FVR

• The agreement allows the company to sell shares of common stock with an aggregate gross sales price of up to $125.0 million under a continuous offering program.
• Approximately $50.7 million of shares had already been sold under the prior agreement, leaving about $74.3 million available for future sales.
• Sales may be made through agents as 'at-the-market' offerings or in negotiated transactions, with commissions up to 2.0% of gross sales price.
• The company may also enter into forward sale agreements, including contingent and non-contingent forward transactions, with various financial institutions.

1.01 Entry into a Material Definitive Agreement · 9.01 Financial Statements and Exhibits

• Acquired 17 properties for $58.2 million at an average capitalization rate of 7.34% and sold 10 properties for $22.9 million in gross proceeds.
• Occupancy was 99.4% as of June 30, 2026, with a portfolio of 316 properties and annualized base rent of $66.9 million.
• Total liquidity was $208.2 million, including cash, undrawn credit facility, undrawn preferred stock, and unsettled forward equity.
• Raised 2026 AFFO per share guidance to $1.32–$1.34 and net investment guidance to approximately $120.0 million.
• Declared a quarterly dividend of $0.215 per common share, payable October 15, 2026.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The company sold 10 properties for $22.9 million in Q2 and 15 properties for $32.5 million year-to-date.
• FrontView raised $50.5 million through an at-the-market equity offering, selling 2,588,775 shares at a weighted average gross price of $19.50 per share.
• The company increased its 2026 net investment guidance from $100 million to $110 million.
• As of quarter-end, FrontView had $50.0 million remaining capacity under its Series A Convertible Preferred Equity commitment and approximately $32.2 million in estimated net proceeds from unsettled forward equity sales.

7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• FrontView REIT furnished update slides for NAREIT's REITweek 2026 Investor Conference on June 1, 2026.
• FrontView signed a multi-year lease with Amazon for a former Walgreens in Durham, NC, at approximately the same rent with 2% annual escalators.
• The company reduced Dollar Tree concentration from 3.1% to 1.8% of ABR and increased top 100 MSA concentration to 77.5%.
• Tim McHugh, Co-President and CFO of Welltower, was added to FrontView's Board of Directors.

7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• McHugh is Co-President and Chief Financial Officer of Welltower Inc., a public REIT focused on senior housing.
• He will receive compensation under the company's non-employee director compensation policy and will enter into the standard form of indemnification agreement.
• The board has not yet determined which committees, if any, McHugh will join.
• A press release announcing the appointment was issued on May 28, 2026.

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

• FrontView REIT, Inc. held its 2026 Annual Meeting of Stockholders on May 27, 2026.
• Stockholders elected all seven director nominees to serve until the 2027 annual meeting.
• Stockholders ratified the appointment of KPMG LLP as the independent registered public accounting firm for fiscal year ending December 31, 2026.
• The ratification of KPMG received 17,566,849 votes for, 197,156 against, and 32,116 abstained.

5.07 Submission of Matters to a Vote of Security Holders

• Revenue for Q1 2026 was $18.2 million, up from $16.2 million in Q1 2025.
• The company acquired 10 properties for $33.9 million and sold 5 properties for $9.7 million in gross proceeds during the quarter.
• Full-year 2026 AFFO per share guidance was raised to $1.29–$1.33 from $1.27–$1.32, with net investment activity guidance maintained at approximately $100.0 million.
• A quarterly dividend of $0.215 per common share was declared, payable on July 15, 2026.

2.02 Results of Operations and Financial Condition · 7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits

• The company sold 5 properties for $9.7 million, including 2 occupied properties with a cash yield of 6.89% and weighted average lease term of 8.0 years.
• Net investment activity totaled $24 million, in line with guidance, according to Chairman and CEO Stephen Preston.
• The company reaffirmed its fully funded $100 million net investment target for 2026.
• The press release was furnished under Item 7.01 Regulation FD Disclosure and is not deemed filed for SEC purposes.

7.01 Regulation FD Disclosure · 9.01 Financial Statements and Exhibits