BIRMINGHAM, Ala.--(BUSINESS WIRE)--February 19, 2026-- 

Medical Properties Trust, Inc. (the "Company" or "MPT") (NYSE: MPT) today announced financial and operating results for the fourth quarter and full-year ended December 31, 2025, as well as certain events occurring subsequent to quarter end.

   --  Net income of $0.03 and Normalized Funds from Operations ("NFFO") of 
      $0.18 for the 2025 fourth quarter and net loss of ($0.46) and NFFO of 
      $0.58 for the full-year 2025, all on a per share basis; 
 
   --  Entered into a new lease in the fourth quarter for six California 
      hospitals formerly operated by Prospect Medical Holdings ("Prospect") 
      that is scheduled to ramp up to $45 million of annual rent in December 
      2026; 
 
   --  Completed a restructuring transaction with Vibra Healthcare ("Vibra"), 
      resulting in a new 20-year master lease and receipt of an $18 million 
      one-time rent payment; 
 
   --  Acquired one post-acute facility in the U.S. during the fourth quarter 
      for approximately $32 million and one post-acute facility in Europe in 
      February for approximately EUR23 million, each historically strong 
      performers with attractive EBITDARM coverage; 
 
   --  Repurchased approximately 4.5 million shares for $23.4 million under 
      the previously announced common stock repurchase program; 
 
   --  Declared a regular quarterly dividend of $0.09 per share in February 
      2026; and 
 
   --  Celebrated 20 years trading on the New York Stock Exchange and 
      commenced trading under the ticker symbol "MPT". 

Edward K. Aldag, Jr., Chairman, President and Chief Executive Officer, said, "With our recently transitioned portfolio continuing to ramp cash rents as expected and Prospect's bankruptcy process largely behind us, we are squarely focused on continuing to strengthen our balance sheet and position our platform for future growth. Recently, we capitalized on two highly attractive acquisition opportunities, while continuing to selectively divest assets at prices above our initial investment. We remain focused on driving pro forma annualized cash rent from our current portfolio to at least $1 billion by the end of 2026, and we are excited to demonstrate our progress throughout the year."

Included in the financial tables accompanying this press release is information about the Company's assets and liabilities, operating results, and reconciliations of net income (loss) to NFFO, including per share amounts, all on a basis comparable to 2024 results.

PORTFOLIO UPDATE

MPT has total assets of approximately $15 billion, including $8.9 billion of general acute facilities, $2.4 billion of behavioral health facilities and $1.7 billion of post-acute facilities. As of December 31, 2025, MPT's portfolio included 384 properties and approximately 39,000 licensed beds leased to or mortgaged by 52 hospital operating companies across the United States as well as in the United Kingdom, Switzerland, Germany, Spain, Finland, Colombia, Italy and Portugal.

Across our portfolio, general acute care providers continue to report increasing trailing twelve month ("TTM") EBITDARM coverage year-over-year driven by sustained volume growth in the majority of our operators. In post-acute care settings, operators continue to optimize their operations resulting in a year-over-year increase in TTM EBITDARM coverage, while our behavioral health portfolios maintain healthy TTM EBITDARM coverage.

MPT has now almost entirely resolved its exposure to Prospect's in-court restructuring process, which commenced in January 2025. In the fourth quarter, MPT entered into a 15-year lease for its California hospitals previously leased to Prospect, which is expected to result in stabilized annual cash rent of $45 million in December 2026, in line with expected contractual rent from Prospect prior to its restructuring process. Two hospitals in Connecticut were sold in January 2026, leaving only one MPT-owned facility that is under binding agreement and is expected to sell in the first quarter of 2026.

The new tenants to which MPT transferred the operations of properties in Florida, Texas, Arizona, and Louisiana are fully current on cash rents. Excluding approximately $4 million of September rent received on October 1, 2025 from a cash-basis tenant, cash collections from these new tenants increased as expected to $22 million in the fourth quarter compared to $16 million in the third quarter.

Further, MPT completed a restructuring transaction with Vibra which included entering into a new 20-year master lease agreement, MPT's acquisition of one post-acute property for $32 million, and receipt of an approximately $18 million one-time rent payment for past obligations which we recognized as revenue in the fourth quarter. Additionally in the fourth quarter, Select Medical began leasing one of the former Vibra properties.

OPERATING RESULTS

Net income (loss) for the fourth quarter and year ended December 31, 2025 was $17 million ($0.03 per share) and ($277 million) (($0.46) per share), respectively, compared to a net loss of ($413 million) (($0.69) per share) and ($2.4 billion) (($4.02) per share), respectively, in the year earlier periods.

NFFO for the fourth quarter and year ended December 31, 2025 was $107 million ($0.18 per share) and $346 million ($0.58 per share), respectively, compared to $108 million ($0.18 per share) and $483 million ($0.80 per share) in the year earlier periods. Fourth quarter 2025 results include approximately $4 million of September rent received on October 1, 2025 and an approximately $18 million one-time rent payment from Vibra, both recorded on cash-basis.

CONFERENCE CALL AND WEBCAST

The Company has scheduled a conference call and webcast for February 19, 2026 at 11:00 a.m. Eastern Time to present the Company's financial and operating results for the quarter and year ended December 31, 2025. The dial-in numbers for the conference call are (800)-715-9871 (U.S.) and (646) 307-1963 (International) along with passcode 2801406. The conference call will also be available via webcast in the Investor Relations section of the Company's website, www.mpt.com.

A telephone and webcast replay of the call will be available beginning shortly after the call's completion. The telephone replay will be available through February 26, 2026, using dial-in numbers (800) 770-2030 (U.S. & Canada) along with passcode 2801406. The webcast replay will be available for one year following the call's completion on the Investor Relations section of the Company's website.

The Company's supplemental information package for the current period will also be available on the Company's website in the Investor Relations section.

The Company uses, and intends to continue to use, the Investor Relations page of its website, which can be found at www.mpt.com, as a means of disclosing material nonpublic information and of complying with its disclosure obligations under Regulation FD, including, without limitation, through the posting of investor presentations that may include material nonpublic information. Accordingly, investors should monitor the Investor Relations page, in addition to following our press releases, SEC filings, public conference calls, presentations and webcasts. The information contained on, or that may be accessed through, our website is not incorporated by reference into, and is not a part of, this document.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a self-advised real estate investment trust formed in 2003 to acquire and develop net-leased hospital facilities. From its inception in Birmingham, Alabama, the Company has grown to become one of the world's largest owners of hospital real estate with 384 facilities and approximately 39,000 licensed beds in nine countries and across three continents as of December 31, 2025. MPT's financing model facilitates acquisitions and recapitalizations, and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. For more information, please visit the Company's website at www.mpt.com.

Forward-Looking Statements

This press release includes forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can generally be identified by the use of forward-looking words such as "may", "will", "would", "could", "expect", "intend", "plan", "estimate", "target", "anticipate", "believe", "objectives", "outlook", "guidance" or other similar words, and include statements regarding our strategies, objectives, prospects, industry, asset sales, tenant conditions and anticipated rent. Forward-looking statements involve known and unknown risks and uncertainties that may cause our actual results or future events to differ materially from those expressed in or underlying such forward-looking statements, including, but not limited to: (i) the risk that projected rents may be lower than anticipated or realized later than expected; (ii) the risk that the timing, outcome and terms of the bankruptcy restructuring of Prospect will not be consistent with those anticipated by the Company; (iii) our success in implementing our business strategy and our ability to identify, underwrite, finance, consummate and integrate acquisitions and investments; (iv) the risk that previously announced or contemplated property sales, loan repayments, and other capital recycling transactions do not occur as anticipated or at all; (v) the risk that MPT is not able to attain its leverage, liquidity and cost of capital objectives within a reasonable time period or at all; (vi) MPT's ability to obtain or modify the terms of debt financing on attractive terms or at all, as a result of changes in interest rates and other factors, which may adversely impact our ability to pay down, refinance, restructure or extend

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