EGP

• FFO excluding gain on involuntary conversion and business interruption claims was $2.36 per diluted share, up 6.8% year-over-year.
• Same property net operating income, excluding lease terminations, increased 6.2% on a straight-line basis and 8.3% on a cash basis.
• Operating portfolio was 96.8% leased and 95.6% occupied as of June 30, 2026.
• Company projects $325 million of development starts for 2026.

2.02 Results of Operations and Financial Condition · 9.01 Financial Statements and Exhibits

• Shareholders ratified the appointment of KPMG LLP as independent registered public accounting firm for fiscal year ending December 31, 2026, with 49,057,541 votes for and 1,956,115 against.
• The non-binding advisory vote on named executive officer compensation passed with 46,891,644 votes for, 1,395,536 against, and 51,637 abstentions.
• Director votes ranged from 46,780,883 (Mary E. McCormick) to 48,279,686 (Pamela J. Kessler) in favor, with broker non-votes of 2,688,092 on each director election.
• The report was filed under Item 5.07 to disclose the results of the shareholder votes at the annual meeting.

5.07 Submission of Matters to a Vote of Security Holders

• FFO per diluted share was $2.34 for Q1 2026, up 8.8% from $2.15 in Q1 2025; FFO excluding gain on involuntary conversion and business interruption claims was $2.30, up 8.5%.
• Same property net operating income, excluding lease termination income, increased 7.5% on a straight-line basis and 9.2% on a cash basis for Q1 2026 versus Q1 2025.
• Operating portfolio was 96.5% leased and 95.9% occupied as of March 31, 2026; rental rates on new and renewal leases increased an average of 36.8% on a straight-line basis.
• For full-year 2026, the company estimates EPS in the range of $5.66 to $5.86 and FFO per diluted share in the range of $9.46 to $9.66.

2.02 Results of Operations and Financial Condition · 9.01 Financial Statements and Exhibits

• FFO, excluding gain on involuntary conversion and business interruption claims, was $2.34 per diluted share for Q4 2025, up 8.8% year-over-year.
• Same property net operating income, excluding lease termination income, increased 8.5% on a straight-line basis and 8.4% on a cash basis for Q4 2025.
• Operating portfolio was 97.0% leased and 96.5% occupied as of December 31, 2025.
• Rental rates on new and renewal leases increased an average of 34.6% on a straight-line basis in Q4 2025.

2.02 Results of Operations and Financial Condition · 9.01 Financial Statements and Exhibits

• John F. Coleman, EVP of Eastern Region, will retire and resign effective June 30, 2026; Todd Johnson appointed to succeed him as EVP of Eastern Region.
• The company expects to enter into a Severance and Change in Control Agreement with Michelle Rayner in the form filed with its 2024 Form 10-K.
• The leadership changes were announced in a press release furnished as Exhibit 99.1 to the Form 8-K.

5.02 Departure of Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The agreement involves multiple sales agents, forward sellers, and forward purchasers, including Robert W. Baird, BofA Securities, Jefferies, J.P. Morgan, and others.
• Commissions to sales agents will not exceed 1.5% of gross sales price per share sold.
• The company terminated its prior at-the-market program dated October 25, 2024, which had approximately $520.1 million in unsold shares remaining.
• Net proceeds are intended for general corporate purposes, including working capital, debt repayment, and industrial property acquisitions or development.

8.01 Other Events · 9.01 Financial Statements and Exhibits

• The Company elected Daily Simple SOFR with a margin of 0.85% as of November 19, 2025, and entered into interest rate swaps to fix the weighted average interest rate at 4.15% per annum.
• The Company amended its $625.0 million Sixth Amended and Restated Credit Agreement to remove the upward 0.10% interest rate adjustment for SOFR loans.
• Amendments were also made to six other credit facilities (working cash facility and five term loans) to remove the same 0.10% SOFR interest rate adjustment.
• The Loan Agreement and Revolver Amendment were filed as exhibits to the 8-K.

1.01 Entry into a Material Definitive Agreement · 2.03 Creation of a Direct Financial Obligation or an Obligation under an Off-Balance Sheet Arrangement · 8.01 Other Events · 9.01 Financial Statements and Exhibits

• FFO per diluted share was $2.27 for Q3 2025, up 6.6% from $2.13 in Q3 2024.
• Same property net operating income, excluding lease terminations, increased 7.7% on a straight-line basis and 6.9% on a cash basis for Q3 2025.
• Operating portfolio was 96.7% leased and 95.9% occupied as of September 30, 2025.
• Company raised quarterly dividend by 10.7% to $1.55 per share, the 183rd consecutive quarterly cash dividend.

2.02 Results of Operations and Financial Condition · 9.01 Financial Statements and Exhibits