Franklin BSP Realty Trust : Nareit REITweek 2022 Investor Conference Presentation

Franklin BSP Realty Trust

Investor Presentation

June 2022

Important Information

Unless otherwise specified, the information herein relates to the Company's business and financial information as of March 31, 2022 and does not reflect subsequent developments.

Risk Factors

Investing in and owning our common stock involves a high degree of risk. See the section entitled "Risk Factors" in our Annual Report on Form 10-K filed February 25, 2022 and in our Quarterly Report on Form 10-Q filed May 4, 2022 for a discussion of these risks.

Forward-Looking Statements

Certain statements included in this presentation are forward-looking statements. Those statements include statements regarding the intent, belief or current expectations of Franklin BSP Realty Trust, Inc. ("FBRT" or the "Company") and may include the assumptions on which such statements are based, and generally are identified by the use of words such as "may," "will," "seeks," "anticipates," "believes," "estimates," "expects," "plans," "intends," "should" or similar expressions. Actual results may differ materially from those contemplated by such forward-looking statements. Factors that could cause actual outcomes to differ materially from our forward-looking statements include material changes in the value of the securities we acquired in our merger with Capstead Mortgage Corporation, continuing adverse effects from the COVID-19 pandemic on our financial condition, operating results and cash flows, and the financial stability of our borrowers, and the other factors set forth in the risk factors section of our most recent Form 10-K and Form 10-Q. The extent to which these factors impact us and our borrowers will depend on future developments, which are highly uncertain and cannot be predicted with confidence. Further, forward-looking statements speak only as of the date they are made, and we undertake no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, except as required by law.

Additional Important Information

The summary information provided in this presentation does not purport to be complete and no obligation to update or otherwise revise such information is being assumed. Nothing shall be relied upon as a promise or representation as to the future performance of the Company. This summary is not an offer to sell securities and is not soliciting an offer to buy securities in any jurisdiction where the offer or sale is not permitted. This summary is not advice, a recommendation or an offer to enter into any transaction with us or any of our affiliated funds. There is no guarantee that any of the goals, targets or objectives described in this summary will be achieved.

The information contained herein is not intended to provide, and should not be relied upon for, accounting, legal, ERISA or tax advice or investment recommendations. Investors should also seek advice from their own independent tax, accounting, financial, ERISA, investment and legal advisors to properly assess the merits and risks associated with their investment in light of their own financial condition and other circumstances. The information contained herein is qualified in its entirety by reference to our most recent Annual Report on Form 10-K and Quarterly Report on Form 10-Q. You may obtain a copy of the most recent Annual Report or Quarterly Report by calling [phone] and/or visiting www.fbrtreit.com.

PAST PERFORMANCE IS NOT A GUARANTEE OR INDICATIVE OF FUTURE RESULTS. INVESTMENTS INVOLVE SIGNIFICANT RISKS, INCLUDING LOSS OF THE ENTIRE INVESTMENT. There is no guarantee that any of the estimates, targets or projections illustrated in this summary will be achieved. Any references herein to any of the Company's past or present investments, portfolio characteristics, or performance, have been provided for illustrative purposes only. It should not be assumed that these investments were or will be profitable or that any future investments will be profitable or will equal the performance of these investments. There can be no guarantee that the investment objective of the Company will be achieved. Any investment entails a risk of loss. An investor could lose all or substantially all of his or her investment. Please refer to our most recent Annual Report on Form 10-Kand Quarterly Report on Form 10-Qfor a more complete list of risk factors. The following slides contain summaries of certain financial information about the Company. The information contained in this presentation is summary information that is intended to be considered in the context of our filings with the Securities and Exchange Commission and other public announcements that we may

make, by press release or otherwise, from time to time.

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Presenters

Richard J. Byrne

Jerome Baglien

Michael Comparato

Chairman, President and	COO / CFO and Treasurer of	Head of Real Estate
CEO of FBRT	FBRT

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BSP (FBRT's External Manager)

Overview

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BSP Overview

Platform Overview

Franklin BSP Realty Trust, Inc. ("FBRT") is externally managed by Benefit Street Partners, L.L.C ("BSP"), a leading $39 billion credit focused alternative asset management and subsidiary of Franklin Templeton

Benefit Street Partners:

B e n e f i t	S t r e e t
P A R T	N E R S

$39 billion	236	6
Total Assets	Employees (2)	Offices
Under
Management (1)

BSP is a Franklin Templeton ("FT") company:

$1.45 trillion	10,000	30+
Total Assets	Employees	Countries
Under		with Offices
Management (2)

1. AUM refers to the assets under management for all credit funds and separately managed accounts managed by BSP. AUM amounts are approximations as of March 31, 2022 and are unaudited. Certain amounts are preliminary and remain subject to change
2. As of April 3o, 2022

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