Item 7.01 - Regulation FD Disclosure.

On January 25, 2021, Essential Properties Realty Trust, Inc. (the "Company") issued a press release announcing, amongst other announcements, that it expects 2021 Adjusted Funds from Operations ("AFFO") on a fully diluted basis to be $1.22 to $1.26 per share. The Company also expects to collect 95% of Cash ABR for the month of January 2021. A copy of the press release is attached hereto as Exhibit 99.1.

The information set forth in this item 7.01 and in the attached Exhibit 99.1 is being "furnished" and shall not be deemed "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of Section 18, nor shall it be deemed incorporated by reference into any filing of the Company under the Securities Act of 1933, as amended, or the Exchange Act, whether made before or after the date hereof, regardless of any general incorporation language in any such filing.




Item 9.01 - Financial Statements and Exhibits.
(d) Exhibits. The following exhibit is being filed herewith:

    Exhibit No.                                           Description
  99.1                     Press Release
                           Cover Page Interactive Data File (embedded within the Inline XBRL
104                        document).

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