Global Net Lease Reports Third Quarter 2026 Results

The raised AFFO guidance floor accompanies lower quarterly revenue and AFFO, as asset sales reshape the property portfolio.

Rhea-AI Summary

Global Net Lease (NYSE: GNL) reported third-quarter 2026 adjusted funds from operations, or AFFO, of $0.22 per diluted share. Revenue fell to $112.9 million from $121.0 million a year earlier, while the common-stockholder net loss narrowed to $67.1 million from $71.1 million. AFFO per share declined from $0.24.

The company raised its full-year AFFO guidance floor to $0.83–$0.85. It completed the $535 million Modiv Industrial acquisition on August 12, increasing industrial exposure to 51% of portfolio straight-line rent. Office exposure declined to 23% from 27% at the start of 2026; GNL expects approximately 18% after pending sales. Closed sales plus the disposition pipeline totaled $391 million as of October 30. Quarterly repurchases totaled $58.5 million. Liquidity was $863.3 million, with no debt maturing until fourth-quarter 2027. GNL reaffirmed year-end leverage guidance of 6.5x–6.9x.

24 points · 1 major

PositiveiHow this balance works

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0 major · 7 points

Hollow bars mark forward-looking points. How the balance works

Positive

• Major pointModiv Industrial acquisition closed for $535 million on August 12, 2026, adding 40 properties. 33% of market cap
• Moderate point. Forward-looking: it has not happened yet and may not happen.Full-year 2026 AFFO guidance increased to $0.83–$0.85 per share from $0.82–$0.85.
• Moderate pointCommon-stockholder net loss narrowed to $67.1 million, or $0.31 per diluted share, from $71.1 million, or $0.32, year-over-year.
• Moderate pointOffice exposure fell to 23% from 27% at the beginning of 2026.
• Moderate pointClosed dispositions totaled $167 million as of October 30; occupied assets sold at a 7.7% cash capitalization rate. 10% of market cap
• Moderate pointCar wash and gas and convenience assets of approximately $70 million are under contract at a 6.5% cash capitalization rate. 4.4% of market cap
• Moderate pointThird-quarter repurchases returned $58.5 million through purchases of 6.6 million shares. 3.7% of market cap
• Moderate pointNet debt declined $163.8 million since third-quarter 2025.
• Moderate pointLiquidity totaled $863.3 million, including $150.7 million cash and $712.6 million revolving-credit availability.
• Moderate pointOffice occupancy increased to 98% from 94% in third-quarter 2025; total portfolio occupancy was 96%.
• Moderate pointInvestment-grade or implied investment-grade tenants supplied 63% of annualized straight-line rent, versus 60% a year earlier.
• Moderate pointLeasing exceeded 840,000 square feet, generating more than $10.4 million of new straight-line rent.
• Moderate pointAnnualized G&A expense declined by over $2.5 million year-over-year.
• Moderate pointNine-month recurring capital expenditures fell to $5.7 million from $26.2 million in the prior-year period.
• Moderate point. Forward-looking: it has not happened yet and may not happen.Full-year gross transaction volume guidance increased to $750 million–$800 million from $700 million–$800 million.

9 minor points

• Minor pointAcquired Modiv portfolio carries a 15.0-year remaining weighted-average lease term and 2.4% average annual rent increases.
• Minor pointModiv integration achieved anticipated G&A synergies without increasing third-quarter G&A expense.
• Minor pointIndustrial exposure reached 51% of portfolio straight-line rent following the Modiv acquisition.
• Minor pointVacant-asset sales eliminated over $2 million of annualized net operating income drag.
• Minor pointWeighted-average interest rate fell to 4.1% from 4.2% in third-quarter 2025.
• Minor pointDebt maturities do not begin until fourth-quarter 2027.
• Minor pointPortfolio remaining weighted-average lease term increased to 6.3 years from 5.7 years at June 30, 2026.
• Minor pointRenewal leasing achieved a 4.9% spread and a 5.2-year weighted-average renewal term.
• Minor pointWeighted-average annual rent increases were 1.5%, excluding approximately 20% of the portfolio with inflation-linked leases.

Negative

• Moderate pointThird-quarter revenue declined to $112.9 million from $121.0 million a year earlier, primarily reflecting asset dispositions.
• Moderate pointThird-quarter AFFO declined to $48.3 million, or $0.22 per diluted share, from $53.2 million, or $0.24.
• Moderate pointQuarter-end net debt to adjusted EBITDA was 7.7x, reflecting full Modiv debt but only partial-quarter acquired earnings.
• Moderate pointDisposition pipeline included approximately $58 million under signed purchase agreements and approximately $166 million under letters of intent.
• Moderate point. Forward-looking: it has not happened yet and may not happen.GNL's expected office exposure reduction to approximately 18% depends on completing pending dispositions.

2 minor points

• Minor pointThird-quarter NAREIT funds from operations declined to $32.782 million from $33.745 million; diluted per-share results remained $0.15.
• Minor point. Forward-looking: it has not happened yet and may not happen.Weighted-average debt maturity of 2.6 years assumes exercise of both six-month revolving-credit extension options.

Key Figures

Revenue: $112.9 million vs. $121.0 million Net loss attributable to common stockholders: $67.1 million vs. $71.1 million AFFO per share: $0.22 vs. $0.24 +5 more

Revenue

$112.9 million vs. $121.0 million

Third quarter 2026 vs. third quarter 2025

Net loss attributable to common stockholders

$67.1 million vs. $71.1 million

Third quarter 2026 vs. third quarter 2025

AFFO per share

$0.22 vs. $0.24

Third quarter 2026 vs. third quarter 2025

Full-year AFFO per share guidance

$0.83–$0.85

Revised Q3 2026 guidance; low end raised from $0.82

Gross transaction volume guidance

$750 million–$800 million

Revised Q3 2026 full-year guidance

Share repurchases

6.6 million shares for $58.5 million

Third quarter 2026

Net debt to Adjusted EBITDA

7.7x

Third quarter 2026; described as temporarily elevated due to Modiv closing timing

Liquidity and revolving credit capacity

$863.3 million and $1 billion

As of September 30, 2026

Previous Earnings Reports

2 past events · Latest: Aug 05

Same Type 2 events

1. Aug 05

   quarterly earnings

   24h Move

   +5.2%

   AFFO per share was $0.22, while full-year guidance rose to $0.82–$0.85.

2. May 05

   quarterly earnings

   24h Move

   -1.3%

   AFFO was $0.21 per share and full-year guidance remained at $0.80–$0.84.

24h Move is the share-price change in the day after each event; other market factors may also have contributed.

Key Terms

affo, cash cap rate, straight-line rent, at-the-market equity offering, +1 more

5 terms

affo financial

"Adjusted Funds from Operations (“AFFO”) was $48.3 million"

AFFO (Adjusted Funds from Operations) is a measure of how much cash a real estate company or investment trust generates from its core operations after subtracting routine upkeep, leasing costs and other recurring expenses. Investors use it as a rough proxy for the cash available to pay dividends or reinvest, like checking how much money remains in your household budget after paying regular bills to see what you can spend or save.

cash cap rate financial

"occupied assets sold at a 7.7% cash cap rate"

Cash cap rate is the annual cash income an asset produces divided by its purchase price or current market value, expressed as a percentage. It shows the immediate cash yield an investor gets (excluding non‑cash accounting items like depreciation), so it helps compare how much cash return one investment gives versus another — similar to comparing the rent you’d collect against the price you paid.

straight-line rent financial

"51% of portfolio straight-line rent"

An accounting method that spreads the total rent cost or rental income evenly across the full lease period, so each reporting period shows the same amount even if actual cash payments vary (for example, due to free months or stepped increases). For investors, straight-line rent matters because it smooths earnings and can hide timing differences between cash flow and reported profit, affecting measures like operating income and the apparent stability of a landlord’s or tenant’s finances—think of turning a lumpy payment schedule into a steady monthly subscription on the books.

at-the-market equity offering financial

"through its “at-the-market” equity offering program"

An at-the-market equity offering is a way for a public company to raise cash by selling newly issued shares directly into the open market at current market prices over time through a broker. Think of it as gradually selling items on an online marketplace at whatever buyers are paying now rather than holding a single big sale; it gives the company flexible access to funds but can lower each existing owner’s share of the company and put gentle downward pressure on the stock price if done in large amounts.

net debt to adjusted ebitda financial

"Third Quarter 2026 Net Debt to Adjusted EBITDA Temporarily Elevated to 7.7x"

Net debt to adjusted EBITDA is a leverage ratio that compares a company’s net debt (total interest-bearing debt minus cash) to its recurring operating earnings after removing one-off items. Think of it like how many years of steady take-home pay the business would need to pay off its outstanding debt; investors use it to gauge debt burden, financial risk and relative creditworthiness, with lower ratios generally indicating a safer balance sheet.

AI-generated analysis. How Rhea-AI works. Not financial advice.

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• Closed $535 Million Accretive Modiv Industrial Acquisition and Fully Integrated Acquired Portfolio, Achieving Anticipated G&A Synergies With No Increase in G&A Expense in Third Quarter
• Accelerated Reduction in Office Exposure to 23% From 27% at Beginning of Year, With Additional Sales Pending to Further Reduce Exposure to Approximately 18%
• Repurchased 6.6 Million Shares for $58.5 Million in Third Quarter 2026 at an AFFO Yield of Approximately 10%, Offering Greater Accretion Than Current STNL Acquisition Opportunities
• Maintained Strong Liquidity of $863 Million and Revolving Credit Facility Capacity of $1 Billion; No Debt Maturing Until Fourth Quarter 2027
• Third Quarter 2026 Net Debt to Adjusted EBITDA Temporarily Elevated to 7.7x Due to Timing of Modiv Closing, Reflecting Full Modiv Debt but Only Partial-Quarter Earnings; Reaffirmed Full-Year Net Debt to Adjusted EBITDA Guidance of 6.5x – 6.9x
• Reports Q3’26 AFFO Per Share of $0.22; Raises Full-Year AFFO Per Share Guidance to $0.83 – $0.85

NEW YORK, Nov. 04, 2026 (GLOBE NEWSWIRE) -- Global Net Lease, Inc. (NYSE: GNL) (“GNL” or the “Company”), a publicly traded real estate investment trust that focuses on acquiring and managing a global portfolio of income producing net lease assets across the United States, and Western and Northern Europe, announced today its financial and operating results for the quarter ended September 30, 2026.

Third Quarter 2026 Highlights

• Revenue was $112.9 million, compared to $121.0 million in third quarter 2025, primarily reflecting effects of asset dispositions
• Net loss attributable to common stockholders was $67.1 million, or $(0.31) per diluted share, compared to $71.1 million, or $(0.32) per diluted share, in third quarter 2025
• Adjusted Funds from Operations (“AFFO”)¹ was $48.3 million, or $0.22 per share, compared to $53.2 million in third quarter 2025, or $0.24 per share, primarily reflecting effects of asset dispositions
• Closed the $535 million acquisition of Modiv Industrial on August 12, 2026, and fully integrated its 40-property portfolio, which has a 15.0-year weighted-average remaining lease term and 2.4% average annual rent increases; increasing GNL’s industrial exposure to 51% of portfolio straight-line rent
• Closed plus disposition pipeline totaling $391 million², with occupied assets sold at a 7.7% cash cap rate; remaining closed dispositions primarily consist of vacant assets eliminating over $2 million of annualized NOI drag
• Continued to execute strategic office reduction strategy with office sales representing 68% of dispositions, reducing office exposure to 23% in third quarter 2026 from 27% of portfolio straight-line rent at the beginning of 2026; further reduction to approximately 18% expected upon completion of pending dispositions
• Strategically identified opportunistic sales of car wash and gas and convenience assets, with approximately $70 million under contract at a 6.5% cash cap rate; buyer demand for year-end bonus depreciation benefits supports attractive pricing and an additional source of capital
• Continued to deploy net proceeds from non-core asset sales to reduce leverage and strengthen the balance sheet; reduced net debt by $163.8 million since third quarter 2025
• Repurchased 6.6 million shares for a total of $58.5 million in third quarter 2026, bringing total share repurchases under the Share Repurchase Program announced in February 2025 to 29.7 million shares for $245.8 million at a weighted-average price of $8.28 as of October 30, 2026
• Reduced weighted-average interest rate to 4.1% in third quarter 2026, down from 4.2% in third quarter 2025
• Maintained strong liquidity of $863.3 million and Revolving Credit Facility capacity of $1 billion in third quarter 2026, with no debt maturing until the fourth quarter of 2027
• Portfolio occupancy was 96% as of third quarter 2026, with office occupancy increasing to 98% from 94% as of third quarter 2025
• Increased portfolio weighted-average remaining lease term to 6.3 years as of September 30, 2026, up from 5.7 years as of June 30, 2026, reflecting the addition of the Modiv portfolio
• Strengthened sector-leading tenant quality with 63% of annualized straight-line rent derived from investment-grade or implied investment-grade tenants³, up from 60% in third quarter 2025
• Leased more than 840,000 square feet, achieving a 4.9% renewal leasing spread and a weighted-average renewal term of 5.2 years, resulting in more than $10.4 million of new straight-line rent
• Weighted-average annual rent increase of 1.5% provides embedded organic rental growth, excluding approximately 20% of the portfolio with CPI-linked leases that have historically experienced significantly higher rent increases
• Reduced annualized G&A expense by over $2.5 million year-over-year, reflecting continued benefits from portfolio simplification and operational efficiencies across a more streamlined operating platform
• Reduced recurring capital expenditures to $5.7 million for the nine months ended September 30, 2026, from $26.2 million in the prior-year period, reflecting a more streamlined portfolio and over $20 million of savings

“In the third quarter of 2026, GNL continued to deliver on the priorities we have outlined for shareholders, completing and fully integrating the Modiv Industrial acquisition and accelerating the reduction in our office exposure,” said Michael Weil, Chief Executive Officer of GNL. “The immediately accretive Modiv transaction increased industrial exposure to 51% of portfolio straight-line rent, extended our portfolio weighted-average remaining lease term to 6.3 years and increased our weighted-average annual contractual rent increase to 1.5%, which does not include the approximately 20% of our portfolio with CPI-linked leases. Including those leases, and using historical CPI data, our portfolio’s annual rent growth is approximately 2%. The integration has already delivered the anticipated G&A synergies, and quarterly G&A expense declined from both the prior year and the prior quarter. We reduced GNL’s office exposure to 23% from 27% at the beginning of the year, and we expect to further reduce that exposure to approximately 18% upon completion of pending dispositions.

“Our strong liquidity position, investment-grade balance sheet and $391 million of closed plus disposition pipeline, together with no debt maturities until the fourth quarter of 2027, provide the flexibility to advance our strategy without needing to issue common equity or debt in this market. We have strategically identified opportunistic sales of car wash and gas and convenience assets, with approximately $70 million currently under contract at a cash cap rate of 6.5%, supported by buyer demand for year-end bonus depreciation benefits. The expected proceeds provide another source of attractively priced capital, and the ability to monetize assets at these valuations while repurchasing our shares at an AFFO yield of approximately 10% underscores the appeal of this capital allocation strategy. During the quarter, we repurchased 6.6 million shares for $58.5 million, reflecting our view that GNL remains undervalued and that repurchases offered greater accretion than the real estate acquisition opportunities we evaluated. We will remain patient when market conditions do not support accretive acquisitions, while maintaining our focus on reducing office exposure and leverage over time.

“Despite market headwinds, we continue to strengthen GNL and see significant opportunities to execute our long-term growth strategy and unlock value for investors. We believe our portfolio’s strong performance and continued progress support raising the low end of our full-year AFFO per share and gross transaction volume guidance ranges, reflecting our confidence in the business and continued focus on creating long-term shareholder value,” Mr. Weil concluded.

Full Year 2026 Guidance⁴
The following is a summary of the Company’s full-year 2026 guidance:

		Full Year 2026 Guidance
Financial Metric		Initial	Revised (Q2’26)	Revised (Q3’26)
AFFO Per Share		$0.80 – $0.84	$0.82 – $0.85	$0.83 – $0.85
Net Debt to Adjusted EBITDA		6.5x – 6.9x	6.5x – 6.9x	6.5x – 6.9x
Gross Transaction Volume		$250M – $350M	$700M – $800M	$750M – $800M

Gross transaction volume includes both dispositions and acquisitions.

Summary of Results

		Three Months Ended September 30,
(In thousands, except per share data)			2026				2025
Revenue from tenants		$	112,872			$	121,013
Net loss attributable to common stockholders		$	(67,129	)		$	(71,051	)
Net loss per diluted common share		$	(0.31	)		$	(0.32	)
NAREIT defined FFO attributable to common stockholders		$	32,782			$	33,745
NAREIT defined FFO per diluted common share		$	0.15			$	0.15
AFFO attributable to common stockholders		$	48,312			$	53,163
AFFO per diluted common share		$	0.22			$	0.24

Property Portfolio

As of September 30, 2026, GNL’s portfolio of 835 net lease properties comprised of approximately 44 million rentable square feet located in ten countries and territories. The Company operates in three reportable segments: (1) Industrial & Distribution, (2) Retail and (3) Office. Portfolio metrics include:

• 96% leased with a remaining weighted-average lease term of 6.3 years⁵
• 87% of the portfolio contains contractual rent increases based on annualized straight-line rent
• 63% of the portfolio’s annualized straight-line rent is derived from investment-grade or implied investment-grade rated tenants
• 76% U.S. and Canada, 24% Europe (based on annualized straight-line rent)
• 51% Industrial & Distribution, 26% Retail and 23% Office (based on annualized straight-line rent)

Capital Structure and Liquidity Resources⁶

As of September 30, 2026, the Company had liquidity of $863.3 million⁷, and $1.0 billion of capacity under its Revolving Credit Facility. The Company had net debt of $2.7 billion⁸, including $1.0 billion of gross mortgage debt, as of September 30, 2026. Net Debt to Adjusted EBITDA for the quarter ended September 30, 2026 was not meaningful due to the mid-August closing of the Modiv acquisition. Quarter-end debt reflects the full transaction, while Adjusted EBITDA includes only a partial quarter of earnings from the acquired portfolio. Fourth quarter 2026 results will include a full quarter of Modiv’s earnings, providing a more representative measure of leverage. The Company’s full-year 2026 Net Debt to Adjusted EBITDA guidance range of 6.5x to 6.9x remains unchanged, consistent with the Company’s expectation that the transaction will be leverage neutral.

As of September 30, 2026, the percentage of debt that is fixed rate (including variable rate debt fixed with swaps) was 86%. The Company’s total combined debt had a weighted-average interest rate of 4.1%, resulting in an interest coverage ratio of 3.0 times⁹. Weighted-average debt maturity was 2.6 years as of September 30, 2026¹⁰.

Footnotes/Definitions

1. While we consider AFFO a useful indicator of our performance, we do not consider AFFO as an alternative to net income (loss) or as a measure of liquidity. Furthermore, other REITs may define AFFO differently than we do. Projected AFFO per share data included in this release is for informational purposes only and should not be relied upon as indicative of future dividends or as a measure of future liquidity.
2. Closed plus disposition pipeline totaling $391 million as of October 30, 2026. Closed plus disposition pipeline includes $167 million of closed sales, approximately $58 million under signed purchase and sale agreements (“PSA”), and approximately $166 million under letters of intent (“LOI”). There can be no assurances that the transactions under such PSA or LOI will be consummated on the above terms, if at all.
3. As used herein, “Investment-Grade Rating” includes both actual investment-grade ratings of the tenant or guarantor, if available, or implied investment-grade. Implied Investment-Grade may include actual ratings of tenant parent, guarantor parent (regardless of whether or not the parent has guaranteed the tenant’s obligation under the lease) or by using a proprietary Moody’s analytical tool, which generates an implied rating by measuring a company’s probability of default. The term “parent” for these purposes includes any entity, including any governmental entity, owning more than 50% of the voting stock in a tenant or a guarantor. Ratings information is as of September 30, 2026. Comprised of 35.8% leased to tenants with an actual investment-grade rating and 27.1% leased to tenants with an Implied Investment Grade rating based on annualized straight-line rent as of September 30, 2026.
4. We do not provide guidance on net income. We only provide guidance on AFFO per share, our Net Debt to Adjusted EBITDA ratio and expected Gross Transaction Volume and do not provide reconciliations of this forward-looking non-GAAP guidance to net income per share or our debt to net income due to the inherent difficulty in quantifying certain items necessary to provide such reconciliations as a result of their unknown effect, timing and potential significance. Examples of such items include impairment of assets, gains and losses from sales of assets, and depreciation and amortization from new acquisitions and other non-recurring expenses.
5. Weighted-average remaining lease term in years is based on square feet as of September 30, 2026.
6. During the three months ended September 30, 2026, the Company did not sell any shares of common stock through its “at-the-market” equity offering program. As of October 30, 2026, the Company had repurchased 29.7 million shares of its outstanding common stock for a total of $245.8 million under its Share Repurchase Program announced in February 2025, including 6.6 million shares repurchased for a total of $58.5 million in third quarter 2026.
7. Liquidity represents the aggregate amount of cash and cash equivalents and borrowing availability under our Revolving Credit Facility, utilizing the value of our applicable assets as of September 30, 2026 for the borrowing base calculation under such facility, and capacity represents the total undrawn commitments under our Revolving Credit Facility. Liquidity includes $712.6 million of availability under the Revolving Credit Facility and $150.7 million of cash and cash equivalents as of September 30, 2026.
8. Comprised of the principal amount of GNL's outstanding debt totaling $2.9 billion less cash and cash equivalents totaling $150.7 million, as of September 30, 2026.
9. The interest coverage ratio is calculated by dividing Adjusted EBITDA for the applicable quarter by Cash Paid for Interest (calculated as interest expense less the non-cash portion of interest expense and amortization of discounts on mortgages and senior notes). Management believes that the interest coverage ratio is a useful supplemental measure of our ability to service our debt obligations. Adjusted EBITDA and Cash Paid for Interest are non-GAAP measures and are reconciled below.
10. Assumes we exercise both 6-month extension options on our Revolving Credit Facility. 

Conference Call 

GNL will host a webcast and conference call on November 5, 2026, at 11:00 a.m. ET to discuss its financial and operating results. To listen to the live call, please go to GNL’s “Investor Relations” section of the website at least 15 minutes prior to the start of the call to register and download any necessary audio software.

Dial-in instructions for the conference call and the replay are outlined below.

Conference Call Details

Live Call
Dial-In (Toll Free): 1-877-407-0792
International Dial-In: 1-201-689-8263
Conference Replay*

For those who are not able to listen to the live broadcast, a replay will be available shortly after the call on the GNL website at www.globalnetlease.com.

Or dial in below:

Domestic Dial-In (Toll Free): 1-844-512-2921
International Dial-In: 1-412-317-6671
Conference Number: 13762538
*Available from 2:00 p.m. ET on November 5, 2026 through February 5, 2027.

Supplemental Schedules 

The Company will furnish supplemental information packages with the Securities and Exchange Commission (the “SEC”) to provide additional disclosure and financial information. Once posted, the supplemental package can be found under the “Presentations” tab in the Investor Relations section of GNL’s website at www.globalnetlease.com and on the SEC website at www.sec.gov. 

About Global Net Lease, Inc. 

Global Net Lease, Inc. (NYSE: GNL) is a publicly traded real estate investment trust that focuses on acquiring and managing a global portfolio of income producing net lease assets across the United States, and Western and Northern Europe. Additional information about GNL can be found on its website at www.globalnetlease.com.

Forward-Looking Statements

The statements in this press release that are not historical facts may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These forward-looking statements are subject to a number of risks and uncertainties that could cause the outcome to be materially different. The words such as “may,” “will,” “seeks,” “anticipates,” “believes,” “estimates,” “projects,” “potential,” “predicts,” “expects,” “plans,” “intends,” “would,” “could,” “should” and similar expressions are intended to identify forward-looking statements, although not all forward-looking statements contain these identifying words. These forward-looking statements are subject to a number of risks, uncertainties and other factors, many of which are outside of the Company’s control, which could cause actual results to differ materially from the results contemplated by the forward-looking statements. These risks and uncertainties include the risks that any potential future acquisition or disposition by the Company is subject to market conditions, capital availability and timing considerations and may not be identified or completed on favorable terms, or at all. Some of the risks and uncertainties, although not all risks and uncertainties, that could cause the Company’s actual results to differ materially from those presented in its forward-looking statements are set forth in the “Risk Factors” and “Quantitative and Qualitative Disclosures about Market Risk” sections in the Company’s Annual Report on Form 10-K, its Quarterly Reports on Form 10-Q, and all of its other filings with the U.S. Securities and Exchange Commission, as such risks, uncertainties and other important factors may be updated from time to time in the Company’s subsequent reports. Further, forward-looking statements speak only as of the date they are made, and the Company undertakes no obligation to update or revise any forward-looking statement to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required by law.

Contacts: 

Investors and Media:
Email: investorrelations@globalnetlease.com
Phone: (332) 265-2020

Global Net Lease, Inc. Consolidated Balance Sheets (Unaudited) (Amounts in thousands)
		September 30, 2026				December 31, 2025
ASSETS
Real estate investments, at cost:
Land		$	736,431			$	659,086
Buildings, fixtures and improvements			3,724,928				3,592,121
Construction in progress			174				2,993
Acquired intangible lease assets			527,373				523,406
Total real estate investments, at cost			4,988,906				4,777,606
Less accumulated depreciation and amortization			(945,416	)			(966,982	)
Total real estate investments, net			4,043,490				3,810,624
Real estate assets held for sale			40,570				49,654
Assets related to discontinued operations			1,022				348
Cash and cash equivalents			150,725				180,114
Restricted cash			14,167				13,949
Derivative assets, at fair value			2,895				7
Unbilled straight-line rent			73,389				72,919
Operating lease right-of-use asset			60,142				63,362
Prepaid expenses and other assets			56,891				60,415
Multi-tenant disposition receivable, net			1,616				27,934
Deferred tax assets			5,102				5,167
Goodwill			45,441				45,898
Deferred financing costs, net			13,292				16,812
Total Assets		$	4,508,742			$	4,347,203
LIABILITIES AND EQUITY
Mortgage notes payable, net		$	986,642			$	1,264,604
Revolving credit facility			830,406				324,165
Senior notes, net			946,168				928,169
Acquired intangible lease liabilities, net			28,937				17,501
Derivative liabilities, at fair value			1,097				5,298
Accounts payable and accrued expenses			42,886				43,821
Operating lease liability			39,510				41,429
Prepaid rent			28,524				28,254
Deferred tax liability			15,732				17,796
Dividends payable			12,785				11,718
Real estate liabilities held for sale			—				60
Liabilities related to discontinued operations			519				890
Total Liabilities			2,933,206				2,683,705
Commitments and contingencies			—				—
Stockholders' Equity:
7.25% Series A cumulative redeemable preferred stock			68				68
6.875% Series B cumulative redeemable perpetual preferred stock			47				47
7.50% Series D cumulative redeemable perpetual preferred stock			79				79
7.375% Series E cumulative redeemable perpetual preferred stock			46				46
Common stock			3,578				3,490
Additional paid-in capital			4,355,935				4,249,018
Accumulated other comprehensive income			19,012				22,169
Accumulated deficit			(2,825,382	)			(2,611,419	)
Total Stockholders’ Equity			1,553,383				1,663,498
Noncontrolling interest			22,153				—
Total Equity			1,575,536				1,663,498
Total Liabilities and Equity		$	4,508,742			$	4,347,203

Global Net Lease, Inc. Consolidated Statements of Operations (Unaudited) (Amounts in thousands, except per share data)
		Three Months Ended September 30,
			2026				2025
Revenue from tenants		$	112,872			$	121,013
Expenses:
Property operating			14,339				12,669
Impairment charges			58,188				55,433
Merger, transaction and other costs			5,334				1,623
General and administrative			11,193				11,834
Equity-based compensation			3,820				3,059
Depreciation and amortization			43,557				44,780
Total expenses			136,431				129,398
Operating loss before loss on dispositions of real estate investments			(23,559	)			(8,385	)
Loss on dispositions of real estate investments			(1,614	)			(5,797	)
Operating loss			(25,173	)			(14,182	)
Other income (expense):
Interest expense			(38,810	)			(45,307	)
Loss on extinguishment and modification of debt			(206	)			(4,121	)
Gain on derivative instruments			256				2,271
Unrealized gains on undesignated foreign currency advances and other hedge ineffectiveness			2,560				31
Other income			491				1,820
Total other expense, net			(35,709	)			(45,306	)
Net loss before income tax			(60,882	)			(59,488	)
Income tax benefit (expense)			1,559				(3,092	)
Loss from continuing operations			(59,323	)			(62,580	)
Income from discontinued operations			2,443				2,464
Net loss			(56,880	)			(60,116	)
Net loss attributable to noncontrolling interests			687				—
Preferred stock dividends			(10,936	)			(10,935	)
Net loss attributable to common stockholders		$	(67,129	)		$	(71,051	)
Basic and Diluted Loss Per Share:
Net loss per share from continuing operations		$	(0.32	)		$	(0.33	)
Net income per share from discontinued operations			0.01				0.01
Net loss per share attributable to common stockholders — Basic and Diluted		$	(0.31	)		$	(0.32	)
Weighted-average shares outstanding — Basic and Diluted			221,133				220,891

Global Net Lease, Inc. Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (Amounts in thousands)
		Three Months Ended September 30,
			2026				2025
EBITDA and Adjusted EBITDA:
Net loss		$	(56,880	)		$	(60,116	)
Depreciation and amortization			43,557				44,780
Interest expense			38,810				45,307
Income tax (benefit) expense			(1,559	)			3,092
Discontinued operations adjustments			—				—
EBITDA			23,928				33,063
Impairment charges			58,188				55,433
Equity-based compensation			3,820				3,059
Merger, transaction and other costs			5,334				1,623
Loss on dispositions of real estate investments			1,614				5,797
Gain on derivative instruments			(256	)			(2,271	)
Unrealized gains on undesignated foreign currency advances and other hedge ineffectiveness			(2,560	)			(31	)
Loss on extinguishment and modification of debt			206				4,121
Other income			(491	)			(1,820	)
Write offs of straight-line rent			364				3,216
Discontinued operations adjustments			(2,443	)			(3,056	)
Adjusted EBITDA			87,704				99,134
Net operating income (NOI) and Cash NOI:
General and administrative			11,193				11,834
Write offs of straight-line rent			(364	)			(3,216	)
Discontinued operations adjustments			—				101
NOI			98,533				107,853
Amortization related to above- and below- market lease intangibles and right-of-use assets, net			1,123				1,147
Straight-line rent			(1,082	)			3,433
Cash NOI		$	98,574			$	112,433
Cash Paid for Interest:
Interest expense		$	38,810			$	45,307
Non-cash portion of interest expense			(2,283	)			(2,681	)
Amortization of discounts on mortgages and senior notes			(7,758	)			(8,640	)
Total cash paid for interest		$	28,769			$	33,986

Global Net Lease, Inc. Quarterly Reconciliation of Non-GAAP Measures (Unaudited) (Amounts in thousands, except per share data)
		Three Months Ended September 30,
			2026				2025
Net loss attributable to stockholders (in accordance with GAAP)		$	(67,129	)		$	(71,051	)
Impairment charges			58,188				55,433
Depreciation and amortization			43,557				44,780
Loss on dispositions of real estate investments			1,614				5,797
Discontinued operations FFO adjustments			(2,226	)			(1,214	)
Proportionate share of adjustments for noncontrolling interest to arrive at FFO			(1,222	)			—
FFO (defined by NAREIT)			32,782				33,745
Merger, transaction and other costs			5,334				1,623
Loss on extinguishment and modification of debt			206				4,121
Discontinued operations Core FFO adjustments			—				—
Proportionate share of adjustments for noncontrolling interest to arrive at Core FFO			(67	)			—
Core FFO attributable to common stockholders			38,255				39,489
Non-cash equity-based compensation			3,820				3,059
Non-cash portion of interest expense			2,283				2,681
Amortization related to above- and below-market lease intangibles and right-of-use assets, net			1,123				1,147
Straight-line rent			(1,082	)			3,433
Unrealized gains on undesignated foreign currency advances and other hedge ineffectiveness			(2,560	)			(31	)
Eliminate unrealized gains on foreign currency transactions[1]			(654	)			(3,421	)
Amortization of discounts on mortgages and senior notes			7,758				8,640
Eliminate gains related to multi-tenant disposition receivable[2]			(208	)			(1,834	)
Forfeited disposition deposit[3]			(300	)			—
Proportionate share of adjustments for noncontrolling interest to arrive at AFFO			(123	)			—
Adjusted funds from operations (AFFO) attributable to common stockholders		$	48,312			$	53,163
Net loss per share attributable to common stockholders		$	(0.31	)		$	(0.32	)
FFO per diluted common share		$	0.15			$	0.15
Core FFO per diluted common share		$	0.17			$	0.18
AFFO per diluted common share		$	0.22			$	0.24
Dividends declared to common stockholders		$	40,435			$	42,366

__________

[1] For AFFO purposes, we adjust for unrealized gains and losses. For the three months ended September 30, 2026, gain on derivative instruments was $0.3 million, which consisted of unrealized gains of $0.7 million and realized losses of $0.4 million. For the three months ended September 30, 2025, gain on derivative instruments was $2.3 million, which consisted of unrealized gains of $3.4 million and realized losses of $1.1 million

[2] Represents adjustments to the fair value of the embedded derivative feature of the multi-tenant disposition receivable. We do not consider these adjustments to be indicative of our normal operating performance and have, accordingly, decreased AFFO for these amounts.

[3] Amount is recorded in other income in our consolidated statement of operations. We do not consider this income to be part of our normal operating performance and have, accordingly, decreased AFFO for this amount.

The following table provides operating financial information for the Company’s reportable segments:

		Three Months Ended September 30,
(In thousands)			2026			2025
Industrial & Distribution(1):
Revenue from tenants		$	53,800		$	57,898
Property operating expense			6,659			4,773
Net Operating Income		$	47,141		$	53,125
Retail:
Revenue from tenants		$	30,044		$	30,292
Property operating expense			3,703			4,050
Net Operating Income		$	26,341		$	26,242
Office(1):
Revenue from tenants		$	29,028		$	32,823
Property operating expense			3,977			3,846
Net Operating Income		$	25,051		$	28,977

_________

⁽¹⁾ Prior period amounts in the Industrial & Distribution segment and Office segment reflect the reclassification of three tenants from the Office segment to the Industrial & Distribution segment to conform to the current year presentation based on a re-evaluation of the property type.

Caution on Use of Non-GAAP Measures

Funds from Operations (“FFO”), Core Funds from Operations (“Core FFO”), Adjusted Funds from Operations (“AFFO”), Adjusted Earnings before Interest, Taxes, Depreciation and Amortization (“Adjusted EBITDA”), Net Operating Income (“NOI”) and Cash Net Operating Income (“Cash NOI”) and Cash Paid for Interest are non-GAAP financial measures and should not be construed to be more relevant or accurate than the current GAAP methodology in calculating net income or in its applicability in evaluating our operating performance. The method utilized to evaluate the value and performance of real estate under GAAP should be construed as a more relevant measure of operational performance and considered more prominently than the non-GAAP measures.

Other REITs may not define FFO in accordance with the current National Association of Real Estate Investment Trusts (“NAREIT”) definition (as we do), or may interpret the current NAREIT definition differently than we do, or may calculate Core FFO or AFFO differently than we do. Consequently, our presentation of FFO, Core FFO and AFFO may not be comparable to other similarly-titled measures presented by other REITs in our peer group.

We consider FFO, Core FFO and AFFO useful indicators of our performance. Because FFO, Core FFO and AFFO calculations exclude such factors as depreciation and amortization of real estate assets and gains or losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), FFO, Core FFO and AFFO presentations facilitate comparisons of operating performance between periods and with other REITs in our peer group.

As a result, we believe that the use of FFO, Core FFO and AFFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance including relative to our peers and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. However, FFO, Core FFO and AFFO are not indicative of cash available to fund ongoing cash needs, including the ability to make cash distributions. Investors are cautioned that FFO, Core FFO and AFFO should only be used to assess the sustainability of our operating performance excluding these activities, as they exclude certain costs that have a negative effect on our operating performance during the periods in which these costs are incurred.

Funds from Operations, Core Funds from Operations and Adjusted Funds from Operations

Funds From Operations

Due to certain unique operating characteristics of real estate companies, as discussed below, NAREIT, an industry trade group, has promulgated a measure known as FFO, which we believe to be an appropriate supplemental measure to reflect the operating performance of a REIT. FFO is not equivalent to net income or loss as determined under GAAP.

We calculate FFO, a non-GAAP measure, consistent with the standards established over time by the Board of Governors of NAREIT, as restated in a White Paper approved by the Board of Governors of NAREIT effective in December 2018 (the "White Paper"). The White Paper defines FFO as net income or loss computed in accordance with GAAP, excluding depreciation and amortization related to real estate, gain and loss from the sale of certain real estate assets, gain and loss from change in control and impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to exclude the proportionate share of the non-controlling interest to arrive at FFO, Core FFO, AFFO and NOI attributable to stockholders, as applicable. Our FFO calculation complies with NAREIT's definition.

FFO includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for depreciation and amortization and loss (gain) on dispositions of real estate investments.

The historical accounting convention used for real estate assets requires straight-line depreciation of buildings and improvements, and straight-line amortization of intangibles, which implies that the value of a real estate asset diminishes predictably over time. We believe that, because real estate values historically rise and fall with market conditions, including inflation, interest rates, unemployment and consumer spending, presentations of operating results for a REIT using historical accounting for depreciation and certain other items may be less informative. Historical accounting for real estate involves the use of GAAP. Any other method of accounting for real estate such as the fair value method cannot be construed to be any more accurate or relevant than the comparable methodologies of real estate valuation found in GAAP. Nevertheless, we believe that the use of FFO, which excludes the impact of real estate related depreciation and amortization, among other things, provides a more complete understanding of our performance to investors and to management, and when compared year over year, reflects the impact on our operations from trends in occupancy rates, rental rates, operating costs, general and administrative expenses, and interest costs, which may not be immediately apparent from net income.

Core Funds From Operations

In calculating Core FFO, we start with FFO, then we exclude certain non-core items such as merger, transaction and other costs, as well as certain other costs that are considered to be non-core, such as debt extinguishment or modification costs. The purchase of properties, and the corresponding expenses associated with that process, is a key operational feature of our core business plan to generate operational income and cash flows in order to make dividend payments to stockholders. In evaluating investments in real estate, we differentiate the costs to acquire the investment from the subsequent operations of the investment. We also add back non-cash write-offs of deferred financing costs, prepayment penalties and certain other costs incurred with the early extinguishment or modification of debt which are included in net income but are considered financing cash flows when paid in the statement of cash flows. We consider these write-offs and prepayment penalties to be capital transactions and not indicative of operations. By excluding expensed merger, transaction and other costs as well as non-core costs, we believe Core FFO provides useful supplemental information that is comparable for each type of real estate investment and is consistent with management's analysis of the investing and operating performance of our properties.

Core FFO includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for merger and transaction costs and loss on extinguishment of debt.

Adjusted Funds From Operations

In calculating AFFO, we start with Core FFO, then we exclude certain income or expense items that we consider more reflective of investing activities, other non-cash income and expense items and the income and expense effects of other activities or items, including items paid in cash, that are not a fundamental attribute of our business plan or that we do not consider indicative of our ongoing operating performance. These items include, for example, early extinguishment or modification of debt and other items excluded in Core FFO, as well as unrealized gains and losses, which may not ultimately be realized, such as gains or losses on derivative instruments, gains or losses on foreign currency transactions and gains or losses on investments. In addition, by excluding non-cash income and expense items such as amortization of above-market and below-market lease intangibles, amortization of deferred financing costs, straight-line rent and equity-based compensation from AFFO, we believe we provide useful information regarding income and expense items which have a direct impact on our ongoing operating performance. We also exclude revenue attributable to the reimbursement by third parties of financing costs that we originally incurred because these revenues are not, in our view, related to operating performance. We include the realized gains or losses on foreign currency exchange contracts in AFFO, as such items are part of our ongoing operations and affect our current operating performance.

In calculating AFFO, we also exclude certain expenses which under GAAP are treated as operating expenses in determining operating net income. All paid and accrued merger, transaction and other costs (including prepayment penalties for debt extinguishments or modifications) and certain other expenses negatively impact our operating performance during the period in which expenses are incurred or properties are acquired and will also have negative effects on returns to investors, but are excluded by us as we believe they are not reflective of our on-going performance. Further, under GAAP, certain contemplated non-cash fair value and other non-cash adjustments are considered operating non-cash adjustments to net income. In addition, as discussed above, we view gain and loss from fair value adjustments as items which are unrealized and may not ultimately be realized and not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance. Excluding income and expense items detailed above from our calculation of AFFO provides information consistent with management's analysis of our operating performance. Additionally, fair value adjustments, which are based on the impact of current market fluctuations and underlying assessments of general market conditions, but can also result from operational factors such as rental and occupancy rates, may not be directly related or attributable to our current operating performance. By excluding such changes that may reflect anticipated and unrealized gain or loss, we believe AFFO provides useful supplemental information. By providing AFFO, we believe we are presenting useful information that can be used to, among other things, assess our performance without the impact of transactions or other items that are not related to our portfolio of properties. AFFO presented by us may not be comparable to AFFO reported by other REITs that define AFFO differently. Furthermore, we believe that in order to facilitate a clear understanding of our operating results, AFFO should be examined in conjunction with net income (loss) calculated in accordance with GAAP and presented in our consolidated financial statements. AFFO should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity or ability to make distributions.

Adjusted Earnings before Interest, Taxes, Depreciation and Amortization, Net Operating Income, Cash Net Operating Income and Cash Paid for Interest

We believe that Adjusted EBITDA, which is defined as earnings before interest, taxes, depreciation and amortization adjusted for merger, transaction and other costs, other non-cash items and including our pro-rata share from unconsolidated joint ventures, is an appropriate measure of our ability to incur and service debt. We also exclude revenue attributable to the reimbursement by third parties of financing costs that we originally incurred because these revenues are not, in our view, related to operating performance. All paid and accrued merger, transaction and other costs (including prepayment penalties for debt extinguishments or modifications) and certain other expenses negatively impact our operating performance during the period in which expenses are incurred or properties are acquired and will also have negative effects on returns to investors, but are not reflective of on-going performance. Adjusted EBITDA should not be considered as an alternative to cash flows from operating activities, as a measure of our liquidity or as an alternative to net income (loss) as calculated in accordance with GAAP as an indicator of our operating activities. Other REITs may calculate Adjusted EBITDA differently and our calculation should not be compared to that of other REITs.

EBITDA includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for depreciation and amortization and interest expense. Adjusted EBITDA includes adjustments related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, which includes adjustments for merger, transaction and other costs, (loss) gain on dispositions of real estate investments, loss (gain) on derivative instruments, loss on extinguishment of debt and other income (expense).

NOI is a non-GAAP financial measure equal to net income (loss), the most directly comparable GAAP financial measure, less discontinued operations, interest, other income and income from preferred equity investments and investment securities, plus corporate general and administrative expense, merger, transaction and other costs, depreciation and amortization, other non-cash expenses and interest expense. We use NOI internally as a performance measure and believe NOI provides useful information to investors regarding our financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level. Therefore, we believe NOI is a useful measure for evaluating the operating performance of our real estate assets and to make decisions about resource allocations. Further, we believe NOI is useful to investors as a performance measure because, when compared across periods, NOI reflects the impact on operations from trends in occupancy rates, rental rates, operating costs and acquisition activity on an unlevered basis, providing perspective not immediately apparent from net income. NOI excludes certain components from net income in order to provide results that are more closely related to a property's results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level as opposed to the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. NOI presented by us may not be comparable to NOI reported by other REITs that define NOI differently. We believe that in order to facilitate a clear understanding of our operating results, NOI should be examined in conjunction with net income (loss) as presented in our consolidated financial statements. NOI should not be considered as an alternative to net income (loss) as an indication of our performance or to cash flows as a measure of our liquidity.

Cash NOI is a non-GAAP financial measure that is intended to reflect the performance of our properties. We define Cash NOI as net operating income (which is separately defined herein) excluding amortization of above/below market lease intangibles and straight-line rent adjustments that are included in GAAP lease revenues. We believe that Cash NOI is a helpful measure that both investors and management can use to evaluate the current financial performance of our properties and it allows for comparison of our operating performance between periods and to other REITs. Cash NOI should not be considered as an alternative to net income, as an indication of our financial performance, or to cash flows as a measure of liquidity or our ability to fund all needs. The method by which we calculate and present Cash NOI may not be directly comparable to the way other REITs calculate and present Cash NOI.

Cash NOI includes all of the adjustments described above for Adjusted EBITDA related to the treatment of the sale of the Multi-Tenant Retail Portfolio as a discontinued operation, as well as adjustments for general and administrative expenses.

Cash Paid for Interest is calculated as interest expense less the non-cash portion of interest expense and amortization of discounts on mortgages and senior notes. Cash Paid for Interest is not the same as, and may differ from, cash paid for interest as reported in our consolidated statements of cash flows. Management believes that Cash Paid for Interest provides useful information to investors to assess our overall solvency and financial flexibility. Cash Paid for Interest should not be considered as an alternative to interest expense as determined in accordance with GAAP or any other GAAP financial measure and should only be considered together with, and as a supplement to our financial information prepared in accordance with GAAP.

FAQ

AI-generated questions and answers. How Rhea-AI works. Not financial advice.

What is Global Net Lease's revised 2026 AFFO guidance?

Global Net Lease raised its full-year 2026 AFFO guidance to $0.83–$0.85 per share, from $0.82–$0.85. AFFO is an adjusted operating-performance measure, not a substitute for net income or a measure of liquidity.

Why was GNL's third-quarter 2026 leverage ratio elevated?

GNL's 7.7x net debt to adjusted EBITDA ratio reflected all Modiv acquisition debt but only a partial quarter of earnings following the August 12 closing. GNL expects fourth-quarter results to include a full quarter of Modiv earnings and reaffirmed full-year leverage guidance of 6.5x–6.9x.

How much stock has GNL repurchased under its share repurchase program?

As of October 30, 2026, GNL had repurchased 29.7 million shares for $245.8 million under the program announced in February 2025. The weighted-average purchase price was $8.28.

How does GNL define investment-grade and implied investment-grade tenants?

GNL includes actual tenant or guarantor investment-grade ratings and implied ratings based on specified parent ratings or a Moody's analytical tool. As of September 30, 2026, 35.8% of annualized straight-line rent came from tenants with actual investment-grade ratings and 27.1% from tenants with implied ratings. A parent rating may qualify even without a parent guarantee.