Global Medical REIT : Investor Presentation - November 2020

Investor Presentation

November 2020

Forward-Looking Statements

This presentation is for informational purposes only and does not constitute an offer to sell, or a solicitation of offers to purchase, Global Medical REIT Inc.'s (the "Company", or "GMRE") securities. The information contained in this presentation does not purport to be complete and should not be relied upon as a basis for making an investment decision in the Company's securities. This presentation also contains statements that, to the extent they are not recitations of historical fact, constitute "forward-looking statements." Forward-looking statements are typically identified by the use of terms such as "may," "should," "expect," "could," "intend," "plan," "anticipate," "estimate," "believe," "continue," "predict," "potential" or the negative of such terms and other comparable terminology. The forward-looking statements included herein are based upon the Company's current expectations, plans, estimates, assumptions and beliefs that involve numerous risks and uncertainties. Assumptions relating to the foregoing involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to predict accurately and many of which are beyond the Company's control. Although the Company believes that the expectations reflected in such forward-looking statements are based on reasonable assumptions, the Company's actual results and performance could differ materially from those set forth in the forward-looking statements due to the impact of many factors including, but not limited to, those discussed under "Risk Factors" in the Company's Annual Report on Form 10-K and Quarterly Reports on Form 10-Q and any prospectus or prospectus supplement filed with the Securities and Exchange Commission ("SEC"). The Company undertakes no obligation to update or revise any such information for any reason after the date of this presentation, unless required by law.

This presentation includes information regarding certain of our tenants, which are not subject to SEC reporting requirements. The information related to our tenants contained in this report was provided to us by such tenants or was derived from publicly available information. We have not independently investigated or verified this information. We have no reason to believe that this information is inaccurate in any material respect, but we cannot provide any assurance of its accuracy. We are providing this data for informational purposes only.

1

GMRE Compelling Value Proposition

DIFFERENTIATED STRATEGY

• Net lease operating platform, which tends to be more resilient during economic fluctuations
• Healthcare facilities providing mission critical services with leading operators
• Proven investment strategy resulting in operational flexibility for tenants and improved asset value

DISCIPLINED EXECUTION

• Primary focus on physician groups and healthcare system tenants with triple-net lease structures
• Meticulous underwriting with multiple layers of review and approvals for acquisitions
• Investments are structured with favorable credit support and attractive lease coverage ratios

LARGE MARKET OPPORTUNITY

• Long-termdemographic tailwinds - increasing specialization and localization of healthcare delivery
• Robust investment pipeline with network that facilitates referral-based transactions with attractive pricing
• Deep market of high-quality assets with attractive cap rates in secondary markets

SEASONED MANAGEMENT TEAM AND BOARD OF DIRECTORS

• Extensive expertise in healthcare real estate acquisitions, finance, development and administration
• Decades of experience with deep industry relationships
• Board with decades of public company and real estate experience

2

Company Profile

Owner of national portfolio of purpose-built healthcare facilities leased to strong healthcare systems and physician groups with leading market share in secondary markets, designed to produce increasing, reliable rental revenue by leasing each property primarily under long-term, triple net leases

Portfolio Snapshot

Gross Real Estate Assets	$1.06B
Annualized Base Rent (ABR)*	$81.9M
# of Buildings Owned	122
# of Tenants	103
Weighted Average Rent Escalations	2.1%
Gross Leasable Area (SF)	3.5M
Portfolio Rent Coverage*	4.6x
MOB Rent Coverage*	5.9x
IRF, SH, ACH, LTACH Rent Coverage*	3.2x
Leased Occupancy	99.0%
Weighted Average Cap Rate	7.9%
Weighted Average Lease Term (years)	7.8

*See page 18 for footnotes

NYSE:

GMRE

$677M		$1.3B		5.9%
Market Capitalization		Total Capitalization		Dividend Yield
(Common and OP)

All data as of September 30, 2020 unless otherwise stated	3