American. Finance Trust, Inc. REPORT 3Q 2013 REPORT

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1 American 1Q Q 2013 American, Inc. (formerly American Realty Capital Trust V, Inc.)

2 American Investment Objectives Net Lease Portfolio Highlights (as of March 31, 2016) American, Inc. ( AFIN ) is designed to protect shareholder capital and provide attractive, stable cash distributions. AFIN manages and optimizes its investments in its portfolio of freestanding single-tenant properties that are net leased to investment grade and other creditworthy tenants (the Net Lease Portfolio ) and selectively invests in additional net lease properties. AFIN also invests in commercial real estate mortgage loans and other commercial real estate-related debt investments. Distribution Information Distribution Rate 1 (as of March 31, 2016) 6.6% Distribution Frequency Monthly Key Facts (as of March 31, 2016) Effectiveness Date April 4, 2013 Total Capital Raised 2 $1.6 billion Tenant Quality (as of March 31, 2016) Geographic Diversification Top States* (Annualized GAAP 3 SLR 4 Income %) Other 41.6% Alabama 5.4% North Carolina 6.6% New Jersey 20.0% Georgia 11.0% Florida 7.3% Massachusetts 8.1% * As of March 31, 2016, our tenants operated in 36 states + DC. Financial Highlights Property Purchase Price 5 Property Highlights Number of Properties 467 Rentable Square Feet 13,395,006 Percentage Leased 100.0% Weighted-Average Remaining Lease Term (Yrs.) $2.2 billion Leverage Ratio % Weighted-Average Effective Interest Rate States with AFIN properties 4.77% 8.4 Top 5 Tenants Industry Credit Rating Details Annualized GAAP SLR Income % SunTrust Bank Retail Banking S&P: BBB+ 17.7% 17.7% Top 5 Tenants 54.7% Sanofi US Healthcare S&P: AA 11.4% C&S Wholesale Grocer Distribution S&P: BB 10.2% AmeriCold Refrigerated Warehousing Not Rated 7.7% Merrill Lynch, Pierce, Fenner & Smith Financial Services S&P: A 7.7% Total 54.7% Other 45.3% 7.7% 11.4% 10.2% 7.7% 1 Distribution rate of 6.6% represents per annum distributions of $1.65 per share based on initial IPO price per share of $ Distribution rate is 6.8% based on $24.17 per share, AFIN s estimated per-share net asset value ( Estimated Per-Share NAV ) as of December 31, Includes proceeds raised through the sale of common stock and shares issued pursuant to the distribution reinvestment plan, net of share repurchases 3 Accounting principles generally accepted in the United States of America 4 Straight-line rental 5 Aggregate contract purchase price of properties acquired, excluding acquisition related costs and mortgage premiums resulting from debt assumed in connection with our property acquisitions 6 Calculated as total debt to total assets

3 1Q 2016 Portfolio Details (as of March 31, 2016) Tenant Tenant Industry No. of Properties Rentable Square Feet Weighted-Average Remaining Lease Term (Years) 1st Constitution Bancorp Retail Banking 1 4, Aaron's Specialty Retail 1 7, Academy Sports Specialty Retail 1 71, Advance Auto Auto Retail 4 30, Amazon Consumer Products 1 79, American Express Travel Related Services Financial Services 2 785, American Tire Distributors Auto Retail 1 125, AmeriCold Refrigerated Warehousing 9 1,407, Arby's Restaurant 2 6, AutoZone Auto Retail 3 21, Bi-Lo Supermarket 1 55, BSFS Auto Services 1 8, Burger King Restaurant , C&S Wholesale Grocer Distribution 5 3,044, Chili's Restaurant 2 12, Circle K Gas/Convenience 19 54, Citizens Bank Retail Banking 9 34, CVS Pharmacy 3 34, Dollar General Discount Retail , Family Dollar Discount Retail 12 99, FedEx Ground Distribution 8 441, Food Lion Supermarket 1 44, Fresenius Healthcare 3 21, Home Depot Home Maintenance 2 1,315, Joe's Crab Shack Restaurant 2 16, Krystal Restaurant 6 12, L.A. Fitness Fitness 1 45, Lowe's Home Maintenance 5 671, Mattress Firm Specialty Retail 9 43, Merrill Lynch, Pierce, Fenner & Smith Financial Services 3 553, National Tire & Battery Auto Services 2 18, New Breed Logistics Freight 1 390, O'Charley's Restaurant , O'Reilly Auto Parts Auto Retail 1 10, SAAB Sensis Aerospace 1 90, Sanofi US Healthcare 1 736, Stop & Shop Supermarket 8 544, SunTrust Bank Retail Banking 213 1,148, Talecris Plasma Resources Healthcare 1 22, Tire Kingdom Auto Services 1 6, Tractor Supply Specialty Retail 3 61, United Healthcare Healthcare 1 400, Walgreens Pharmacy , Total ,395,

4 American First Quarter Management Update As of March 31, 2016, American, Inc. ( AFIN ), owned 467 single-tenant, net-leased properties with an aggregate purchase price of $2.2 billion, comprised of 13.4 million rentable square feet, which were 100% leased on a weighted-average basis. Additionally, AFIN owned one commercial mortgage loan with a par value of $17.2 million as of March 31, On March 17, 2016, the independent directors of AFIN s board, approved an Estimated Per-Share NAV of $24.17 as of December 31, When this offering went effective, we told you that we would seek to build a best-in-class portfolio of freestanding, single-tenant, strategically-located commercial real estate assets across the U.S. all with the goal of unlocking stockholder value through a liquidity event. Many of you have invested in, or are at least familiar with, American Realty Capital Trust, Inc., American Realty Capital Trust III, Inc. and American Realty Capital Trust IV, Inc. net lease programs which were sponsored by AR Capital, LLC 1 prior to AFIN. All three of these prior programs went through full cycle liquidity events that returned stockholder value and a profit. We previously announced our intention to list on the New York Stock Exchange under the symbol AFIN (the Listing ) during the third quarter of In September 2015, we announced that in light of market conditions, our board of directors, in consultation with our advisor, determined it was in our best interest to not pursue the Listing during the third quarter of Our board of directors continues to monitor market conditions and other factors with a view toward reevaluating the decision when market conditions are more favorable for a successful liquidity event. There can be no assurance that our shares of common stock will be listed. As always, we thank you for your trust and confidence, and look forward to continuing to pursue our goal of generating stockholder value. Subsequent Events SunTrust Portfolio On May 12, 2016, AFIN entered into an escrow agreement (the Escrow Agreement ) with SunTrust Bank, a wholly owned subsidiary of SunTrust Banks, Inc. ( SunTrust ), in connection with the exercise by SunTrust of certain of its lease renewal options. Pursuant to the Escrow Agreement, AFIN amended 160 of its 213 leases for single-tenant net lease properties operated by SunTrust. Concurrently and pursuant to the Escrow Agreement, AFIN entered into a purchase and sale agreement with SunTrust for, and simultaneously closed on, the purchase and sale of eight single-tenant net lease properties operated by SunTrust for an aggregate contract purchase price of $28.9 million, exclusive of closing costs. The sale of the eight properties resulted in a nominal gain for AFIN. Simultaneously and in connection with the sale, AFIN caused the release of the properties from their existing mortgages and paid to the applicable lenders a combined release price of $13.6 million, including interest and prepayment premiums. As of May 12, 2016, AFIN owned 459 properties with an aggregate purchase price of $2.2 billion, comprised of 13.3 million rentable square feet, which were 100.0% leased with a weighted-average remaining lease term of 9.8 years. 1 In January 2016, AR Global Investments, LLC ( AR Global ) became the successor business to AR Capital, LLC and became AFIN s sponsor.

5 1Q 2016 Executive Management Team Michael Weil Chief Executive Officer and President Founding partner of AR Global Supervised the origination of investment opportunities for all AR Globalsponsored investment programs Previously served as Senior VP of sales and leasing for American Financial Realty Trust (AFRT) Served as president of the Board of Directors of the Real Estate Investment Securities Association (REISA) Nick Radesca Chief Financial Officer, Secretary and Treasurer Formerly CFO & Corporate Secretary for Solar Capital Ltd. and Solar Senior Capital Ltd. Previously served as Chief Accounting Officer at istar Financial, Inc. David Layton Managing Director, Head of Asset Management 20 years of asset management, investment, and valuation experience Oversees all post-close investment activities, including borrower compliance, loan administration and loan asset management Previously VP of asset management at Brookfield Asset Management (10 years) and Manager of real estate capital markets and financial advisory group at Deloitte (5 years)

6 American Investor Inquiries For more information on AFIN, please contact your financial professional. The information included herein should be read in connection with your review of AFIN s Quarterly Report on Form 10-Q as of and for the three months ended March 31, 2016, as filed with the U.S. Securities and Exchange Commission ( SEC ) on May 13, Forward Looking Statement Disclosure The statements in this report that are not historical facts may be forwardlooking statements. These forward-looking statements involve risks and uncertainties that could cause the outcome to be materially different. In addition, words such as will, should, may, anticipate, believe, expect and intend indicate a forward-looking statement, although not all forward-looking statements include these words. Actual results may differ materially from those contemplated by such forward-looking statements due to certain factors, including those set forth in the Risk Factors section of AFIN s Annual Report on Form 10-K filed on March 16, 2016 and any subsequent Quarterly Reports on Form 10-Q, which are available at the SEC s website at Further, forwardlooking statements speak only as of the date they are made, and AFIN undertakes no obligation to update or revise forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results over time, unless required by law.