NYSE: FVR

As of December 31, 2025, our portfolio comprised approximately 2.7 million rentable square feet of operational space and was highly diversified based on tenant, industry, and geography. As of December 31, 2025, our properties were located in 37 U.S. states, with no single state exceeding 14.9% of our ABR with 78.1% of our properties in the top 100 MSAs. Our portfolio’s occupancy rate was 98.7% as of December 31, 2025. Our properties were leased to 321 tenants that represented 155 different brands, with no single tenant brand accounting for more than 3.51% of our ABR. As of December 31, 2025, approximately 34.8% of our tenants had an investment-grade credit rating. As of December 31, 2025, approximately 97.3% of our leases (based on ABR) had contractual rent escalations, including the option terms. As of December 31, 2025, the ABR weighted average remaining term of our leases was approximately 7.4 years, excluding renewal options. As of December 31, 2025, no more than 11.1% of our rental revenue was derived from leases that expire in any single year prior to 2030. For the year ended December 31, 2025, we had total rental revenues of $66.5 million, a net loss of $5.6 million and funds from operations (“FFO”) of $26.1 million.

Our History

FrontView REIT, Inc. was formed on June 23, 2023 as a Maryland corporation and is the successor to the Predecessor, a private net lease company formed in 2016 that focused on outparcel acquisitions. FrontView Operating Partnership LP (the “OP”), is the entity through which the Company conducts its business and owns all of the Company’s properties either directly or indirectly through subsidiaries. Upon the closing of the initial public offering (“IPO”), the Company is the sole managing member of the OP. The units not owned by the Company in the OP are referred to as OP Units or non-controlling interests.

On October 2, 2024, the Company, through a series of REIT Contribution Transactions and completion of the Internalization, created an umbrella partnership real estate investment trust (“UPREIT”) structure with a publicly-traded REIT that is internally managed and owns all of its assets and conducts all of its business through the OP.

On October 3, 2024, the Company completed its IPO on the New York Stock Exchange (“NYSE”) under the symbol “FVR” and issued 13,200,000 shares of Common Stock at an initial public offering price of $19.00 per share (the “IPO Price”). As part of the IPO, the underwriters were granted an option, exercisable within 30 days from October 3, 2024, to purchase up to an additional 1,980,000 shares of Common Stock at the IPO Price, less underwriting discounts and commissions. On October 23, 2024, the underwriters partially exercised their option by purchasing an additional 1,090,846 shares of common stock. The Company received total net proceeds of $271.5 million, net of transaction costs and underwriting discounts of $24.1 million.

Our Real Estate Investment Portfolio

To achieve an appropriate risk-adjusted return, we seek to maintain a highly diversified portfolio of properties located in prominent areas with direct frontage on high-traffic roads that are visible to consumers. We aim to ensure diversity across geographic locations, tenants, and brands, and to enable cross-diversification within each category. We discuss below our portfolio diversification based on several different metrics and information provided as of December 31, 2025.

3

Diversification by Tenant Brand

We typically seek tenants that operate service-oriented businesses, such as restaurants, automotive, medical and dental providers, financial institutions, cellular stores, general retail, fitness, car wash, gas and convenience, other service, necessity, and discount concepts typically leased to national and regional brands and franchisees. As of December 31, 2025, our properties were occupied by 321 tenants that operated 155 different brands, with no single tenant brand accounting for more than 3.51% of our ABR.

The following table sets forth information with respect to each of our top tenant brands (based on ABR) as of December 31, 2025:

#

Tenant concepts

# of leases

% of ABR

Investment grade rated

1

Dollar Tree

14

3.51

%

Yes

2

Verizon

10

2.85

%

Yes

3

Fast Pace Urgent Care

8

2.80

%

—

4

Raising Canes

6

2.39

%

—

5

LA Fitness

3

2.14

%

—

6

Oak Street Health

6

2.11

%

—

7

Dick's

1

2.07

%

Yes

8

IHOP

7

1.97

%

—

9

Mammoth Car Wash

6

1.95

%

—

10

Bank of America

5

1.90

%

Yes

11

LA-Z-Boy

3

1.83

%

—

12

Adams Auto Group

2

1.74

%

—

13

AT&T

6

1.70

%

Yes

14

T-Mobile

9

1.66

%

Yes

15

Chili's

3

1.57

%

—

16

PNC Bank

5

1.56

%

Yes

17

CVS

3

1.44

%

Yes

18

Range USA

2

1.40

%

—

19

Wells Fargo

3

1.39

%

Yes

20

Advance Auto Parts

7

1.36

%

—

21

St. Joseph Hospice

2

1.35

%

—

22

Heartland Dental

5

1.31

%

—

23

Lowe's Home Improvement

1

1.19

%

Yes

24

Charles Schwab

1

1.13

%

Yes

25

VASA Fitness

1

1.12

%

—

26

Aspen Dental

5

1.08

%

—

27

Parachute Plasma

2

1.06

%

—

28

WSS

2

1.03

%

Yes

29

Wendy's

5

1.02

%

—

30

Wellnow

4

1.01

%

—

31

Walmart

1

1.00

%

Yes

32

Best Buy

1

0.97

%

Yes

33

Andy's Frozen Custard

4

0.97

%

—

34

Burger King

4

0.96

%

—

35

Edge Fitness

1

0.96

%

—

36

Chase Bank

3

0.96

%

Yes

37

Floor & Decor

1

0.95

%

—

38

Applebee's

3

0.92

%

—

39

Walgreens

2

0.91

%

—

40

Stop & Shop Gas

3

0.90

%

Yes

41

Dollar General

4

0.87

%

Yes

42

Sleep Number

3

0.77

%

—

43

Avis

1

0.76

%

—

44

Chuy's Mexican

2

0.75

%

Yes

45

Texas Roadhouse

2

0.75

%

—

46

Take 5 Oil Change

5

0.73

%

—

47

Exxon

2

0.73

%

—

48

Chipotle

4

0.72

%

—

4

49

Auto Saavy

1

0.71

%

—

50

Physicians Immediate Care

2

0.67

%

—

51

Harbor Freight

2

0.64

%

—

52

O'Reilly Auto Parts

4

0.63

%

Yes

53

AutoZone

3

0.63

%

Yes

54

WellMed

1

0.62

%

Yes

55

Planet Fitness

1

0.61

%

—

56

McAlister's Deli

3

0.61

%

—

57

7 Brew

3

0.58

%

—

58

Starbucks

4

0.57

%

Yes

59

Circle K

2

0.55

%

Yes

60

Fulton Bank

1

0.53

%

Yes

61

Longhorn Steakhouse

2

0.52

%

Yes

62

FitzMark

1

0.52

%

—

63

Trinity Medical Center

1

0.51

%

—

64

Panera Bread

2

0.51

%

Yes

65

Miller's Ale House

1

0.50

%

—

66

Ted's Café Escondido

1

0.49

%

—

67

Taco Bell

2

0.47

%

—

68

Xfinity

2

0.47

%

Yes

69

Grifols

1

0.47

%

—

70

Hooters

2

0.46

%

—

71

Buffalo Wild Wings

1

0.46

%

—

72

Saltgrass Steakhouse

1

0.46

%

—

73

Sonic

3

0.46

%

—

74

Jared

2

0.45

%

Yes

75

Byrider

1

0.42

%

—

76

Mattress Firm

2

0.42

%

—

77

Staples

1

0.41

%

—

78

Arby's

2

0.40

%

—

79

7-Eleven

2

0.40

%

Yes

80

Quick Clean Carwash

1

0.40

%

—

81

Caliber Collision

1

0.40

%

—

82

Caliber Car Wash

1

0.40

%

—

83

Delta Community Credit Union

1

0.39

%

—

84

Diamonds Direct

1

0.39

%

Yes

85

Southern Immediate Urgent Care

1

0.38

%

—

86

BP

1

0.38

%

—

87

Rise

1

0.37

%

—

88

Big Blue Swim School

1

0.36

%

—

89

Meineke

2

0.36

%

—

90

Chuck E Cheese

1

0.35

%

—

91

Pizza Hut

2

0.35

%

—

92

UTMB Health

1

0.35

%

Yes

93

Skechers

1

0.34

%

—

94

Friendly's

1

0.34

%

—

95

Smokey Bones

1

0.34

%

—

96

Slim Chickens

1

0.33

%

—

97

Sherwin Williams

2

0.32

%

Yes

98

Hook & Reel

1

0.31

%

—

99

Olive Garden

1

0.30

%

Yes

100

Mavis Discount Tire

1

0.30

%

—

101

Hops N Drops

1

0.30

%

—

102

Trophy Fuel & Wash

1

0.29

%

—

103

City Barbeque

1

0.29

%

—

104

Citizens Bank

1

0.29

%

Yes

5

105

AMERA Gas Station

1

0.29

%

—

106

Roots Oil

1

0.28

%

—

107

H&R Block

1

0.28

%

Yes

108

Action Behavior Centers

1

0.27

%

—

109

National Tire & Battery

1

0.27

%

—

110

pOpshelf

1

0.26

%

Yes

111

Stanton Optical

1

0.26

%

—

112

HTeaO

2

0.25

%

—

113

My Eyelab

1

0.25

%

—

114

Express Oil

1

0.25

%

—

115

Wing Daddy’s

1

0.24

%

—

116

American Family Care

1

0.24

%

—

117

Consumers Credit Union

1

0.24

%

—

118

Jiffy Lube

1

0.23

%

—

119

Strickland Brothers

1

0.22

%

—

120

Take 5 Car Wash

1

0.22

%

—

121

Banner Health

1

0.22

%

Yes

122

Twin Peaks

1

0.22

%

—

123

Aaron's

1

0.22

%

—

124

BMO

1

0.22

%

Yes

125

MedExpress Urgent Care

1

0.21

%

Yes

126

Republic Bank

1

0.21

%

—

127

Sage Dental

1

0.20

%

—

128

McDonalds

1

0.19

%

Yes

129

Long John Silvers

1

0.19

%

—

130

Panda Express

1

0.18

%

—

131

Urgent Team

1

0.18

%

—

132

America's Best

1

0.18

%

—

133

Chicken Salad Chick

1

0.18

%

—

134

MOD Pizza

1

0.17

%

—

135

Elias Diamonds

1

0.16

%

—

136

Zip Car Wash

1

0.15

%

—

137

Go Health

1

0.15

%

—

138

Popeyes

1

0.15

%

—

139

Bojangles

1

0.14

%

—

140

Granny's

1

0.14

%

—

141

Valero

1

0.13

%

—

142

Nothing Bundt Cakes

1

0.13

%

—

143

Jimmy John's

1

0.12

%

—

144

Tumbleweed, Inc.

1

0.11

%

—

145

Dunkin Donuts

1

0.11

%

—

146

Church's Chicken

1

0.11

%

—

147

Falafel King

1

0.11

%

—

148

Tropical Smoothie

1

0.10

%

—

149

Firehouse Subs

1

0.09

%

—

150

Valvoline

1

0.09

%

—

151

Auto Glass Now

1

0.06

%

—

152

Miracle Ear

1

0.06

%

—

153

Marquette Bank

1

0.05

%

—

154

Regions Banks ATM

1

0.02

%

Yes

155

By Gollys

2

0.00

%

—

Total Portfolio

321

100.0

%

6

Diversification by Tenant Industry

The following chart shows a breakdown of our ABR by the tenant industries that comprised our portfolio as of December 31, 2025:

Industry Pie Chart

7

Diversification by Geography

As of December 31, 2025, our properties were located in 37 U.S. states, with no single state exceeding 14.9% of our ABR. The following table sets forth information with respect to geographic diversification by state in our portfolio (based on ABR) as of December 31, 2025:

(in thousands, except for # of properties and percentages)

State

# of properties

Square feet

% of ABR

IL

37

379

14.9

%

TX

24

151

8.3

%

GA

22

157

7.3

%

NC

15

193

6.0

%

FL

14

135

4.9

%

OH

21

125

4.8

%

VA

15

90

4.6

%

IN

15

79

4.2

%

TN

12

95

4.2

%

PA

8

145

4.0

%

NY

8

242

3.4

%

SC

10

87

2.8

%

MO

9

55

2.7

%

OK

10

50

2.5

%

AL

9

40

2.4

%

MN

7

72

2.3

%

MD

6

43

2.3

%

MI

8

49

2.2

%

AZ

6

40

2.2

%

LA

4

47

1.9

%

KS

6

37

1.8

%

NJ

8

43

1.8

%

ME

3

186

1.7

%

KY

8

40

1.6

%

CT

2

5

0.7

%

MS

2

13

0.7

%

CO

2

10

0.5

%

UT

2

22

0.5

%

NE

2

20

0.5

%

NV

1

4

0.4

%

AR

1

3

0.4

%

WI

1

10

0.3

%

ID

1

6

0.3

%

RI

1

1

0.3

%

SD

1

10

0.2

%

MA

1

2

0.2

%

WV

1

1

0.2

%

Total

303

2,687

100.0

%

Property Acquisitions

Our acquisitions team presents potential transactions to the Real Estate Investment Committee for approval. Subsequent to December 31, 2024, the board of directors approved revisions to the thresholds that the Real Estate Investment Committee is required to approve. The Real Estate Investment Committee is now responsible for approving (i) the acquisition or disposition of any single property greater than $5.0 million, (ii) the acquisition of properties in the aggregate amount up to $150.0 million in any one calendar quarter, and (iii) the disposition of properties in an aggregate amount up to $30.0 million in any one calendar quarter, in each case, prior to consulting with our board of directors. Further, the Real Estate Investment Committee is responsible for recommending that the full board of directors approve, (i) individual property acquisitions or dispositions that exceed $25.0 million in value, (ii) the acquisition of

8

properties that exceed an aggregate amount of $150.0 million in any one calendar quarter and (iii) disposition of properties that exceed an aggregate amount of $30.0 million in any one calendar quarter.

Our Leases

Lease Maturity

Our portfolio was 98.7% leased as of December 31, 2025. Our cash flows from operations are primarily generated through our real estate investment portfolio and the monthly lease payments received under our leases with our tenants. As of December 31, 2025, the ABR weighted average remaining term of our leases was approximately 7.4 years, excluding renewal options. As of December 31, 2025, no more than 11.1% of our rental revenue was derived from leases that expire in any single year prior to 2030.

Substantially all of our leases are net, meaning our tenants are generally obligated to pay customary operating expenses associated with the leased property (such as real estate taxes, insurance, maintenance, certain repairs and capital costs).

The following table presents certain information as of December 31, 2025 based on lease expirations by year.

(in thousands, except for percentages, rent per square foot, and # of leases)

Year

ABR

% of ABR

Square feet

Rent per square foot

# of Leases

2026

$

2,131

3.4

%

70

$

30.44

14

2027

$

6,963

11.1

%

385

$

18.09

34

2028

$

3,764

6.0

%

135

$

27.88

26

2029

$

5,681

9.0

%

187

$

30.38

30

2030

$

6,103

9.7

%

186

$

32.81

31

2031

$

5,489

8.7

%

182

$

30.16

33

2032

$

5,007

8.0

%

394

$

12.71

22

2033

$

3,406

5.4

%

91

$

37.43

20

2034

$

3,947

6.3

%

175

$

22.55

20

Thereafter

$

20,361

32.4

%

831

$

24.50

89

New Leases (1)

$

—

—

%

11

$

—

2

Total

$

62,852

100.0

%

2,647

$

23.74

321

(1)
Represents new leases where rent has not commenced.

We typically purchase properties that are subject to existing long-term net leases with a variety of remaining lease years (initial terms of 10 years or more at lease signing that often have renewal options as well). Substantially all of our leases are net leases, meaning our tenant generally is obligated to pay customary operating expenses associated with the leased property (such as real estate taxes, insurance, maintenance, and in many cases, certain repairs and capital costs, subject to caps and exclusions in leases). For the year ended December 31, 2025, we incurred an aggregate of approximately $1.8 million of expenses not reimbursed or paid for by our tenants.

Approximately 97.3% of our leases (based on ABR) have rent escalations, including the options terms, and generally ranging from 1.0% to 3.0% annually.

In general, when negotiating a new lease or an amendment to an existing lease in connection with an acquisition, redevelopment or new development, we seek to negotiate, among other things, relatively long lease terms and tenant renewal options; market rents; annual rent escalation provisions; landlord-favorable going dark, assignment, change of control provisions; limited or no exclusive or co-tenancy clauses that favor the tenant, and obligations for certain tenants and certain guarantors to periodically provide us with financial information.

We may seek to use master lease structures where it fits market practice in the particular property type, pursuant to which we seek to lease multiple properties to an individual tenant on an all or none basis. In a master lease structure, a tenant is responsible for a single lease payment relating to the entire portfolio of leased properties, as opposed to multiple lease payments relating to individually leased properties. The master lease structure prevents a tenant from “cherry picking” locations, where it unilaterally gives up underperforming properties while maintaining its leasehold interest in well-performing properties.

9

Competition

The market for properties with frontage and other properties in the U.S. is highly competitive. We compete for tenants to occupy our properties in all of our markets with other owners and operators of commercial real estate, as well as owner-occupied businesses. We compete based on a number of factors that include but are not limited to location, market and trade area, demographics, rental rates, security, tenant type and credit, suitability of the property’s design and configuration to prospective tenants’ needs, land size, building size, and the manner in which the property is operated and marketed. The number of competing properties in a particular market could have a material effect on our occupancy levels, rental rates, and the operating expenses of certain of our properties.

In addition, we compete for acquisition opportunities with a diverse group of other entities engaged in real estate investment activities to locate suitable properties to acquire and purchasers to buy our properties. These competitors include other REITs, private and institutional real estate investors, sovereign wealth funds, banks, mortgage bankers, insurance companies, investment banking firms, lenders, specialty finance companies, individuals, brokers, developers, tenants, family offices, and other entities. Competition from third-party real estate investors and other REITs may limit the number of suitable investment opportunities available to us. It also may result in higher prices, lower yields, and a narrower spread of yields over our borrowing costs, making it more difficult for us to acquire new investments on attractive terms.

Human Capital

As of December 31, 2025, we employed 22 full-time employees comprised of professional employees engaged in origination, underwriting, closing, accounting and financial reporting, portfolio and asset management, capital markets, and other corporate activities essential to our business. In addition, we have an outsourcing agreement with North American Asset Management Corp. (“NAAM”), an affiliate of our Predecessor. NAAM provides us with services limited to (i) property accounting and (ii) human resources support.

Our commitment to our employees is central to our ability to continue to deliver strong performance and financial results for our stockholders and other stakeholders. We are as passionate about our people as we are about real estate. We seek to create and cultivate an engaging work environment for our employees, which allows us to attract, retain, and develop top talent to manage our business. To do that, we believe it is essential that we develop and maintain a culture that lives up to our values of performance excellence, integrity, respect, leadership, humility, and transparency. We are committed to providing our employees with an environment that is free from discrimination and harassment, that respects and honors their differences and unique life experiences, and that enables every employee the opportunity to develop and excel in their role and reach their full potential. We believe that we have created a collaborative, creative workplace where people with unique talents can flourish, where their opinions are valued, and where their contributions are rewarded.

We have focused on building a diverse team and will continue with this methodology as our team expands. Our work environment reflects a high regard for employees’ health and safety, both physically and emotionally. In addition, we hold the highest standards to ensure we use accurate and transparent accounting methods, pursues integrity and diversity and are accountable to our stockholders, partners, investors and lenders.

As part of our commitment to our employees, we are focused on the following:

•
Career Development. We strive to create an engaging work experience that allows for career development and related opportunities. We offer numerous opportunities for our employees to engage in personal and professional development, including participating in industry conferences and networking events, individual leadership and management training, lunch and learn meetings with our senior management team, training events (e.g., underwriting, real estate fundamentals, cybersecurity, ethics, harassment, computer skills), and other opportunities. We work hard to find new talent early in their career, provide extensive training on procedures and systems unique to us with a goal to promote from within. Senior management annual performance reviews strive to create pay equity amongst equal level employees regardless of age or background.

•
Employee Wellness. We believe our employees are our most valuable asset and their individual and group contributions will drive our performance and success. As a result, we are focused on and invest in our team’s overall health, wellness, and engagement. We expect to employ certain strategies and initiatives to support our employees’ well-being, including, among other things, competitive employee health and other benefits, transparent communications between senior executives and employees, opportunities to participate in social events, including family-friendly corporate events, fitness classes, flexible work schedules, and access to other health resources.

•
Community Engagement. Giving back to our communities is important to us and our employees. We encourage volunteer opportunities and fundraising initiatives throughout the year that provide our employees with civic involvement. Our community engagement efforts are led by our employees and can include various volunteer opportunities, civic involvement with non-profit organizations, and corporate donations.

10

Principal Executive Offices

Our principal executive offices are located at 3131 McKinney Avenue, Suite L10, Dallas, TX 75204 and our telephone number is (214) 796-2445. We believe that our offices are adequate for our present and currently planned future operations and that adequate additional space will be available if needed in the future.

Insurance

Our tenants are generally required to maintain liability and property insurance coverage for the properties they lease from us pursuant to our leases. These leases generally require our tenants to name us (and any of our lenders that have a mortgage on the property leased by the tenant) as additional insureds on their liability policies and additional named insureds and/or loss payees (or mortgagee, in the case of our lenders) on their property policies. Depending on the location of the property, losses of a catastrophic nature, such as those caused by casualty, earthquakes and floods, may be covered by insurance policies that are held by our tenant with limitations such as large deductibles or co-payments that a tenant may not be able to meet. In addition, losses of a catastrophic nature, such as those caused by wind/hail, rain, hurricanes, earthquakes, vandalism, terrorism or acts of war, may be uninsurable or not economically insurable. In the event there is damage to our properties that is not covered by insurance and such properties are subject to recourse indebtedness, we will continue to be liable for the indebtedness, even if these properties are irreparably damaged.

In addition to being a named insured on our tenants’ liability policies, we separately maintain commercial general liability coverage and, in certain instances, general or specific (e.g., flood) property-level insurance coverage on certain properties or pursuant to the terms of certain of our leases. We also maintain property coverage on all untenanted properties and other property coverage as may be required by our lenders, which are not required to be carried by our tenants under our leases.

Regulation

General

Our investments are subject to various laws, ordinances, and regulations, including, among other things, fire and safety requirements, zoning regulations, land use controls, and environmental controls relating to air and water quality, noise pollution, and indirect environmental impacts. We believe that we have the permits and approvals necessary under current law to operate our investments.

Americans with Disabilities Act

Under Title III of the ADA, and rules promulgated thereunder, in order to protect individuals with disabilities, public accommodations must remove architectural and communication barriers that are structural in nature from existing places of public accommodation to the extent “readily achievable.” In addition, under the ADA, alterations to a place of public accommodation or a commercial facility are to be made so that, to the maximum extent feasible, such altered portions are readily accessible to and usable by disabled individuals. The “readily achievable” standard takes into account, among other factors, the financial resources of the affected site and the owner, lessor or other applicable person.

Compliance with the ADA, as well as other federal, state, and local laws, may require modifications to properties we currently own or may purchase, or may restrict renovations of those properties. A significant portion of our leases provide that the landlord is responsible for any modifications required to cause the properties to comply with the ADA, and the costs of compliance with the ADA are typically excluded from common area expenses that can be passed through to the tenants. If changes are required to cause those properties to comply with the ADA, we would be required to expend our own funds to comply therewith without reimbursement by tenants, which could materially and adversely affect us. If changes are required at properties where the tenants are responsible for compliance with the ADA, but those changes involve greater expenditures than anticipated or if the changes must be made on a more accelerated basis than anticipated, the ability of our tenants to cover costs could be adversely affected and we could be required to expense our own funds to cause the properties to comply with the ADA, which could materially and adversely affect us. Failure to comply with these laws or regulations could result in the imposition of fines or an award of damages to private litigants, as well as the incurrence of the costs of making modifications to attain compliance, and future legislation could impose additional obligations or restrictions on our properties. Although our tenants are generally responsible for all maintenance and repairs of the property pursuant to our lease, including compliance with the ADA and other similar laws or regulations, we could be held liable as the owner of the property for a failure of one of our tenants to comply with these laws or regulations.

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Tax Regulation

We elected to be taxed as a REIT under the Internal Revenue Code of 1986, (as amended, the “Code”) beginning with our short taxable year ending December 31, 2024. We believe that as of such date we have been organized and have operated in a manner to qualify for taxation as a REIT for U.S. federal income tax purposes. We intend to continue to be organized and operate in such a manner. In order to qualify as a REIT, we are required under the Code, among other things, to distribute annually at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding any net capital gain. In addition, we will be subject to income tax at the corporate rate on undistributed taxable income to the extent that we distribute less than 100% of our REIT taxable income, determined without regard to the dividends paid deduction and including any net capital gain. As a result of our distribution requirements, we rely, in part, on third-party sources to fund our capital needs. Additionally, if we were to lose REIT status we would face significant tax consequences that would substantially reduce our cash available for distribution to our stockholders.

Environmental Matters

Federal, state, and local environmental laws and regulations regulate, and impose liability for, releases of hazardous or toxic substances into the environment. Under various of these laws and regulations, a current or previous owner, operator or tenant of real estate may be required to investigate and clean up or otherwise address hazardous or toxic substances, hazardous wastes or petroleum product releases or threats of releases at the property, and may be held liable to a government entity or to third parties for property damage and for investigation, clean-up, and monitoring costs incurred by those parties in connection with the actual or threatened contamination. These laws may impose clean-up responsibility and liability without regard to fault, or whether or not the owner, operator, or tenant knew of or caused the presence of the contamination. The liability under these laws may be joint and several for the full amount of the investigation, clean-up, and monitoring costs incurred or to be incurred or actions to be undertaken, although a party held jointly and severally liable may seek to obtain contributions from other identified, solvent, responsible parties of their fair share toward these costs. These costs may be substantial and can exceed the value of the property. In addition, some environmental laws may create a lien on the contaminated site in favor of the government for damages and costs it incurs in connection with the contamination. As the owner of real estate, we also may be liable under common law to third parties for damages and injuries resulting from environmental contamination emanating from the real estate. The presence of contamination, or the failure to properly remediate contamination, on a property may adversely affect the ability of the owner, operator or tenant to sell or rent that property or to borrow using the property as collateral and may adversely impact our investment in that property.

Some of our properties contain, have contained, or are adjacent to or near other properties that have contained or currently contain storage tanks for the storage of petroleum products or other hazardous or toxic substances, such as perchloroethylene or other chemicals used in dry cleaning facilities. Similarly, some of our properties currently are or were used in the past for commercial or industrial purposes that involve or involved the use of petroleum products or other hazardous or toxic substances, or are adjacent to or near properties that have been or are used for similar commercial or industrial purposes. These operations create a potential for the release of petroleum products or other hazardous or toxic substances, and we could potentially be required to pay to clean up any contamination whether occurring on-site or on off-site if such substances have migrated from our properties. Further, we note that these past and current uses may prevent the use of the affected properties for certain uses in the future. In addition, environmental laws regulate a variety of activities that can occur on a property, including the storage of petroleum products or other hazardous or toxic substances, air emissions, water discharges, and exposure to lead-based paint. Such laws may impose fines or penalties for violations and may require permits or other governmental approvals to be obtained for the operation of a business involving such activities. Any of the foregoing matters could have a material adverse effect on us.

Environmental laws also govern the presence, maintenance, and removal of ACM. Federal regulations require building owners and those exercising control over a building’s management to identify and warn, through signs and labels, of potential hazards posed by workplace exposure to installed ACM in their building. The regulations also have employee training, record keeping, and due diligence requirements pertaining to ACM. Significant fines can be assessed for violation of these regulations. As a result of these regulations, building owners and those exercising control over a building’s management may be subject to an increased risk of personal injury lawsuits by workers and others exposed to ACM. The regulations may affect the value of a building containing ACM in which we have invested. Federal, state, and local laws and regulations also govern the removal, encapsulation, disturbance, handling, and/or disposal of ACM when those materials are in poor condition or in the event of construction, remodeling, renovation, or demolition of a building. These laws may impose liability for improper handling or a release into the environment of ACM and may provide for fines to, and for third parties to seek recovery from, owners or operators of real properties for personal injury or improper work exposure associated with ACM.

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When excessive moisture accumulates in buildings or on building materials, mold growth may occur, particularly if the moisture problem remains undiscovered or is not addressed over a period of time. Some molds may produce airborne toxins or irritants. Indoor air quality issues can also stem from inadequate ventilation, chemical contamination from indoor or outdoor sources, and other biological contaminants such as pollen, viruses, and bacteria. Indoor exposure to airborne toxins or irritants above certain levels can be alleged to cause a variety of adverse health effects and symptoms, including allergic or other reactions. As a result, the presence of significant mold or other airborne contaminants at any of our properties could require us to undertake a costly remediation program to contain or remove the mold or other airborne contaminants from the affected property or increase indoor ventilation. In addition, the presence of significant mold or other airborne contaminants could expose us to liability from our tenants, employees of our tenants, or others if property damage or personal injury occurs.

Before completing any property acquisition, we typically obtain environmental assessments in order to identify potential environmental concerns at the property. These assessments are carried out in accordance with the Standard Practice for Environmental Site Assessments (ASTM Practice E 1527-21) as set by ASTM International, formerly known as the American Society for Testing and Materials, and generally include a physical site inspection, a review of relevant federal, state, and local environmental and health agency database records, one or more interviews with appropriate site-related personnel, review of the property’s chain of title, and review of historical aerial photographs and other information on past uses of the property. These assessments are limited in scope. However, if recommended in the initial Phase I environmental site assessments, we may undertake additional assessments, such as soil and/or groundwater sampling or other limited subsurface investigations and ACM or mold surveys, to test for substances of concern. A prior owner or operator of a property or historical operations at or near our properties may have created a material environmental condition that is not known to us or the independent consultants preparing the site assessments. Material environmental conditions may have arisen after the review was completed or may arise in the future, and future laws, ordinances, or regulations may impose material additional environmental liability. We have obtained environmental insurance policies to insure against potential environmental risk or loss on certain properties in our initial portfolio, subject to each policy’s coverage conditions and limitations. Under certain circumstances we may obtain environmental insurance policies to insure against potential environmental risk or loss on additional properties, depending on the type of property, the availability and cost of the insurance, and various other factors we deem relevant. Our ultimate liability for environmental conditions may exceed the policy limits on any environmental insurance policies we obtain.

Generally, our leases require the lessee to comply with environmental law and provide that the lessee will indemnify us for any loss or expense we incur as a result of lessee’s violation of environmental law or the presence, use or release of hazardous materials on our property attributable to the lessee. If our lessees do not comply with environmental law, or we are unable to enforce the indemnification obligations of our lessees, our results of operations would be adversely affected. Our leases generally require the landlord or a third-party to undertake remediation for the presence, use or release of hazardous materials on our property by the landlord or by any party other than the lessee, provided that the lessee was not responsible for the contamination of the property. Of that subset of leases, most do not permit the landlord to pass the costs of remediation through to the tenant(s), and some permit the applicable to terminate the lease if remediation is not completed within a certain timeframe or if the tenant’s use of its premises is interrupted for a certain period of time. If we are required to undertake remediation or if a tenant is permitted to terminate its lease, we could be materially and adversely affected.

We cannot predict what other environmental legislation or regulations will be enacted in the future, how existing or future laws or regulations will be administered or interpreted, or what environmental conditions may be found to exist on the properties in the future. Compliance with existing and new laws and regulations may require us or our tenants to spend funds to remedy environmental problems. If we or our tenants were to become subject to significant environmental liabilities, we could be materially and adversely affected.

Implications of Being an Emerging Growth Company

We are an emerging growth company, as defined in the JOBS Act, and as such we are eligible to take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that are not emerging growth companies, including, but not limited to, not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley Act, reduced disclosure obligations regarding executive compensation in our periodic reports and proxy statements, and exemptions from the requirements of holding a nonbinding advisory vote on executive compensation and stockholder approval of any golden parachute payments not previously approved. The JOBS Act permits an emerging growth company such as us to take advantage of an extended transition period to comply with new or revised accounting standards applicable to public companies. We have elected to take advantage of this extended transition period. As a result of this election, our financial statements may not be comparable to companies that comply with public company effective dates for such new or revised standards. We may elect to comply with public company effective dates at any time, and such election would be irrevocable pursuant to Section 107(b) of the JOBS Act.

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We expect to remain an “emerging growth company” until the earliest to occur of (i) the last day of the fiscal year during which we have total annual gross revenue of $1.235 billion or more (subject to adjustment for inflation), (ii) the last day of the fiscal year following the fifth anniversary of the first sale of our Common Stock pursuant to an effective registration statement, (iii) the date on which we have, during the previous three-year period, issued more than $1.0 billion in non-convertible debt, or (iv) the date on which we are deemed to be a “large accelerated filer.”

Company Information

Our filings with the SEC, including our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and amendments to those reports, filed or furnished pursuant to Section 13(a) or 15(d) of the Exchange Act, as well as our proxy statements, are accessible free of charge at https://investor.frontviewreit.com as soon as reasonably practicable after we electronically file such material with, or furnish it to, the SEC. You may access materials we file with the SEC through the EDGAR database at the SEC’s website at http://www.sec.gov.

We have adopted our Code of Ethics and Business Conduct Policy to ensure that our business is conducted in accordance with the highest moral, legal, and ethical standards by our officers, directors, and employees. The Code of Ethics and Business Conduct Policy is available on our website at https://investor.frontviewreit.com, together with the charters of the Board of Director’s, Audit Committee, Compensation Committee, and Nominating and Corporate Governance Committee, as well as other corporate governance policies and documents. Amendments to, and waivers granted to our directors and executive officers under our Code of Ethics and Business Conduct Policy, if any, will be posted in this area of our website. Copies of these materials are available in print to any stockholder who requests them. Stockholders should direct such requests in writing to Investor Relations Department, FrontView REIT, Inc., 3131 McKinney Avenue, Suite L10, Dallas, TX 75204. Investors may also call (214) 796-2445.