---
schema_version: "secwatch.filing_event.v1"
accession: "0001728951-26-000028"
form_type: "8-K"
ticker: "EPRT"
cik: "0001728951"
company_name: "ESSENTIAL PROPERTIES REALTY TRUST, INC."
filed_at: "2026-04-22T23:59:59+00:00"
generated_at: "2026-05-15T04:54:50.380730+00:00"
event_type: "earnings"
sentiment: "positive"
materiality_score: 0.75
calibrated_materiality_score: 0.75
confidence: "high"
source: SEC EDGAR
---

# EPRT Q1 AFFO $0.50 (+11% YoY), invests $388.6M at 7.7% cap; raises FY26 AFFO guidance to $2.00-$2.05

## Summary
- Net income per share $0.28 (down 3% YoY); FFO per share $0.54 (up 13% YoY); AFFO per share $0.50 (up 11% YoY).
- Invested $388.6M in 126 properties at 7.7% weighted average cash cap rate; dispositions $10.2M at 6.9% cap.
- Raised $402.5M in follow-on equity at $32.20/share and $16.7M via ATM at $31.83/share during Q1.
- Increased FY2026 AFFO guidance to $2.00-$2.05 per share (from prior range); investment guidance raised to $1.1B-$1.5B.
- Pro forma net debt to annualized adjusted EBITDA re 3.5x as of quarter end, indicating low leverage.

## SEC filing metadata
- accession: 0001728951-26-000028
- form_type: 8-K
- ticker: EPRT
- cik: 0001728951
- company_name: ESSENTIAL PROPERTIES REALTY TRUST, INC.
- filed_at: 2026-04-22T23:59:59+00:00
- event_type: earnings
- sentiment: positive
- materiality_score: 0.75
- calibrated_materiality_score: 0.75
- confidence: high
- sec_items: 2.02, 7.01, 9.01
- EDGAR index: https://www.sec.gov/Archives/edgar/data/1728951/000172895126000028/0001728951-26-000028-index.htm
- EDGAR primary document: https://www.sec.gov/Archives/edgar/data/1728951/000172895126000028/eprt-20260422.htm

## Machine-readable alternates
- HTML: https://secwatch.observer/filing/0001728951-26-000028
- JSON: https://secwatch.observer/filing/0001728951-26-000028.json
- Plain text: https://secwatch.observer/filing/0001728951-26-000028.txt

## Key facts
- Earnings Releases
  ESSENTIAL PROPERTIES REALTY TRUST, INC. reported the three months ended March 31, 2026 results: net income $0.28, EPS $0.28. Guidance raised.
  - Period: the three months ended March 31, 2026
  - Net income: $0.28
  - EPS: $0.28
  - Guidance: raised
  - Result: reported results
  source text: Exhibit 99.1 and incorporated herein by reference. --- EX-99.1 (EX-99.1) --- Essential Properties Announces First Quarter 2026 Results - First Quarter Net Income per Share of $0.28 and AFFO per Share of $0.50 - - Closed Investments of $388.6 million at a 7.7% Weighted Average Cash Cap Rate - - Increases 2026 AFFO Guidance to $2.00 to $2.05 per Share - -
  evidence_url: https://www.sec.gov/Archives/edgar/data/1728951/000172895126000028/0001728951-26-000028-index.htm

This AI-assisted summary is a reading aid. Review the linked SEC EDGAR filing before relying on any specific claim.