Form 8-K - Current report

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

Form 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the

Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): August 2, 2023

EPR Properties

(Exact name of registrant as specified in its charter)

Maryland

001-13561

43-1790877

(State or other jurisdiction of
incorporation)

(Commission
File Number)

(I.R.S. Employer
Identification No.)

909 Walnut Street,

Suite 200

Kansas City,

Missouri

64106

(Address of principal executive offices) (Zip Code)


(816)			472-1700

(Registrant’s telephone number, including area code)

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


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


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


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


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

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

Title of each class

Trading symbol(s)

Name of each exchange on which registered

Common shares, par value $0.01 per share

EPR

New York Stock Exchange

5.75% Series C cumulative convertible preferred shares, par value $0.01 per share

EPR PrC

New York Stock Exchange

9.00% Series E cumulative convertible preferred shares, par value $0.01 per share

EPR PrE

New York Stock Exchange

5.75% Series G cumulative redeemable preferred shares, par value $0.01 per share

EPR PrG

New York Stock Exchange

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

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o

Item 2.02 Results of Operations and Financial Condition.

On August 2, 2023, the Company announced its results of operations and financial condition for the second quarter and six months ended June 30, 2023. The public announcement was made by means of a press release, the text of which is set forth in Exhibit 99.1 hereto and is hereby incorporated by reference herein.

Item 7.01 Regulation FD Disclosure.

In addition, on August 2, 2023, the Company made available on its website an investor slide presentation and supplemental operating and financial data for the second quarter and six months ended June 30, 2023, the text of which are set forth in Exhibits 99.2 and 99.3 hereto, respectively, and are hereby incorporated by reference herein.

The information set forth in Item 2.02 of this Current Report on Form 8-K, including Exhibits 99.1, 99.2 and 99.3, is being “furnished” and shall not be deemed “filed” for the purposes of or otherwise subject to liabilities under Section 18 of the Securities Exchange Act of 1934, as amended, and shall not be deemed to be incorporated by reference into the filings of the Company under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended.

Item 9.01 Financial Statements and Exhibits.



Exhibit No.						Description

99.1						Press Release dated August 2, 2023 issued by EPR Properties announcing its results of operations and financial condition for the second quarter and six months ended June 30, 2023.

99.2						Investor slide presentation for the second quarter and six months ended June 30, 2023, made available by EPR Properties on August 2, 2023.

99.3						Supplemental Operating and Financial Data for the second quarter and six months ended June 30, 2023, made available by EPR Properties on August 2, 2023.

104						Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURES

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



			EPR PROPERTIES

			By:						/s/ Mark A. Peterson
									Mark A. Peterson
									Executive Vice President, Treasurer and Chief Financial Officer

Date: August 2, 2023

Exhibit 99.1

EPR Properties Reports Second Quarter 2023 Results

Provides Earnings Guidance for 2023

Kansas City, MO, August 2, 2023 -- EPR Properties (NYSE:EPR) today announced operating results for the second quarter ended June 30, 2023 (dollars in thousands, except per share data):


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Total revenue	$	172,907	$	160,446	$	344,303	$	317,918
Net income available to common shareholders	7,560		34,876		59,184		71,035
Net income available to common shareholders per diluted common share	0.10		0.46		0.78		0.95


Funds From Operations as adjusted (FFOAA)(1)	97,792		88,739		193,798		171,952
FFOAA per diluted common share (1)	1.28		1.17		2.53		2.27
Adjusted Funds From Operations (AFFO) (1)	100,101		93,388		198,835		181,233
AFFO per diluted common share (1)	1.31		1.23		2.60		2.39

(1) A non-GAAP financial measure

Second Quarter Company Headlines

•Regal Bankruptcy Resolution - As previously announced, the Company entered into a comprehensive restructuring agreement with Regal anchored by a new master lease for 41 of the 57 properties previously leased to Regal.

•Solid Deferral Collections - During the second quarter of 2023, the Company collected $7.3 million of deferred rent from cash basis customers that was booked as additional revenue and $0.5 million of deferred rent from accrual basis customers that reduced receivables. Through June 30, 2023, the Company has collected approximately $135.0 million of rent and interest that had been deferred as a result of the COVID-19 pandemic.

•Strong Liquidity Position - As of June 30, 2023, the Company had cash on hand of $99.7 million, no borrowings on its $1.0 billion unsecured revolving credit facility and a consolidated debt profile that is all at fixed interest rates with no maturities until 2024.

•Santikos Acquires Southern Theatres – On July 17, 2023, Santikos Theaters, LLC (“Santikos”) acquired VSS-Southern Theatres (“Southern”) through an asset purchase agreement. The combined Santikos entity operates 27 highly amenitized theaters in eight southeastern states. The Company has investments in 10 Southern properties and there were no structural changes to existing lease terms. In conjunction with the transaction, Southern paid in full its remaining deferred rent of $11.6 million, which will be recognized as rental revenue in the third quarter of 2023.

•Introduces 2023 Earnings Guidance - The Company is providing FFOAA per diluted common share guidance for 2023 of $5.05 to $5.15, representing an increase of 9% at the midpoint versus 2022 performance. Additionally, the Company is confirming 2023 investment spending guidance of a range of $200.0 million to $300.0 million.

“During the quarter, we reached a meaningful milestone as we entered into a restructuring agreement with Regal, providing us with a significantly stronger tenant credit, a long-term master lease and a percentage rent component allowing us to participate in the recovery of the box office.

With this resolution, we also have more visibility into our earnings outlook, and we are pleased to provide earnings guidance for 2023,” stated Company President and CEO Greg Silvers. “With the recent record-setting performance of Barbie and Oppenheimer, consumers continue to demonstrate the relevance and economic vitality of the exhibition industry. Additionally, Santikos' acquisition of Southern demonstrates that capital is again flowing to the sector, and as a result, we received full payment of our remaining deferred rent and have a stronger positioned tenant. Having completed approximately $100 million of investments this year, we are selectively growing our experiential portfolio while being prudent in our capital allocation, as we have committed to approximately $224 million of additional experiential development and redevelopment projects over the next two years without the need to raise additional capital. We have continued to enhance our financial flexibility with a priority on maintaining our strong liquidity position and leverage profile.”

Regal Bankruptcy Resolution

On September 7, 2022, Cineworld Group, plc, Regal Entertainment Group and the Company's other Regal theatre tenants (collectively, “Regal”) filed for protection under Chapter 11 of the U.S. Bankruptcy Code (the “Code”). Regal leased 57 theatres from the Company pursuant to two master leases and 28 single property leases (the “Regal Leases”). As a result of the filing, Regal did not pay its rent or monthly deferral payment for September 2022 but subsequently paid portions of this amount pursuant to an order of the bankruptcy court. Regal resumed payment of rent and deferral payments for all Regal Leases commencing in October 2022 and has continued making these payments through July 2023. Regal's plan of reorganization became effective on July 31, 2023 (the "Effective Date"), and Regal emerged from the Chapter 11 bankruptcy cases.

On June 28, 2023, the Company announced that it had entered into a comprehensive restructuring agreement with Regal anchored by a new master lease ("Master Lease") for 41 of the 57 properties previously leased to Regal ("Master Lease Properties"), which became effective on the Effective Date. The Master Lease is a triple-net lease with $65.0 million in total annual fixed rent payable beginning on August 1, 2023 that escalates by 10% every five years. The Master Lease has three tranches of properties. The initial terms of the tranches are staggered, expiring on the 11th, 13th and 15th anniversaries from the Effective Date. Additionally, the Master Lease provides for a guaranty from a parent entity of Regal and percentage rents based on gross sales of the Master Lease Properties. Due to Regal's expected significantly improved credit profile, continuing box office recovery and Regal's payment history, among other factors, the Company will recognize revenue related to the Master Lease on an accrual basis beginning on the Effective Date.

Additionally, as part of the comprehensive restructuring agreement with Regal, Regal surrendered to the Company the remaining 16 properties not included in the Master Lease on the Effective Date. The Company has entered into management agreements whereby Cinemark will manage four and Phoenix Theatres will manage one of the surrendered properties. The Company plans to sell the remaining 11 surrendered properties and deploy the proceeds to acquire non-theatre experiential properties. In conjunction with taking back the surrendered properties, the Company recorded a non-cash impairment charge in the second quarter of $42.4 million based on recently appraised values.

For more details on the Master Lease and comprehensive restructuring agreement between the Company and Regal, see the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2023.

Solid Deferral Collections

In addition to regular quarterly collections, during the second quarter of 2023, the Company collected $7.3 million of deferred rent from cash basis customers that was booked as additional revenue and $0.5 million of deferred rent from accrual basis customers that reduced receivables, leaving only $1.0 million of deferred rent receivable remaining on the balance sheet at June 30, 2023. Through June 30, 2023, the Company has collected approximately $135.0 million of rent and interest that had been deferred as a result of the pandemic.

Strong Liquidity Position

The Company remains focused on maintaining strong liquidity and financial flexibility. The Company had $99.7 million of cash on hand at quarter-end, no borrowings on its $1.0 billion unsecured revolving credit facility and a consolidated debt profile that is all at fixed interest rates with no maturities in 2023 and only $136.6 million due in 2024.

Santikos Acquisition of Southern Theatres

On July 17, 2023, Santikos acquired Southern through an asset purchase agreement. The combined Santikos entity operates 27 highly amenitized theaters in eight southeastern states. The Company has investments in 10 Southern properties in six states and there were no structural changes to existing lease terms. Santikos had investments in 10 theaters located in the San Antonio area prior to the transaction and purchased a total of 17 theaters in eight states from Southern, making Santikos the eighth largest theater circuit in North America. Santikos is owned by The San Antonio Area Foundation, one of the nation’s premier Community Foundations. In conjunction with the transaction, Southern paid in full its remaining deferred rent of $11.6 million, which will be recognized as rental revenue in the third quarter of 2023.

Investment Update

The Company's investment spending during the three months ended June 30, 2023 totaled $32.2 million, bringing the total investment spending for the six months ended June 30, 2023 to $98.7 million. Investment spending for the quarter was primarily related to experiential build-to-suit development and redevelopment projects.

As of June 30, 2023, the Company has also committed an additional approximately $224.0 million for experiential development and redevelopment projects, which is expected to be funded over the next two years without the need to raise additional capital. During the remainder of 2023, the Company intends to continue to be more selective in making investments, utilizing excess cash flow and borrowings under our line of credit, until such time as the Company's cost of capital returns to acceptable levels.

Portfolio Update

The Company's total assets were $5.7 billion (after accumulated depreciation of approximately $1.4 billion) and total investments (a non-GAAP financial measure) were approximately $6.7 billion at June 30, 2023, with Experiential investments totaling $6.2 billion, or 92%, and Education investments totaling $0.5 billion, or 8%.

The Company's Experiential portfolio (excluding property under development and undeveloped land inventory) consisted of the following property types (owned or financed) at June 30, 2023:

•171 theatre properties;

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

•24 attraction properties;

•11 ski properties;

•seven experiential lodging properties;

•16 fitness & wellness properties;

•one gaming property; and

•three cultural properties.

As of June 30, 2023, the Company's owned Experiential portfolio consisted of approximately 20.1 million square feet, which was 98% leased and included a total of $80.7 million in property under development and $20.2 million in undeveloped land inventory.

The Company's Education portfolio consisted of the following property types (owned or financed) at June 30, 2023:

•64 early childhood education center properties; and

•nine private school properties.

As of June 30, 2023, the Company's owned Education portfolio consisted of approximately 1.4 million square feet, which was 93% leased.

The combined owned portfolio consisted of 21.5 million square feet and was 97% leased.

Dividend Information

The Company declared regular monthly cash dividends during the second quarter of 2023 totaling $0.825 per common share. Additionally, the Board declared its regular quarterly dividends to preferred shareholders of $0.359375 per share on both the Company's 5.75% Series C cumulative convertible preferred shares and Series G cumulative redeemable preferred shares and $0.5625 per share on its 9.00% Series E cumulative convertible preferred shares.

Guidance

(Dollars in millions, except per share data):


Measure	2023 Guidance
Net income available to common shareholders per diluted common share	$	2.14	to	$	2.24
FFOAA per diluted common share	$	5.05	to	$	5.15
Investment spending	$	200.0	to	$	300.0
Disposition proceeds	$	31.0	to	$	41.0

The Company is providing its 2023 guidance for FFOAA per diluted common share of $5.05 to $5.15, the midpoint of which represents approximately 9% growth over 2022. The 2023 guidance for FFOAA per diluted common share is based on a FFO per diluted common share range of $4.97 to $5.07 adjusted for severance expense, transaction costs, credit loss expense (benefit), deferred income tax benefit and the impact of Series C and Series E dilution. FFO per diluted common share for 2023 is based on a net income available to common shareholders per diluted common share range of $2.14 to $2.24 plus impairment of real estate investments, net of $0.58, estimated real estate depreciation and amortization of $2.20 and allocated share of joint venture depreciation of $0.12, less gain on sale of real estate of $0.02 and the impact of Series C and Series E dilution of $0.05 (in accordance with the NAREIT definition of FFO).

Additional earnings guidance detail can be found in the Company's supplemental information package available in the Investor Center of the Company's website located at https://investors.eprkc.com/earnings-supplementals.

Conference Call Information

Management will host a conference call to discuss the Company's financial results on August 3, 2023 at 8:30 a.m. Eastern Time. The call may also include discussion of Company developments and forward-looking and other material information about business and financial matters. The conference will be webcast and can be accessed via the Webcasts page in the Investor Center on the Company's website located at https://investors.eprkc.com/webcasts. To access the audio-only call, visit the Webcasts page for the link to register and receive dial-in information and a PIN providing access to the live call. It is recommended that you join 10 minutes prior to the start of the event (although you may register and dial-in at any time during the call).

You may watch a replay of the webcast by visiting the Webcasts page at https://investors.eprkc.com/webcasts.

Quarterly Supplemental

The Company's supplemental information package for the second quarter and six months ended June 30, 2023 is available in the Investor Center on the Company's website located at https://investors.eprkc.com/earnings-supplementals.

EPR Properties

Consolidated Statements of Income

(Unaudited, dollars in thousands except per share data)


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Rental revenue	$	151,870	$	142,875	$	303,461	$	282,478
Other income	10,124		9,961		19,457		19,266
Mortgage and other financing income	10,913		7,610		21,385		16,174
Total revenue	172,907		160,446		344,303		317,918
Property operating expense	13,972		13,592		28,127		27,531
Other expense	9,161		8,872		18,111		16,969
General and administrative expense	15,248		12,691		29,213		25,915
Severance expense	547		—		547		—

Transaction costs	36		1,145		306		3,392
Credit loss (benefit) expense	(275)		9,512		312		9,206
Impairment charges	43,785		—		43,785		4,351
Depreciation and amortization	43,705		40,766		84,909		80,810
Total operating expenses	126,179		86,578		205,310		168,174
Loss on sale of real estate	(575)		—		(1,135)		—

Income from operations	46,153		73,868		137,858		149,744


Interest expense, net	31,591		33,289		63,313		66,549
Equity in loss (income) from joint ventures	615		(1,421)		2,600		(1,315)
Impairment charges on joint ventures	—		647		—		647
Income before income taxes	13,947		41,353		71,945		83,863
Income tax expense	347		444		688		762
Net income	$	13,600	$	40,909	$	71,257	$	83,101










Preferred dividend requirements	6,040		6,033		12,073		12,066

Net income available to common shareholders of EPR Properties	$	7,560	$	34,876	$	59,184	$	71,035
Net income available to common shareholders of EPR Properties per share:


Basic	$	0.10	$	0.47	$	0.79	$	0.95



Diluted	$	0.10	$	0.46	$	0.78	$	0.95
Shares used for computation (in thousands):
Basic	75,297		74,986		75,191		74,915
Diluted	75,715		75,234		75,571		75,142

EPR Properties

Condensed Consolidated Balance Sheets

(Unaudited, dollars in thousands)



	June 30, 2023		December 31, 2022
Assets
Real estate investments, net of accumulated depreciation of $1,369,790 and $1,302,640 at June 30, 2023 and December 31, 2022, respectively	$	4,659,678	$	4,714,136
Land held for development	20,168		20,168
Property under development	80,650		76,029
Operating lease right-of-use assets	192,325		200,985
Mortgage notes and related accrued interest receivable, net	466,459		457,268

Investment in joint ventures	53,763		52,964
Cash and cash equivalents	99,711		107,934
Restricted cash	2,623		2,577

Accounts receivable	53,305		53,587

Other assets	74,882		73,053
Total assets	$	5,703,564	$	5,758,701
Liabilities and Equity
Accounts payable and accrued liabilities	$	74,493	$	80,087
Operating lease liabilities	233,126		241,407
Dividends payable	28,321		27,438
Unearned rents and interest	71,746		63,939
Debt	2,813,007		2,810,111
Total liabilities	3,220,693		3,222,982


Total equity	$	2,482,871	$	2,535,719
Total liabilities and equity	$	5,703,564	$	5,758,701

Non-GAAP Financial Measures

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

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

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

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

The following table summarizes FFO, FFOAA and AFFO for the three and six months ended June 30, 2023 and 2022 and reconciles such measures to net income available to common shareholders, the most directly comparable GAAP measure:

EPR Properties

Reconciliation of Non-GAAP Financial Measures

(Unaudited, dollars in thousands except per share data)


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
FFO:
Net income available to common shareholders of EPR Properties	$	7,560	$	34,876	$	59,184	$	71,035
Loss on sale of real estate	575		—		1,135		—

Impairment of real estate investments, net	43,785		—		43,785		4,351
Real estate depreciation and amortization	43,494		40,563		84,494		80,390
Allocated share of joint venture depreciation	2,162		1,996		4,217		3,483
Impairment charges on joint ventures	—		647		—		647
FFO available to common shareholders of EPR Properties	$	97,576	$	78,082	$	192,815	$	159,906

FFO available to common shareholders of EPR Properties	$	97,576	$	78,082	$	192,815	$	159,906
Add: Preferred dividends for Series C preferred shares	1,938		1,938		3,876		3,876
Add: Preferred dividends for Series E preferred shares	1,938		1,939		3,876		3,878
Diluted FFO available to common shareholders of EPR Properties	$	101,452	$	81,959	$	200,567	$	167,660

FFOAA:
FFO available to common shareholders of EPR Properties	$	97,576	$	78,082	$	192,815	$	159,906

Severance expense	547		—		547		—
Transaction costs	36		1,145		306		3,392




Credit loss (benefit) expense	(275)		9,512		312		9,206

Gain on insurance recovery (included in other income)	—		—		—		(552)
Deferred income tax benefit	(92)		—		(182)		—
FFOAA available to common shareholders of EPR Properties	$	97,792	$	88,739	$	193,798	$	171,952

FFOAA available to common shareholders of EPR Properties	$	97,792	$	88,739	$	193,798	$	171,952
Add: Preferred dividends for Series C preferred shares	1,938		1,938		3,876		3,876
Add: Preferred dividends for Series E preferred shares	1,938		1,939		3,876		3,878
Diluted FFOAA available to common shareholders of EPR Properties	$	101,668	$	92,616	$	201,550	$	179,706


	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
AFFO:
FFOAA available to common shareholders of EPR Properties	$	97,792	$	88,739	$	193,798	$	171,952
Non-real estate depreciation and amortization	211		203		415		420
Deferred financing fees amortization	2,150		2,090		4,279		4,161
Share-based compensation expense to management and trustees	4,477		4,169		8,799		8,414
Amortization of above and below market leases, net and tenant allowances	(185)		(89)		(274)		(176)
Maintenance capital expenditures (1)	(3,455)		(134)		(5,631)		(1,485)
Straight-lined rental revenue	(1,149)		(1,733)		(3,254)		(2,328)
Straight-lined ground sublease expense	401		261		966		509
Non-cash portion of mortgage and other financing income	(141)		(118)		(263)		(234)
AFFO available to common shareholders of EPR Properties	$	100,101	$	93,388	$	198,835	$	181,233

AFFO available to common shareholders of EPR Properties	$	100,101	$	93,388	$	198,835	$	181,233
Add: Preferred dividends for Series C preferred shares	1,938		1,938		3,876		3,876
Add: Preferred dividends for Series E preferred shares	1,938		1,939		3,876		3,878
Diluted AFFO available to common shareholders of EPR Properties	$	103,977	$	97,265	$	206,587	$	188,987

FFO per common share:
Basic	$	1.30	$	1.04	$	2.56	$	2.13
Diluted	1.27		1.04		2.52		2.12
FFOAA per common share:
Basic	$	1.30	$	1.18	$	2.58	$	2.30
Diluted	1.28		1.17		2.53		2.27
AFFO per common share:
Basic	$	1.33	$	1.25	$	2.64	$	2.42
Diluted	1.31		1.23		2.60		2.39
Shares used for computation (in thousands):
Basic	75,297		74,986		75,191		74,915
Diluted	75,715		75,234		75,571		75,142

Weighted average shares outstanding-diluted EPS	75,715		75,234		75,571		75,142
Effect of dilutive Series C preferred shares	2,279		2,245		2,276		2,243

Effect of dilutive Series E preferred shares	1,663		1,664		1,663		1,664
Adjusted weighted average shares outstanding-diluted Series C and Series E	79,657		79,143		79,510		79,049
Other financial information:

Dividends per common share	$	0.8250	$	0.8250	$	1.6500	$	1.6000

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

The conversion of the 5.75% Series C cumulative convertible preferred shares and the 9.00% Series E cumulative convertible preferred shares would be dilutive to FFO, FFOAA and AFFO per share for the three and six months ended June 30, 2023 and June 30, 2022. Therefore, the additional common shares that would result from the conversion and the corresponding add-back of the preferred dividends declared on those shares are included in the calculation of diluted FFO, FFOAA and AFFO per share for those periods.

Net Debt

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

Gross Assets

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

Net Debt to Gross Assets Ratio

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

EBITDAre

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

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

Adjusted EBITDAre

The Company's method of calculating Adjusted EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. Adjusted EBITDAre is

not a measure of performance under GAAP, does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. This measure should not be considered as an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or cash flows or liquidity as defined by GAAP.

Net Debt to Adjusted EBITDAre Ratio

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

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


	June 30,
	2023			2022
Net Debt:
Debt	$	2,813,007		$	2,807,080
Deferred financing costs, net	28,222			34,149
Cash and cash equivalents	(99,711)			(168,266)
Net Debt	$	2,741,518		$	2,672,963

Gross Assets:
Total Assets	$	5,703,564		$	5,793,442
Accumulated depreciation	1,369,790			1,243,240
Cash and cash equivalents	(99,711)			(168,266)
Gross Assets	$	6,973,643		$	6,868,416

Debt to Total Assets Ratio	49		%	48		%
Net Debt to Gross Assets Ratio	39		%	39		%

	Three Months Ended June 30,
	2023			2022
EBITDAre and Adjusted EBITDAre:
Net income	$	13,600		$	40,909
Interest expense, net	31,591			33,289
Income tax expense	347			444
Depreciation and amortization	43,705			40,766
Loss on sale of real estate	575			—
Impairment of real estate investments, net	43,785			—

Impairment charges on joint ventures	—			647



Allocated share of joint venture depreciation	2,162			1,996
Allocated share of joint venture interest expense	2,172			1,276

EBITDAre	$	137,937		$	119,327


Severance expense	547			—


Transaction costs	36			1,145
Credit loss (benefit) expense	(275)			9,512




Adjusted EBITDAre	$	138,245		$	129,984

Adjusted EBITDAre (annualized) (1)	$	552,980		$	519,936

Net Debt/Adjusted EBITDA Ratio	5.0			5.1































(1) Adjusted EBITDA for the quarter is multiplied by four to calculate an annualized amount.

Total Investments

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


	June 30, 2023		December 31, 2022

Total assets	$	5,703,564	$	5,758,701
Operating lease right-of-use assets	(192,325)		(200,985)
Cash and cash equivalents	(99,711)		(107,934)
Restricted cash	(2,623)		(2,577)
Accounts receivable	(53,305)		(53,587)
Add: accumulated depreciation on real estate investments	1,369,790		1,302,640
Add: accumulated amortization on intangible assets (1)	27,173		23,487
Prepaid expenses and other current assets (1)	(33,625)		(33,559)
Total investments	$	6,718,938	$	6,686,186

Total Investments:
Real estate investments, net of accumulated depreciation	$	4,659,678	$	4,714,136
Add back accumulated depreciation on real estate investments	1,369,790		1,302,640
Land held for development	20,168		20,168
Property under development	80,650		76,029
Mortgage notes and related accrued interest receivable, net	466,459		457,268

Investment in joint ventures	53,763		52,964
Intangible assets, gross (1)	64,156		60,109
Notes receivable and related accrued interest receivable, net (1)	4,274		2,872
Total investments	$	6,718,938	$	6,686,186

(1) Included in other assets in the accompanying consolidated balance sheet. Other assets include the following:

	June 30, 2023		December 31, 2022
Intangible assets, gross	$	64,156	$	60,109
Less: accumulated amortization on intangible assets	(27,173)		(23,487)
Notes receivable and related accrued interest receivable, net	4,274		2,872
Prepaid expenses and other current assets	33,625		33,559
Total other assets	$	74,882	$	73,053

About EPR Properties

EPR Properties (NYSE:EPR) is the leading diversified experiential net lease real estate investment trust (REIT), specializing in select enduring experiential properties in the real estate industry. We focus on real estate venues that create value by facilitating out of home leisure and recreation experiences where consumers choose to spend their discretionary time and money. We have total assets of approximately $5.7 billion (after accumulated depreciation of approximately $1.4 billion) across 44 states. We adhere to rigorous underwriting and investing criteria centered on key industry, property and tenant level cash flow standards. We believe our focused approach provides a competitive advantage and the potential for stable and attractive returns. Further information is available at www.eprkc.com.

CAUTIONARY STATEMENT CONCERNING FORWARD-LOOKING STATEMENTS

The financial results in this press release reflect preliminary, unaudited results, which are not final until the Company’s Quarterly Report on Form 10-Q is filed. With the exception of historical information, certain statements contained or incorporated by reference herein may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), such as those pertaining to our guidance, the uncertain financial impact of the COVID-19 pandemic, our capital resources and liquidity, our pursuit of growth opportunities, the timing of transaction closings and investment spending, our expected cash flows, the performance of our customers, our expected cash collections and our results of operations and financial condition. The forward-looking statements presented herein are based on the Company's current expectations. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of actual events. There is no assurance that the events or circumstances reflected in the forward-looking statements will occur. You can identify forward-looking statements by use of words such as “will be,” “intend,” “continue,” “believe,” “may,” “expect,” “hope,” “anticipate,” “goal,” “forecast,” “pipeline,” “estimates,” “offers,” “plans,” “would” or other similar expressions or other comparable terms or discussions of strategy, plans or intentions contained or incorporated by reference herein. Forward-looking statements necessarily are dependent on assumptions, data or methods that may be incorrect or imprecise. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see “Item 1A. Risk Factors” in our most recent Annual Report on Form 10-K and, to the extent applicable, our Quarterly Reports on Form 10-Q.

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

EPR Properties

Brian Moriarty, 816-472-1700

www.eprkc.com

FOURTH QUARTER 2022 EARNINGS CALL February 23, 2023 EARNINGS CALL PRESENTATION Q2 2023

2 The financial results in this document reflect preliminary, unaudited results, which are not final until the Company’s Quarterly Report on Form 10-Q is filed. With the exception of historical information, certain statements contained or incorporated by reference herein may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), such as those pertaining to our guidance, the uncertain financial impact of the COVID-19 pandemic, our capital resources and liquidity, our pursuit of growth opportunities, the timing of transaction closings and investment spending, our expected cash flows, the performance of our customers, our expected cash collections and our results of operations and financial condition. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of actual events. There is no assurance that the events or circumstances reflected in the forward-looking statements will occur. You can identify forward-looking statements by use of words such as “will be,” “intend,” “continue,” “believe,” “may,” “expect,” “hope,” “anticipate,” “goal,” “forecast,” “pipeline,” “estimates,” “offers,” “plans,” “would” or other similar expressions or other comparable terms or discussions of strategy, plans or intentions contained or incorporated by reference herein. Forward-looking statements necessarily are dependent on assumptions, data or methods that may be incorrect or imprecise. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see “Item 1A. Risk Factors” in our most recent Annual Report on Form 10-K and, to the extent applicable, our Quarterly Reports on Form 10-Q. For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date hereof or the date of any document incorporated by reference herein. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. Except as required by law, we do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances after the date hereof. DISCLAIMER

INTRODUCTORY COMMENTS

PORTFOLIO UPDATE

5 PORTFOLIO OVERVIEW Education Portfolio 73 Properties; 8 Operators Occupancy at 93% *See Quarterly Report on Form 10-Q for quarter ended June 30, 2023 for definition and calculation of this non-GAAP measure Experiential Portfolio 290 Properties; 51 Operators Occupancy at 98% $6.2B (92%) Total Investments* Total Portfolio Snapshot ~$6.7B Total Investments* 363 Properties Occupancy at 97% Q2 Investment Spending $32.2M YTD Investment Spending $98.7M

6 PORTFOLIO COVERAGE *BoxOfficeMojo TTM March 2023 YE 2019 Theatre Coverage 1.3x 1.7x Box Office* $7.7B $11.4B Non-Theatre Coverage 2.7x 2.0x Total Portfolio Coverage 2.0x 1.9x Strong Total Portfolio Coverage Methodology – Coverage numerator is customer's store level EBITDARM and denominator is EPR's minimum rent or interest (excludes non-cash straight-line rent or interest income from the effective interest method of accounting) EBITDARM data is sourced from customers' reported store level profit and loss statements

7 THEATRES Tenant and Operator Updates Regal – emerged from bankruptcy on July 31 • Received July rent & deferred rent from Regal • Have received bankruptcy payments comprising substantially all of our claims Managed Properties – all 5 surrendered Regals operating through management agreements opened less than 1 week after we received keys • Cinemark - Houston, Columbia, Maryland, Orange County, and suburban Chicago • Phoenix - suburban Louisville Santikos – acquired Southern Theatres on July 17 • Now 8th largest theatre circuit in North America • Southern paid entire remaining deferred rent of $11.6M • In anticipation of transaction, terminated ground lease in New Iberia, LA with no change to overall economics

8 THEATRES *BoxOfficeMojo, Variety, Hollywood Report and The Wrap Box Office Continued Recovery* $4.4B BOX OFFICE THROUGH Q2 ‘23 20% OVER 2022 BOX OFFICE SAME TIME Q2 Q3 Sound of Freedom $150M YTD 19 Titles GROSSED OVER $100M $5.7B BOX OFFICE GROSS BARBENHEIMER HIGHEST GROSSING 3-day weekend since pandemic 4TH BIGGEST weekend ever 20% OVER 2022 YTD Through 7/31

9 PORTFOLIO UPDATE Ski Skier visits up 27% over last season driven by increases in season pass visits Eat & Play Q2 portfolio revenue up 9% & EBITDARM up 2% Attractions & Cultural Amusement & water parks open for summer, City Museum attendance up 8% Experiential Lodging Revenue & EBITDARM growth across Nashville Hotel and RV park portfolio Fitness & Wellness Continued growth in membership revenue for fitness; began construction on The Springs Resort & Murietta

1 0 CAPITAL RECYCLING During the quarter • Sold one of five KinderCare locations for use as a school for proceeds of $4.3M; recorded loss of $575K Subsequent to quarter end • Sold two more KinderCare locations for use as schools for combined proceeds of $13.8M; gain of $1.5M • Sold former Cinemex theatre in Hialeah, FL for a non-theatre use for net proceeds of $9M; gain of $747K Year to date • Generated approx. $31M in proceeds from dispositions • In early days of marketing 11 surrendered Regal theatres, pleased with the interest

1 1 INVESTMENT SPENDING Q2 Investment spending was $32.2M bringing YTD total to $98.7M • First investment in financing the first Good Surf in Dallas – standalone, standing wave concept developed in an urban U.S. market; combines surfing, food & beverage, and outdoor entertainment into a unique experience 2023 Investment Spending Guidance $200M-$300M

FINANCIAL REVIEW

1 3 (In millions except per-share data) *See Supplemental Operating and Financial Data for the Second Quarter Ended June 30, 2023 for definitions and calculations of these non-GAAP measures FINANCIAL HIGHLIGHTS Financial Performance Quarter ended June 30, 2023 2022 $ Change % Change Total Revenue $172.9 $160.4 $12.5 8% Net Income – Common 7.6 34.9 (27.3) (78%) FFO as adj. – Common* 97.8 88.7 9.1 10% AFFO – Common* 100.1 93.4 6.7 7% Net Income/share – Common 0.10 0.46 (0.36) (78%) FFO/share - Common, as adj.* 1.28 1.17 0.11 9% AFFO/share - Common* 1.31 1.23 0.08 7%

1 4 FINANCIAL HIGHLIGHTS Key Ratios* Quarter ended June 30, 2023 Fixed charge coverage 3.5x Debt service coverage 4.1x Interest coverage 4.1x Net Debt to Adjusted EBITDAre 5.0x Net Debt to Gross Assets 39% AFFO payout 63% *See Supplemental Operating and Financial Data for the Second Quarter Ended June 30, 2023 for definitions and calculations of these non-GAAP measures

1 5 Debt • $2.8B total debt; all fixed rate or fixed through interest rate swaps at weighted avg. = 4.3% • Weighted avg. debt maturity of ~5.0 years; no scheduled debt maturities in 2023 and only $136.6M due in 2024 Liquidity Position at 6/30/2023 • $99.7M unrestricted cash • No balance on $1B revolver CAPITAL MARKETS UPDATE

1 6 PROVIDING 2023 GUIDANCE *See Supplemental Operating and Financial Data for the Second Quarter Ended June 30, 2023 for definition and calculation of this non-GAAP measure FFO AS ADJUSTED* $5.05 - $5.15 INVESTMENT SPENDING $200M - $300M DISPOSITION PROCEEDS $31.0M - $41.0M PERCENTAGE RENT $11.0M - $13.0M GENERAL & ADMINISTRATIVE EXPENSE $56.0M - $58.0M

1 7 DEFERRAL AND OTHER REVENUE COLLECTIONS (In millions) Q1 2023 Q2 2023 Q3 2023 Q4 2023 YTD 2023 Q1 2024 Q2 2024 Q3 2024 Q4 2024 YTD 2024 Cash-Basis Deferral Collections $6.5 $7.3 $14.3 $0.3 $28.4 $0.3 $0.3 $0.1 $0.1 $0.8 Regal Sept Stub Rent(1) $1.9 $0.7 $2.5 $ - $5.1 $ - $ - $ - $ - $ - Regal Pre-Petition Rent $ - $ - $1.3 $ - $1.3 $ - $ - $ - $ - $ - Lease Termination Fee $ - $ - $0.9 $ - $0.9 $ - $ - $ - $ - $- Total $8.4 $8.0 $19.0 $0.3 $35.7 $0.3 $0.3 $0.1 $0.1 $0.8 Note: Regal Master Lease effective July 31, 2023, with accrual basis accounting starting on that date. (1) Excludes deferred rent portion of September stub rent, which is included above under cash- basis deferral collections.

CLOSING COMMENTS

EPR Properties 909 Walnut Street, Suite 200 Kansas City, MO 64106 www.eprkc.com 816-472-1700 info@eprkc.com

Exhibit 99.3


TABLE OF CONTENTS

SECTION																								PAGE

Company Profile																								4
Investor Information																								5
Selected Financial Information																								6
Selected Balance Sheet Information																								7
Selected Operating Data																								8
Funds From Operations and Funds From Operations as Adjusted																								9
Adjusted Funds From Operations																								10
Capital Structure																								11
Summary of Ratios																								16
Summary of Mortgage Notes Receivable																								17
Summary of Unconsolidated Joint Ventures																								18
Investment Spending and Disposition Summaries																								19
Property Under Development - Investment Spending Estimates																								20
Portfolio Detail																								21

Lease Expirations																								22
Top Ten Customers by Total Revenue																								23

Guidance																								24
Definitions-Non-GAAP Financial Measures																								25
Appendix-Reconciliation of Certain Non-GAAP Financial Measures																								28



			Q2 2023 Supplemental			Page 2

CAUTIONARY STATEMENT CONCERNING FORWARD-LOOKING STATEMENTS

The financial results in this document reflect preliminary, unaudited results, which are not final until the Company’s Quarterly Report on Form 10-Q is filed. With the exception of historical information, certain statements contained or incorporated by reference herein may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), such as those pertaining to our guidance, the uncertain financial impact of the COVID-19 pandemic, our capital resources and liquidity, our pursuit of growth opportunities, the timing of transaction closings and investment spending, our expected cash flows, the performance of our customers, our expected cash collections and our results of operations and financial condition. Forward-looking statements involve numerous risks and uncertainties, and you should not rely on them as predictions of actual events. There is no assurance that the events or circumstances reflected in the forward-looking statements will occur. You can identify forward-looking statements by use of words such as “will be,” “intend,” “continue,” “believe,” “may,” “expect,” “hope,” “anticipate,” “goal,” “forecast,” “pipeline,” “estimates,” “offers,” “plans,” “would” or other similar expressions or other comparable terms or discussions of strategy, plans or intentions contained or incorporated by reference herein. Forward-looking statements necessarily are dependent on assumptions, data or methods that may be incorrect or imprecise. These forward-looking statements represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Many of the factors that will determine these items are beyond our ability to control or predict. For further discussion of these factors see “Item 1A. Risk Factors” in our most recent Annual Report on Form 10-K and, to the extent applicable, our Quarterly Reports on Form 10-Q.

NON-GAAP INFORMATION

This document contains certain non-GAAP measures. These non-GAAP measures, as calculated by the Company, are not necessarily comparable to similarly titled measures reported by other companies. Additionally, these non-GAAP measures are not measurements of financial performance or liquidity under GAAP and should not be considered alternatives to the Company's other financial information determined under GAAP. See pages 25 through 27 for definitions of certain non-GAAP financial measures used in this document and the reconciliations of certain non-GAAP measures on pages 9 and 10 and in the Appendix on pages 28 through 32.



			Q2 2023 Supplemental			Page 3

COMPANY PROFILE


THE COMPANY						COMPANY STRATEGY
EPR Properties ("we," "us," "our," "EPR" or the "Company") is a self-administered and self-managed real estate investment trust. EPR was formed in August 1997 as a Maryland real estate investment trust ("REIT"), and an initial public offering was completed on November 18, 1997.						Our primary business objective is to enhance shareholder value by achieving predictable growth in Funds from Operations As Adjusted ("FFOAA") and dividends per share.
						Our strategic growth is focused on acquiring or developing a diversified portfolio of experiential real estate venues which create value by facilitating out of home congregate entertainment, recreation and leisure experiences where consumers choose to spend their discretionary time and money. This strategy is driven by the long-term trends of the growing experience economy.
Since that time, the Company has been a leading Experiential net lease REIT, specializing in select enduring experiential properties. We are focused on growing our Experiential portfolio with properties that offer a variety of enduring, congregate entertainment, recreation and leisure activities. Separately, our Education portfolio is a legacy investment that provides additional geographic and operator diversity.
						This focus is consistent with our depth of knowledge across each of our property types, creating a competitive advantage that allows us to more quickly identify key market trends. We deliberately apply information and our ingenuity to target properties that represent logical extensions within each of our existing property types or potential future investments.

						As part of our strategic planning and portfolio management process we assess new opportunities against the following underwriting principles:

BUILDING THE PREMIER EXPERIENTIAL REAL ESTATE PORTFOLIO



			Q2 2023 Supplemental			Page 4


INVESTOR INFORMATION

SENIOR MANAGEMENT

Greg Silvers						Mark Peterson
Chairman and Chief Executive Officer						Executive Vice President and Chief Financial Officer

Craig Evans						Greg Zimmerman
Executive Vice President, General Counsel and Secretary						Executive Vice President and Chief Investment Officer

Tonya Mater						Elizabeth Grace
Senior Vice President and Chief Accounting Officer						Senior Vice President - Human Resources and Administration

Paul Turvey						Gwen Johnson
Senior Vice President and Associate General Counsel						Senior Vice President - Asset Management


COMPANY INFORMATION

CORPORATE HEADQUARTERS						TRADING SYMBOLS
909 Walnut Street, Suite 200						Common Stock:
Kansas City, MO 64106						EPR
816-472-1700						Preferred Stock:
www.eprkc.com						EPR-PrC
						EPR-PrE
STOCK EXCHANGE LISTING						EPR-PrG
New York Stock Exchange


EQUITY RESEARCH COVERAGE

Bank of America Merrill Lynch	Jeffrey Spector/Joshua Dennerlein	646-855-1363
Citi Global Markets	Nick Joseph/Eric Wolfe	212-816-1383

Janney Montgomery Scott	Rob Stevenson	646-840-3217
J.P. Morgan	Anthony Paolone	212-622-6682
JMP Securities	Mitch Germain	212-906-3537
Kansas City Capital Associates	Jonathan Braatz	816-932-8019
Keybanc Capital Markets	Todd Thomas	917-368-2286

Raymond James & Associates	RJ Milligan	727-567-2585
RBC Capital Markets	Michael Carroll	440-715-2649
Stifel	Simon Yarmak	443-224-1345
Truist	Ki Bin Kim	212-303-4124

EPR Properties is followed by the analysts identified above. Please note that any opinions, estimates, forecasts or recommendations regarding EPR Properties’ performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or recommendations of EPR Properties or its management. EPR Properties does not by its reference above or distribution imply its endorsement of or concurrence with such information, conclusions or recommendations.



			Q2 2023 Supplemental			Page 5


SELECTED FINANCIAL INFORMATION
(UNAUDITED, DOLLARS AND SHARES IN THOUSANDS)

	THREE MONTHS ENDED JUNE 30,						SIX MONTHS ENDED JUNE 30,
OPERATING INFORMATION:	2023			2022			2023		2022
Revenue	$	172,907		$	160,446		$	344,303	$	317,918
Net income available to common shareholders of EPR Properties	7,560			34,876			59,184		71,035




EBITDAre (1)	137,937			119,327			273,559		242,100
Adjusted EBITDAre (1)	138,245			129,984			274,724		254,146
Interest expense, net	31,591			33,289			63,313		66,549

Capitalized interest	846			71			1,629		271
Straight-lined rental revenue	1,149			1,733			3,254		2,328
Dividends declared on preferred shares	6,040			6,033			12,073		12,066
Dividends declared on common shares	62,129			61,873			124,238		119,972
General and administrative expense	15,248			12,691			29,213		25,915

	JUNE 30,
BALANCE SHEET INFORMATION:	2023			2022
Total assets	$	5,703,564		$	5,793,442
Accumulated depreciation	1,369,790			1,243,240
Cash and cash equivalents	99,711			168,266
Total assets before accumulated depreciation less cash and cash equivalents (gross assets)	6,973,643			6,868,416
Debt	2,813,007			2,807,080
Deferred financing costs, net	28,222			34,149
Net debt (1)	2,741,518			2,672,963
Equity	2,482,871			2,578,577
Common shares outstanding	75,323			75,012
Total market capitalization (using EOP closing price and liquidation values) (2)	6,637,588			6,564,298
Net debt/total market capitalization ratio (1)	41		%	41		%
Debt to total assets ratio	49		%	48		%
Net debt/gross assets ratio (1)	39		%	39		%

Net debt/Adjusted EBITDAre ratio (1) (3)	5.0			5.1


(1) See pages 25 through 27 for definitions. See calculation on page 31, as applicable.
(2) See calculation on page 15.
(3) Adjusted EBITDAre in this calculation is for the three month period multiplied times four. See pages 25 through 27 for definitions. See calculation on page 31.



			Q2 2023 Supplemental			Page 6


SELECTED BALANCE SHEET INFORMATION
(UNAUDITED, DOLLARS IN THOUSANDS)

ASSETS	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Real estate investments	$	6,029,468	$	6,049,869	$	6,016,776	$	6,048,144	$	6,081,941	$	5,945,204
Less: accumulated depreciation	(1,369,790)		(1,341,527)		(1,302,640)		(1,278,427)		(1,243,240)		(1,206,317)
Land held for development	20,168		20,168		20,168		20,168		20,168		20,168
Property under development	80,650		85,829		76,029		56,347		8,241		10,885
Operating lease right-of-use assets	192,325		197,357		200,985		199,031		202,708		177,174
Mortgage notes and related accrued interest receivable, net	466,459		461,263		457,268		399,485		374,617		370,021

Investment in joint ventures	53,763		50,978		52,964		50,124		47,705		36,564
Cash and cash equivalents	99,711		96,438		107,934		160,838		168,266		323,761
Restricted cash	2,623		2,599		2,577		5,252		1,277		2,956
Accounts receivable	53,305		50,591		53,587		53,375		60,176		60,704

Other assets	74,882		83,050		73,053		78,422		71,583		76,950
Total assets	$	5,703,564	$	5,756,615	$	5,758,701	$	5,792,759	$	5,793,442	$	5,818,070

LIABILITIES AND EQUITY
Liabilities:
Accounts payable and accrued liabilities	$	74,493	$	76,244	$	80,087	$	83,384	$	67,178	$	92,999
Operating lease liabilities	233,126		238,096		241,407		237,254		240,595		215,112
Common dividends payable	22,289		21,826		21,405		21,411		21,146		20,946
Preferred dividends payable	6,032		6,033		6,033		6,033		6,033		6,033
Unearned rents and interest	71,746		71,601		63,939		79,943		72,833		76,013
Line of credit	—		—		—		—		—		—
Deferred financing costs, net	(28,222)		(29,576)		(31,118)		(32,642)		(34,149)		(35,376)
Other debt	2,841,229		2,841,229		2,841,229		2,841,229		2,841,229		2,841,229
Total liabilities	3,220,693		3,225,453		3,222,982		3,236,612		3,214,865		3,216,956
Equity:
Common stock and additional paid-in-capital	3,916,102		3,911,064		3,900,557		3,896,179		3,891,509		3,887,065
Preferred stock at par value	148		148		148		148		148		148
Treasury stock	(274,001)		(273,904)		(269,751)		(269,744)		(269,608)		(269,608)

Accumulated other comprehensive income	3,610		1,823		1,897		1,097		10,675		10,471
Distributions in excess of net income	(1,162,988)		(1,107,969)		(1,097,132)		(1,071,533)		(1,054,147)		(1,026,962)


Total equity	2,482,871		2,531,162		2,535,719		2,556,147		2,578,577		2,601,114
Total liabilities and equity	$	5,703,564	$	5,756,615	$	5,758,701	$	5,792,759	$	5,793,442	$	5,818,070



			Q2 2023 Supplemental			Page 7


SELECTED OPERATING DATA
(UNAUDITED, DOLLARS IN THOUSANDS)

	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Rental revenue	$	151,870	$	151,591	$	152,652	$	140,471	$	142,875	$	139,603
Other income	10,124		9,333		16,756		11,360		9,961		9,305
Mortgage and other financing income	10,913		10,472		9,295		9,579		7,610		8,564
Total revenue	172,907		171,396		178,703		161,410		160,446		157,472

Property operating expense	13,972		14,155		13,747		14,707		13,592		13,939
Other expense	9,161		8,950		7,705		9,135		8,872		8,097
General and administrative expense	15,248		13,965		13,082		12,582		12,691		13,224
Severance expense	547		—		—		—		—		—

Transaction costs	36		270		993		148		1,145		2,247
Credit loss (benefit) expense	(275)		587		1,369		241		9,512		(306)
Impairment charges	43,785		—		22,998		—		—		4,351
Depreciation and amortization	43,705		41,204		41,303		41,539		40,766		40,044
Total operating expenses	126,179		79,131		101,197		78,352		86,578		81,596
(Loss) gain on sale of real estate	(575)		(560)		347		304		—		—
Income from operations	46,153		91,705		77,853		83,362		73,868		75,876

Interest expense, net	31,591		31,722		31,879		32,747		33,289		33,260
Equity in loss (income) from joint ventures	615		1,985		3,559		(572)		(1,421)		106
Impairment charges on joint ventures	—		—		—		—		647		—
Income before income taxes	13,947		57,998		42,415		51,187		41,353		42,510
Income tax expense	347		341		86		388		444		318









Net income	13,600		57,657		42,329		50,799		40,909		42,192

Preferred dividend requirements	6,040		6,033		6,042		6,033		6,033		6,033

Net income available to common shareholders of EPR Properties	$	7,560	$	51,624	$	36,287	$	44,766	$	34,876	$	36,159



			Q2 2023 Supplemental			Page 8


FUNDS FROM OPERATIONS AND FUNDS FROM OPERATIONS AS ADJUSTED
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT PER SHARE INFORMATION)
FUNDS FROM OPERATIONS ("FFO") (1):	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Net income available to common shareholders of EPR Properties	$	7,560	$	51,624	$	36,287	$	44,766	$	34,876	$	36,159
Loss (gain) on sale of real estate	575		560		(347)		(304)		—		—


Impairment of real estate investments, net	43,785		—		21,030		—		—		4,351

Real estate depreciation and amortization	43,494		41,000		41,100		41,331		40,563		39,827
Allocated share of joint venture depreciation	2,162		2,055		1,833		2,093		1,996		1,487
Impairment charges on joint ventures	—		—		—		—		647		—
FFO available to common shareholders of EPR Properties	$	97,576	$	95,239	$	99,903	$	87,886	$	78,082	$	81,824
FFO available to common shareholders of EPR Properties	$	97,576	$	95,239	$	99,903	$	87,886	$	78,082	$	81,824
Add: Preferred dividends for Series C preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Add: Preferred dividends for Series E preferred shares	1,938		1,938		1,939		1,939		1,939		1,939
Diluted FFO available to common shareholders of EPR Properties	$	101,452	$	99,115	$	103,780	$	91,763	$	81,959	$	85,701
FUNDS FROM OPERATIONS AS ADJUSTED ("FFOAA") (1):
FFO available to common shareholders of EPR Properties	$	97,576	$	95,239	$	99,903	$	87,886	$	78,082	$	81,824
Severance expense	547		—		—		—		—		—
Transaction costs	36		270		993		148		1,145		2,247
Credit loss (benefit) expense	(275)		587		1,369		241		9,512		(306)

Sale participation income (included in other income)	—		—		(9,134)		—		—		—




Impairment of operating lease right-of-use assets	—		—		1,968		—		—		—


Gain on insurance recovery (included in other income)	—		—		—		—		—		(552)
Deferred income tax benefit	(92)		(90)		(132)		(37)		—		—
FFO as adjusted available to common shareholders of EPR Properties	$	97,792	$	96,006	$	94,967	$	88,238	$	88,739	$	83,213
FFO as adjusted available to common shareholders of EPR Properties	$	97,792	$	96,006	$	94,967	$	88,238	$	88,739	$	83,213
Add: Preferred dividends for Series C preferred shares	1,938		1,938		1,938		1,938		1,938		1,938
Add: Preferred dividends for Series E preferred shares	1,938		1,938		1,939		1,939		1,939		1,939
Diluted FFO as adjusted available to common shareholders of EPR Properties	$	101,668	$	99,882	$	98,844	$	92,115	$	92,616	$	87,090
FFO per common share:
Basic	$	1.30	$	1.27	$	1.33	$	1.17	$	1.04	$	1.09
Diluted	1.27		1.25		1.31		1.16		1.04		1.09
FFO as adjusted per common share:
Basic	$	1.30	$	1.28	$	1.27	$	1.18	$	1.18	$	1.11
Diluted	1.28		1.26		1.25		1.16		1.17		1.10
Shares used for computation (in thousands):
Basic	75,297		75,084		75,022		75,016		74,986		74,843
Diluted	75,715		75,283		75,111		75,183		75,234		75,047

Effect of dilutive Series C preferred shares	2,279		2,272		2,261		2,250		2,245		2,241

Effect of dilutive Series E preferred shares	1,663		1,663		1,664		1,664		1,664		1,664
Adjusted weighted-average shares outstanding-diluted Series C and Series E	79,657		79,218		79,036		79,097		79,143		78,952
(1) See pages 25 through 27 for definitions.



			Q2 2023 Supplemental			Page 9


ADJUSTED FUNDS FROM OPERATIONS
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT PER SHARE INFORMATION)
ADJUSTED FUNDS FROM OPERATIONS ("AFFO") (1):	2ND QUARTER 2023			1ST QUARTER 2023			4TH QUARTER 2022			3RD QUARTER 2022			2ND QUARTER 2022			1ST QUARTER 2022
FFO available to common shareholders of EPR Properties	$	97,576		$	95,239		$	99,903		$	87,886		$	78,082		$	81,824
Adjustments:
Severance expense	547			—			—			—			—			—
Transaction costs	36			270			993			148			1,145			2,247
Credit loss (benefit) expense	(275)			587			1,369			241			9,512			(306)

Sale participation income (included in other income)	—			—			(9,134)			—			—			—
Impairment of operating lease right-of-use assets	—			—			1,968			—			—			—






Gain on insurance recovery (included in other income)	—			—			—			—			—			(552)
Deferred income tax benefit	(92)			(90)			(132)			(37)			—			—

Non-real estate depreciation and amortization	211			204			203			208			203			217
Deferred financing fees amortization	2,150			2,129			2,109			2,090			2,090			2,071
Share-based compensation expense to management and trustees	4,477			4,322			4,114			4,138			4,169			4,245
Amortization of above/below market leases, net and tenant allowances	(185)			(89)			(90)			(89)			(89)			(87)
Maintenance capital expenditures (2)	(3,445)			(2,176)			(2,674)			(386)			(134)			(1,351)
Straight-lined rental revenue	(1,149)			(2,105)			(2,291)			(2,374)			(1,733)			(595)
Straight-lined ground sublease expense	401			565			581			602			261			248
Non-cash portion of mortgage and other financing income	(141)			(122)			(120)			(119)			(118)			(116)
AFFO available to common shareholders of EPR Properties	$	100,111		$	98,734		$	96,799		$	92,308		$	93,388		$	87,845

AFFO available to common shareholders of EPR Properties	$	100,111		$	98,734		$	96,799		$	92,308		$	93,388		$	87,845
Add: Preferred dividends for Series C preferred shares	1,938			1,938			1,938			1,938			1,938			1,938
Add: Preferred dividends for Series E preferred shares	1,938			1,938			1,939			1,939			1,939			1,939
Diluted AFFO available to common shareholders of EPR Properties	$	103,987		$	102,610		$	100,676		$	96,185		$	97,265		$	91,722

Weighted average diluted shares outstanding (in thousands)	75,715			75,283			75,111			75,183			75,234			75,047
Effect of dilutive Series C preferred shares	2,279			2,272			2,261			2,250			2,245			2,241
Effect of dilutive Series E preferred shares	1,663			1,663			1,664			1,664			1,664			1,664
Adjusted weighted-average shares outstanding-diluted	79,657			79,218			79,036			79,097			79,143			78,952

AFFO per diluted common share	$	1.31		$	1.30		$	1.27		$	1.22		$	1.23		$	1.16
Dividends declared per common share	$	0.825		$	0.825		$	0.825		$	0.825		$	0.825		$	0.775
AFFO payout ratio (3)	63		%	63		%	65		%	68		%	67		%	67		%

(1) See pages 25 through 27 for definitions.

(2) Includes maintenance capital expenditures and certain second generation tenant improvements and leasing commissions.
(3) AFFO payout ratio is calculated by dividing dividends declared per common share by AFFO per diluted common share.



			Q2 2023 Supplemental			Page 10


CAPITAL STRUCTURE AS OF JUNE 30, 2023
(UNAUDITED, DOLLARS IN THOUSANDS)

CONSOLIDATED DEBT
PRINCIPAL PAYMENTS DUE ON DEBT:
	BONDS/TERM LOAN/OTHER (1)		UNSECURED CREDIT FACILITY (2)		UNSECURED SENIOR NOTES			TOTAL		WEIGHTED AVG INTEREST RATE
YEAR
2023	$	—	$	—	$	—		$	—	—%
2024	—		—		136,637			136,637		4.35%
2025	—		—		300,000			300,000		4.50%
2026	—		—		629,597			629,597		4.70%
2027	—		—		450,000			450,000		4.50%
2028	—		—		400,000			400,000		4.95%
2029	—		—		500,000			500,000		3.75%
2030	—		—		—			—		—%
2031	—		—		400,000			400,000		3.60%
2032	—		—		—			—		—%
2033	—		—		—			—		—%
Thereafter	24,995		—		—			24,995		2.53%
Less: deferred financing costs, net	—		—		—			(28,222)		—%
	$	24,995	$	—	$	2,816,234		$	2,813,007	4.32%

			BALANCE		WEIGHTED AVG INTEREST RATE			WEIGHTED AVG MATURITY
Fixed rate unsecured debt			$	2,816,234	4.30		%	4.54
Fixed rate secured debt (1)			24,995		2.53		%	24.09


Less: deferred financing costs, net			(28,222)		—		%	—
Total			$	2,813,007	4.32		%	4.75

(1) Includes $25 million of secured bonds that have been fixed through interest rate swaps through September 30, 2024.

(2) Unsecured Revolving Credit Facility Summary:
			BALANCE					RATE
	COMMITMENT		AT 6/30/2023		MATURITY			AT 6/30/2023

	$1,000,000		$—		October 6, 2025			6.403%

	Note: This facility will mature on October 6, 2025 and has two six-month extensions available at the Company's option and includes an accordion feature pursuant to which the maximum borrowing amount can be increased from $1.0 billion to $2.0 billion, in each case, subject to certain terms and conditions.



			Q2 2023 Supplemental			Page 11


CAPITAL STRUCTURE AS OF JUNE 30, 2023 AND DECEMBER 31, 2022
(UNAUDITED, DOLLARS IN THOUSANDS)

CONSOLIDATED DEBT (continued)

SUMMARY OF DEBT:	June 30, 2023		December 31, 2022


Senior unsecured notes payable, 4.35%, due August 22, 2024	$	136,637	$	136,637
Senior unsecured notes payable, 4.50%, due April 1, 2025	300,000		300,000

Senior unsecured notes payable, 4.56%, due August 22, 2026	179,597		179,597
Senior unsecured notes payable, 4.75%, due December 15, 2026	450,000		450,000
Senior unsecured notes payable, 4.50%, due June 1, 2027	450,000		450,000
Senior unsecured notes payable, 4.95%, due April 15, 2028	400,000		400,000
Senior unsecured notes payable, 3.75%, due August 15, 2029	500,000		500,000
Senior unsecured notes payable, 3.60%, due November 15, 2031	400,000		400,000
Bonds payable, variable rate, fixed at 2.53% through September 30, 2026, due August 1, 2047	24,995		24,995
Less: deferred financing costs, net	(28,222)		(31,118)
Total debt	$	2,813,007	$	2,810,111



			Q2 2023 Supplemental			Page 12

CAPITAL STRUCTURE

SENIOR NOTES

SENIOR DEBT RATINGS AS OF JUNE 30, 2023

Moody's

Baa3 (stable)

Fitch

BBB- (stable)

Standard and Poor's

BBB- (stable)

SUMMARY OF COVENANTS

The Company had outstanding public senior unsecured notes with fixed interest rates of 3.60%, 3.75%, 4.50%, 4.75% and 4.95% at June 30, 2023. Interest on these notes is paid semiannually. These public senior unsecured notes contain various covenants, including: (i) a limitation on incurrence of any debt that would cause the Company's debt to adjusted total assets ratio to exceed 60%; (ii) a limitation on incurrence of any secured debt which would cause the Company’s secured debt to adjusted total assets ratio to exceed 40%; (iii) a limitation on incurrence of any debt which would cause the Company’s debt service coverage ratio to be less than 1.5 times; and (iv) the maintenance at all times of total unencumbered assets not less than 150% of the Company’s outstanding unsecured debt.

The following is a summary of the key financial covenants for the Company's 3.60%, 3.75%, 4.50%, 4.75% and 4.95% public senior unsecured notes, as defined and calculated per the terms of the notes. These calculations, which are not based on U.S. generally accepted accounting principles, or GAAP, measurements, are presented to investors to show the Company's ability to incur additional debt under the terms of the senior unsecured notes only and are not measures of the Company's liquidity or performance. The actual amounts as of June 30, 2023 and March 31, 2023 are:

Actual

NOTE COVENANTS

Required

2nd Quarter 2023 (1)

1st Quarter 2023 (1)

Limitation on incurrence of total debt (Total Debt/Total Assets)

≤ 60%

40%

Limitation on incurrence of secured debt (Secured Debt/Total Assets)

≤ 40%

—%

Limitation on incurrence of debt: Debt service coverage (Consolidated Income Available for Debt Service/Annual Debt Service) - trailing twelve months

≥ 1.5 x

4.2x

Maintenance of total unencumbered assets (Unencumbered Assets/Unsecured Debt)

≥ 150% of unsecured debt

235%

236%

(1) See page 14 for details of calculations.



			Q2 2023 Supplemental			Page 13


CAPITAL STRUCTURE
SENIOR NOTES
(UNAUDITED, DOLLARS IN THOUSANDS)

COVENANT CALCULATIONS

TOTAL ASSETS:	June 30, 2023				TOTAL DEBT:				June 30, 2023
Total Assets per balance sheet	$	5,703,564			Secured debt obligations				$	24,995
Add: accumulated depreciation	1,369,790				Unsecured debt obligations:
Less: intangible assets, net	(36,983)				Unsecured debt				2,816,234
Total Assets	$	7,036,371			Outstanding letters of credit				—
					Guarantees				3,294
TOTAL UNENCUMBERED ASSETS:	June 30, 2023				Derivatives at fair market value, net, if liability				—
Unencumbered real estate assets, gross	$	6,434,969			Total unsecured debt obligations:				$	2,819,528
Cash and cash equivalents	99,711				Total Debt				$	2,844,523
Land held for development	20,168
Property under development	80,650
Total Unencumbered Assets	$	6,635,498


CONSOLIDATED INCOME AVAILABLE FOR DEBT SERVICE:	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		TRAILING TWELVE MONTHS
Adjusted EBITDAre	$	138,245	$	136,479	$	135,524	$	129,473	$	539,721



Less: straight-line revenue, net, included in adjusted EBITDAre	(1,149)		(2,105)		(2,291)		(2,374)		(7,919)
CONSOLIDATED INCOME AVAILABLE FOR DEBT SERVICE	$	137,096	$	134,374	$	133,233	$	127,099	$	531,802

ANNUAL DEBT SERVICE:
Interest expense, gross	$	33,541	$	33,510	$	33,522	$	33,595	$	134,168

Less: deferred financing fees amortization	(2,150)		(2,129)		(2,109)		(2,090)		(8,478)
ANNUAL DEBT SERVICE	$	31,391	$	31,381	$	31,413	$	31,505	$	125,690

DEBT SERVICE COVERAGE	4.4		4.3		4.2		4.0		4.2



			Q2 2023 Supplemental			Page 14


CAPITAL STRUCTURE AS OF JUNE 30, 2023
(UNAUDITED, DOLLARS IN THOUSANDS EXCEPT SHARE INFORMATION)

EQUITY
SECURITY	SHARES OUTSTANDING	PRICE PER SHARE AT JUNE 30, 2023	LIQUIDATION PREFERENCE	DIVIDEND RATE	CONVERTIBLE		CONVERSION RATIO AT JUNE 30, 2023	CONVERSION PRICE AT JUNE 30, 2023

Common shares	75,322,576	$46.80	N/A	(1)	N/A		N/A	N/A
Series C	5,392,916	$21.10	$134,823	5.750%	Y		0.4226	$59.16
Series E	3,446,070	$28.36	$86,150	9.000%	Y		0.4826	$51.80
Series G	6,000,000	$20.13	$150,000	5.750%	N		N/A	N/A

CALCULATION OF TOTAL MARKET CAPITALIZATION:

Common shares outstanding at June 30, 2023 multiplied by closing price at June 30, 2023					$	3,525,097
Aggregate liquidation value of Series C preferred shares (2)					134,823
Aggregate liquidation value of Series E preferred shares (2)					86,150
Aggregate liquidation value of Series G preferred shares (2)					150,000
Net debt at June 30, 2023 (3)					2,741,518
Total consolidated market capitalization					$	6,637,588

(1) Total monthly dividends declared in the second quarter of 2023 were $0.825 per share.
(2) Excludes accrued unpaid dividends at June 30, 2023.
(3) See pages 25 through 27 for definitions.



			Q2 2023 Supplemental			Page 15


SUMMARY OF RATIOS
(UNAUDITED)

	2ND QUARTER 2023	1ST QUARTER 2023	4TH QUARTER 2022	3RD QUARTER 2022	2ND QUARTER 2022	1ST QUARTER 2022
Debt to total assets ratio	49%	49%	49%	48%	48%	48%

Net debt to total market capitalization ratio (1)	41%	46%	46%	47%	41%	36%

Net debt to gross assets ratio (1)	39%	39%	39%	39%	39%	38%

Net debt/Adjusted EBITDAre ratio (1)(2)	5.0	5.0	5.0	5.2	5.1	5.1









Interest coverage ratio (3)	4.1	4.0	4.0	3.8	3.8	3.7

Fixed charge coverage ratio (3)	3.5	3.4	3.4	3.2	3.3	3.2

Debt service coverage ratio (3)	4.1	4.0	4.0	3.8	3.8	3.7

FFO payout ratio (4)	65%	66%	63%	71%	79%	71%

FFO as adjusted payout ratio (5)	64%	65%	66%	71%	71%	70%

AFFO payout ratio (6)	63%	63%	65%	68%	67%	67%

(1) See pages 25 through 27 for definitions. See prior period supplementals for detailed calculations as applicable.
(2) Adjusted EBITDAre is for the quarter multiplied times four. See calculation on page 31.


(3) See page 29 for detailed calculation.
(4) FFO payout ratio is calculated by dividing dividends declared per common share by FFO per diluted common share.
(5) FFO as adjusted payout ratio is calculated by dividing dividends declared per common share by FFO as adjusted per diluted common share.
(6) AFFO payout ratio is calculated by dividing dividends declared per common share by AFFO per diluted common share.



			Q2 2023 Supplemental			Page 16



SUMMARY OF MORTGAGE NOTES RECEIVABLE
(UNAUDITED, DOLLARS IN THOUSANDS)
						CARRYING AMOUNT AS OF (1)
DESCRIPTION	INTEREST RATE		PAYOFF DATE/MATURITY DATE	OUTSTANDING PRINCIPAL AMOUNT OF MORTGAGE		JUNE 30, 2023		DECEMBER 31, 2022
Eat & play property Eugene, Oregon	8.13	%	8/31/2024	$	10,750	$	10,417	$	7,780
Attraction property Powells Point, North Carolina	7.75	%	6/30/2025	29,378		29,187		29,227
Fitness & wellness property Merriam, Kansas	7.55	%	7/31/2029	9,090		9,208		9,195
Fitness & wellness property Omaha, Nebraska	9.00	%	6/30/2030	10,905		10,951		10,898
Fitness & wellness property Omaha, Nebraska	9.00	%	6/30/2030	10,539		10,605		10,531
Experiential lodging property Nashville, Tennessee	6.99	%	9/30/2031	70,000		71,042		70,576
Ski property Girdwood, Alaska	8.74	%	7/31/2032	75,800		75,742		72,366
Fitness & wellness properties Colorado and California	7.15	%	1/10/2033	56,751		56,914		56,911
Eat & play property Austin, Texas	11.31	%	6/1/2033	9,984		9,985		10,253
Attraction property Dallas, Texas (2)	10.25	%	6/9/2033	—		—		—
Experiential lodging property Breaux Bridge, LA	7.25	%	3/8/2034	11,305		11,373		11,373
Ski property West Dover and Wilmington, Vermont	12.32	%	12/1/2034	51,050		51,049		51,049
Four ski properties Ohio and Pennsylvania	11.24	%	12/1/2034	37,562		37,502		37,529
Ski property Chesterland, Ohio	11.72	%	12/1/2034	4,550		4,511		4,532
Ski property Hunter, New York	9.03	%	1/5/2036	21,000		21,000		21,000
Eat & play property Midvale, Utah	10.25	%	5/31/2036	17,505		17,505		17,505
Eat & play property West Chester, Ohio	9.75	%	8/1/2036	18,068		18,067		18,066
Fitness & wellness property Fort Collins, Colorado	8.00	%	1/31/2038	10,292		10,060		10,089
Early childhood education center Lake Mary, Florida	8.23	%	5/9/2039	4,200		4,373		4,360
Early childhood education center Lithia, Florida	8.75	%	10/31/2039	3,959		3,993		4,028
Experiential lodging property Frankenmuth, Michigan	8.25	%	10/14/2042	3,018		2,975		—
Total				$	465,706	$	466,459	$	457,268

(1) Amounts include accrued interest and are net of allowance for credit losses.

(2) No principal had been funded on this mortgage note as of June 30, 2023.



			Q2 2023 Supplemental			Page 17

SUMMARY OF UNCONSOLIDATED JOINT VENTURES

(UNAUDITED, DOLLARS IN THOUSANDS)

PROPERTY

ACQUISITION DATE

PROPERTY TYPE

LOCATION

CARRYING VALUE AT JUNE 30, 2023

OWNERSHIP INTEREST

Bellwether Beach Resort & Beachcomber Beach Resort Hotel

12/2018

Experiential lodging

St. Pete Beach, Florida

19,517

Jellystone Park Warrens

8/2021

Experiential lodging

Warrens, Wisconsin

9,076

Camp Margaritaville Breaux Bridge

5/2022

Experiential lodging

Breaux Bridge, Louisiana

19,138

Jellystone Kozy Rest

11/2022

Experiential lodging

Harrisville, Pennsylvania

6,032


	AS OF JUNE 30, 2023
	TOTAL		EPR PORTION (2)
Total assets	$	253,827	$	189,216
Mortgage notes payable due to third parties	169,693		124,771
Mortgage note payable due to EPR (1)	11,305		9,609

	THREE MONTHS ENDED JUNE 30, 2023				SIX MONTHS ENDED JUNE 30, 2023
	TOTAL		EPR PORTION (2)		TOTAL		EPR PORTION (2)
Revenue and other income	$	21,493	$	15,464	$	38,352	$	26,956
Operating expenses	19,052		13,907		35,001		25,301
Net operating income	$	2,441	$	1,557	$	3,351	$	1,655
Interest expense	3,070		2,172		6,017		4,255
Net loss	$	(629)	$	(615)	$	(2,666)	$	(2,600)
Allocated share of joint venture depreciation (2)			2,162		n/a		4,217
FFOAA (2)			$	1,547	n/a		$	1,617

(1) Mortgage note payable to EPR matures on March 8, 2034, with an interest rate of 7.25% through the sixth anniversary and SOFR plus 7.20%, with a cap of 8%, through maturity.
(2) Non-GAAP financial measure. See pages 25 through 27 for definitions.


SUMMARY OF UNCONSOLIDATED MORTGAGE NOTES PAYABLE DUE TO THIRD PARTIES
				JUNE 30, 2023
PROPERTY	MATURITY	EXTENSIONS	INTEREST RATE	TOTAL		EPR PORTION (2)
Bellwether Beach Resort & Beachcomber Beach Resort Hotel	May 18, 2025	Two additional one-year extensions	SOFR plus 3.65%, with SOFR capped at 3.5% through June 1, 2024	$	105,000	$	68,250
Jellystone Park Warrens	September 15, 2031	n/a	4%	22,899		21,754
Camp Margaritaville Breaux Bridge	March 8, 2034	n/a	3.85% through April 7, 2025; 4.25% April 8, 2025 through maturity	38,500		32,725
Jellystone Kozy Rest	November 1, 2029	n/a	6.38%	3,294		2,042
Total mortgage notes payable due to third parties				$	169,693	$	124,771



			Q2 2023 Supplemental			Page 18


INVESTMENT SPENDING AND DISPOSITION SUMMARIES
(UNAUDITED, DOLLARS IN THOUSANDS)

INVESTMENT SPENDING THREE MONTHS ENDED JUNE 30, 2023
INVESTMENT TYPE	TOTAL INVESTMENT SPENDING		NEW DEVELOPMENT		RE-DEVELOPMENT		ASSET ACQUISITION		MORTGAGE NOTES OR NOTES RECEIVABLE		INVESTMENT IN JOINT VENTURES

Eat & Play	$	7,702	$	7,406	$	296	$	—	$	—	$	—
Attractions	3,076		—		58		—		3,018		—
Ski	1,595		—		—		—		1,595		—
Experiential Lodging	6,278		—		—		—		—		6,278
Fitness & Wellness	10,691		10,582		109		—		—		—

Cultural	2,817		—		2,817		—		—		—
Total Experiential	32,159		17,988		3,280		—		4,613		6,278





Total Investment Spending	$	32,159	$	17,988	$	3,280	$	—	$	4,613	$	6,278

INVESTMENT SPENDING SIX MONTHS ENDED JUNE 30, 2023
INVESTMENT TYPE	TOTAL INVESTMENT SPENDING		NEW DEVELOPMENT		RE-DEVELOPMENT		ASSET ACQUISITION		MORTGAGE NOTES OR NOTES RECEIVABLE		INVESTMENT IN JOINT VENTURES

Eat & Play	$	19,134	$	18,607	$	527	$	—	$	—	$	—
Attractions	6,570		—		3,552		—		3,018		—
Ski	3,022		—		—		—		3,022		—
Experiential Lodging	8,936		—		—		—		—		8,936
Fitness & Wellness	58,060		11,055		210		43,770		3,025		—

Cultural	2,962		—		2,962		—		—		—
Total Experiential	98,684		29,662		7,251		43,770		9,065		8,936





Total Investment Spending	$	98,684	$	29,662	$	7,251	$	43,770	$	9,065	$	8,936

2023 DISPOSITIONS
	THREE MONTHS ENDED JUNE 30, 2023						SIX MONTHS ENDED JUNE 30, 2023
INVESTMENT TYPE	TOTAL DISPOSITIONS		NET PROCEEDS FROM SALE OF REAL ESTATE		NET PROCEEDS FROM PAYDOWN OF MORTGAGE NOTES		TOTAL DISPOSITIONS		NET PROCEEDS FROM SALE OF REAL ESTATE		NET PROCEEDS FROM PAYDOWN OF MORTGAGE NOTES

Eat & Play	$	—	$	—	$	—	$	4,029	$	4,029	$	—

Total Experiential	—		—		—		4,029		4,029		—

Total Education	4,344		4,344		—		4,344		4,344		—

Total Education	4,344		—		—		4,344		4,344		—

Total Dispositions	$	4,344	$	—	$	—	$	8,373	$	8,373	$	—



			Q2 2023 Supplemental			Page 19



PROPERTY UNDER DEVELOPMENT - INVESTMENT SPENDING ESTIMATES AT JUNE 30, 2023 (1)
(UNAUDITED, DOLLARS IN THOUSANDS)

	JUNE 30, 2023			OWNED BUILD-TO-SUIT SPENDING ESTIMATES
	PROPERTY UNDER DEVELOPMENT		# OF PROJECTS	3RD QUARTER 2023		4TH QUARTER 2023		1ST QUARTER 2024		2ND QUARTER 2024		THEREAFTER		TOTAL EXPECTED COSTS (2)		% LEASED
Total Build-to-Suit (3)	$	71,754	6	$	28,586	$	28,461	$	25,228	$	8,263	$	32,718	$	195,010	100		%
Non Build-to-Suit Development	8,896

Total Property Under Development	$	80,650

			JUNE 30, 2023	OWNED BUILD-TO-SUIT IN-SERVICE ESTIMATES
			# OF PROJECTS	3RD QUARTER 2023		4TH QUARTER 2023		1ST QUARTER 2024		2ND QUARTER 2024		THEREAFTER		TOTAL IN-SERVICE (2)		ACTUAL IN-SERVICE 2ND QUARTER 2023
Total Build-to-Suit			6	$	5,638	$	5,315	$	6,968	$	104,318	$	72,771	$	195,010	$	33,939

	JUNE 30, 2023			MORTGAGE BUILD-TO-SUIT SPENDING ESTIMATES
	MORTGAGE NOTES RECEIVABLE		# OF PROJECTS	3RD QUARTER 2023		4TH QUARTER 2023		1ST QUARTER 2024		2ND QUARTER 2024		THEREAFTER		TOTAL EXPECTED COSTS (2)
Total Build-to-Suit Mortgage Notes	$	135,630	4	$	14,455	$	19,865	$	18,865	$	14,115	$	21,667	$	224,597
Non Build-to-Suit Mortgage Notes	330,829
Total Mortgage Notes Receivable	$	466,459

(1) This schedule includes only those properties for which the Company has commenced construction as of June 30, 2023.
(2) "Total Expected Costs" and "Total In-Service" each reflect the total capital costs expected to be funded by the Company through completion (including capitalized interest or accrued interest as applicable).
(3) Total Build-to-Suit excludes property under development related to the Company's real estate joint ventures that own an experiential lodging property in Warrens, Wisconsin, Harrisville, Pennsylvania and Breaux Bridge, Louisiana. The Company's investment spending for these joint ventures is estimated at $11.7 million for the remainder of 2023.

Note: This schedule includes future estimates for which the Company can give no assurance as to timing or amounts. Development projects have risks. See Item 1A - "Risk Factors" in the Company's most recent Annual Report on Form 10-K and, to the extent applicable, the Company's Quarterly Reports on Form 10-Q.



			Q2 2023 Supplemental			Page 20



PORTFOLIO DETAIL AS OF JUNE 30, 2023
(UNAUDITED)


PROPERTY TYPE	PROPERTIES	OPERATORS		ANNUALIZED ADJUSTED EBITDAre (1)		STRATEGIC FOCUS

Theatres (2)	171	19		40	%	Reduce
Eat & Play	57	8	(3)	24	%	Grow
Attractions	24	8		11	%	Grow
Ski	11	3		8	%	Grow
Experiential Lodging	7	4		3	%	Grow
Fitness & Wellness	16	6		4	%	Grow
Gaming	1	1		2	%	Grow
Cultural	3	2		1	%	Grow
EXPERIENTIAL PORTFOLIO	290	51		93	%

Early Childhood Education	64	7		5	%	Reduce
Private schools	9	1		2	%	Reduce
EDUCATION PORTFOLIO	73	8		7	%

TOTAL PORTFOLIO	363	59		100	%

(1) See pages 25 through 27 for definitions.

(2) Excludes seven theatres located in Entertainment Districts (included in Eat & Play).
(3) Excludes non-theatre operators at Entertainment districts.



			Q2 2023 Supplemental			Page 21



LEASE EXPIRATIONS
AS OF JUNE 30, 2023
(UNAUDITED, DOLLARS IN THOUSANDS)

YEAR	TOTAL NUMBER OF PROPERTIES	RENTAL REVENUE FOR THE TRAILING TWELVE MONTHS ENDED JUNE 30, 2023 (1)		% OF TOTAL REVENUE
2023	—	$	—	—	%
2024	4	5,379		1	%
2025	3	3,402		—	%
2026	3	8,053		1	%
2027	9	25,907		4	%
2028	15	31,695		5	%
2029	12	19,899		3	%
2030	22	33,437		5	%
2031	13	20,102		3	%
2032	20	30,941		5	%
2033	9	12,538		2	%
2034	40	70,443		10	%
2035	32	77,053		11	%
2036	27	49,444		7	%
2037	32	69,727		10	%
2038	30	35,496		5	%
2039	3	5,384		1	%
2040	4	7,872		1	%
2041	31	18,505		3	%
2042	4	17,052		2	%
Thereafter	8	18,691		3	%
	321	$	561,020	82	%

Note: This schedule excludes non-theatre tenant leases within the Company's entertainment districts, properties under development, land held for development, properties operated by the Company and investments in mortgage notes receivable.

(1) Rental revenue for the trailing twelve months ended June 30, 2023 includes lease revenue related to the Company's existing operating ground leases (leases in which the Company is a sub-lessor) as well as the gross-up of tenant reimbursed expenses recognized during the trailing twelve months ended June 30, 2023 in accordance with Accounting Standards Update (ASU) No. 2016-02 Leases (Topic 842).



			Q2 2023 Supplemental			Page 22



TOP TEN CUSTOMERS BY PERCENTAGE OF TOTAL REVENUE
(UNAUDITED)

		PERCENTAGE OF TOTAL REVENUE	PERCENTAGE OF TOTAL REVENUE
		FOR THE THREE MONTHS ENDED	FOR THE SIX MONTHS ENDED
	CUSTOMERS	JUNE 30, 2023 (1)	JUNE 30, 2023 (1)

1.	AMC Theatres	13.8%	13.8%
2.	Topgolf	13.7%	13.8%
3.	Regal Entertainment Group	12.7%	12.8%
4.	Cinemark	6.1%	6.1%
5.	Vail Resorts	5.1%	4.6%
6.	Premier Parks	4.5%	4.1%
7.	Camelback Resort	3.2%	3.2%
8.	VSS-Southern (2)	2.5%	2.5%
9.	Six Flags	2.5%	2.5%
10.	Endeavor Schools	1.9%	2.1%

	Total	66.0%	65.5%

(1) Excludes deferral collections and prior period stub rent payments received from cash basis tenants recognized as revenue for the three and six months ended June 30, 2023.
(2) Subsequent to June 30, 2023, VSS-Southern was acquired by Santikos Theaters, LLC.



			Q2 2023 Supplemental			Page 23

GUIDANCE

(UNAUDITED, DOLLARS IN MILLIONS, EXCEPT PER SHARE DATA)


MEASURE		2023 GUIDANCE
	YTD ACTUALS	CURRENT			PRIOR (1)
Investment spending	$98.7	$200.0	to	$300.0	$200.0	to	$300.0
Disposition proceeds and mortgage note payoff	$8.4	$31.0	to	$41.0	n/a	to	n/a
Percentage rent	$3.9	$11.0	to	$13.0	$8.5	to	$12.5
General and administrative expense	$29.2	$56.0	to	$58.0	$54.0	to	$57.0
FFO per diluted share	$2.52	$4.97	to	$5.07	n/a	to	n/a
FFO as adjusted (FFOAA) per diluted share	$2.53	$5.05	to	$5.15	n/a	to	n/a

RECONCILIATION FROM NET INCOME AVAILABLE TO COMMON SHAREHOLDERS OF EPR PROPERTIES (PER DILUTED SHARE):	YTD ACTUALS	2023 GUIDANCE
Net income available to common shareholders of EPR Properties	$0.78	$2.14	to	$2.24
Loss (gain) on sale of real estate	0.01	(0.02)
Impairment of real estate investments, net	0.58	0.58
Real estate depreciation and amortization	1.12	2.20
Allocated share of joint venture depreciation	0.06	0.12

Impact of Series C and Series E Dilution, if applicable	(0.03)	(0.05)
FFO available to common shareholders of EPR Properties	$2.52	$4.97	to	$5.07

Severance expense	0.01	0.01
Transaction costs	—	0.08


Credit loss expense (benefit)	—	—

Deferred income tax benefit	—	—

Impact of Series C and Series E Dilution, if applicable	—	(0.01)
FFO as adjusted (FFOAA) available to common shareholders of EPR Properties	$2.53	$5.05	to	$5.15

(1) Due to the uncertainties related to Regal's bankruptcy proceedings, the Company did not previously provide 2023 earnings guidance.

Note: This schedule includes future estimates for which the Company can give no assurance as to timing or amounts. See cautionary statement concerning forward-looking statements on page 3.



			Q2 2023 Supplemental			Page 24

DEFINITIONS - NON-GAAP FINANCIAL MEASURES

EBITDAre

The National Association of Real Estate Investment Trusts (“NAREIT”) developed EBITDAre as a relative non-GAAP financial measure of REITs, independent of a company's capital structure, to provide a uniform basis to measure the enterprise value of a company. Pursuant to the definition of EBITDAre by the Board of Governors of NAREIT, the Company calculates EBITDAre as net income, computed in accordance with GAAP, excluding interest expense (net), income tax expense (benefit), depreciation and amortization, gains and losses from disposition of real estate, impairment losses on real estate, costs associated with loan refinancing or payoff and adjustments for unconsolidated partnerships, joint ventures and other affiliates. Management provides EBITDAre herein because it believes this information is useful to investors as a supplemental performance measure because it can help facilitate comparisons of operating performance between periods and with other REITs. The Company's method of calculating EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. EBITDAre is not a measure of performance under GAAP, does not represent cash generated from operations as defined by GAAP and is not indicative of cash available to fund all cash needs, including distributions. This measure should not be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or cash flows or liquidity as defined by GAAP.

ADJUSTED EBITDAre AND ANNUALIZED ADJUSTED EBITDAre

Management uses Adjusted EBITDAre in its analysis of the performance of the business and operations of the Company. Management believes Adjusted EBITDAre is useful to investors because it excludes various items that management believes are not indicative of operating performance, and because it is an informative measure to use in computing various financial ratios to evaluate the Company. The Company defines Adjusted EBITDAre as EBITDAre (defined above) for the quarter excluding sale participation income, gain on insurance recovery, severance expense, transaction costs, credit loss (benefit) expense, impairment losses on operating lease right-of-use assets and prepayment fees. This number for the quarter is then multiplied by four to get an annual amount. Annualized Adjusted EBITDAre is Adjusted EBITDAre further adjusted to reflect (1) in-service and disposed projects (2) property under development that is build-to-suit at the initial cash yields of the projects upon completion (3) removal of other non-recurring items including out of period deferrals and stub rent payments and (4) annualization of the following items to ultimately reflect the financial results of the trailing twelve months: (i) percentage rent and participating interest income and (ii) adjusted EBITDAre of managed properties and joint ventures.

The Company's method of calculating Adjusted EBITDAre and Annualized Adjusted EBITDAre may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. Adjusted EBITDAre and Annualized Adjusted EBITDAre are not measures of performance under GAAP, do not represent cash generated from operations as defined by GAAP and are not indicative of cash available to fund all cash needs, including distributions. These measures should not be considered as an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or cash flows or liquidity as defined by GAAP.

NET DEBT

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



			Q2 2023 Supplemental			Page 25

NET DEBT TO ADJUSTED EBITDAre RATIO, NET DEBT TO GROSS ASSETS RATIO AND NET DEBT TO TOTAL MARKET CAPITALIZATION RATIO

Net Debt to Adjusted EBITDAre Ratio, Net Debt to Gross Assets Ratio and Net Debt to Total Market Capitalization Ratio are supplemental measures derived from non-GAAP financial measures that the Company uses to evaluate its capital structure and the magnitude of its debt against its operating performance. The Company believes that investors commonly use versions of these ratios in a similar manner. In addition, financial institutions use versions of these ratios in connection with debt agreements to set pricing and covenant limitations. The Company's method of calculating Net Debt to Adjusted EBITDAre Ratio, Net Debt to Gross Assets Ratio and Net Debt to Total Market Capitalization Ratio may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs.

FUNDS FROM OPERATIONS (“FFO”) AND FFO AS ADJUSTED

NAREIT developed FFO as a relative non-GAAP financial measure of performance of an equity REIT in order to recognize that income-producing real estate historically has not depreciated on the basis determined under GAAP and management provides FFO herein because it believes this information is useful to investors in this regard. FFO is a widely used measure of the operating performance of real estate companies and is provided here as a supplemental measure to GAAP net income available to common shareholders and earnings per share. Pursuant to the definition of FFO by the Board of Governors of NAREIT, the Company calculates FFO as net income available to common shareholders, computed in accordance with GAAP, excluding gains and losses from disposition of real estate and impairment losses on real estate, plus real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships, joint ventures and other affiliates. Adjustments for unconsolidated partnerships, joint ventures and other affiliates are calculated to reflect FFO on the same basis. The Company has calculated FFO for all periods presented in accordance with this definition. In addition, the Company presents FFO as adjusted. Management believes it is useful to provide FFO as adjusted as a supplemental measure to GAAP net income available to common shareholders and earnings per share. FFO as adjusted is FFO plus severance expense, transaction costs, credit loss expense (benefit), costs associated with loan refinancing or payoff, preferred share redemption costs and impairment of operating lease right-of-use assets, and by subtracting sale participation income, gain on insurance recovery and deferred income tax expense (benefit). FFO and FFO as adjusted are non-GAAP financial measures. FFO and FFO as adjusted do not represent cash flows from operations as defined by GAAP and are not indicative that cash flows are adequate to fund all cash needs and are not to be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations, cash flows or liquidity as defined by GAAP. It should also be noted that not all REITs calculate FFO and FFO as adjusted the same way so comparisons with other REITs may not be meaningful.

ADJUSTED FUNDS FROM OPERATIONS (“AFFO”)

In addition to FFO, the Company presents AFFO by adding to FFO severance expense, transaction costs, credit loss expense (benefit), costs associated with loan refinancing or payoff, preferred share redemption costs, impairment of operating lease right-of-use assets, termination fees associated with tenants' exercises of public charter school buy-out options, non-real estate depreciation and amortization, deferred financing fees amortization, share-based compensation expense to management and trustees and amortization of above and below market leases, net and tenant allowances and by subtracting sale participation income, maintenance capital expenditures (including second generation tenant improvements and leasing commissions), straight-lined rental revenue (removing the impact of straight-line ground sublease expense), non-cash portion of mortgage and other financing income, gain on insurance recovery and deferred income tax (benefit) expense. AFFO is a widely used measure of the operating performance of real estate companies and is provided here as a supplemental measure to GAAP net income available to common shareholders and earnings per share and management provides AFFO herein because it believes this information is useful to investors in this regard. AFFO is a non-GAAP financial measure. AFFO does not represent cash flows from operations as defined by GAAP and is not indicative that cash flows are adequate to fund all cash needs and is not to be considered an alternative to net income or any other GAAP measure as a measurement of the results of the Company's operations or its cash flows or liquidity as defined by GAAP. It should also be noted that not all REITs calculate AFFO the same way so comparisons with other REITs may not be meaningful.



			Q2 2023 Supplemental			Page 26

INTEREST COVERAGE RATIO

The interest coverage ratio is calculated as the interest coverage amount divided by interest expense, gross. The Company calculates the interest coverage amount by adding to net income impairment charges, credit loss (benefit) expense, transaction costs, interest expense, gross (including interest expense in discontinued operations), severance expense, depreciation and amortization, share-based compensation expense to management and trustees and costs associated with loan refinancing or payoff; subtracting sale participation income, interest cost capitalized, straight-line rental revenue, gain on early extinguishment of debt, gain (loss) on sale of real estate from continuing and discontinued operations, gain on insurance recovery, gain on previously held equity interest, gain on early extinguishment of debt, prepayment fees and deferred income tax benefit (expense). The Company calculates interest expense, gross, by adding to interest expense, net, interest income and interest cost capitalized. The Company considers the interest coverage ratio to be an appropriate supplemental measure of a company’s ability to meet its interest expense obligations and management believes it is useful to investors in this regard. The Company's calculation of the interest coverage ratio may be different from the calculation used by other companies, and therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.

FIXED CHARGE COVERAGE RATIO

The fixed charge coverage ratio is calculated in exactly the same manner as the interest coverage ratio, except that interest expense, gross and preferred share dividends are also added to the denominator. The Company considers the fixed charge coverage ratio to be an appropriate supplemental measure of a company’s ability to make its interest and preferred share dividend payments and management believes it is useful to investors in this regard. The Company's calculation of the fixed charge coverage ratio may be different from the calculation used by other companies and, therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.

DEBT SERVICE COVERAGE RATIO

The debt service coverage ratio is calculated in exactly the same manner as the interest coverage ratio, except that interest expense, gross and recurring principal payments are also added to the denominator. The Company considers the debt service coverage ratio to be an appropriate supplemental measure of a company’s ability to make its debt service payments and management believes it is useful to investors in this regard. The Company's calculation of the debt service coverage ratio may be different from the calculation used by other companies and, therefore, comparability may be limited. This information should not be considered as an alternative to any GAAP liquidity measures.

NON-GAAP PRO-RATA FINANCIAL INFORMATION - UNCONSOLIDATED JOINT VENTURES

This information includes non-GAAP financial measures. The Company's share of unconsolidated joint ventures is derived on an entity-by-entity basis by applying its ownership percentage to each line item in the GAAP financial statements of these properties to calculate its share of that line item. The Company believes this form of presentation offers insights into the financial performance and condition of our Company as a whole, given the significance of its unconsolidated joint ventures that are accounted for under the equity method of accounting, although the presentation of such information may not accurately depict the legal and economic implications of holding an unconsolidated joint venture. The Company's method of calculating its proportionate interest may be different from methods used by other REITs and, accordingly, may not be comparable to such other REITs. The Company does not control the unconsolidated joint venture for purposes of GAAP and the presentation of the assets and liabilities and revenues and expenses do not represent a legal claim to such items. Due to these limitations, the non-GAAP pro-rata financial information should not be considered in isolation or as a substitute for the Company's consolidated financial statements as reported under GAAP.



			Q2 2023 Supplemental			Page 27

Appendix to Supplemental Operating and Financial Data

Reconciliation of Certain Non-GAAP Financial Measures

Second Quarter Ended June 30, 2023



			Q2 2023 Supplemental			Page 28


CALCULATION OF INTEREST, FIXED CHARGE AND DEBT SERVICE COVERAGE RATIOS
(UNAUDITED, DOLLARS IN THOUSANDS)
INTEREST COVERAGE RATIO (1):	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Net income	$	13,600	$	57,657	$	42,329	$	50,799	$	40,909	$	42,192
Impairment charges	43,785		—		22,998		—		—		4,351
Impairment charges on joint ventures	—		—		—		—		647		—
Severance expense	547		—		—		—		—		—
Transaction costs	36		270		993		148		1,145		2,247
Credit loss (benefit) expense	(275)		587		1,369		241		9,512		(306)
Interest expense, gross	33,541		33,510		33,522		33,595		33,512		33,483

Depreciation and amortization	43,705		41,204		41,303		41,539		40,766		40,044
Share-based compensation expense
to management and trustees	4,477		4,322		4,114		4,138		4,169		4,245


Sale participation income	—		—		(9,134)		—		—		—
Interest cost capitalized	(846)		(783)		(680)		(335)		(71)		(200)
Straight-line rental revenue	(1,149)		(2,105)		(2,291)		(2,374)		(1,733)		(595)

Loss (gain) on sale of real estate	575		560		(347)		(304)		—		—
Gain on insurance recovery	—		—		—		—		—		(552)



Deferred income tax benefit	(92)		(90)		(132)		(37)		—		—
Interest coverage amount	$	137,904	$	135,132	$	134,044	$	127,410	$	128,856	$	124,909

Interest expense, net	$	31,591	$	31,722	$	31,879	$	32,747	$	33,289	$	33,260
Interest income	1,104		1,005		963		513		152		23
Interest cost capitalized	846		783		680		335		71		200
Interest expense, gross	$	33,541	$	33,510	$	33,522	$	33,595	$	33,512	$	33,483

Interest coverage ratio	4.1		4.0		4.0		3.8		3.8		3.7

FIXED CHARGE COVERAGE RATIO (1):
Interest coverage amount	$	137,904	$	135,132	$	134,044	$	127,410	$	128,856	$	124,909

Interest expense, gross	$	33,541	$	33,510	$	33,522	$	33,595	$	33,512	$	33,483
Preferred share dividends	6,040		6,033		6,042		6,033		6,033		6,033
Fixed charges	$	39,581	$	39,543	$	39,564	$	39,628	$	39,545	$	39,516
Fixed charge coverage ratio	3.5		3.4		3.4		3.2		3.3		3.2

DEBT SERVICE COVERAGE RATIO (1):
Interest coverage amount	$	137,904	$	135,132	$	134,044	$	127,410	$	128,856	$	124,909
Interest expense, gross	$	33,541	$	33,510	$	33,522	$	33,595	$	33,512	$	33,483
Recurring principal payments	—		—		—		—		—		—
Debt service	$	33,541	$	33,510	$	33,522	$	33,595	$	33,512	$	33,483
Debt service coverage ratio	4.1		4.0		4.0		3.8		3.8		3.7

(1) See pages 25 through 27 for definitions.



			Q2 2023 Supplemental			Page 29


RECONCILIATION OF INTEREST COVERAGE AMOUNT TO NET CASH PROVIDED BY OPERATING ACTIVITIES
(UNAUDITED, DOLLARS IN THOUSANDS)

The interest coverage amount per the table on page 29 is a non-GAAP financial measure and should not be considered an alternative to any GAAP liquidity measures. It is most directly comparable to the GAAP liquidity measure, “Net cash provided by operating activities,” and is not directly comparable to the GAAP liquidity measures, “Net cash used by investing activities” and “Net cash provided by financing activities.” The interest coverage amount can be reconciled to “Net cash provided by operating activities” per the consolidated statements of cash flows as follows:
	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022

Net cash provided by operating activities	$	99,358	$	121,530	$	92,041	$	132,625	$	88,963	$	128,087

Equity in (loss) income from joint ventures	(615)		(1,985)		(3,559)		572		1,421		(106)
Distributions from joint ventures	—		—		—		—		(780)		—
Amortization of deferred financing costs	(2,150)		(2,129)		(2,109)		(2,090)		(2,090)		(2,071)
Amortization of above and below market leases, net and tenant allowances	185		89		90		89		89		87
Changes in assets and liabilities, net:
Amortization of operating lease assets and liabilities	(143)		(317)		(226)		(337)		51		49
Mortgage notes and related accrued interest receivable	621		296		576		274		(40)		(310)
Accounts receivable	2,749		(2,998)		188		(3,994)		(4,744)		(17,424)


Other assets	(95)		6,276		(617)		(2,812)		(1,959)		5,861
Accounts payable and accrued liabilities	3,395		(8,861)		9,186		(20,807)		12,177		(15,132)
Unearned rents and interest	2,774		(7,661)		16,064		(7,144)		2,915		(9,067)

Straight-line rental revenue	(1,149)		(2,105)		(2,291)		(2,374)		(1,733)		(595)
Interest expense, gross	33,541		33,510		33,522		33,595		33,512		33,483
Interest cost capitalized	(846)		(783)		(680)		(335)		(71)		(200)
Sale participation income	—		—		(9,134)		—		—		—
Transaction costs	36		270		993		148		1,145		2,247

Severance expense (cash portion)	243		—		—		—		—		—


Interest coverage amount (1)	$	137,904	$	135,132	$	134,044	$	127,410	$	128,856	$	124,909

Net cash used by investing activities	$	(27,961)	$	(61,510)	$	(79,920)	$	(67,945)	$	(178,685)	$	(25,035)

Net cash used by financing activities	$	(68,201)	$	(71,486)	$	(67,677)	$	(67,524)	$	(67,898)	$	(66,293)

(1) See pages 25 through 27 for definitions.



			Q2 2023 Supplemental			Page 30


RECONCILIATION OF EBITDAre, ADJUSTED EBITDAre AND ANNUALIZED ADJUSTED EBITDAre
(UNAUDITED, DOLLARS IN THOUSANDS)
ADJUSTED EBITDAre (2):	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Net income	$	13,600	$	57,657	$	42,329	$	50,799	$	40,909	$	42,192
Interest expense, net	31,591		31,722		31,879		32,747		33,289		33,260
Income tax expense	347		341		86		388		444		318
Depreciation and amortization	43,705		41,204		41,303		41,539		40,766		40,044
Loss (gain) on sale of real estate	575		560		(347)		(304)		—		—

Impairment of real estate investments, net	43,785		—		21,030		—		—		4,351



Allocated share of joint venture depreciation	2,162		2,055		1,833		2,093		1,996		1,487
Allocated share of joint venture interest expense	2,172		2,083		2,215		1,822		1,276		1,121
Impairment charges on joint ventures	—		—		—		—		647		—
EBITDAre	$	137,937	$	135,622	$	140,328	$	129,084	$	119,327	$	122,773
Sale participation income (1)	—		—		(9,134)		—		—		—
Gain on insurance recovery (1)	—		—		—		—		—		(552)
Severance expense	547		—		—		—		—		—


Transaction costs	36		270		993		148		1,145		2,247

Credit loss (benefit) expense	(275)		587		1,369		241		9,512		(306)



Impairment of operating lease right-of-use assets	—		—		1,968		—		—		—

Adjusted EBITDAre (for the quarter)	$	138,245	$	136,479	$	135,524	$	129,473	$	129,984	$	124,162
Adjusted EBITDAre (3)	$	552,980	$	545,916	$	542,096	$	517,892	$	519,936	$	496,648

ANNUALIZED ADJUSTED EBITDAre (2):
Adjusted EBITDAre (for the quarter)	$	138,245	$	136,479	$	135,524	$	129,473	$	129,984	$	124,162

In-service and disposition adjustments (4)	551		712		602		305		3,063		855
Managed and JV property adjustments (5)	(960)		502		3,370		—		—		—
Property under development adjustments (6)	1,462		1,716		1,522		—		—		—
Percentage rent/participation adjustments (5)	483		395		(2,824)		797		1,481		(693)
Deferral and stub rent collections not previously recognized (5)	(8,038)		(6,776)		(5,012)		(5,432)		(5,038)		(1,609)
Non-recurring adjustments (7)	(97)		902		(462)		6,345		(1,093)		(538)
Annualized Adjusted EBITDAre (for the quarter)	$	131,646	$	133,930	$	132,720	$	131,488	$	128,397	$	122,177
Annualized Adjusted EBITDAre (8)	$	526,584	$	535,720	$	530,880	$	525,952	$	513,588	$	488,708












See footnotes on following page.



			Q2 2023 Supplemental			Page 31


(1) Included in other income in the consolidated statements of income in the Company's Annual Reports on Form 10-K and the Company's Quarterly Reports on Form 10-Q. Reconciliation is as follows:
	2ND QUARTER 2023		1ST QUARTER 2023		4TH QUARTER 2022		3RD QUARTER 2022		2ND QUARTER 2022		1ST QUARTER 2022
Income from settlement of foreign currency swap contracts	$	216	$	224	$	246	$	159	$	26	$	45
Sale participation income	—		—		9,134		—		—		—
Gain on insurance recovery	—		—		—		—		—		552
Operating income from operated properties	9,765		9,101		7,325		11,186		9,370		8,648

Miscellaneous income	143		8		51		15		565		60
Other income	$	10,124	$	9,333	$	16,756	$	11,360	$	9,961	$	9,305













(2) See pages 25 through 27 for definitions.
(3) Adjusted EBITDAre for the quarter is multiplied by four to calculate an annualized amount.

(4) Adjustments for rental properties commencing or terminating GAAP net operating income during the quarter and adjustments to revenue from mortgage notes receivable to be consistent with end of quarter balance.
(5) To annualize amounts from the actual latest quarterly amount to the trailing 12 month amount divided by four and remove non-recurring, out-of-period deferred and stub rent collections.
(6) To add in income for property under development that is build-to-suit at the initial cash yields of the projects upon completion.
(7) Adjustments for various non-recurring items during the quarter.
(8) Annualized Adjusted EBITDAre for the quarter is multiplied by four to calculate an annual amount.



			Q2 2023 Supplemental			Page 32

DEI Information Document	Aug. 02, 2023
Document Information [Line Items]
Entity Central Index Key	0001045450
Document Type	8-K
Document Period End Date	Aug. 02, 2023
Entity Registrant Name	EPR Properties
Entity Incorporation, State or Country Code	MD
Entity File Number	001-13561
Entity Tax Identification Number	43-1790877
Entity Address, Address Line One	909 Walnut Street,
Entity Address, Address Line Two	Suite 200
Entity Address, City or Town	Kansas City,
Entity Address, State or Province	MO
Entity Address, Postal Zip Code	64106
City Area Code	(816)
Local Phone Number	472-1700
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Entity Emerging Growth Company	false
Amendment Flag	false
Common Stock [Member]
Document Information [Line Items]
Title of 12(b) Security	Common shares, par value $0.01 per share
Trading Symbol	EPR
Security Exchange Name	NYSE
Series C Preferred Stock [Member]
Document Information [Line Items]
Title of 12(b) Security	5.75% Series C cumulative convertible preferred shares, par value $0.01 per share
Trading Symbol	EPR PrC
Security Exchange Name	NYSE
Series E Preferred Stock [Member]
Document Information [Line Items]
Title of 12(b) Security	9.00% Series E cumulative convertible preferred shares, par value $0.01 per share
Trading Symbol	EPR PrE
Security Exchange Name	NYSE
Series G Preferred Stock [Member]
Document Information [Line Items]
Title of 12(b) Security	5.75% Series G cumulative redeemable preferred shares, par value $0.01 per share
Trading Symbol	EPR PrG
Security Exchange Name	NYSE

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