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The Prologis or Equinix of healthcare real estate.

Like Public Storage, but owning hospitals and medical offices instead of storage units.

American Tower for healthcare facilities.

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• Healthcare Property Leasing: Sila Realty Trust provides leasable real estate properties, including medical office buildings, hospitals, and post-acute care facilities, to healthcare providers.

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Sila Realty Trust (SILA) is a real estate investment trust (REIT) that owns and manages a diversified portfolio of healthcare, office, and industrial properties. As such, the company primarily leases its properties to other companies, which serve as its major customers (tenants).

Based on their most recent financial reports, Sila Realty Trust's major customers and their respective public symbols include:

• DaVita Inc. (NYSE: DVA)
• Fresenius Medical Care Holdings, Inc. (subsidiary of Fresenius Medical Care AG & Co. KGaA, NYSE: FMS)
• UnitedHealth Group Incorporated (NYSE: UNH)
• Quest Diagnostics Incorporated (NYSE: DGX)
• CVS Health Corporation (NYSE: CVS)

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• Sila Realty Advisors LLC
• Deloitte & Touche LLP
• Hogan Lovells US LLP
• KeyCorp (NASDAQ: KEY)
• The PNC Financial Services Group (NYSE: PNC)
• Truist Financial Corporation (NYSE: TFC)
• The Bank of New York Mellon Corporation (NYSE: BK)

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Michael A. Seton, President and Chief Executive Officer

Mr. Seton is the President and Chief Executive Officer of Sila Realty Trust, Inc., a role he has held since the company's founding in 2014, and he is also a member of the Board of Directors. He is responsible for the strategic vision and day-to-day investment and operating activities. Mr. Seton has approximately 30 years of real estate investment and financial experience, having been involved in billions of dollars in real estate acquisitions and financings. He previously founded Carter Validus REIT Management Company II LLC in 2013, serving as its President & Chief Executive Officer. Prior to Sila Realty Trust, he worked for Eurohypo AG (now part of Commerzbank AG) as a Managing Director and Division Head in the Originations Group, where he led a team in the origination, structuring, closing, and syndication of real estate financings for developers, real estate investment trusts, private equity funds, and real estate operating companies. He began his career in the Public Finance and Real Estate Departments at The Sumitomo Bank, Ltd.

Kay C. Neely, Executive Vice President and Chief Financial Officer

Ms. Neely serves as the Executive Vice President and Chief Financial Officer of Sila Realty Trust, Inc., a position she has held since joining the company in January 2016. She brings approximately 25 years of real estate accounting and operations experience to her role, where she oversees the company's financial operations, including capital markets, accounting and financial reporting, financial planning and analysis, and investor relations, as well as research and credit, human capital, and information technology. Ms. Neely began her career with KPMG LLP in 1999, where she was responsible for various functions within the audit practice, including the planning and oversight of audit engagements for public and private entities, primarily in the real estate sector, such as real estate investment trusts and investment funds. She also managed daily operations, performance management, and financial planning for audit practices in 10 offices. Prior to Sila, she was SVP Accounting at Carter Validus and briefly served as CFO at Carter Validus.

Miles F. Callahan, Senior Vice President - Acquisitions, Research and Credit

Mr. Callahan is the Senior Vice President - Acquisitions, Research and Credit at Sila Realty Trust, Inc. He has more than 15 years of experience in real estate finance, underwriting, and banking. Before joining Sila Realty Trust, Mr. Callahan was part of U.S. Bank's construction lending team, where he managed both commercial and residential development projects.

Samuel W. Brannan, Senior Vice President and Chief Accounting Officer

Mr. Brannan is the Senior Vice President and Chief Accounting Officer at Sila Realty Trust, Inc., having joined the company in July 2024. He is responsible for the company's financial reporting, accounting, and tax functions. Mr. Brannan has approximately 12 years of experience in both public and corporate accounting. He started his career at PwC in the audit practice, providing assurance services to financial services clients. In 2016, he moved to Blackstone, where he was responsible for the financial reporting and accounting for a publicly traded mortgage real estate investment trust.

Jason R. Klein, Senior Vice President – Investment Management

Mr. Klein is the Senior Vice President of Investment Management at Sila Realty Trust, Inc., having joined the company in 2025. He is responsible for the execution of the company's investment management and lease administration functions. Mr. Klein brings over 20 years of experience in healthcare real estate, including managing real estate portfolios for large healthcare systems both internally and as a consultant. Previously, he was the head of Corporate Real Estate for Adventist HealthCare, Inc., where he oversaw transactional, lease administration, property management, and development teams. Prior to that, he spent 15 years as a strategic real estate consultant for various healthcare systems across the nation.

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The key risks to Sila Realty Trust's business are primarily concentrated in its tenant base and the broader healthcare industry, its exposure to debt and interest rate fluctuations, and ongoing liquidity and valuation concerns stemming from its history as a non-traded REIT.

1. Tenant-Specific and Healthcare Industry Risks: Sila Realty Trust, as an investor in healthcare facilities, faces significant risks related to its tenants and the healthcare sector. A notable risk is tenant concentration, with a substantial dependency on its top tenant, which can make the company vulnerable to that tenant's performance. For instance, the bankruptcy filing of GenesisCare USA Inc., a major tenant operating 17 radiation oncology properties, highlights the impact of tenant financial instability on Sila Realty Trust's cash flow. Additionally, changes in healthcare regulations are critical, as they can affect tenant operations and financial stability. Economic downturns that impact the healthcare sector can also adversely affect tenant solvency and, consequently, Sila Realty Trust's rental income.
2. Debt, Financing, and Interest Rate Risks: As a real estate investment trust (REIT), Sila Realty Trust is heavily reliant on external capital for expansion and operations. The company is exposed to interest rate fluctuations, which can negatively affect property values and rental income. High levels of debt could limit Sila Realty Trust's financial flexibility and increase its vulnerability to changes in interest rates. The cost of external capital is a significant factor for REITs, and high debt costs, such as those influenced by SOFR, can impede the company's ability to fund growth effectively.
3. Liquidity and Valuation Concerns: Sila Realty Trust's history as a non-traded REIT has contributed to inherent liquidity issues and significant declines in its Net Asset Value (NAV). The company has experienced a substantial decrease in its NAV, dropping by 25% from its initial offering price. Since its listing on the New York Stock Exchange, Sila Realty Trust's shares have traded below its adjusted NAV, signaling market skepticism and posing challenges to investor trust and valuation. The illiquidity historically associated with non-traded REITs can result in substantial losses for investors attempting to sell shares.

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Sila Realty Trust (SILA) primarily focuses on acquiring, owning, and managing healthcare-related real estate properties across the United States. Their main products and services involve investments in medical office buildings, life science facilities, specialty medical and surgical facilities, inpatient rehabilitation facilities, and senior housing properties.

The addressable markets for their main products or services are as follows:

• Medical Office Buildings (MOBs): The global medical office buildings market size was estimated at USD 39.79 billion in 2023 and is projected to reach USD 62.18 billion by 2030, growing at a compound annual growth rate (CAGR) of 6.64% from 2024 to 2030. In the U.S. alone, the medical office buildings market is projected to reach USD 79.16 billion by 2034, up from USD 42.17 billion in 2024, reflecting a CAGR of over 6.5% from 2025 to 2034.

• Life Science Facilities (Life Sciences Real Estate): The global Life Sciences Real Estate market size is forecasted to be worth USD 3.75 billion in 2024, and is expected to achieve USD 6.76 billion by 2033 with a CAGR of 6.76%. North America accounted for 48% of the market share in 2024.

• Senior Living & Retirement Communities: This sector in the U.S. is projected to expand at a robust CAGR of 7.7% from 2024 to 2030.

• Overall U.S. Healthcare Real Estate Market (including Specialty Medical and Surgical Facilities, Inpatient Rehabilitation Facilities, MOBs, and Senior Living): The U.S. healthcare real estate market size was estimated at USD 1,324.52 billion in 2024 and is expected to expand at a CAGR of 6.2% in the forecast period.

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• Strategic Acquisitions and Portfolio Expansion: Sila Realty Trust actively pursues growth through strategic acquisitions of healthcare properties. The company has identified an acquisition pipeline, with an approximate $43 million opportunity anticipated to close in early 2026, and expects similar acquisition volumes throughout 2026. This is consistent with its focus on expanding its footprint in key markets, as evidenced by prior acquisitions that have contributed to increased cash net operating income (NOI).
• Favorable Healthcare Sector Demographics: A core driver for Sila Realty Trust is the robust and resilient healthcare sector, propelled by significant demographic tailwinds. These include the aging baby boomer population and the rising prevalence of chronic conditions, both of which are expected to drive sustained demand for healthcare services and facilities for decades to come.
• Rent Growth and High Occupancy in Existing Net Lease Portfolio: Sila Realty Trust benefits from its net lease structure, which typically includes long lease terms and contractual rent escalators, contributing to predictable and durable income streams. The company maintains a high portfolio occupancy rate, reported at 99.0% as of September 30, 2025, and has demonstrated strong leasing activity with 90% of its 2025 lease expirations successfully renewed.
• Development and Redevelopment Projects: The company enhances its revenue by investing in the expansion and redevelopment of existing facilities. These projects are anticipated to generate attractive yields and often trigger new, long-term triple-net lease agreements, further solidifying future income streams.

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Share Repurchases

• Sila Realty Trust authorized a new share repurchase program in August 2025, allowing for repurchases of up to $75 million in shares over three years, with a limit of $25 million in any twelve-month period.
• In August 2024, a share repurchase program was authorized for up to the lesser of 1.5 million shares or $25 million over a 12-month period.
• The company repurchased approximately 2.2 million shares for about $50.0 million through a tender offer in September 2024.

Share Issuance

• Sila Realty Trust established an at-the-market (ATM) equity offering sales agreement in August 2025, enabling the company to offer and sell up to $250 million of its common stock.
• The company began trading on the NYSE on June 13, 2024, via a direct listing, indicating it did not need to raise equity capital at that time.

Outbound Investments

• In September 2025, Sila Realty Trust acquired two inpatient rehabilitation facilities in Plano, Texas, and Peoria, Arizona, for $70.3 million.
• The company completed the acquisition of two medical outpatient buildings in Southlake, Texas, for $16.15 million in August 2025.
• As of year-to-date 2025, Sila Realty Trust acquired six healthcare properties totaling $148.9 million.

Capital Expenditures

• Sila Realty Trust is committed to funding up to an additional $9.8 million for the expansion of its Dover Healthcare Facility.
• Ongoing capital deployment includes a $5 million redevelopment in San Antonio and a $12.5 million expansion in Delaware, both projected to yield attractive returns and new 20-year triple net lease terms.
• An expansion at the Kansas Inpatient Rehabilitation Facility (IRF) is anticipated to cost approximately $16 million.