EFTA01389047

22 July 2016 RE ITs Medical Properties Tiust IFigure 28 Debt Maturity Schedule $2,500,000 $2.000.0® t $1 .500.000 2 $1,000,000 • $500000 - $0 $250.000 1227.600 $125225 $320 $12781 2016 2017 2018 2019 2020 Thereafter $2.169.000 Scutt. Dasitatbrak torso., dm stet/Ole Liquidity in robust shape post Capella operating company sale From a liquidity perspective, MPW has only $125MM of debt maturing in 2H16 and nothing thereafter until 2018, which compares to approximately $1.38 in credit line availability and cash on the balance sheet as of May 5. MPW also has $279MM committed to developing acute care and freestanding hospitals, with the sites identified and committed to by the middle of 2017. with additional capital deployment thereafter. [Figure 29. Peer debt comparison i$ in OM's) Debt Snapshot HR NHI HTA SERA LTC SNH DOC Peer Avg MPW Net Debt $1,416,173 $908.330 $1,653,493 11.322.271 $$83.976 13,426.626 $362.980 $1,381$36 $3,190,194 EBITDA IQ arm) $217,792 $222,772 $279,916 $226,860 $137,676 $wum $119,132 $259,206 $471,976 Net Debt-to-EBI1DA (0 ann) 6.5x 4.1x 6.9x 6.9x 4.2x 5.8x 3.0x 5.0x 6.8x Fixed Charge Coverage 3Ax 5.7x 3.9x 3.1x 6.1x 3.9x 6.3x 4.5x 3.0x Total Debt $1,418,347 6937,138 $1.667,320 11,331.404 $608.256 $3,464.825 $385,886 $1401,882 13.396,604 Fixed Rate Debt 71.9% 94.0% 70.2% 66.6% 73.5% 68.3% 62.8% 72.5% 73.9% Variable Rate Debt 28.1% 6.0% 29.8% 33.4% 26.6% 31.7% 37.2% 27.6% 26.1% Secured Debt 9.1% 13.1% 19.6% 12.5% 0.0% 19.1% 30.2% 14.8% 0.4% Unseated Debt 90.9% 86.9% 80.4% 87.5% 100.0% 80.9% 69.8% 85.2% 99.6% Weighted Avg Interest Rate 4.0% 3.7% 3.2% 4.4% 4.0% 4.3% 3.8% 3.9% 4.7% % Debt matunng through 2018 17.3% 0.0% 13.3% 32.9% 21.1% 30.4% 9.9% 17.9% 5.0% Net Debt to Gross Assets 39.0% 3'7.3% 41.1% 49.4% 37.0% 41.0% 18.6% 37.6% 53.3% San Deunte• Bonk eatery obit SAIL Ann* aid 1018 Deutsche Bank Securities Inc. Page 27 CONFIDENTIAL - PURSUANT TO FED. R. CRIM. P. 6(e) DB-SDNY-0093226 CONFIDENTIAL SDNY_GM_00239410 EFTA01389047