STORE Capital : View the First Quarter 2021 Investor Presentation

A Class of Our Own

2021 FIRST QUARTER INVESTOR PRESENTATION

Disclaimer

This presentation contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities and trends in our business, including trends in the market for long-term,triple-net leases of freestanding, single-tenant properties. Words such as "expects," "anticipates," "intends," "plans," "likely," "will," "believes," "seeks," "estimates," and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors which may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this presentation may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. Furthermore, actual results may differ materially from those described in the forward-looking statements and may be affected by a variety of risks and factors including, without limitation, the risks described in our Annual Reports on Form 10-K, quarterly reports on form 10-Q, and current reports on form 8-K.

2021 First Quarter Investor Presentation

Forward-looking statements set forth herein speak only as of the date hereof, and we expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.

THIS PRESENTATION CONTAINS HISTORICAL PERFORMANCE INFORMATION REGARDING STORE CAPITAL, AS WELL AS OTHER COMPANIES PREVIOUSLY MANAGED BY MEMBERS OF OUR SENIOR EXECUTIVE TEAM. SUCH PAST PERFORMANCE IS NOT A GUARANTEE OF FUTURE RESULTS.

This presentation contains references to our copyrights, trademarks and service marks and to those belonging to other entities. Solely for convenience, copyrights, trademarks, trade names and service marks referred to in this presentation may appear without the "© " or "TM" OR "sm" Symbols, but such references are not intended to indicate, in any way, that we will not assert, to the fullest extent under applicable law, our rights or the rights of the applicable licensor to these copyrights, trademarks, trade names and service marks. We do not intend our use or display of other companies' trade names, copyrights, trademarks or service marks to imply a relationship with, or endorsement or sponsorship of us by, any other companies.

Definitions and footnotes for data provided herein are provided in the appendix section of this presentation.

Unless otherwise indicated, data provided herein is as of March 31, 2021.

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Contents

1. STORE CAPITAL SNAPSHOT
2. A CLASS OF OUR OWN

Our Asset Class. Our Market. Our Customers.

Our Business Model. Our Capital Structure.

Our Contract Quality.

Our External Growth, Internal Growth and Risk Adjusted Returns.

Our Portfolio. Our Investment Diversity. Our Top Ten Customers.

Our Investment Pipeline Activity.

Our Long Lease Terms and Superior Origination Platform.

Our Growth and Performance.

Our Corporate Responsibility: Commitment to All Stakeholders.

Highlights of Our Asset Class.

25 APPENDIX (Important Supporting Information)

Dividend Growth and Protection. Portfolio Management Impact on Growth.

Portfolio Management Performance.

1. FINANCIAL INFORMATION

1. COVID-19UPDATE

1. DEFINITIONS AND FOOTNOTES

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STORE Capital Snapshot

NYSE: STOR; Profit-CenterReal Estate; Baa2/BBB/BBB

~30-year Successful Leadership Track Record

$9.0B Equity Market Cap; $10.0B Gross Assets Sector Low 24% Unencumbered Asset Leverage

2,656 Properties & 522 Leading National & Regional Tenants Sector-leadingDiversity - Tenant, Industry & Geography

STORE has a deep base of high-quality generalist and real

estate dedicated stockholders

2021 First Quarter Investor Presentation

"We founded STORE based on a unique asset class of profit- center real estate. Our focus on STORE Properties enables us to provide tailored financing solutions to our targeted group of middle-market and larger customers, which results in the creation of value for all our stakeholders."

Mary Fedewa, CEO

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STORE: A Class of Our Own

STORE (stȯr): Single Tenant Operational Real Estate, or profit-center properties, is a real estate investment asset class distinguished by three payment sources which, combined with "table stakes", enable net lease contract superiority to the underlying credit quality profile of the tenant.

The Power of Profit Center Real Estate	The "Table Stakes"
Single Tenant Operational Real Estate	Ingredients Essential to the Asset Class
(An Important Third Payment Source)	(Ensuring Contract Seniority)

Unit-Level Profitability

Unique to STORE

Corporate Credit

& Property Value

All real estate investors have this

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