
(a)Comprises items that we do not consider to be part of our core operating business plan or representative of our overall long-term operating performance, based on a number of factors, including the nature of the item and/or the frequency with which it occurs. We believe that these adjustments provide a more representative view of EBITDA from our core operating business and allow for more meaningful comparisons.
(b)Straight-line rent adjustments relate to our net-leased properties subject to operating leases.
(c)Primarily comprises gains and losses on the mark-to-market fair value of equity securities, foreign currency exchange rate movements, changes in the non-cash allowance for credit losses on loans receivable and finance leases, and extinguishment of debt. Amounts from period to period will not be comparable due to unpredictable fluctuations in these gains and losses.
(d)Reflects pro forma adjustments for recurring revenues and expenses related to properties acquired or disposed of, and capital investments and commitments completed, during the applicable period, assuming all activity occurred at the beginning of the applicable period.
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W. P. Carey Inc.
Appendix – First Quarter 2026
| | | | | |
| Reconciliation of Net Debt to Adjusted EBITDA |
In thousands.
| | | | | |
| Three Months Ended |
| Mar. 31, 2026 |
Adjusted EBITDA (a) | $ | 379,568 | |
| |
| Adjusted EBITDA (Annualized) | $ | 1,518,272 | |
| |
| As of |
| Mar. 31, 2026 |
Total Pro Rata Debt Outstanding (b) | $ | 8,929,648 | |
| Less: Cash and cash equivalents | (239,266) | |
| |
| Net Debt | $ | 8,690,382 | |
Less: Expected proceeds from unsettled forward equity (c) | (653,472) | |
| Net Debt – Inclusive of Unsettled Forward Equity | $ | 8,036,910 | |
| |
| Net Debt to Adjusted EBITDA (Annualized) | 5.7x |
| Net Debt to Adjusted EBITDA (Annualized) – Inclusive of Unsettled Forward Equity | 5.3x |
________
(b)Excludes unamortized discount, net totaling $49.4 million and unamortized deferred financing costs totaling $37.0 million as of March 31, 2026.
(c)Reflects the impact of (i) 3,450,000 shares of unsettled forward equity, as if they had been settled for cash at a net offering price of $70.70 per share and (ii) 6,258,496 shares of unsettled “at-the-market” forward equity as of March 31, 2026, as if they had been settled for cash at a weighted-average net settlement price of $65.44 per share.
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| | Investing for the Long Run® | 35 |
W. P. Carey Inc.
Appendix – First Quarter 2026
| | | | | |
| Disclosures Regarding Non-GAAP and Other Metrics |
Non-GAAP Financial Disclosures
FFO and AFFO
Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT, an industry trade group, has promulgated a non-GAAP measure known as FFO, which we believe to be an appropriate supplemental measure, when used in addition to and in conjunction with results presented in accordance with GAAP, to reflect the operating performance of a REIT. The use of FFO is recommended by the REIT industry as a supplemental non-GAAP measure. FFO is not equivalent to, nor a substitute for, net income or loss as determined under GAAP.
We define FFO, a non-GAAP measure, consistent with the standards established by the White Paper on FFO approved by the Board of Governors of NAREIT, as restated in December 2018. The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding gains or losses from the sale of certain real estate, impairment charges on real estate or other assets incidental to the company’s main business, gains or losses on changes in control of interests in real estate and depreciation and amortization from real estate assets; and after adjustments for unconsolidated partnerships and jointly owned investments. Adjustments for unconsolidated partnerships and jointly owned investments are calculated to reflect FFO on the same basis.
We also modify the NAREIT computation of FFO to adjust GAAP net income for certain non-cash charges, such as amortization of real estate-related intangibles, deferred income tax benefits and expenses, straight-line rent and related reserves, other non-cash rent adjustments, non-cash allowance for credit losses on loans receivable and finance leases, stock-based compensation, non-cash environmental accretion expense, amortization of discounts and premiums on debt and amortization of deferred financing costs. Our assessment of our operations is focused on long-term sustainability and not on such non-cash items, which may cause short-term fluctuations in net income but have no impact on cash flows. Additionally, we exclude non-core income and expenses, such as gains or losses from extinguishment of debt, gains or losses on the mark-to-market fair value of equity securities, merger and acquisition expenses, spin-off expenses, and income and expenses associated with our captive insurance company. We also exclude realized and unrealized gains/losses on foreign currency exchange rate movements (other than those realized on the settlement of foreign currency derivatives), which are not considered fundamental attributes of our business plan and do not affect our overall long-term operating performance. We refer to our modified definition of FFO as AFFO. We exclude these items from GAAP net income to arrive at AFFO because they are not the primary drivers in our decision-making process and excluding these items provides investors with a view of our portfolio performance over time and makes it more comparable to other REITs. AFFO also reflects adjustments for unconsolidated partnerships and jointly owned investments. We use AFFO as one measure of our operating performance when we formulate corporate goals, evaluate the effectiveness of our strategies and determine executive compensation.
We believe that AFFO is a useful supplemental measure for investors to consider because we believe it will help them better assess the sustainability of our operating performance without the potentially distorting impact of these short-term fluctuations. However, there are limits on the usefulness of AFFO to investors. For example, impairment charges and unrealized foreign currency exchange rate losses that we exclude may become actual realized losses upon the ultimate disposition of the properties in the form of lower cash proceeds or other considerations. We use our FFO and AFFO measures as supplemental financial measures of operating performance. We do not use our FFO and AFFO measures as, nor should they be considered to be, alternatives to net income computed under GAAP, alternatives to net cash provided by operating activities computed under GAAP, or indicators of our ability to fund our cash needs.
Same-Store Pro Rata Rental Income
Same-store pro rata rental income is a non-GAAP financial measure that is intended to reflect the performance of our net leased properties. We define this as contractual rents from our leased properties. Same-store rental income excludes reimbursable tenant costs, amortization of intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We present same-store rental income on a pro rata basis to account for our share of income related to unconsolidated joint ventures and noncontrolling interests. We believe that same-store pro rata rental income is a helpful measure that both investors and management can use to evaluate the financial performance of our leased properties. Same-store pro rata rental income should not be considered as an alternative to lease revenues as an indication of our financial performance or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present same-store rental income and/or same-store pro rata rental income may not be directly comparable to the way other REITs present such metrics.
Pro Rata Cash NOI
Cash net operating income (“cash NOI”) is a non-GAAP financial measure that is intended to reflect the performance of our net leased and operating properties. We define cash NOI as cash rents from our leased and operating properties less non-reimbursable property expenses. Cash NOI excludes amortization of intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We present cash NOI on a pro rata basis (“pro rata cash NOI”) to account for our share of income related to unconsolidated joint ventures and noncontrolling interests. We believe that pro rata cash NOI is a helpful measure that both investors and management can use to evaluate the financial performance of our leased and operating properties and it allows for comparison of our operating performance between periods and to other REITs. Pro rata cash NOI should not be considered as an alternative to net income as an indication of our financial performance or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present cash NOI and/or pro rata cash NOI may not be directly comparable to the way other REITs present such metrics.
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W. P. Carey Inc.
Appendix – First Quarter 2026
Normalized Pro Rata Cash NOI
Normalized pro rata cash NOI is pro rata cash NOI as defined above adjusted primarily to exclude our pro rata share of cash NOI from properties disposed of during the most recent quarter and to include a full quarter of pro rata cash NOI related to properties acquired or capital investments and commitments completed during the period, as applicable. If there is a rent abatement, we annualize the first monthly contractual base rent following the free rent period. We believe this measure provides a helpful representation of our net operating income from our in-place leased and operating properties.
Adjusted EBITDA
We believe that EBITDA is a useful supplemental measure to investors and analysts for assessing the performance of our business because (i) it removes the impact of our capital structure from our operating results and (ii) it is helpful when comparing our operating performance to that of companies in our industry without regard to such items, which can vary substantially from company to company. Adjusted EBITDA as disclosed represents EBITDA modified to include other adjustments to GAAP net income for certain non-cash charges, such as impairments, non-cash rent adjustments and unrealized gains and losses from our hedging activity. Additionally, we exclude gains and losses on sale of real estate, which are not considered fundamental attributes of our business plans and do not affect our overall long-term operating performance. We exclude these items from adjusted EBITDA because they are not the primary drivers in our decision-making process. Adjusted EBITDA reflects adjustments for unconsolidated partnerships and jointly owned investments. Adjusted EBITDA is also modified to reflect the pro forma impact of our investment and disposition activity, assuming all activity occurred at the beginning of the applicable period. This includes adjustments to recurring revenue and expenses related to properties acquired or disposed of, and capital investments and commitments completed, during the applicable period. Our assessment of our operations is focused on long-term sustainability and not on such non-cash and non-core items, which may cause short-term fluctuations in net income but have no impact on cash flows. We believe that adjusted EBITDA is a useful supplemental measure and representation of the performance of our business to investors and analysts, although it does not represent net income that is computed in accordance with GAAP. Accordingly, adjusted EBITDA should not be considered an alternative to net income or an indicator of our financial performance. EBITDA and adjusted EBITDA as calculated by us may not be comparable to similarly titled measures of other companies.
Other Metrics
Pro Rata Metrics
This supplemental package contains certain metrics prepared on a pro rata basis. We refer to these metrics as pro rata metrics. We have certain investments in which our economic ownership is less than 100%. On a full consolidation basis, we report 100% of the assets, liabilities, revenues and expenses of those investments that are deemed to be under our control or for which we are deemed to be the primary beneficiary, even if our ownership is less than 100%. Also, for all other jointly owned investments, which we do not control, we report our net investment and our net income or loss from that investment. On a pro rata basis, we generally present our proportionate share, based on our economic ownership of these jointly owned investments, of the assets, liabilities, revenues and expenses of those investments. Multiplying each of our jointly owned investments’ financial statement line items by our percentage ownership and adding or subtracting those amounts from our totals, as applicable, may not accurately depict the legal and economic implications of holding an ownership interest of less than 100% in our jointly owned investments.
ABR
ABR represents contractual minimum annualized base rent for our net-leased properties and reflects exchange rates as of March 31, 2026. If there is a rent abatement, we annualize the first monthly contractual base rent following the free rent period. ABR is not applicable to operating properties and is presented on a pro rata basis.
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| | Investing for the Long Run® | 37 |
