Essential Properties Realty Trust, INC.: directors' dealings · United States · SEC (Form 4)

About Essential Properties Realty Trust, INC.

Essential Properties Realty Trust, Inc. (NYSE: EPRT) is a U.S.-listed real estate investment trust based in Princeton, New Jersey, United States. The company focuses on single-tenant, triple-net lease properties leased to middle-market businesses operating in service-oriented and experience-based industries. Its core strategy is to buy operationally essential real estate from business owners, often through sale-leaseback transactions, and then lease the assets back on long-term contracts. For tenants, this structure frees up capital and supports expansion; for EPRT, it creates a stream of contractual rental income backed by properties that are important to the tenant’s day-to-day operations. ([essentialproperties.com](https://essentialproperties.com/?utm_source=openai)) The company was built around the Essential Properties Realty Trust platform and later became a public REIT. Management highlights that EPRT is internally managed, which is relevant for investors because it avoids the potential fee and incentive conflicts associated with external management structures. Pete Mavoides has served as President and Chief Executive Officer since 2018, and the leadership team has deep experience in net lease investing and sale-leaseback execution. This experience is central to EPRT’s investment thesis, because sourcing attractive off-market or relationship-driven transactions is often a key competitive advantage in the net lease sector. ([essentialproperties.com](https://essentialproperties.com/about-us/?utm_source=openai)) EPRT’s portfolio is deliberately diversified across tenant industries and geography within the United States. The company emphasizes businesses such as restaurants, car washes, automotive services, medical services, convenience stores, entertainment, health and fitness, early childhood education and other service categories. These assets are generally viewed as more resistant to e-commerce disruption than traditional retail properties, and that positioning is a major part of EPRT’s market identity. The company also stresses long-duration leases and direct relationships with tenants, which can support stable cash flow generation over time. ([essentialproperties.com](https://essentialproperties.com/about-us/?utm_source=openai)) In recent disclosures, EPRT reported a portfolio of more than 2,100 freestanding net lease properties at December 31, 2024, with a weighted-average lease term of about 14 years and a weighted-average rent coverage ratio of 3.5x. The company has also disclosed that, as of year-end 2024, a very large share of annualized base rent came from service-oriented and experience-based tenants, underscoring the strength of its thematic focus. EPRT’s headquarters were disclosed in SEC filings as 902 Carnegie Center Blvd., Suite 520, Princeton, New Jersey 08540. ([sec.gov](https://www.sec.gov/Archives/edgar/data/0001728951/000172895125000029/earningsreleaseex991-worki.htm?utm_source=openai)) For investors in France, Belgium and Switzerland, EPRT stands out as a U.S. net lease REIT with a concentrated operating model: essential-use real estate, long leases, mid-market tenants and a broad nationwide footprint. Rather than competing as a generic commercial landlord, the company positions itself as a capital partner to operators that want to monetize real estate while continuing to run their business in the same locations. That niche positioning is central to its competitive profile on the NYSE in the United States. ([essentialproperties.com](https://essentialproperties.com/?utm_source=openai))