CareTrust REIT Q3 2026 revenue rises 33% to $176M

CareTrust raised its 2026 per-share guidance and completed the initial closing for 23 of 45 U.K. care homes.

Available on EDGAR 11/05/2026 - 04:09 PM EST Accepted by SEC EDGAR 11/05/2026 - 04:09 PM EST Learn about SEC filing dates

Rhea-AI Filing Summary

CareTrust REIT, Inc. reported third-quarter 2026 revenue of $176.4 million, up 33% year over year. Net income attributable to CareTrust REIT, Inc. was $83.7 million, compared with $74.9 million a year earlier, while diluted earnings per share remained $0.35. Normalized FFO per diluted share rose 20% to $0.54, and Normalized FAD per diluted share rose 20% to $0.53. The quarterly dividend was $0.39 per share.

Investment activity during the quarter totaled $739.5 million at an 8.3% blended stabilized yield. After quarter-end, CareTrust acquired 23 of 45 newly built U.K. care homes from LNT Care Developments for £552 million ($733 million), exclusive of transaction costs; the remaining 22 are expected to be acquired on a rolling basis through 2027 for £528 million. It also closed $273.8 million of other investment activity at a 10.6% blended stabilized yield.

CareTrust raised its 2026 per-share guidance to approximately $1.50–$1.51 for net income, $2.08–$2.09 for Normalized FFO and $2.04–$2.05 for Normalized FAD. It closed a new $700 million unsecured term loan maturing in 2032 and expanded its unsecured revolving credit facility to $2.0 billion. Quarter-end net debt to annualized Normalized Run Rate EBITDA was 1.4x, below the company’s 4.0x–5.0x target range.

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Positive

• Moderate pointTotal revenue increased 33% year over year to $176.4 million.
• Moderate pointNet income attributable rose to $83.7 million from $74.9 million.
• Moderate pointNormalized FFO per diluted share increased 20% to $0.54.
• Moderate pointNormalized FAD per diluted share increased 20% to $0.53.

Negative

• None.

Filing Explained

During the third quarter, CareTrust reported $578.2 million in gross proceeds from settling its May 2026 forward equity offering and $280.5 million from equity issued under its ATM; these completed share issuances increase the share count and reduce existing holders’ percentage ownership, absent offsetting changes.

8-K Event Classification

3 items: 2.02, 7.01, 9.01

3 items

Item 2.02 Results of Operations and Financial Condition Financial

Disclosure of earnings results, typically an earnings press release or preliminary financials.

Item 7.01 Regulation FD Disclosure Disclosure

Material non-public information disclosed under Regulation Fair Disclosure, often investor presentations or guidance.

Item 9.01 Financial Statements and Exhibits Exhibits

Financial statements, pro forma financial information, or exhibit attachments filed with this report.

Key Figures

Total revenue: $176.4 million Net income attributable to CareTrust REIT, Inc.: $83.7 million Normalized FFO per diluted share: $0.54 +5 more

8 metrics

Total revenue $176.4 million Third quarter 2026; up 33% year over year

Net income attributable to CareTrust REIT, Inc. $83.7 million Third quarter 2026; compared with $74.9 million in the prior-year quarter

Normalized FFO per diluted share $0.54 Third quarter 2026; increase of $0.09, or 20%, year over year

Normalized FAD per diluted share $0.53 Third quarter 2026; increase of $0.09, or 20%, year over year

Quarterly investment activity $739.5 million at an 8.3% blended stabilized yield Third quarter 2026

LNT care homes acquisition Approximately £1.1 billion 45 newly built U.K. care homes; initial closing included 23 homes

Quarterly dividend $0.39 per share Declared during the third quarter of 2026

2026 Normalized FFO guidance $2.08–$2.09 per share Full-year 2026 guidance

Key Terms

Normalized FFO, Normalized FAD, blended stabilized yield, Net Debt to Annualized Normalized Run Rate EBITDA

4 terms

Normalized FFO financial

"Normalized FFO per diluted weighted average share of $0.54"

Normalized FFO is a cash-focused measure of a real estate company's recurring operating performance, adjusted to remove one-time gains, losses, or unusual items so results reflect what the business typically earns. Think of it like reporting a restaurant’s average monthly sales after removing a single big catering event or a rare repair bill: it gives investors a clearer, apples-to-apples view of ongoing cash generation used to pay dividends and value the company.

Normalized FAD financial

"Normalized FAD per diluted weighted average share of $0.53"

blended stabilized yield financial

"$739.5 million of investment activity closed at a blended stabilized yield of 8.3%"

A blended stabilized yield is the single, weighted average income return an investor can expect from a group of properties or income-generating projects after each has reached normal operating performance (stabilized). It combines the individual yields of the assets into one number so investors can compare portfolios, estimate steady-state cash flow and judge overall return and risk—like averaging the brightness of several lightbulbs to know how well a room will be lit.

Net Debt to Annualized Normalized Run Rate EBITDA financial

"Net Debt to Annualized Normalized Run Rate EBITDA of 1.4x"

Earnings Snapshot

Total revenue: $176.4 million · Guidance included

Third quarter 2026

Total revenue $176.4 million +33% year over year

Net income attributable to CareTrust REIT, Inc. $83.7 million Compared with $74.9 million in the prior-year quarter

Diluted earnings per share $0.35 Consistent with the prior-year quarter

Normalized FFO per diluted share $0.54 +$0.09, or 20%, year over year

Normalized FAD per diluted share $0.53 +$0.09, or 20%, year over year

Guidance

For full-year 2026, net income attributable to CareTrust REIT, Inc. is approximately $1.50–$1.51 per share, Normalized FFO is approximately $2.08–$2.09 per share, and Normalized FAD is approximately $2.04–$2.05 per share.

FAQ

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

How much revenue did CTRE report in Q3 2026?

CareTrust reported $176.4 million of total revenue in the third quarter of 2026, up 33% year over year. Net income attributable to CareTrust REIT, Inc. was $83.7 million, compared with $74.9 million in the prior-year quarter.

What is CTRE's 2026 per-share guidance?

CareTrust projects approximately $1.50 to $1.51 per share for net income attributable to the company, $2.08 to $2.09 for Normalized FFO, and $2.04 to $2.05 for Normalized FAD.

How many LNT care homes did CTRE acquire?

CareTrust acquired 23 of 45 newly built U.K. care homes on October 1, 2026, for £552 million ($733 million), exclusive of transaction costs. The remaining 22 are expected to be acquired on a rolling basis through 2027 for £528 million.

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

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0001590717false00015907172026-11-052026-11-05

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549 

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): November 5, 2026

CareTrust REIT, Inc.

(Exact name of registrant as specified in its charter)  

Maryland			001-36181			46-3999490
(State or other jurisdiction of incorporation)			(Commission File Number)			(IRS Employer Identification No.)

Registrant’s telephone number, including area code: (949) 542-3130

24901 Dana Point Harbor Dr, Suite A200, Dana Point, CA

92629

(Address of principal executive offices)

(Zip Code)

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

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

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

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

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

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

Title of each class			Trading Symbol(s)			Name of each exchange on which registered
Common Stock, par value $0.01 per share			CTRE			New York Stock Exchange

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

Emerging growth company   ☐

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

Item 2.02    Results of Operations and Financial Condition.

    On November 5, 2026, CareTrust REIT, Inc. (the “Company”) issued a press release announcing its financial results for the third quarter ended September 30, 2026. A copy of the press release is attached hereto as Exhibit 99.1 and is incorporated herein by reference.

    Exhibit 99.1 attached hereto shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be incorporated by reference into any filing of the Company under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.

Item 7.01    Regulation FD Disclosure.

    A copy of the Company’s supplemental financial information for the third quarter ended September 30, 2026 is attached hereto as Exhibit 99.2 and is incorporated herein by reference. A copy of the supplemental financial information is also available on the “Investors” section of the Company’s website at www.caretrustreit.com.

The Company may use its website (www.caretrustreit.com), LinkedIn account (https:///www.linkedin.com/caretrust-reit), YouTube page (www.youtube.com/@caretrustreit), or X account (https://x.com/CareTrustREIT) to communicate with its investors and disclose company information. The information disclosed through those channels may be considered to be material, so investors should monitor them in addition to the Company’s press releases, SEC filings, and public conference calls and webcasts. The contents of the Company’s website or social media channels referenced herein are not incorporated by reference in this Current Report on Form 8-K or in any other report or document the Company files with the Securities and Exchange Commission.

    Exhibit 99.2 attached hereto shall not be deemed “filed” for purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section and shall not be incorporated by reference into any filing of the Company under the Securities Act or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.

Item 9.01. Financial Statements and Exhibits.

 

(d) Exhibits.

 

Exhibits						Description
99.1						Press Release of the Company, dated November 5, 2026
99.2						Supplemental financial information for the quarter ended September 30, 2026
104						Cover Page Interactive Data File (embedded within the inline XBRL document)

SIGNATURES

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

 

Date: November 5, 2026						CARETRUST REIT, INC.
						By:			/s/ Derek J. Bunker
									Derek J. Bunker
									Chief Financial Officer and Treasurer

Exhibit 99.1

CareTrust REIT Announces Third Quarter 2026 Operating Results; Updates 2026 Guidance

Conference Call Scheduled for Friday, November 6, 2026 at 11:00 am ET

DANA POINT, Calif., November 5, 2026 (BUSINESS WIRE) -- CareTrust REIT, Inc. (NYSE:CTRE) today reported operating results for the quarter ended September 30, 2026, as well as other recent events.

For the quarter, CareTrust reported:

•Net income of $83.7 million and net income per diluted weighted average share of $0.35, consistent with the prior year quarter;

•Normalized FFO of $129.2 million and Normalized FFO per diluted weighted average share of $0.54, an increase of $0.09, or 20%, over the prior year quarter;

•Normalized FAD of $127.0 million and Normalized FAD per diluted weighted average share of $0.53, an increase of $0.09, or 20%, over the prior year quarter;

•$739.5 million of investment activity closed at a blended stabilized yield of 8.3%;

•$578.2 million of gross proceeds from settlement of the May 2026 forward equity offering, and $280.5 million of gross proceeds from equity issued under the ATM Program;

•Net Debt to Annualized Normalized Run Rate EBITDA of 1.4x;

•100.0% collection of contractual rent and interest; and

•A quarterly dividend of $0.39 per share, representing a payout ratio of approximately 74% of Normalized FAD.

Since quarter end, CareTrust reports:

•The initial closing of the Company's acquisition of 45 newly built U.K. care homes from LNT Care Developments ("LNT") for approximately £1.1 billion, comprising 23 homes acquired on October 1, 2026 for £552 million ($733 million), exclusive of transaction costs, with the remaining 22 homes expected to be acquired on a rolling basis through 2027 for £528 million;

•$273.8 million of other investment activity closed at a blended stabilized yield of 10.6%, bringing 2026 year-to-date investments to approximately $2.9 billion at a blended stabilized yield of 8.1%;

•An investment pipeline of $1.2 billion including the remaining LNT homes;

•A new $700 million unsecured term loan maturing in 2032 and an expansion of the unsecured revolving credit facility to $2.0 billion;

•$1.6 billion available under its $2.0 billion unsecured revolving credit facility as of November 4, 2026; and

•$100 million of cash on hand as of November 4, 2026.

CareTrust’s Chief Executive Officer, Dave Sedgwick, commented, "Normalized FFO per share increased 20% year-over-year and the team set another record of approximately $2.9 billion invested across skilled nursing, SHOP, and UK care homes, all while positioning the balance sheet for continued strong growth in the near to mid-term." Mr. Sedgwick continued, "The CareTrust flywheel continues to accretively deliver year-over-year growth of our asset base and FFO. The relationship with LNT is a multiplier to our SHOP and UK care home growth engines. We've never been more excited for the runway ahead."

Financial Results for Quarter Ended September 30, 2026

For the third quarter, CareTrust reported net income of $83.7 million, or $0.35 per diluted weighted-average common share, Normalized FFO of $129.2 million, or $0.54 per diluted weighted-average common share, and Normalized FAD of $127.0 million, or $0.53 per diluted weighted-average common share.

Liquidity

As of quarter end, CareTrust reported Net Debt-to-Annualized Normalized Run Rate EBITDA of 1.4x, which is below the Company's target leverage range of 4.0x to 5.0x, and a net debt-to-enterprise value of approximately 8.5%. Subsequent to quarter end, the Company closed a new $700 million unsecured term loan maturing in 2032 and expanded its unsecured revolving credit facility to $2.0 billion, using the term loan proceeds to repay revolver borrowings and fund investment activity. Derek Bunker, CareTrust’s Chief Financial Officer, stated that as of today the Company has $425 million in borrowings outstanding on its revolving credit facility, with no scheduled debt maturities prior to 2028. He also reported that CareTrust currently has approximately $100 million in cash on hand and $599 million available for future issuances under its ATM Program.

Updated 2026 Guidance

The Company increased its 2026 guidance midpoints, raising the low end of its Normalized FFO and Normalized FAD estimates, and now projects net income attributable to CareTrust of approximately $1.50 to $1.51 per share, Normalized FFO of approximately $2.08 to $2.09 per share, and Normalized FAD of approximately $2.04 to $2.05 per share. Mr. Bunker commented, “The midpoints of our updated Normalized FFO and Normalized FAD guidance represent increases of 18.5% and 16.2%, respectively, over 2025 results. The new term loan and expanded revolver extend our runway and give us substantial capacity to fund the acquisition of the remaining LNT homes and the rest of our pipeline. With leverage well below our target range and multiple levers across our capital toolkit, we are well positioned to keep funding growth at our current pace."

Mr. Bunker noted that full year 2026 guidance is based on a weighted average diluted share count of 240 million shares, and assumes the following:

•No new investments, loans, or dispositions beyond those made or announced year-to-date;

•No new debt or equity issuances beyond those made year-to-date;

•2.5% inflation-based rent escalators under long-term triple net leases;

•$147 million of loans to be fully repaid throughout the year; and

•No material change in the GBP:USD spot exchange rate.

Dividend Maintained

During the quarter, CareTrust declared a quarterly dividend of $0.39 per common share, representing a payout ratio of approximately 72% based on third quarter 2026 Normalized FFO, and 74% based on third quarter 2026 Normalized FAD.

Conference Call

A conference call will be held on Friday, November 6, 2026, at 11:00 a.m. Eastern Time (8:00 a.m. Pacific Time), during which CareTrust’s management will discuss third quarter 2026 results, recent developments and other matters. The toll-free dial-in number is 1 (833) 461-5787 or toll dial-in number is 1 (585) 542-9983 and the conference ID number is 313959106. The live audio webcast of the earnings conference call will be available on the Investors section of CareTrust’s website at investor.caretrustreit.com/events-and-presentations. To view any financial or other statistical information required by SEC Regulation G, please visit the Investors section of the CareTrust REIT website at http://investor.caretrustreit.com. This call will be recorded and will be available for replay via the website for 30 days following the call.

About CareTrustTM

CareTrust REIT, Inc. is a self-administered, publicly-traded real estate investment trust engaged in the ownership, acquisition, development and leasing of skilled nursing, seniors housing and other healthcare-related properties. With a portfolio of long-term net-leased properties spanning the United States and United Kingdom, and a growing portfolio of quality operators leasing them, CareTrust REIT is pursuing both external and organic growth opportunities across the United States and internationally. More information about CareTrust REIT is available at www.caretrustreit.com.

Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995:

This press release contains, and the related conference call will include, forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include all statements that are not historical statements of fact and statements regarding the Company’s intent, belief or expectations, including, but not limited to, statements regarding the following: access to capital; investment activity; growth prospects; and operating and financial performance, including our fiscal year 2026 guidance and the assumptions set forth therein.

Words such as “anticipate,” “believe,” “could,” “expect,” “estimate,” “intend,” “may,” “plan,” “seek,” “should,” “will,” “would,” and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. The Company’s forward-looking statements are based on management’s current expectations and beliefs, and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although the Company believes that the assumptions underlying the forward-looking statements are reasonable, the Company can give no assurance that its expectations will be attained. Factors which could have a material adverse effect on the Company’s operations and future prospects or which could cause actual results to differ materially from our expectations include, but are not limited to: (i) the ability of our tenants, managers, and borrowers to successfully operate our properties and to meet and/or perform their obligations under the agreements we have entered into with them, including without limitation, their respective obligations to indemnify, defend and hold us harmless from and against various claims, litigation and liabilities; (ii) the impact of unstable market and economic conditions; (iii) the impact of healthcare reform legislation, including reimbursement rates, and potential minimum staffing level requirements, on the operating results and financial conditions of our tenants, managers, and borrowers; (iv) the consequences of bankruptcy, insolvency or financial deterioration of our tenants, managers and borrowers; (v) the ability and willingness of our tenants, managers and borrowers to renew their agreements with us, and our ability to reposition our properties on the same or better terms in the event of nonrenewal or in the event we replace an existing tenant or manager; (vi) the risk that we may have to incur impairment charges related to any asset sales if we are unable to sell such assets at the prices we expect; (vii) the impact of public health crises; (viii) the availability of and the ability to identify (a) tenants and managers who meet our credit and operating standards, and (b) suitable acquisition opportunities and the ability to acquire and lease the respective properties to such tenants and managers on favorable terms; (ix) the intended benefits of our acquisition of Care REIT plc (“Care REIT”) or the LNT Transaction (as defined above) may not be realized, including that anticipated SHOP transition of the properties acquired in the LNT Transaction does not occur on the expected timeline or at all, and the additional risks we will be subject to from our U.K. investments and any other international investments; (x) the additional operational and legal risks associated with our properties managed in a RIDEA structure; (xi) the impact of the unfavorable resolution of litigation or disputes and rising liability and insurance costs as a result thereof or other market factors; (xii) the ability to retain our key management personnel; (xiii) the ability to maintain our status as a real estate investment trust (“REIT”); (xiv) changes in the U.S. and U.K. tax law and other state, federal or local laws, whether or not specific to REITs; (xv) the ability to generate sufficient cash flows to service our outstanding indebtedness; (xvi) access to debt and equity capital markets; (xvii) fluctuating interest and currency rates; (xviii) risks and challenges related to our use of, or inability to use, artificial intelligence; and (xix) any additional factors included under Item 1A “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2025 and our Quarterly Report on Form 10-Q for the quarters ended June 30, 2026 and September 30, 2026, as such risk factors may be amended, supplemented or superseded from time to time by other reports we file with the Securities and Exchange Commission (the “SEC”).

This press release and the related conference call provide information about the Company's financial results as of and for the quarter ended September 30, 2026 and is provided as of the date hereof, unless specifically stated otherwise. The Company expressly disclaims any obligation to update or revise any information in this press release or the related conference call (and replays thereof), including forward-looking statements, whether to reflect any change in the Company’s expectations, any change in events, conditions or circumstances, or otherwise.

As used in this press release or the related conference call, unless the context requires otherwise, references to “CTRE,” "CareTrust," “CareTrust REIT” or the “Company” refer to CareTrust REIT, Inc. and its consolidated subsidiaries. GAAP refers to generally accepted accounting principles in the United States of America.

Contact:

CareTrust REIT, Inc.

(949) 542-3130

ir@caretrustreit.com

CARETRUST REIT, INC.
CONSOLIDATED INCOME STATEMENTS
(in thousands, except per share data)
(Unaudited)
						For the Three Months Ended September 30,												For the Nine Months Ended September 30,
						2026						2025						2026						2025
Revenues:
			Rental income			$	127,236					$	104,265					$	359,637					$	261,944
			Resident fees and services			7,226						—						15,721						—
			Interest income from financing receivables			14,030						2,908						28,504						8,601
			Interest income from other real estate related investments and other income			27,868						25,271						76,629						70,989
			Total revenues			176,360						132,444						480,491						341,534
Expenses:
			Depreciation and amortization			33,258						26,693						93,050						65,749
			Interest expense			17,716						12,622						44,282						32,329
			Property taxes and insurance			2,852						2,326						7,468						6,508
			Senior housing operating expenses			5,852						—						12,690						—
			Impairment of real estate investments			—						452						—						452
			Transaction costs			8,933						560						9,492						1,509
			Provision for loan losses			—						—						4,671						—
			Property operating (recoveries) expenses			(108)						279						184						1,322
			General and administrative			15,615						15,420						45,729						36,992
			Total expenses			84,118						58,352						217,566						144,861
Other (loss) income:
			Loss on extinguishment of debt			—						(390)						—						(390)
			Gain on sale of real estate, net			—						—						—						3,876
			Unrealized (loss) gain on other real estate related investments, net			(7,262)						3,603						(5,530)						6,858
			Gain (loss) on foreign currency transactions, net			123						(298)						255						4,115
			Total other (loss) income			(7,139)						2,915						(5,275)						14,459
Income before income tax expense						85,103						77,007						257,650						211,132
			Income tax expense			(2,929)						(2,077)						(7,735)						(3,107)
Net income						82,174						74,930						249,915						208,025
			Net (loss) income attributable to noncontrolling interests			(1,479)						29						(2,944)						(1,223)
Net income attributable to CareTrust REIT, Inc.						$	83,653					$	74,901					$	252,859					$	209,248
Earnings per common share attributable to CareTrust REIT, Inc.:
			Basic			$	0.35					$	0.35					$	1.09					$	1.06
			Diluted			$	0.35					$	0.35					$	1.08					$	1.06
Weighted-average number of common shares:
			Basic			240,651						211,746						232,537						197,204
			Diluted			241,088						212,271						233,160						197,603
Dividends declared per common share						$	0.39					$	0.335					$	1.17					$	1.005

CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES
(in thousands and unaudited)
									Three Months Ended  September 30,												Nine Months Ended September 30,
									2026						2025						2026						2025
Net income attributable to CareTrust REIT, Inc.									$	83,653					$	74,901					$	252,859					$	209,248
			Depreciation and amortization						33,258						24,309						93,050						63,365
			Noncontrolling interests' share of real estate related depreciation and amortization						(3,606)						(2,796)						(9,262)						(7,532)
			Interest expense						17,716						12,622						44,282						32,329
			Income tax expense						2,929						2,077						7,735						3,107
			Amortization of stock-based compensation						2,932						1,700						9,139						6,738
			Amortization of stock-based compensation related to extraordinary incentive plan						—						793						264						2,690
EBITDA attributable to CareTrust REIT, Inc.									136,882						113,606						398,067						309,945
			Impairment of real estate investments						—						452						—						452
			Loss (gain) on foreign currency transactions, net						—						298						—						(4,115)
			Provision for loan losses						—						—						4,671						—
			Property operating (recoveries) expenses						(107)						402						192						1,387
			Gain on sale of real estate, net						—						—						—						(3,876)
			Non-routine transaction costs						8,933						560						9,492						1,509
			Accelerated amortization of lease intangibles, net of noncontrolling interests' share						—						(1,023)						—						(1,023)
			Loss on extinguishment of debt						—						390						—						390
			Unrealized loss (gain) on other real estate related investments, net						7,262						(3,603)						5,530						(6,858)
Normalized EBITDA attributable to CareTrust REIT, Inc.									152,970						111,082						$	417,952					$	297,811
			Full impact of quarterly investments[1]						7,079						615
Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.									$	160,049					$	111,697
[1] Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period.

NET DEBT TO ANNUALIZED NORMALIZED RUN RATE EBITDA RECONCILIATION
(in thousands and unaudited)
									Three Months Ended September 30,
									2026						2025
			Total debt						$	2,075,000					$	900,000
			Cash, cash equivalents, restricted cash and escrow deposits on acquisitions of real estate						(1,200,827)						(712,480)
Net Debt									$	874,173					$	187,520
Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.[1]									$	640,196					$	446,788
Net Debt to Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.									1.37x						0.42x
[1] Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4).
CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)
(in thousands and unaudited)
									Three Months Ended  September 30,												Nine Months Ended September 30,
									2026						2025						2026						2025
Net income attributable to CareTrust REIT, Inc.									$	83,653					$	74,901					$	252,859					$	209,248
			Real estate related depreciation and amortization						33,101						24,303						92,596						63,344
			Noncontrolling interests' share of real estate related depreciation and amortization						(3,606)						(2,796)						(9,262)						(7,532)
			Impairment of real estate investments						—						452						—						452
			Gain on sale of real estate, net						—						—						—						(3,876)
FFO attributable to CareTrust REIT, Inc.									113,148						96,860						336,193						261,636
			Loss (gain) on foreign currency transactions, net						—						298						—						(4,115)
			Provision for loan losses						—						—						4,671						—
			Accelerated amortization of lease intangibles, net of noncontrolling interests' share						—						(1,023)						—						(1,023)
			Property operating (recoveries) expenses						(107)						402						192						1,387
			Non-routine transaction costs						8,933						560						9,492						1,509
			Loss on extinguishment of debt						—						390						—						390
			Amortization of stock-based compensation related to extraordinary incentive plan						—						793						264						2,690
			Unrealized loss (gain) on other real estate related investments, net						7,262						(3,603)						5,530						(6,858)
Normalized FFO attributable to CareTrust REIT, Inc.									$	129,236					$	94,677					$	356,342					$	255,616

CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES (continued)
(in thousands, except per share data)
(Unaudited)
									Three Months Ended September 30,												Nine Months Ended September 30,
									2026						2025						2026						2025
Net income attributable to CareTrust REIT, Inc.									$	83,653					$	74,901					$	252,859					$	209,248
			Real estate related depreciation and amortization						33,101						24,303						92,596						63,344
			Noncontrolling interests' share of real estate related depreciation and amortization						(3,606)						(2,796)						(9,262)						(7,532)
			Amortization of deferred financing fees						1,120						1,121						3,361						3,019
			Amortization of stock-based compensation						2,932						1,700						9,139						6,738
			Amortization of stock-based compensation related to extraordinary incentive plan						—						793						264						2,690
			Straight-line rental income						(5,011)						(3,419)						(13,038)						(5,172)
			Amortization of lease incentives						49						48						147						144
			Noncontrolling interests' share of amortization of lease incentives						(24)						(24)						(71)						(72)
			Amortization of above and below market leases						(44)						(390)						(86)						(2,288)
			Noncontrolling interests' share of amortization of below market leases						—						154						—						1,080
			Accelerated amortization of lease intangibles, net of noncontrolling interests' share						—						(1,023)						—						(1,023)
			Non-cash interest income						(1,261)						(724)						(2,738)						(2,050)
			Impairment of real estate investments						—						452						—						452
			Gain on sale of real estate, net						—						—						—						(3,876)
FAD attributable to CareTrust REIT, Inc.									110,909						95,096						333,171						264,702
			Loss (gain) on foreign currency transactions, net						—						298						—						(4,115)
			Provision for loan losses						—						—						4,671						—
			Property operating (recoveries) expenses						(107)						402						192						1,387
			Non-routine transaction costs						8,933						560						9,492						1,509
			Loss on extinguishment of debt						—						390						—						390
			Unrealized loss (gain) on other real estate related investments, net						7,262						(3,603)						5,530						(6,858)
Normalized FAD attributable to CareTrust REIT, Inc.									$	126,997					$	93,143					$	353,056					$	257,015
FFO per share attributable to CareTrust REIT, Inc.									$	0.47					$	0.46					$	1.44					$	1.32
Normalized FFO per share attributable to CareTrust REIT, Inc.									$	0.54					$	0.45					$	1.53					$	1.29
FAD per share attributable to CareTrust REIT, Inc.									$	0.46					$	0.45					$	1.43					$	1.34
Normalized FAD per share attributable to CareTrust REIT, Inc.									$	0.53					$	0.44					$	1.51					$	1.30
			Diluted weighted average shares outstanding [1]						241,214						212,575						233,304						197,825
			[1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method.

CARETRUST REIT, INC.
CONSOLIDATED INCOME STATEMENTS - 5 QUARTER TREND
(in thousands, except per share data)
(Unaudited)
			Quarter			Quarter			Quarter			Quarter			Quarter
			Ended			Ended			Ended			Ended			Ended
			September 30, 2025			December 31, 2025			March 31, 2026			June 30, 2026			September 30, 2026
Revenues:
Rental income			$	104,265		$	106,250		$	114,196		$	118,205		$	127,236
Resident fees and services			—			1,225			3,852			4,643			7,226
Interest income from financing receivables			2,908			2,891			2,778			11,696			14,030
Interest income from other real estate related investments and other income			25,271			24,493			21,957			26,804			27,868
Total revenues			132,444			134,859			142,783			161,348			176,360
Expenses:
Depreciation and amortization			26,693			27,142			29,430			30,362			33,258
Interest expense			12,622			11,378			11,242			15,324			17,716
Property taxes and insurance			2,326			2,260			2,453			2,163			2,852
Senior housing operating expenses			—			952			3,106			3,732			5,852
Impairment of real estate investments			452			2,031			—			—			—
Transaction costs			560			3,820			207			352			8,933
Provision for loan losses			—			—			—			4,671			—
Property operating expenses (recoveries)			279			(1,460)			296			(4)			(108)
General and administrative			15,420			15,473			14,337			15,777			15,615
Total expenses			58,352			61,596			61,071			72,377			84,118
Other income (loss):
Other income, net			—			4,350			—			—			—
Loss on extinguishment of debt			(390)			—			—			—			—
Gain on sale of real estate, net			—			27,672			—			—			—
Unrealized gain (loss) on other real estate related investments, net			3,603			8,973			7			1,725			(7,262)
(Loss) gain on foreign currency transactions, net			(298)			(103)			57			75			123
Total other income (loss)			2,915			40,892			64			1,800			(7,139)
Income before income tax expense			77,007			114,155			81,776			90,771			85,103
Income tax expense			(2,077)			(1,894)			(2,271)			(2,535)			(2,929)
Net income			74,930			112,261			79,505			88,236			82,174
Net income (loss) attributable to noncontrolling interests			29			971			(705)			(760)			(1,479)
Net income attributable to CareTrust REIT, Inc.			$	74,901		$	111,290		$	80,210		$	88,996		$	83,653
Diluted earnings per share attributable to CareTrust REIT, Inc.			$	0.35		$	0.50		$	0.36		$	0.38		$	0.35
Diluted weighted average shares outstanding			212,271			223,345			223,955			234,244			241,088

CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND
(in thousands)
(Unaudited)
			Quarter			Quarter			Quarter			Quarter			Quarter
			Ended			Ended			Ended			Ended			Ended
			September 30, 2025			December 31, 2025			March 31, 2026			June 30, 2026			September 30, 2026
Net income attributable to CareTrust REIT, Inc.			$	74,901		$	111,290		$	80,210		$	88,996		$	83,653
Depreciation and amortization			24,309			27,142			29,430			30,362			33,258
Noncontrolling interests' share of real estate related depreciation and amortization			(2,796)			(2,876)			(2,812)			(2,844)			(3,606)
Interest expense			12,622			11,378			11,242			15,324			17,716
Income tax expense			2,077			1,894			2,271			2,535			2,929
Amortization of stock-based compensation[1]			1,700			28			3,184			3,023			2,932
Amortization of stock-based compensation related to extraordinary incentive plan			793			793			264			—			—
EBITDA attributable to CareTrust REIT, Inc.			113,606			149,649			123,789			137,396			136,882
Impairment of real estate investments			452			2,031			—			—			—
Loss on foreign currency transactions, net			298			103			—			—			—
Provision for loan losses			—			—			—			4,671			—
Property operating expenses (recoveries)			402			(1,561)			303			(4)			(107)
Gain on sale of real estate, net			—			(27,672)			—			—			—
Loss on extinguishment of debt			390			—			—			—			—
Non-routine transaction costs			560			3,820			207			352			8,933
Accelerated amortization of lease intangibles, net of noncontrolling interests' share			(1,023)			—			—			—			—
Qualifying retirement benefits			—			1,896			—			—			—
Other expenses			—			359			—			—			—
Other income, net of NCI share[2]			—			(2,171)			—			—			—
Unrealized (gain) loss on other real estate related investments, net			(3,603)			(8,973)			(7)			(1,725)			7,262
Normalized EBITDA attributable to CareTrust REIT, Inc.			$	111,082		$	117,481		$	124,292		$	140,690		$	152,970
Net income attributable to CareTrust REIT, Inc.			$	74,901		$	111,290		$	80,210		$	88,996		$	83,653
Real estate related depreciation and amortization			24,303			27,046			29,283			30,212			33,101
Noncontrolling interests' share of real estate related depreciation and amortization			(2,796)			(2,876)			(2,812)			(2,844)			(3,606)
Impairment of real estate investments			452			2,031			—			—			—
Gain on sale of real estate, net			—			(27,672)			—			—			—
FFO attributable to CareTrust REIT, Inc.			96,860			109,819			106,681			116,364			113,148
Loss on foreign currency transactions, net			298			103			—			—			—
Accelerated amortization of lease intangibles, net of noncontrolling interests' share			(1,023)			—			—			—			—
Provision for loan losses			—			—			—			4,671			—
Property operating expenses (recoveries)			402			(1,561)			303			(4)			(107)
Non-routine transaction costs			560			3,820			207			352			8,933
Loss on extinguishment of debt			390			—			—			—			—
Amortization of stock-based compensation related to extraordinary incentive plan			793			793			264			—			—
Qualifying retirement benefits			—			1,896			—			—			—
Other expenses			—			359			—			—			—
Other income, net of NCI share[2]			—			(2,171)			—			—			—
Unrealized (gain) loss on other real estate related investments, net			(3,603)			(8,973)			(7)			(1,725)			7,262
Normalized FFO attributable to CareTrust REIT, Inc.			$	94,677		$	104,085		$	107,448		$	119,658		$	129,236
[1] A portion of the amortization of stock-based compensation for the three months ended December 31, 2025, was moved to Qualifying retirement benefits to represent the amount of accelerated stock-based compensation recorded during the twelve months ended December 31, 2025 related to an employee that met authorized retirement in the period.
[2] Other income, net of NCI share represents a fee received in connection with the release of a facility from a purchase agreement, net of commission fees paid.

CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES - 5 QUARTER TREND (continued)
(in thousands, except per share data)
(Unaudited)
			Quarter			Quarter			Quarter			Quarter			Quarter
			Ended			Ended			Ended			Ended			Ended
			September 30, 2025			December 31, 2025			March 31, 2026			June 30, 2026			September 30, 2026
Net income attributable to CareTrust REIT, Inc.			$	74,901		$	111,290		$	80,210		$	88,996		$	83,653
Real estate related depreciation and amortization			24,303			27,046			29,283			30,212			33,101
Noncontrolling interests' share of real estate related depreciation and amortization			(2,796)			(2,876)			(2,812)			(2,844)			(3,606)
Amortization of deferred financing fees			1,121			1,121			1,120			1,121			1,120
Amortization of stock-based compensation			1,700			28			3,184			3,023			2,932
Amortization of stock-based compensation related to extraordinary incentive plan			793			793			264			—			—
Straight-line rental income			(3,419)			(3,581)			(3,843)			(4,184)			(5,011)
Amortization of lease incentives			48			49			49			49			49
Noncontrolling interests' share of amortization of lease incentives			(24)			(24)			(24)			(23)			(24)
Amortization of above and below market leases			(390)			(81)			1			(43)			(44)
Noncontrolling interests' share of amortization of below market leases			154			—			—			—			—
Accelerated amortization of lease intangibles, net of noncontrolling interests' share			(1,023)			—			—			—			—
Non-cash interest income			(724)			1,417			(348)			(1,129)			(1,261)
Impairment of real estate investments			452			2,031			—			—			—
Gain on sale of real estate, net			—			(27,672)			—			—			—
FAD attributable to CareTrust REIT, Inc.			95,096			109,541			107,084			115,178			110,909
Loss on foreign currency transactions, net			298			103			—			—			—
Provision for loan losses			—			—			—			4,671			—
Property operating expenses (recoveries)			402			(1,561)			303			(4)			(107)
Non-routine transaction costs			560			3,820			207			352			8,933
Loss on extinguishment of debt			390			—			—			—			—
Qualifying retirement benefits			—			1,896			—			—			—
Other expenses			—			359			—			—			—
Other income, net of NCI share			—			(2,171)			—			—			—
Unrealized (gain) loss on other real estate related investments, net			(3,603)			(8,973)			(7)			(1,725)			7,262
Normalized FAD attributable to CareTrust REIT, Inc.			$	93,143		$	103,014		$	107,587		$	118,472		$	126,997
FFO per share attributable to CareTrust REIT, Inc.			$	0.46		$	0.49		$	0.48		$	0.50		$	0.47
Normalized FFO per share attributable to CareTrust REIT, Inc.			$	0.45		$	0.47		$	0.48		$	0.51		$	0.54
FAD per share attributable to CareTrust REIT, Inc.			$	0.45		$	0.49		$	0.48		$	0.49		$	0.46
Normalized FAD per share attributable to CareTrust REIT, Inc.			$	0.44		$	0.46		$	0.48		$	0.51		$	0.53
Diluted weighted average shares outstanding [1]			212,575			223,721			224,155			234,348			241,214
[1] For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method.

CARETRUST REIT, INC.
CONSOLIDATED BALANCE SHEETS
(in thousands)
(Unaudited)
												September 30, 2026						December 31, 2025
Assets:
Real estate investments, net												$	4,717,309					$	3,709,576
Financing receivables, net (includes $93,267 and $92,193 at fair value as of September 30, 2026 and December 31, 2025, respectively)												556,962						92,193
Other real estate related investments, net (including accrued interest of $7,499 and $5,759 as of September 30, 2026 and December 31, 2025, respectively)												1,098,564						899,262
Cash and cash equivalents												479,876						198,042
Restricted cash												5,449						—
Accounts and other receivables												23,326						10,368
Prepaid expenses and other assets, net												818,347						230,427
Deferred financing costs, net												6,484						8,568
									Total assets			$	7,706,317					$	5,148,436
Liabilities and Equity:
Senior unsecured notes payable, net												$	398,482					$	397,816
Senior unsecured term loan, net												497,015						496,404
Unsecured revolving credit facility												1,175,000						—
Accounts payable, accrued liabilities and deferred rent liabilities												165,213						120,442
Dividends and distributions payable												100,606						74,806
									Total liabilities			2,336,316						1,089,468
Redeemable noncontrolling interests												30,300						18,156
Equity:
Common stock												2,575						2,227
Additional paid-in capital												5,850,070						4,518,977
Cumulative distributions in excess of earnings												(520,056)						(491,796)
Accumulated other comprehensive (loss) income												(2,201)						5,872
									Total stockholders' equity			5,330,388						4,035,280
Noncontrolling interests												9,313						5,532
									Total equity			5,339,701						4,040,812
									Total liabilities and equity			$	7,706,317					$	5,148,436

CARETRUST REIT, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands, unaudited)
			For the Nine Months Ended September 30,
			2026						2025
Cash flows from operating activities:
Net income			$	249,915					$	208,025
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization (including below-market ground leases)			93,179						65,859
Amortization of deferred financing costs			3,361						3,019
Loss on extinguishment of debt			—						390
Unrealized loss (gain) on other real estate related investments, net			5,514						(6,858)
Amortization of stock-based compensation			9,403						9,428
Straight-line rental income			(13,038)						(5,172)
Amortization of lease incentives			147						145
Amortization of above and below market leases			(87)						(6,718)
Noncash interest income			(4,479)						(2,422)
Gain on sale of real estate, net			—						(3,876)
Impairment of real estate investments			—						452
Provision for loan losses			4,671						—
Change in operating assets and liabilities:
Accounts and other receivables			(1,058)						(761)
Prepaid expenses and other assets, net			(14,850)						(766)
Accounts payable, accrued liabilities and deferred rent liabilities			47,318						12,324
Net cash provided by operating activities			379,996						273,069
Cash flows from investing activities:
Acquisitions of real estate, net of deposits applied			(933,165)						(860,857)
Purchases of equipment, furniture and fixtures and improvements to real estate			(10,903)						(10,013)
Investment in real estate related investments and other loans receivable			(334,214)						(48,390)
Preferred equity investments			—						(30,000)
Investment in financing receivables			(467,239)						—
Principal payments received on real estate related investments and other loans receivable			109,194						10,191
Escrow deposits for potential acquisitions of real estate			(713,776)						(6,380)
Net proceeds from sales of real estate			—						44,401
Net cash used in investing activities			(2,350,103)						(901,048)
Cash flows from financing activities:
Proceeds from the issuance of common stock, net			1,339,257						1,071,646
Proceeds from the issuance of senior unsecured term loan			—						500,000
Borrowings under unsecured revolving credit facility			1,725,000						650,000
Payments on unsecured revolving credit facility			(550,000)						(650,000)
Payments on secured notes payable			—						(102,375)
Payments on secured revolving credit facilities			—						(153,803)
Payments on extinguishment of debt and deferred financing costs			—						(4,600)
Net-settle adjustment on restricted stock			(12,790)						(3,325)
Dividends paid on common stock			(255,415)						(184,542)
Contributions from noncontrolling interests			21,118						7,116
Distributions to noncontrolling interests			(6,581)						(3,815)
Net cash provided by financing activities			2,260,589						1,126,302
Effect of foreign currency translation			(3,199)						335
Net increase in cash and cash equivalents			287,283						498,658
Cash, cash equivalents and restricted cash as of the beginning of period			198,042						213,822
Cash, cash equivalents and restricted cash as of the end of period			$	485,325					$	712,480

CARETRUST REIT, INC.
DEBT SUMMARY
(dollars in thousands)
(Unaudited)
															November 4, 2026
			Interest						Maturity												% of
Debt			Rate						Date						Principal						Principal
Fixed Rate Debt
Senior unsecured notes payable			3.875		%				2028						$	400,000					19.8		%
Senior unsecured term loan			4.430		%	[1]			2030						500,000						24.7		%
Senior unsecured term loan			5.398		%	[2]			2032						700,000						34.6		%
			4.715		%										1,600,000						79.0		%
Floating Rate Debt
Unsecured revolving credit facility			4.739		%	[3]			2031			[4]			425,000						21.0		%
			4.739		%										425,000						21.0		%
Total Debt			4.720		%										$	2,025,000					100.0		%
[1] Funds can be borrowed at applicable SOFR plus 0.75% to 1.55% or at the Base Rate (as defined) plus 0.00% to 0.55%. The Company has entered into two interest rate swaps, with a notional amount of $250 million each, that convert the variable SOFR rate to an effective fixed interest rate of 3.5%.
[2] Funds can be borrowed at applicable SOFR plus 0.75% to 1.55% or at the Base Rate (as defined) plus 0.00% to 0.55%. The Company has entered into an interest rate swap, with a notional amount of $700 million, that converts the variable SOFR rate to an effective fixed interest rate of 4.5%.
[3] Funds can be borrowed at applicable SOFR plus 0.675% to 1.35% or at the Base Rate (as defined) plus 0.00% to 0.35%.
[4] Maturity date does not assume exercise of two 6-month extension options.

CARETRUST REIT, INC.
RECONCILIATIONS OF NET INCOME TO NON-GAAP FINANCIAL MEASURES
Updated Full Year 2026 Guidance
(Unaudited)
						Total (in millions)												Per Share
						Low						High						Low						High
Net income attributable to CareTrust REIT, Inc.						$	359					$	363					$	1.50					$	1.51
Real estate related depreciation and amortization, net of NCI						119						119						0.50						0.50
Funds from Operations (FFO)						478						482						2.00						2.01
Normalizing items[1]						20						20						0.08						0.08
Normalized FFO						$	498					$	502					$	2.08					$	2.09
Net income attributable to CareTrust REIT, Inc.						$	359					$	363					$	1.50					$	1.51
Real estate related depreciation and amortization, net of NCI						119						119						0.50						0.50
Amortization of deferred financing fees						5						5						0.02						0.02
Amortization of stock-based compensation						12						12						0.05						0.05
Straight-line rental income						(22)						(22)						(0.09)						(0.09)
Noncash interest income						(4)						(4)						(0.02)						(0.02)
Amortization of lease incentives, net of NCI						—						—						—						—
Funds Available for Distribution (FAD)						469						473						1.96						1.97
Normalizing items[1]						20						20						0.08						0.08
Normalized FAD						$	489					$	493					$	2.04					$	2.05
Weighted average diluted shares outstanding						240						240
Additional Guidance Measures
•Cash rental revenue of $478 million at the midpoint
•Interest income from financing receivables of $43 million at the midpoint
•Interest income from loans and other investments of $110 million at the midpoint
•General and administrative expense of $64 million at the midpoint
•Interest expense of $71 million at the midpoint
•Income tax expense of $13 million at the midpoint
Select Guidance Assumptions
•No new investments, loans, or dispositions beyond those made or announced year-to-date
•No new debt or equity issuances beyond those made year-to-date
•2.5% inflation-based rent escalators under long-term NNN leases
•$147 million of loans to be fully repaid throughout the year
•No material change in GBP:USD spot exchange rate
[1] See "Non-GAAP Financial Measures" below for items typically excluded in Normalized FFO and Normalized FAD attributable to CareTrust REIT, Inc. The timing and amount of these excluded charges cannot be further allocated or quantified with certainty or is dependent on the timing and occurrence of certain actions and, accordingly, cannot be reasonably predicted or estimated without unreasonable efforts.

Non-GAAP Financial Measures

EBITDA, Normalized EBITDA and Net Debt to Annualized Normalized Run Rate EBITDA.

EBITDA attributable to CareTrust REIT, Inc. represents net income (loss) attributable to CareTrust REIT, Inc. before interest expense (including amortization of deferred financing costs), income tax expense, amortization of stock-based compensation, and depreciation and amortization. Normalized EBITDA attributable to CareTrust REIT, Inc. represents EBITDA attributable to CareTrust REIT, Inc. as further adjusted to eliminate the impact of certain items that the Company does not consider indicative of core operating performance, such as recovery of previously reversed rent, lease termination revenue, property operating expenses, gains or losses on foreign currency transactions, gains or losses from dispositions of real estate, real estate impairment charges, provision for loan losses, non-routine transaction costs, loss on extinguishment of debt, accelerated amortization of lease intangibles, net of noncontrolling interests' share, extraordinary incentive plan payment, write-off of deferred financing costs, unrealized gains or losses on other real estate related investments, provision for doubtful accounts and lease restructuring, qualifying retirement benefits, and other income and expenses, as applicable. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not purport to be indicative of cash available to fund future cash requirements, including the Company’s ability to fund capital expenditures or make payments on its indebtedness. Further, the Company’s computation of EBITDA and Normalized EBITDA may not be comparable to EBITDA and Normalized EBITDA reported by other REITs.

The Company also discloses Net Debt to Annualized Normalized Run Rate EBITDA, which compares the Company's Net Debt as of the last day of the quarter to the Annualized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter. "Net Debt" is defined as the Company's Total Debt as of the last day of the specified quarter adjusted to exclude the Company's cash, cash equivalents, restricted cash and escrow deposits on acquisition of real estate as of such date, as well as the net proceeds from the expected settlement of shares sold under equity forward contracts through the Company's ATM Program and any forward equity offering that are outstanding as of such date. "Normalized Run Rate EBITDA" represents Normalized EBITDA, adjusted to give effect to the investments completed during the three months ended for the respective period as though such investments were completed as of the beginning of the period. "Annualized Normalized Run Rate EBITDA" is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the specified quarter multiplied by four.

Funds from Operations and Funds Available for Distribution.

Funds from Operations (“FFO”), and Funds Available for Distribution (“FAD”) attributable to CareTrust REIT, Inc. are important non-GAAP supplemental measures of operating performance for a REIT. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation except on land, such accounting presentation implies that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a REIT that uses historical cost accounting for depreciation could be less informative. Thus, the National Association of Real Estate Investment Trusts ("Nareit”) created FFO as a supplemental measure of operating performance for REITs that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP.

FFO is defined by Nareit as net income computed in accordance with GAAP, excluding gains or losses from dispositions of real estate investments, real estate related depreciation and amortization and real estate impairment charges, adjustments for the share of consolidated joint ventures, and adjustments for unconsolidated partnerships and joint ventures. Noncontrolling interests' pro rata share information is prepared by applying noncontrolling interests' actual ownership percentage for the period and is intended to reflect noncontrolling interests' proportionate economic interest in the financial position and operating results of properties in our portfolio. The Company computes FFO attributable to CareTrust REIT, Inc. in accordance with Nareit’s definition.

FAD attributable to CareTrust REIT, Inc. is defined as FFO attributable to CareTrust REIT, Inc. excluding noncash income and expenses, such as amortization of stock-based compensation, amortization of deferred financing fees, amortization of above and below market intangibles, amortization of lease incentives, the effects of straight-line rent, recurring capital expenditures required to maintain our properties, adjustments for the share of consolidated joint ventures and non-cash interest income. The Company considers FAD attributable to CareTrust REIT, Inc. to be a useful supplemental measure to evaluate the Company’s operating results excluding these income and expense items to help investors, analysts and other interested parties compare the operating performance of the Company between periods or as compared to other companies on a more consistent basis.

Normalized FFO and Normalized FAD.

The Company also reports normalized FFO ("Normalized FFO") attributable to CareTrust REIT, Inc. and normalized FAD ("Normalized FAD") attributable to CareTrust REIT, Inc., each of which adjust FFO and FAD, respectively, for certain revenue and expense items that the Company does not believe are indicative of its ongoing operating results, such as write-off of deferred financing costs, provision for loan losses, accelerated amortization of lease intangibles, net of noncontrolling interests' share, non-routine transaction costs, provision for doubtful accounts and lease restructuring, loss on extinguishment of debt, amortization of stock-based compensation related to extraordinary incentive plan, extraordinary incentive plan payment, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transactions, recovery of previously reversed rent, lease termination revenue, property operating expenses, qualifying retirement benefits and other income and expenses. By excluding these items, investors, analysts and our management can compare Normalized FFO and Normalized FAD between periods more consistently.

Further, the Company’s computation of FFO, Normalized FFO, FAD and Normalized FAD may not be comparable to FFO, Normalized FFO, FAD and Normalized FAD reported by other REITs that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FAD differently than the Company does.

While FFO, Normalized FFO, FAD and Normalized FAD are relevant and widely-used measures of operating performance among REITs, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO, Normalized FFO, FAD and Normalized FAD do not purport to be indicative of cash available to fund future cash requirements. The Company believes that net income attributable to CareTrust REIT, Inc., as defined by GAAP, is the most appropriate earnings measure. The Company also believes that the use of EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD and Normalized FAD, in each case attributable to CareTrust REIT, Inc., combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful. The Company considers EBITDA and Normalized EBITDA, in each case attributable to CareTrust REIT, Inc., useful in understanding the Company’s operating results independent of its capital structure, indebtedness and other charges that are not indicative of its ongoing results, thereby allowing for a more meaningful comparison of operating performance between periods and against other REITs. The Company considers FFO, Normalized FFO, FAD and Normalized FAD, in each case attributable to CareTrust REIT, Inc., to be useful measures for reviewing comparative operating and financial performance because, by excluding gains or losses from real estate dispositions, impairment charges and real estate related depreciation and amortization, and, for FAD and Normalized FAD, by excluding noncash income and expenses such as amortization of stock-based compensation, amortization of deferred financing fees, and the effects of straight-line rent, FFO, Normalized FFO, FAD and Normalized FAD can help investors compare the Company’s operating performance between periods and to other REITs. The Company believes that the disclosure of Net Debt to Annualized Normalized Run Rate EBITDA provides a useful measure to investors to evaluate the credit strength of the Company and its ability to service its debt obligations and to compare the Company’s credit strength to prior reporting periods and to other companies without the effect of charges that are not indicative of the Company’s ongoing performance or that could obscure the Company’s actual credit quality and after considering the effect of investments occurring during the period.

Financial Supplement Third Quarter 2026

This supplement contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements include all statements that are not historical statements of fact and statements regarding the following: operating and financial performance, including our fiscal year 2026 guidance. Words such as “anticipate,” “believe,” “could,” "expect,” “estimate,” “intend,” “may,” “plan,” “seek,” “should,” “will,” “would,” and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. Our forward-looking statements are based on our current expectations and beliefs, and are subject to a number of risks and uncertainties that could lead to actual results differing materially from those projected, forecasted or expected. Although we believe that the assumptions underlying the forward-looking statements are reasonable, we can give no assurance that our expectations will be attained. Factors which could have a material adverse effect on our operations and future prospects or which could cause actual results to differ materially from our expectations include, but are not limited to: (i) the ability of our tenants, managers, and borrowers to successfully operate our properties and to meet and/or perform their obligations under the agreements we have entered into with them, including without limitation, their respective obligations to indemnify, defend and hold us harmless from and against various claims, litigation and liabilities; (ii) the impact of unstable market and economic conditions; (iii) the impact of healthcare reform legislation, including reimbursement rates, and potential minimum staffing level requirements, on the operating results and financial conditions of our tenants, managers, and borrowers; (iv) the consequences of bankruptcy, insolvency or financial deterioration of our tenants, managers and borrowers; (v) the ability and willingness of our tenants, managers and borrowers to renew their agreements with us, and our ability to reposition our properties on the same or better terms in the event of nonrenewal or in the event we replace an existing tenant or manager; (vi) the risk that we may have to incur impairment charges related to any asset sales if we are unable to sell such assets at the prices we expect; (vii) the impact of public health crises; (viii) the availability of and the ability to identify (a) tenants and managers who meet our credit and operating standards, and (b) suitable acquisition opportunities and the ability to acquire and lease the respective properties to such tenants and managers on favorable terms; (ix) the intended benefits of our acquisition of Care REIT plc (“Care REIT”) or the LNT Transaction (as hereinafter defined) may not be realized, including that anticipated SHOP transition of the properties acquired in the LNT Transaction does not occur on the expected timeline or at all, and the additional risks we will be subject to from our U.K. investments and any other international investments; (x) the additional operational and legal risks associated with our properties managed in a RIDEA structure; (xi) the impact of the unfavorable resolution of litigation or disputes and rising liability and insurance costs as a result thereof or other market factors; (xii) the ability to retain our key management personnel; (xiii) the ability to maintain our status as a real estate investment trust (“REIT”); (xiv) changes in the U.S. and U.K. tax law and other state, federal or local laws, whether or not specific to REITs; (xv) the ability to generate sufficient cash flows to service our outstanding indebtedness; (xvi) access to debt and equity capital markets; (xvii) fluctuating interest and currency rates; (xviii) risks and challenges related to our use of, or inability to use, artificial intelligence; and (xix) any additional factors included under Item 1A “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2025, and our Quarterly Report on Form 10-Q for the quarters ended June 30, 2026 and September 30, 2026, including in the sections entitled "Risk Factors" in Item 1A of such reports, as such risk factors may be amended, supplemented or superseded from time to time by other reports we file with the Securities and Exchange Commission (the “SEC”). This supplement contains certain non-GAAP financial information relating to CareTrust REIT including EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD, Normalized FAD, and certain related ratios. Explanatory footnotes and a glossary explaining this non-GAAP information are included in this supplement. Reconciliations of these non-GAAP measures are also included in this supplement or on our website. See “Financials and Filings – Quarterly Results” on the Investors section of our website at investor.caretrustreit.com. Non-GAAP financial information does not represent financial performance under GAAP and should not be considered in isolation, as a measure of liquidity, as an alternative to net income, or as an indicator of any other performance measure determined in accordance with GAAP. You should not rely on non-GAAP financial information as a substitute for GAAP financial information, and should recognize that non-GAAP information presented herein may not compare to similarly-termed non-GAAP information of other companies (i.e., because they do not use the same definitions for determining any such non-GAAP information). This supplement also includes certain information regarding operators of our properties (such as EBITDARM Coverage, EBITDAR Coverage, and Occupancy), most of which are not subject to audit or SEC reporting requirements. The operator information provided in this supplement has been provided by the operators. We have not independently verified this information, but have no reason to believe that such information is inaccurate in any material respect. We are providing this information for informational purposes only. The Ensign Group, Inc. ("Ensign"), The Pennant Group, Inc. ("Pennant") and PACS Group, Inc. ("PACS") are subject to the registration and reporting requirements of the SEC and are required to file with the SEC annual reports containing audited financial information and quarterly reports containing unaudited financial information. Ensign’s, Pennant's and PACS' financial statements, as filed with the SEC, can be found at the SEC's website at www.sec.gov. This supplement provides information about our financial results as of and for the quarter ended September 30, 2026 and is provided as of the date hereof, unless specifically stated otherwise. We expressly disclaim any obligation to update or revise any information in this supplement (including forward-looking statements), whether to reflect any change in our expectations, any change in events, conditions or circumstances, or otherwise. As used in this supplement, unless the context requires otherwise, references to “CTRE,” “CareTrust,” “CareTrust REIT” or the “Company” refer to CareTrust REIT, Inc. and its consolidated subsidiaries. GAAP refers to generally accepted accounting principles in the United States of America. Disclaimers 2

Table of Contents CONTACT INFORMATION CareTrust REIT, Inc. 24901 Dana Point Harbor Dr. Suite A200 Dana Point, CA 92629 (949) 542-3130 ir@caretrustreit.com www.caretrustreit.com Transfer Agent Broadridge Corporate Issuer Solutions 51 Mercedes Way Edgewood, NY 11717 (800) 733-1121 shareholder@broadridge.com COMPANY SNAPSHOT 4 INVESTMENTS 5 PORTFOLIO OVERVIEW 7 Rent Coverage Rent Diversification Revenue Maturity Purchase Options FINANCIAL OVERVIEW 11 Debt Summary Key Debt Metrics Capital Market Transactions Guidance APPENDIX 15 Consolidated Income Statements Reconciliations of EBITDA, FFO and FAD Consolidated Balance Sheets Enterprise Value Property Detail GLOSSARY 24 EXECUTIVE OFFICERS Dave Sedgwick, Chief Executive Officer Derek Bunker, Chief Financial Officer James Callister, Chief Investment Officer Lauren Beale, Chief Accounting Officer BOARD MEMBERS Diana Laing, Board Chair Dave Sedgwick Spencer Plumb Anne Olson Careina Williams Greg Stapley 3

Company Snapshot Portfolio Mix Bed / Unit Mix(1) Senior Housing Communities Properties(1) Total Skilled Nursing Assisted Living Memory Care Independent Living Care Home Skilled Nursing 410 44,247 42,877 1,237 38 95 — Senior Housing 245 17,294 703 4,614 1,012 1,169 9,796 Senior Housing Operating 6 584 — 512 72 — — Total 661 62,125 43,580 6,363 1,122 1,264 9,796 Revenues Properties(1) Q3'26 Q2'26 Q3'25 % Change YoY Annualized(2) % of Total Annualized Skilled Nursing Triple-net 263 $ 85,271 $ 81,155 $ 72,955 17 % $ 341,084 48 % Senior Housing Triple-net 198 41,965 37,050 31,310 34 % 167,860 24 % Senior Housing Operating 6 7,226 4,643 — 100 % 28,904 4 % Financing Receivables 63 14,030 11,696 2,908 382 % 56,120 8 % Interest Income 131 27,868 26,804 25,271 10 % 111,472 16 % Total 661 $ 176,360 $ 161,348 $ 132,444 33 % $ 705,440 100 % 4 Note: Dollars in thousands. (1) As of September 30, 2026. (2) Represents actual Q3 2026 revenue annualized. (3) Represents coverage for the trailing twelve months. See "Glossary" for additional information. Portfolio Performance Q2 '26(3) Stabilized Portfolio Occupancy EBITDAR Coverage EBITDARM Coverage Skilled Nursing Triple-net 81.6% 2.62x 3.26x Senior Housing Triple-net 89.5% 1.80x 2.20x Total 84.3% 2.34x 2.89x

Investment Activity Q3'26 Investment per Bed / Unit Initial Investment (000s)Investments Properties Beds / Units Yield(1) Skilled Nursing Triple-net 20 2,477 $ 160,896 $ 398,539 8.6% Senior Housing Triple-net 14 1,100 184,472 202,919 8.0% Senior Housing Operating 2 212 305,580 64,783 6.6% Loan Funding 73,219 (2) 8.8% Total 36 3,789 $ 175,836 $ 739,460 8.3% Loan to Owned 1 196 — (3) Loan Repayments (94,148) (4) Net Investments $ 645,312 Historical Investments (dollars in thousands) Year Skilled Nursing Triple-net Senior Housing Triple-net Senior Housing Operating Financing Receivables Loan Funding Initial Investment Yield(1) 2016 $ 199,095 $ 84,266 $ — $ — $ 4,661 $ 288,022 9.1% 2017 255,670 54,135 — — — 309,805 9.0% 2018 111,950 — — — — 111,950 8.9% 2019 294,069 35,426 — — 11,389 340,884 8.8% 2020 82,871 7,396 — — 15,000 105,267 8.9% 2021 58,123 138,453 — — — 196,576 7.7% 2022 22,013 147,150 — — 147 169,310 9.0% 2023 195,457 39,318 — — 53,366 288,141 9.8% 2024 746,996 73,875 — 97,053 605,902 1,523,826 9.7% 2025 632,869 922,325 40,298 — 162,251 1,757,743 8.6% 2026 $ 560,831 $ 1,175,339 $ 80,463 $ 467,239 $ 606,582 $ 2,890,454 8.1% Total $ 3,159,944 $ 2,677,683 $ 120,761 $ 564,292 $ 1,459,298 $ 7,981,978 8.7% Q4'26(5) Investment per Bed / Unit Initial Investment (000s)Investments Properties Beds / Units Yield(1) Senior Housing Triple-net 23 1,518 $ 482,545 $ 732,504 5.8% Loan Funding & Preferred Equity Investment 273,764 (6) 10.6% Total 23 1,518 $ 482,545 $ 1,006,268 7.1% Loan Repayments (1,507) (4) Net Investments $ 1,004,761 5 (1) Acquisition yield represents annualized and stabilized contractual or projected cash rent/interest/resident fees and services less operating expenses to be generated divided by investment amount. (2) Includes approximately $66.2 million related to six properties with options to acquire the real estate that are expected to be exercised within one year. (3) Represents the non-cash acquisition of one senior housing property, with the $20.8 million mortgage loan principal settled in exchange for title. (4) Investment amount represents proceeds received from loan repayments and preferred equity investments, including amortizing loans and financing receivables, as applicable. (5) Investments in the fourth quarter through November 5, 2026. (6) Includes approximately $32.8 million related to three properties with options to acquire the real estate that are expected to be exercised within one year. See "Glossary" for additional information.

Joint Ventures 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 Properties Year Investment Skilled Nursing Triple-net Senior Housing Triple-net Senior Housing Operating Beds / Units % Ownership 2023 $ 61,260 3 — — 385 98% 2024 507,498 28 3 — 3,399 96% 2025 279,919 14 — 3 1,839 97% 2026 444,181 20 2 1 2,850 95% Total $ 1,292,858 65 5 4 8,473 96% 6 (1) As of March 31, 2026. Note: Dollars in thousands.

Rent Coverage 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 7 EBITDARM Coverage(1) As of Q2 '26 Stabilized Portfolio Operators Properties Skilled Nursing Triple-net Senior Housing Triple-net Total Q1 '26 Q4 '25 < 1.00x — — —% —% —% —% —% 1.00 - 1.39x 1 2 —% 1% 1% —% —% 1.40 - 1.79x 3 61 —% 12% 12% 10% 19% 1.80 - 2.19x 7 60 20% 12% 32% 39% 28% 2.20 - 2.59x 5 25 9% 2% 11% 8% 5% 2.60 - 2.99x 3 10 —% 1% 1% 1% 6% >= 3.00x 5 133 36% 7% 43% 42% 42% Total 24 291 65% 35% 100% 100% 100% Rent Coverage 3.26x 2.20x 2.89x 2.85x 2.79x EBITDAR Coverage(1) As of Q2 '26 Stabilized Portfolio Operators Properties Skilled Nursing Triple-net Senior Housing Triple-net Total Q1 '26 Q4 '25 < 1.00x — — —% —% —% —% —% 1.00 - 1.39x 5 39 —% 9% 9% 10% 9% 1.40 - 1.79x 9 105 29% 17% 46% 39% 42% 1.80 - 2.19x 2 4 1% 1% 2% 7% 6% 2.20 - 2.59x 4 20 7% 1% 8% 1% 2% 2.60 - 2.99x 2 20 —% 7% 7% 13% 11% >= 3.00x 2 103 28% —% 28% 30% 30% Total 24 291 65% 35% 100% 100% 100% Rent Coverage 2.62x 1.80x 2.34x 2.30x 2.25x Notes: (1) EBITDAR Coverage and EBITDARM Coverage represent, for the period presented, the trailing twelve months EBITDAR or EBITDARM rent coverage distribution as a percentage of rent by operator for triple-net leased properties. EBITDAR Coverage and EBITDARM Coverage are based on financial information provided by our operators. We have not independently verified this information, but have no reason to believe that such information is inaccurate in any material respect. Coverage metrics are based on contractual cash rents in place during the period presented unless a lease has been entered into or amended since the end of the period, in which case the current contractual rent is used. EBITDAR Coverage and EBITDARM Coverage are provided only for Stabilized properties. See "Glossary" for additional information.

Rent Diversification(1) Operator Properties Skilled Nursing Triple-net Senior Housing Triple-net Financing Receivables Total % of Total The Ensign Group 112 $ 91,480 $ 2,477 $ — $ 93,957 17% PACS Group 33 51,151 — — 51,151 9% HMG 20 34,274 — — 34,274 6% NewGen 15 — — 33,000 33,000 6% Priority Management Group 15 32,799 — — 32,799 6% Bayshire Senior Communities 11 3,848 20,167 — 24,015 4% Minster Care Management 49 — 23,774 — 23,774 4% Links Healthcare 13 23,556 — — 23,556 4% MFA 6 21,481 — — 21,481 4% Kalesta 11 15,806 1,979 — 17,785 3% Top Ten 285 274,395 48,397 33,000 355,792 64% Remaining 239 84,215 94,259 17,679 196,153 36% Total 524 $ 358,610 $ 142,656 $ 50,679 $ 551,945 100% State/UK Properties Skilled Nursing Triple-net Senior Housing Triple-net Financing Receivables Total % of Total California 72 $ 64,453 $ 32,582 $ 33,000 $ 130,035 24% UK 157 — 98,444 — 98,444 18% Texas 62 77,817 1,871 — 79,688 14% Tennessee 27 44,636 — — 44,636 8% Virginia 10 27,118 — — 27,118 5% Louisiana 8 19,343 — — 19,343 4% Idaho 19 18,340 — — 18,340 3% Illinois 52 7,083 — 9,724 16,807 3% Washington 17 15,009 387 — 15,396 3% Arizona 11 11,773 2,631 — 14,404 3% Top Ten 435 285,572 135,915 42,724 464,211 84% Remaining 89 73,038 6,741 7,955 87,734 16% Total 524 $ 358,610 $ 142,656 $ 50,679 $ 551,945 100% 8 Note: Dollars in thousands. (1) Diversification is based on in place rents as of September 30, 2026, annualized. See "Glossary" for additional information. (2) Cascadia operates the subject properties under a long-term sublease agreement.

Revenue Maturity Revenue Maturity Rental Income(1) Interest Income(2) TotalYear Skilled Nursing Triple-net Senior Housing Triple-net Financing Receivables Loans and Other Investments % of Total 2026 $ — $ — $ — $ 632 $ 632 —% 2027 — — — 11,250 11,250 2% 2028 — — — 14,057 14,057 2% 2029 — — — 40,589 40,589 6% 2030 — — — 418 418 —% 2031 46,640 — — 6,965 53,605 8% 2032 43,613 473 — 6,563 50,649 8% 2033 17,201 1,043 — 2,372 20,616 3% 2034 24,693 15,763 — 3,350 43,806 7% 2035+ 226,463 125,377 50,679 4,964 407,483 63% $ 358,610 $ 142,656 $ 50,679 $ 91,160 $ 643,105 100% Weighted Avg Mat. 11 years 17 years 14 years 4 years 11 years Purchase Options on Net-Leased Assets First Window Open Date First Window Close Date Properties Contractual Cash Revenue(1) Estimated Proceeds if Exercised 6/1/2026 2/26/2027 2 $ 3,026 (4) $ 33,257 3/5/2027 9/5/2027 2 3,468 (5) 38,535 12/1/2027 11/30/2034 1 1,125 15,000 12/1/2027 11/30/2028(3) 6 10,503 131,093 9/1/2028 8/31/2030 1 759 7,593 9/1/2029 8/31/2032 12 20,998 (6) 254,523 9 Note: Dollars in thousands (1) Contractual cash revenue is based on in place rents as of September 30, 2026, annualized. (2) Interest income on financing receivables represents September 2026 contractual obligations annualized. Interest income on loans and other investments represents annualized interest income as of September 30, 2026 for all mortgage and mezzanine loans receivable. See “Glossary” for additional information. Purchase Options on Financing Receivables First Window Open Date First Window Close Date Properties Contractual Cash Revenue(1) Estimated Proceeds if Exercised 12/1/2026 11/30/2039 41 $ 9,724 (7) $ 120,890 5/1/2034 4/30/2038 15 33,000 (8) 455,832 5/1/2036 10/31/2036 7 7,955 (9) 88,389

Purchase Options Revenue Maturity Rental Income(1) Interest Income(2) TotalYear Skilled Nursing Triple-net Senior Housing Triple-net Financing Receivables Loans and Other Investments % of Total 2026 $ — $ — $ — $ 632 $ 632 —% 2027 — — — 11,250 11,250 2% 2028 — — — 14,057 14,057 2% 2029 — — — 40,589 40,589 6% 2030 — — — 418 418 —% 2031 46,640 — — 6,965 53,605 8% 2032 44,173 473 — 6,563 51,209 8% 2033 17,201 1,043 — 2,372 20,616 3% 2034 24,693 15,717 — 3,350 43,760 7% 2035+ 228,964 125,285 56,586 4,964 415,799 64% $ 361,671 $ 142,518 $ 56,586 $ 91,160 $ 651,935 100% Weighted Avg Mat. 11 years 17 years 14 years 4 years 11 years Purchase Options on Net-Leased Assets First Window Open Date First Window Close Date Properties Contractual Cash Revenue(1) Estimated Proceeds if Exercised 6/1/2026 2/26/2027 2 $ 3,026 (3) $ 33,257 3/5/2027 9/5/2027 2 3,468 (4) 38,535 12/1/2027 11/30/2034 1 1,125 15,000 12/1/2027 11/30/2028(2) 6 10,503 131,093 9/1/2028 8/31/2030 1 759 7,593 9/1/2029 8/31/2032 12 20,998 (5) 254,523 10 Note: Dollars in thousands (1) Contractual cash revenue is based on in place rents as of September 30, 2026, annualized. (2) Lease agreement provides for the purchase of one to two properties in each window over four option windows, for a total of six properties. (3) Option provides for purchase of any one of five properties in the first option window and another one of five properties in the second option window beginning June 1, 2027. The current cash rent shown is an average of the range of $2.6 million to $3.4 million. Provided the operator exercises its option to extend the term of the master lease, beginning on June 1, 2035 and ending nine months thereafter, the operator shall have a purchase option for all properties then remaining in the master lease. (4) Option provides for purchase of any two of the three properties. The current cash rent shown is an average of the range of $3.3 million to $3.6 million. (5) Option provides for purchase of any four of 20 properties in the first option window, another four properties in the second option window and another four properties in the third option window. The current cash rent shown is an average of the range of $12.9 million to $29.1 million. (6) The seller-lessee has the option to purchase the properties in separate tranches. The purchase price is a fixed amount. (7) The seller-lessee has the option to purchase up to five properties in each of three separate tranches. The purchase price is a fixed capitalization rate on contract rent at the time of exercise. (8) The seller-lessee has the option to purchase all seven properties. The purchase price is a fixed capitalization rate on contract rent at the time of exercise. See “Glossary” for additional information. Purchase Options on Financing Receivables (dollars in thousands) First Window Open Date First Window Close Date Properties Cash Rent(6) 12/1/2026 11/30/2039 4 $ 1,325 12/1/2027 11/30/2039 33 7,595 12/1/2028 11/30/2039 4 1,216 5/1/2034 4/30/2037 5 5/1/2037 4/30/2038 5 5/1/2038 4/30/2039 5 5/1/2036 10/31/2036 7 Purchase Options on Financing Receivables First Window Open Date First Window Close Date Properties Contractual Cash Revenue(1) Estimated Proceeds if Exercised 12/1/2026 11/30/2039 41 $ 9,724 (6) $ 120,890 5/1/2034 4/30/2038 15 33,000 (7) 455,832 5/1/2036 10/31/2036 7 7,955 (8) 88,389

Debt Summary(1) Year Revolving Line of Credit(2) Senior Unsecured Notes Senior Unsecured Term Loans Total Debt % of Total Wtd. Avg. Interest Rate 2026 $ — $ — $ — $ — —% —% 2027 — — — — —% —% 2028 — 400,000 — 400,000 20% 3.875% 2029 — — — — —% —% 2030 — — 500,000 (3) 500,000 25% 4.430% 2031 425,000 — — 425,000 21% 4.739% 2032 — — 700,000 (4) 700,000 35% 5.398% 2033 — — — — —% —% 2034 — — — — —% —% 2035 — — — — —% —% Thereafter — — — — —% —% Total $ 425,000 $ 400,000 $ 1,200,000 $ 2,025,000 100% 4.720% Wtd. Avg. Interest Rate 4.739% 3.875% 4.995% Wtd. Avg. Maturity 4.3 years 1.7 years 4.6 years 3.9 years % Floating Rate Debt (excl. swaps) 100% —% 100% 80% % Fixed Rate Debt (incl. swaps) —% 100% 100% 79% 11 Note: Dollars in thousands. (1) Represents principal amounts (in thousands) due as of November 4, 2026. (2) Funds can be borrowed at applicable SOFR plus 0.675% to 1.35% or at the Base Rate (as defined) plus 0.00% to 0.35%. The Revolving Line of Credit has a maturity date of February 9, 2031, with two six-month extension options. (3) Funds can be borrowed at applicable SOFR plus 0.75% to 1.55% or at the Base Rate (as defined) plus 0.00% to 0.55%. Weighted average interest rate includes the impact of interest rate swaps to hedge the interest expense of the $500.0 million variable rate term loan by fixing SOFR at 3.5%. (4) Funds can be borrowed at applicable SOFR plus 0.75% to 1.55% or at the Base Rate plus 0.00% to 0.55%. Weighted average interest rate includes the impact of interest rate swaps to hedge the interest expense of the $700.0 million variable rate term loan by fixing SOFR at 4.5%.

Key Debt Metrics Fixed Charge Coverage (trailing twelve months) (dollars in thousands) Q3'26 Q2'26 Q3'25 Total cash interest $ 51,178 $ 46,083 $ 33,813 Secured debt principal amortization — — — Total fixed charges 51,178 46,083 33,813 Normalized EBITDA attributable to CareTrust REIT, Inc.(1) 535,433 493,545 376,983 Fixed charge coverage ratio 10.46x 10.71x 11.15x Net Debt to EBITDA (dollars in thousands) Q3'26 Q2'26 Q3'25 Total debt $ 2,075,000 $ 1,210,000 $ 900,000 Less cash, cash equivalents, restricted cash and escrow deposits on acquisitions of real estate 1,200,827 49,267 712,480 Less net proceeds from forward equity offering and ATM forward sales(2) — 576,958 — Net debt $ 874,173 $ 583,775 $ 187,520 Normalized EBITDA attributable to CareTrust REIT, Inc.(1) $ 152,970 $ 140,690 $ 111,082 Full impact of quarterly investments(3) 7,079 4,137 615 Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.(1) $ 160,049 $ 144,827 $ 111,697 Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.(1) $ 640,196 $ 579,308 $ 446,788 Net debt to Annualized Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc.(1)(4) 1.37x 1.01x 0.42x Other Key Metrics (dollars in thousands) Q3'26 Q2'26 Q3'25 Secured debt $ — $ — $ — Unsecured debt 2,075,000 1,210,000 900,000 Total debt 2,075,000 1,210,000 900,000 Gross asset value(5) 8,362,568 6,552,325 5,625,556 Unencumbered gross assets 8,362,568 6,552,325 5,625,556 Secured leverage ratio — % — % — % Unsecured leverage ratio 25 % 18 % 16 % Total leverage ratio 25 % 18 % 16 % Credit Facility Compliance (dollars in thousands) Requirement Actual Status Consolidated Leverage Ratio 60 % 26 % In Compliance Fixed Charge Coverage Ratio 1.50x 10.46x In Compliance Consolidated Tangible Net Worth $ 4,489,979 $ 5,986,639 In Compliance Secured Debt Ratio 40 % — % In Compliance 12 (1) Normalized EBITDA and Normalized Run Rate EBITDA are non-GAAP financial measures. See the Appendix for reconciliations of Normalized EBITDA and Normalized Run Rate EBITDA to the most directly comparable GAAP measure for the periods presented. (2) Assumes the net proceeds from the future expected settlement of shares sold under equity forward contracts through the Company's ATM program and forward equity offering reduces outstanding debt and assumes the shares were issued. (3) Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and repayments were completed as of the beginning of the period. (4) Net debt to normalized annualized run rate EBITDA compares net debt as of the last day of the quarter to Annualized Normalized Run Rate EBITDA for the quarter which assumes investments closed during the quarter occurred on the first day of the quarter. Net debt is adjusted to include the net proceeds from future expected settlement of shares sold under equity forward contracts through the Company's ATM program and forward equity offering during the applicable quarter. (5) Gross asset value equals total assets plus accumulated depreciation as reflected on the balance sheets. See “Glossary” for additional information.

Capital Market Transactions Follow-On Equity Offering Activity Year Number of Shares (000s) Public Offering Price per Share Gross Proceeds (000s) 2026 14,375 $ 40.23 $ 578,234 2025 23,000 $ 32.00 $ 736,000 2024 15,870 $ 32.00 $ 507,840 2019 6,641 $ 23.35 $ 155,073 2016(1) 16,100 $ 12.14 $ 195,385 2015 16,330 $ 10.50 $ 171,465 13 At-the-Market Offering Activity(2) Period Number of Shares (000s) Public Offering Price per Share Gross Proceeds (000s) Q3'26 6,993 $ 40.11 $ 280,471 Q2'26 9,503 $ 38.26 $ 363,584 Q1'26 3,500 $ 37.00 $ 129,500 2026 19,996 $ 38.69 $ 773,555 2025 12,608 $ 32.05 $ 369,871 2024 40,986 $ 26.35 $ 1,079,852 2023 30,869 $ 20.86 $ 643,802 2022 2,405 $ 20.00 $ 48,100 2021 990 $ 23.74 $ 23,505 2020 — — — 2019 2,459 $ 19.48 $ 47,893 2018 10,265 $ 17.76 $ 182,321 2017 10,574 $ 16.43 $ 173,760 2016 924 $ 15.31 $ 14,147 (1) Represents average offering price per share for follow-on equity offerings. (2) As of September 30, 2026, CareTrust had $598.5 million available for future issuances under the ATM Program.

Guidance FY2026 Total (in millions) Per Share Low High Low High Net income attributable to CareTrust REIT, Inc. $ 359 $ 363 $ 1.50 $ 1.51 Real estate related depreciation and amortization, net of NCI 119 119 0.50 0.50 Funds from Operations (FFO) 478 482 2.00 2.01 Normalizing items(1) 20 20 0.08 0.08 Normalized FFO 498 502 2.08 2.09 Net income attributable to CareTrust REIT, Inc. 359 363 1.50 1.51 Real estate related depreciation and amortization, net of NCI 119 119 0.50 0.50 Amortization of deferred financing fees 5 5 0.02 0.02 Amortization of stock-based compensation 12 12 0.05 0.05 Straight-line rental income (22) (22) (0.09) (0.09) Noncash interest income (4) (4) (0.02) (0.02) Amortization of lease incentives, net of NCI — — — — Funds Available for Distribution (FAD) 469 473 1.96 1.97 Normalizing items(1) 20 20 0.08 0.08 Normalized FAD 489 493 2.04 2.05 Weighted average diluted shares outstanding 240 240 14 Additional Guidance Measures • Cash rental revenue of $478 million at the midpoint • Interest income from financing receivables of $43 million at the midpoint • Interest income from loans and other investments of $110 million at the midpoint • General and administrative expense of $64 million at the midpoint • Interest expense of $71 million at the midpoint • Income tax expense of $13 million at the midpoint Select Guidance Assumptions • No new investments, loans, or dispositions beyond those made or announced year-to-date • No new debt or equity issuances beyond those made year-to-date • 2.5% inflation-based rent escalators under long-term NNN leases • $147 million of loans to be fully repaid throughout the year • No material change in GBP:USD spot exchange rate (1) See "Non-GAAP Financial Measures" in the Company's earnings press release for the third quarter of 2026 issued on November 5, 2026 for items typically excluded in Normalized FFO and Normalized FAD attributable to CareTrust REIT, Inc. The timing and amount of these excluded charges cannot be further allocated or quantified with certainty or is dependent on the timing and occurrence of certain actions and, accordingly, cannot be reasonably predicted or estimated without unreasonable efforts.

Appendix

Consolidated Income Statements 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands, except per share amounts) For the Three Months Ended September 30, For the Nine Months Ended September 30, 2026 2025 2026 2025 Revenues Rental income $ 127,236 $ 104,265 $ 359,637 $ 261,944 Resident fees and services 7,226 — 15,721 — Interest income from financing receivables 14,030 2,908 28,504 8,601 Interest income from other RE related investments and other income 27,868 25,271 76,629 70,989 Total revenues 176,360 132,444 480,491 341,534 Expenses Depreciation and amortization 33,258 26,693 93,050 65,749 Interest expense 17,716 12,622 44,282 32,329 Property taxes and insurance 2,852 2,326 7,468 6,508 Senior housing operating expenses 5,852 — 12,690 — Impairment of real estate investments — 452 — 452 Transaction costs 8,933 560 9,492 1,509 Provision for loan losses — — 4,671 — Property operating (recoveries) expenses (108) 279 184 1,322 General and administrative 15,615 15,420 45,729 36,992 Total expenses 84,118 58,352 217,566 144,861 Other income Loss on extinguishment of debt — (390) — (390) Gain on sale of real estate, net — — — 3,876 Unrealized (loss) gain on other RE related investments, net (7,262) 3,603 (5,530) 6,858 Gain (loss) on foreign currency transactions, net 123 (298) 255 4,115 Total other (loss) income (7,139) 2,915 (5,275) 14,459 Income before income tax expense 85,103 77,007 257,650 211,132 Income tax expense (2,929) (2,077) (7,735) (3,107) Net income 82,174 74,930 249,915 208,025 Net (loss) income attributable to noncontrolling interests (1,479) 29 (2,944) (1,223) Net income attributable to CareTrust REIT, Inc. $ 83,653 $ 74,901 $ 252,859 $ 209,248 Earnings available to CareTrust REIT, Inc. per common share Basic $ 0.35 $ 0.35 $ 1.09 $ 1.06 Diluted $ 0.35 $ 0.35 $ 1.08 $ 1.06 Weighted-average number of common shares Basic 240,651 211,746 232,537 197,204 Diluted 241,088 212,271 233,160 197,603 Dividends declared per common share $ 0.39 $ 0.335 $ 1.17 $ 1.005 16

Reconciliation of EBITDA 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands) Quarter Ended June 30, 2026 Trailing Twelve Months Ended June 30, 2026 Quarter Ended September 30, 2026 Trailing Twelve Months Ended September 30, 2026 Net income attributable to CareTrust REIT, Inc. $ 88,996 $ 355,397 $ 83,653 $ 364,149 Depreciation and amortization 30,362 111,243 33,258 120,192 Noncontrolling interests' share of real estate related depreciation and amortization (2,844) (11,328) (3,606) (12,138) Interest expense 15,324 50,566 17,716 55,660 Income tax expense 2,535 8,777 2,929 9,629 Amortization of stock-based compensation(1) 3,023 7,935 2,932 9,167 Amortization of stock-based compensation related to extraordinary incentive plan — 1,850 — 1,057 EBITDA attributable to CareTrust REIT, Inc. 137,396 524,440 136,882 547,716 Impairment of real estate investments — 2,483 — 2,031 Loss on foreign currency transactions, net — 401 — 103 Provision for loan losses 4,671 4,671 — 4,671 Property operating (recoveries) expenses (4) (860) (107) (1,369) Gain on sale of real estate, net — (27,672) — (27,672) Non-routine transaction costs 352 4,939 8,933 13,312 Accelerated amortization of lease intangibles, net of noncontrolling interests' share — (1,023) — — Loss on extinguishment of debt — 390 — — Qualifying retirement benefits — 1,896 — 1,896 Other expenses — 359 — 359 Other income, net of NCI share(2) — (2,171) — (2,171) Unrealized (gain) loss on other real estate related investments, net (1,725) (14,308) 7,262 (3,443) Normalized EBITDA attributable to CareTrust REIT, Inc. $ 140,690 $ 493,545 $ 152,970 $ 535,433 17 (1) A portion of the amortization of stock-based compensation for the three months ended December 31, 2025, was moved to Qualifying retirement benefits to represent the amount of accelerated stock-based compensation recorded during the twelve months ended December 31, 2025 related to an employee that met authorized retirement in the period. (2) Other income, net of NCI share represents a fee received in connection with the release of a facility from a purchase agreement, net of commission fees paid.

Reconciliation of EBITDA 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands) Quarter Ended September 30, 2025 Trailing Twelve Months Ended September 30, 2025 Net income attributable to CareTrust REIT, Inc. $ 74,901 $ 261,383 Depreciation and amortization 24,309 78,879 Noncontrolling interests' share of real estate related depreciation and amortization (2,796) (8,369) Interest expense 12,622 37,097 Income tax expense 2,077 3,107 Amortization of stock-based compensation 1,700 8,199 Amortization of stock-based compensation related to extraordinary incentive plan 793 2,690 EBITDA attributable to CareTrust REIT, Inc. 113,606 382,986 Write-off of deferred financing costs — 354 Impairment of real estate investments 452 5,805 Loss (gain) on foreign currency transactions, net 298 (4,115) Provision for loan losses — 4,900 Property operating expenses 402 3,052 Gain on sale of real estate, net — (3,922) Non-routine transaction costs 560 2,835 Accelerated amortization of lease intangibles, net of noncontrolling interests' share (1,023) (1,023) Extraordinary incentive plan payment — 2,313 Loss on extinguishment of debt 390 390 Unrealized gain on other real estate related investments, net (3,603) (16,592) Normalized EBITDA attributable to CareTrust REIT, Inc. $ 111,082 $ 376,983 18 (1) Quarterly adjustments give effect to the investments completed and loans receivable pay downs during the three months ended for the respective period as though such investments and pay downs were completed as of the beginning of the period. (2) Annualized Normalized Run Rate EBITDA is calculated as Normalized Run Rate EBITDA attributable to CareTrust REIT, Inc. for the quarter multiplied by four (4).

Reconciliation of FFO 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands) For the Three Months Ended September 30, For the Nine Months Ended September 30, 2026 2025 2026 2025 Net income attributable to CareTrust REIT, Inc. $ 83,653 $ 74,901 $ 252,859 $ 209,248 Real estate related depreciation and amortization 33,101 24,303 92,596 63,344 Noncontrolling interests' share of real estate related depreciation and amortization (3,606) (2,796) (9,262) (7,532) Impairment of real estate investments — 452 — 452 Gain on sale of real estate, net — — — (3,876) Funds from Operations (FFO) attributable to CareTrust REIT, Inc. 113,148 96,860 336,193 261,636 Loss (gain) on foreign currency transactions, net — 298 — (4,115) Provision for loan losses — — 4,671 — Accelerated amortization of lease intangibles, net of noncontrolling interests' share — (1,023) — (1,023) Property operating (recoveries) expenses (107) 402 192 1,387 Non-routine transaction costs 8,933 560 9,492 1,509 Loss on extinguishment of debt — 390 — 390 Amortization of stock-based compensation related to extraordinary incentive plan — 793 264 2,690 Unrealized loss (gain) on other real estate related investments, net 7,262 (3,603) 5,530 (6,858) Normalized FFO attributable to CareTrust REIT, Inc. $ 129,236 $ 94,677 $ 356,342 $ 255,616 19 (1) Other income, net of NCI share represents a fee received in connection with the release of a facility from a purchase agreement, net of commission fees paid.

Reconciliation of FFO and FAD 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands, except per share amounts) For the Three Months Ended September 30, For the Nine Months Ended September 30, 2026 2025 2026 2025 Net income attributable to CareTrust REIT, Inc. $ 83,653 $ 74,901 $ 252,859 $ 209,248 Real estate related depreciation and amortization 33,101 24,303 92,596 63,344 Noncontrolling interests' share of real estate related depreciation and amortization (3,606) (2,796) (9,262) (7,532) Amortization of deferred financing fees 1,120 1,121 3,361 3,019 Amortization of stock-based compensation 2,932 1,700 9,139 6,738 Amortization of stock-based compensation related to extraordinary incentive plan — 793 264 2,690 Straight-line rental income (5,011) (3,419) (13,038) (5,172) Amortization of lease incentives 49 48 147 144 Noncontrolling interests' share of amortization of lease incentives (24) (24) (71) (72) Amortization of above and below market leases (44) (390) (86) (2,288) Noncontrolling interests' share of amortization of below market leases — 154 — 1,080 Accelerated amortization of lease intangibles, net of noncontrolling interests' share — (1,023) — (1,023) Non-cash interest income (1,261) (724) (2,738) (2,050) Impairment of real estate investments — 452 — 452 Gain on sale of real estate, net — — — (3,876) Funds Available for Distribution (FAD) attributable to CareTrust REIT, Inc. 110,909 95,096 333,171 264,702 Loss (gain) on foreign currency transactions, net — 298 — (4,115) Provision for loan losses — — 4,671 — Property operating (recoveries) expenses (107) 402 192 1,387 Non-routine transaction costs 8,933 560 9,492 1,509 Loss on extinguishment of debt — 390 — 390 Unrealized loss (gain) on other real estate related investments, net 7,262 (3,603) 5,530 (6,858) Normalized FAD attributable to CareTrust REIT, Inc. $ 126,997 $ 93,143 $ 353,056 $ 257,015 FFO per share attributable to CareTrust REIT, Inc. $ 0.47 $ 0.46 $ 1.44 $ 1.32 Normalized FFO per share attributable to CareTrust REIT, Inc. $ 0.54 $ 0.45 $ 1.53 $ 1.29 FAD per share attributable to CareTrust REIT, Inc. $ 0.46 $ 0.45 $ 1.43 $ 1.34 Normalized FAD per share attributable to CareTrust REIT, Inc. $ 0.53 $ 0.44 $ 1.51 $ 1.30 Diluted weighted average shares outstanding(1) 241,214 212,575 233,304 197,825 20 (1) A portion of the amortization of stock-based compensation for the three and twelve months ended December 31, 2025, was moved to Qualifying retirement benefits to represent the amount of accelerated stock-based compensation recorded during the twelve months ended December 31, 2025 related to an employee that met authorized retirement in the period. (2) Other income, net of NCI share represents a fee received in connection with the release of a facility from a purchase agreement, net of commission fees paid. (1) For the periods presented, the diluted weighted average shares have been calculated using the treasury stock method.

Consolidated Balance Sheets 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 (in thousands) September 30, December 31, 2026 2025 Assets Real estate investments, net $ 4,717,309 $ 3,709,576 Financing receivables, net 556,962 92,193 Other real estate related investments, net 1,098,564 899,262 Cash and cash equivalents 479,876 198,042 Restricted cash 5,449 — Accounts and other receivables 23,326 10,368 Prepaid expenses and other assets, net 818,347 230,427 Deferred financing costs, net 6,484 8,568 Total assets $ 7,706,317 $ 5,148,436 Liabilities Senior unsecured notes payable, net $ 398,482 $ 397,816 Senior unsecured term loan, net 497,015 496,404 Unsecured revolving credit facility 1,175,000 — Accounts payable, accrued liabilities and deferred rent liabilities 165,213 120,442 Dividends and distributions payable 100,606 74,806 Total liabilities 2,336,316 1,089,468 Redeemable noncontrolling interests 30,300 18,156 Equity Common stock 2,575 2,227 Additional paid-in capital 5,850,070 4,518,977 Cumulative distributions in excess of earnings (520,056) (491,796) Accumulated other comprehensive (loss) income (2,201) 5,872 Total stockholders equity 5,330,388 4,035,280 Noncontrolling interests 9,313 5,532 Total equity 5,339,701 4,040,812 Total liabilities and equity $ 7,706,317 $ 5,148,436 21

Enterprise Value 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 September 30, (in thousands, except per share amounts) 2026 2025 Total debt $ 2,075,000 $ 900,000 Less cash, cash equivalents, restricted cash and escrow deposits on acquisitions of real estate 1,200,827 712,480 Net debt 874,173 187,520 Common shares outstanding 257,658 223,300 Period end share price 36.58 34.68 Common equity market capitalization 9,425,130 7,744,055 Noncontrolling interests(1) 39,613 23,044 Consolidated enterprise value 10,338,916 7,954,619 Joint venture debt, net(2) — — Total enterprise value $ 10,338,916 $ 7,954,619 22 (1) Includes all noncontrolling interests (redeemable and permanent) as reflected on our balance sheets. (2) Joint venture debt would include the Company's share of debt of unconsolidated joint ventures and exclude noncontrolling interests' share of consolidated debt, if applicable.

Property Detail(1) 10 Year - Average Historical Investment Yield: 9.3% $288 $309 $112 $341 $105 $197 $169 $288 $1,524 $1,201 9.1% 9.0% 8.9% 8.8% 8.9% 7.7% 9.0% 9.8% 9.7% 7.8% SNF Campus Seniors housing UK care homes Other real estate investments Yield 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 (YTD) $— $500 $1,000 $1,500 $2,000 Skilled Nursing Triple-net Senior Housing Triple-net Senior Housing Operating Total Total Properties 263 198 6 467 Recent acquisitions (83) (36) (6) (125) Under development — — — — Held for sale — — — — Land parcels — (1) — (1) Transitions (30) (18) — (48) Other — (2) — (2) Stabilized properties 150 141 — 291 23 (1) As of September 30, 2026. See "Glossary" for additional information.

Glossary 24 EBITDA Net income attributable to CareTrust REIT, Inc. before interest expense, income tax, depreciation and amortization and amortization of stock-based compensation.[1] EBITDAR Net income before interest expense, income tax, depreciation, amortization and cash rent, after applying a standardized management fee (5% of facility operating revenues). EBITDAR Coverage Aggregate EBITDAR produced by all triple-net leased properties under a master lease (or other grouping) for the trailing twelve-months ending on the period presented divided by the base rent payable to CareTrust REIT under such master lease (or other grouping) for the same period; provided that if the master lease has been amended to change the base rent during or since such period, then the aggregate EBITDAR for such period is divided by the annualized monthly base rent currently in effect. EBITDAR reflects the application of a standard 5% management fee. EBITDARM Earnings before interest expense, income tax, depreciation, amortization, cash rent, and a standardized management fee (5% of facility operating revenues). EBITDARM Coverage Aggregate EBITDARM produced by all properties under a master lease (or other grouping) for the trailing twelve-months ending on the period presented divided by the base rent payable to CareTrust REIT under such master lease (or other grouping) for the same period; provided that if the master lease has been amended to change the base rent during or since such period, then the aggregate EBITDARM for such period is divided by the annualized monthly base rent currently in effect. Enterprise Value Share price multiplied by the number of outstanding shares, including assumed shares issued from the forward equity offering and shares sold under equity forward contracts through the Company's ATM program, plus total outstanding debt minus cash and assumed net proceeds from the forward equity offering and ATM program, each as of a specified date. Property Counts Property counts exclude land under development, properties classified as held for sale or non-operational. Funds Available for Distribution (“FAD”) FFO attributable to CareTrust REIT, Inc., excluding straight-line rental income adjustments, amortization of deferred financing fees, lease incentives, above and below market lease intangibles, stock-based compensation expense, non-cash interest income, recurring capital expenditures required to maintain our properties and adjustments for joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of our consolidated joint ventures.[2] Funds from Operations (“FFO”) Net income attributable to CareTrust REIT, Inc., excluding gains and losses from dispositions of real estate or other real estate, before real estate depreciation, amortization and real estate impairment charges and adjustments for joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of our consolidated joint ventures. CareTrust REIT calculates and reports FFO attributable to CareTrust REIT, Inc. in accordance with the definition and interpretive guidelines issued by the National Association of Real Estate Investment Trusts.[2] Initial Investment Initial Investment represents CareTrust REIT’s purchase price and transaction costs and includes commitments for capital expenditures that are not rent producing. Normalized EBITDA EBITDA attributable to CareTrust REIT, Inc., adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as write-off of deferred financing costs, real estate impairment charges, provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, property operating expenses, non-routine transaction costs, loss on extinguishment of debt, unrealized gains or losses on other real estate related investments, gains or losses from dispositions of real estate or other real estate, accelerated amortization of lease intangibles, net of noncontrolling interests' share, extraordinary incentive plan payment, qualifying retirement benefits, other income and expenses, and gains or losses on foreign currency transactions.[1] Normalized FAD FAD attributable to CareTrust REIT, Inc., adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, non-routine transaction costs, write-off of deferred financing fees, loss on extinguishment of debt, extraordinary incentive plan payment, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transactions, qualifying retirement benefits, other income and expenses, and property operating expenses.[2] Normalized FFO FFO attributable to CareTrust REIT, Inc., adjusted for certain income and expense items the Company does not believe are indicative of its ongoing results, such as write-off of deferred financing costs, accelerated amortization of lease intangibles, net of noncontrolling interests' share, provision for loan losses, provision for doubtful accounts and lease restructuring, recovery of previously reversed rent, lease termination revenue, amortization of stock-based compensation related to extraordinary incentive plan, extraordinary incentive plan payment, qualifying retirement benefits, other income and expenses, non-routine transaction costs, loss on extinguishment of debt, unrealized gains or losses on other real estate related investments, gains or losses on foreign currency transactions and property operating expenses.[2]

Revenues Revenues represents the respective period's contractual cash rent or interest income, annualized, and presented at 100% share for consolidated entities, and excludes ground lease income and the impact of any rent abatement for recent acquisitions, if applicable. Rent denominated in GBP is translated to USD using the spot rate at the balance sheet date. Interest income includes annualized interest from financing receivables, other real estate related loans and preferred equity investments. Additionally, if a lease or loan agreement was entered into, amended or restructured subsequent to the period, but prior to our filing date for the respective period the initial or amended contractual cash rent or interest is used. Senior Housing ("SH") Includes licensed healthcare facilities that provide personal care services, support and housing for those who need help with daily living activities, such as bathing, eating and dressing, yet require limited medical care. The programs and services may include transportation, social activities, exercise and fitness programs, beauty or barber shop access, hobby and craft activities, community excursions, meals in a dining room setting and other activities sought by residents. These facilities are often in apartment-like buildings with private residences ranging from single rooms to large apartments. Certain senior housing properties may offer higher levels of personal assistance for residents requiring memory care as a result of Alzheimer’s disease or other forms of dementia. Levels of personal assistance are based in part on local regulations. Senior Housing also includes retirement communities or senior apartments, which are not healthcare facilities. These communities typically consist of entirely self-contained apartments, complete with their own kitchens, baths and individual living spaces, as well as parking for tenant vehicles. They are most often rented unfurnished, and generally can be personalized by the tenants, typically an individual or a couple over the age of 55. These facilities offer various services and amenities such as laundry, housekeeping, dining options/meal plans, exercise and wellness programs, transportation, social, cultural and recreational activities, and on-site security. Skilled Nursing or Skilled Nursing Facilities (“SNFs”) Licensed healthcare facilities that provide restorative, rehabilitative and nursing care for people not requiring the more extensive and sophisticated treatment available at an acute care hospital or long-term acute care hospital. Treatment programs include physical, occupational, speech, respiratory, ventilator, and wound therapy. Stabilized A property is considered stabilized unless it (i) is held for sale or disposed of during the reporting period, (ii) temporarily on Special Focus Facility status, (iii) slated to be transitioned to a new operator, or (iv) has recently undergone significant renovations or was recently repositioned or transitioned to a new operator and has not achieved underwritten stabilization within 12 months following its stabilization target date. Notes: [1] EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. do not purport to be indicative of cash available to fund future cash requirements, including the Company’s ability to fund capital expenditures or make payments on its indebtedness. Further, the Company’s computation of EBITDA attributable to CareTrust REIT, Inc. and Normalized EBITDA attributable to CareTrust REIT, Inc. may not be comparable to EBITDA and Normalized EBITDA reported by other REITs. [2] CareTrust REIT believes FAD attributable to CareTrust REIT, Inc, FFO attributable to CareTrust REIT, Inc., Normalized FAD attributable to CareTrust REIT, Inc., and Normalized FFO attributable to CareTrust REIT, Inc. (and their related per-share amounts) are important non-GAAP supplemental measures of its operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time, even though real estate values have historically risen or fallen with market and other conditions. Moreover, by excluding items not indicative of ongoing results, Normalized FAD attributable to CareTrust REIT, Inc. and Normalized FFO attributable to CareTrust REIT, Inc. can facilitate meaningful comparisons of operating performance between periods and between other companies. However, FAD attributable to CareTrust REIT, Inc., FFO attributable to CareTrust REIT, Inc., Normalized FAD attributable to CareTrust REIT, Inc., and Normalized FFO attributable to CareTrust REIT, Inc. (and their related per-share amounts) do not represent cash flows from operations or net income attributable to shareholders as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. The Company believes that net income attributable to CareTrust REIT, Inc., as defined by GAAP, is the most appropriate earnings measure. The Company also believes that the use of EBITDA, Normalized EBITDA, FFO, Normalized FFO, FAD and Normalized FAD, combined with the required GAAP presentations, improves the understanding of operating results of REITs among investors and makes comparisons of operating results among such companies more meaningful. The Company considers EBITDA and Normalized EBITDA, in each case attributable to CareTrust REIT, Inc., useful in understanding the Company’s operating results independent of its capital structure, indebtedness and other charges that are not indicative of its ongoing results, thereby allowing for a more meaningful comparison of operating performance between periods and against other REITs. The Company considers FFO, Normalized FFO, FAD and Normalized FAD, in each case attributable to CareTrust REIT, Inc., to be useful measures for reviewing comparative operating and financial performance because, by excluding gains or losses from real estate dispositions, impairment charges and real estate related depreciation and amortization, and, for FAD and Normalized FAD, by excluding noncash income and expenses such as amortization of stock-based compensation, amortization of deferred financing fees, recurring capital expenditures and the effects of straight-line rent, FFO, Normalized FFO, FAD and Normalized FAD can help investors compare the Company’s operating performance between periods and to other REITs. The Company believes that the disclosure of Net Debt to Annualized Normalized Run Rate EBITDA provides a useful measure to investors to evaluate the credit strength of the Company and its ability to service its debt obligations and to compare the Company’s credit strength to prior reporting periods and to other companies without the effect of charges that are not indicative of the Company’s ongoing performance or that could obscure the Company’s actual credit quality and after considering the effect of investments occurring during the period. Glossary (continued) 25

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