Monmouth Real Estate Investment Corporation
April 2018Investor Presentation
This presentation may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, asamended, Section 21E of the Securities Exchange Act of 1934, as amended, and the Private Securities Litigation Reform Act of 1995.Forward-looking statements provide Monmouth Real Estate Investment Corporation’s current expectations or forecasts of futureevents. Forward-looking statements include statements about Monmouth’s expectations, beliefs, intentions, plans, objectives,goals, strategies, future events, performance and underlying assumptions and other statements that are not historical facts. Youcan identify forward-looking statements by their use of forward-looking words, such as “may,” “will,” “anticipate,” “expect,”“believe,” “intend,” “plan,” “should,” “seek,” or comparable terms, or the negative use of those words, but the absence of thesewords does not necessarily mean that a statement is not forward-looking. The forward-looking statements are based onMonmouth’s beliefs, assumptions and expectations of its future performance, taking into account all information currently availableto it. Forward-looking statements are not predictions of future events. These beliefs, assumptions and expectations can change as aresult of many possible events or factors, not all of which are known to Monmouth. Some of these factors are described under theheadings “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” as includedin Monmouth’s Annual Report on Form 10-K for the fiscal year ended September 30, 2017 and its other periodic reports filed with theSecurities and Exchange Commission, which are accessible on SEC’s Electronic Data Gathering, Analysis and Retrieval website, or“EDGAR” at www.sec.gov. These factors should not be construed as exhaustive and should be read in conjunction with othercautionary statements that are included in this presentation and in Monmouth’s SEC filings. These and other risks, uncertainties andfactors could cause Monmouth’s actual results to differ materially from those included in any forward-looking statements it makes.Any forward-looking statement speaks only as of the date on which it is made. New risks and uncertainties arise over time, and it isnot possible for Monmouth to predict those events or how they may affect it. Except as required by law, Monmouth is not obligatedto, and does not intend to, update or revise any forward-looking statements, whether as a result of new information, future eventsor otherwise. You should not place undue reliance on these forward-looking statements, as events described or implied in suchstatements may not occur.
This presentation may include references to “FFO”, “Core FFO” and “AFFO”, which are non-GAAP financial measures. Areconciliation of “FFO”, “Core FFO” and “AFFO” to the most comparable GAAP financial measures is included in our most recentAnnual Report on Form 10-Q and/or our Supplemental Information package as of December 31, 2017, furnished to shareholders onForm 8-K, and is available on our website at www.mreic.reit.
2
Select Properties
Kansas City MSA
Pittsburgh MSA Lexington MSA
Phoenix MSA
3
Indianapolis MSA
St. Louis MSA
Company Overview
Memphis MSA
Memphis MSA
Indianapolis MSA
Single tenant, net-leased Industrial REIT specializing in well-located, modern properties subject to long-term leases primarily to investment grade tenants or their subsidiaries
Property portfolio contains 19.9 million square feet, consisting of 109 properties with 99.6% occupancy
Geographically diversified portfolio from Coast to Coast across 30 states
Quality roster of investment grade tenants 85% of rental revenue from investment grade tenants or
their subsidiaries, including Amazon, Anheuser Busch, Coca-Cola, FedEx, General Electric, International Paper, Jim Beam, National Oilwell, Shaw, Siemens, Snap-on and United Technologies and other high-quality companies
Strong recent growth MNR successfully grew GLA by approximately 60%
during the past three years In fiscal 2017, closed on ten properties totaling 2.8 million
square feet for $287 million Thus far in fiscal 2018, closed on three properties with
approximately 1.3 million square feet for $109.6 million Current acquisition pipeline includes two properties
totaling 660,000 square feet with a total purchase price of $78.0 million
Conservative capital structure 30.1% Net Debt to Total Market Capitalization 6.2x Net Debt/Adjusted EBITDA 2.4x Fixed Charge Coverage
Source: MNR 10-Q and subsequent press releases 4
Portfolio Overview 109 properties geographically diversified across 30 states,
totaling approximately 19.9 million square feet of GLA Highest occupancy rate in the Industrial REIT sector at 99.6% Currently in our third consecutive year of above 99% occupancy Youngest weighted average building age in the Industrial REIT
sector at 9.1 years Average building size is approximately 183,000 square feet Weighted average lease maturity is 8.0 years Weighted average rent per square foot is $5.89 Simple business model
No off-balance sheet joint ventures No in-house development division No significant non-income producing land
95.2%96.0% 95.9%
97.7%
99.6% 99.3% 99.6%
90.0%
91.0%
92.0%
93.0%
94.0%
95.0%
96.0%
97.0%
98.0%
99.0%
100.0%
FY 2012 FY 2013 FY 2014 FY 2015 FY 2016 FY 2017 Current
Occupancy
100.0% 100.0%
86.0%93.0%
53.0%
100.0% 100.0%92.0%
0.0%10.0%20.0%30.0%40.0%50.0%60.0%70.0%80.0%90.0%
100.0%
FY 2010 FY 2011 FY 2012 FY 2013FY 2014*FY 2015 FY 2016 FY 2017
Tenant Retention
5
Charlotte MSA
Consistent Results
* Only 438,000 square feet, representing 4% of total GLA, came due in fiscal 2014. 60,400sf of the 208,400 sf that did not renew was re-leased to a new tenant.Source: MNR 10-Q and subsequent press releases
Portfolio Growth
6
8.5 9.6
11.2
13.9
16.0
18.820.6
6.0
8.0
10.0
12.0
14.0
16.0
18.0
20.0
22.0
FY 2012 FY 2013 FY 2014 FY 2015 FY 2016 FY 2017 FY 2018E
Tota
l Squ
are
Feet
(In
Mill
ions
)
Total GLA
Total Real Estate Assets
$0.548$0.628
$0.738
$0.941
$0.941
$1.171
$1.620
$0.4
$0.6
$0.8
$1.0
$1.2
$1.4
$1.6
$1.8
FY 2012 FY 2013 FY 2014 FY 2015 FY 2016 FY 2017 FY 2018E
Tota
l R
eal E
stat
e A
sset
s (in
Bill
ions
)
Source: MNR 10-Q and subsequent press releases
Capital Structure
$0.0
$0.5
$1.0
$1.5
$2.0
$2.5
$3.0
FY 2013 FY 2014 FY 2015 FY 2016 FY 2017 Q1'2018
Debt Preferred Equity Common Equity
Tota
l Mar
ket C
apita
lizat
ion
($ in
Bill
ions
)
7Source: MNR 10-Q and subsequent press releases
Financial Highlights
Source: MNR 10-Q and subsequent press releases
Gross Revenue
Adjusted Funds from Operations per Share
$10
$30
$50
$70
$90
$110
$130
2014 2015 2016 2017 Q1'2017 Q1'2018
+ 23%
+ 17%
$0.00
$0.10
$0.20
$0.30
$0.40
$0.50
$0.60
$0.70
$0.80
2014 2015 2016 2017 Q1' 2017 Q1' 2018
+ 23%
8
$ in
Mill
ions
+ 20%
+ 9%
+ 10%
+ 16%
+ 26%
Ecommerce Trends and MNR’s Portfolio
Source: U.S. Census Bureau
The entire retail industry has been shifting its focus from traditional brick and mortar stores to ecommerce platforms which hasled to significant demand for large, modern industrial distribution centers
U.S. ecommerce sales are expected to increased to over $450 billion in 2017, representing a 72% increase from 2013 Excluding food, fuel, and auto ecommerce represents approximately 16% of total U.S. retail sales
ECommerce Sales
$-
$100
$200
$300
$400
$500
$600
2011 2012 2013 2014 2015 2016 2017 2018E
CAGR: 15.2%
9
Global Retail Sales
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
0
5
10
15
20
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
E
Online Sales (LHS)
In-Store Sales (LHS)
% Online (RHS)
$ in
trill
ions
Source: Goldman Sachs
Global consumer habits continue to change resulting in ever greater market share taking place online Global ecommerce sales are expected to rise to $2.4 trillion by 2018
10
Source: K.C. Conway, Director of Research, Chief Economist, Alabama Center for Real Estate11
Portfolio Markets & Panama Canal Expansion
Source: MNR 10-Q, subsequent press releases, Parsons Brinckerhoff Panama Canal Expansion Study, June 2012; Panama Canal Authority, Canal Expansion Programs – Components Report April 2012, Washington Post: “Modernization of the Panama Canal”; January 2013
Following nine years of construction costing $5.4 billion, the Panama Canal expansion project opened on June 26, 2016 North American ports have been spending billions of dollars in order to prepare for these larger ships
These ships have more than twice the cargo capacity of current ships The expanded Panama Canal allows larger vessels an approximate 29 day shorter transit time from the Atlantic to the Pacific oceans Container traffic has been shifting to the East Coast ports Over 70% of the U.S. population lives east of the Mississippi River
12
Panama Canal Affected Markets:
Eastern Coastal
East Coast Inland
Gulf coast & Mississippi valley
Non-impacted marketsExisting Properties
Acquisitions Under Contract
Source: K.C. Conway, Director of Research, Chief Economist, Alabama Center for Real Estate13
Source: K.C. Conway, Director of Research, Chief Economist, Alabama Center for Real Estate14
High Quality Tenant Base
85% of rental revenue is from investment grade tenants or subsidiaries Higher investment grade tenant base than any other REIT
Rental roster includes Amazon, Anheuser Busch, Coca-Cola, Dr Pepper Snapple Group, FedEx, General Electric, International Paper, Jim Beam, Milwaukee Tool, National Oilwell, Shaw, Sherwin Williams, Siemens, Snap-on, ULTA, United Technologies and other high quality companies
MNR began investing in properties leased to FedEx in 1994 Recent acquisitions include one property consisting of an additional 121,683 square feet leased to FedEx Fourteen FedEx expansion projects completed since Fiscal 2014, increasing the rent and lease terms of these
facilities
Higher Investment Grade Tenant Base Than Any Other REIT
15Source: MNR 10-Q and subsequent press releases
FedEx Ground, 39.9%
FedEx Express, 7.8%
Milwaukee Tool, 4.3%Shaw Industries,
4.2%
ULTA, 3.4%
Jim Beam Brands, 3.0%
International Paper, 2.9%
TreeHouse, 2.8%
CBOCS Distribution, 1.9%
Remaining Tenants, 29.8%
FedEx Ground, 50.9%
FedEx Express,
6.8%
Shaw Industries, 3.0%
Milwaukee Tool, 2.6%
ULTA, 2.3%
International Paper, 2.2%
United Technologies, 1.9%
TreeHouse, 1.9%
Jim Beam Brands, 1.8%
Amazon, 1.6%
Remaining Tenants, 25.0%
High Quality Tenants
Square Footage by TenantAnnual Rent by Tenant
16Source: MNR 10-Q and subsequent press releases
FDX and its subsidiaries represent 57.7% of Annual Rent
FDX and its subsidiaries represent 47.7% of Square Footage
Florida, 9.5%
Texas, 8.9%
Ohio, 7.8%
Kentucky, 6.5%
Mississippi, 5.8%
Georgia, 5.7%
South Carolina, 5.1%
Indiana, 5.0%Illinois, 4.8%
North Carolina, 4.7%
Remaining States, 36.2%
Texas, 12.1%
Florida, 11.6%
Ohio, 7.6%
South Carolina,
5.6%
Illinois, 5.2%
North Carolina, 4.9%
Michigan, 4.8%Kentucky, 4.4%
Georgia, 4.2%
Kansas, 4.0%
Remaining States, 35.6%
Geographic Focus
Annual Rent by State Square Footage by State
17
Our 19.9 million square foot portfolio is well diversified over 30 states
Source: MNR 10-Q and subsequent press releases
Summary Portfolio Metrics
Source: SNL Financial1. Occupancy for MNR and peers based on SEC reports available as of 1/31/18.2. On a per square foot weighted average basis, MNR’s portfolio is 9.1 years old. This chart uses simple average instead of weighted average for comparative purposes because its peers do not publish weighted average. 18
Current Occupancy (1)
Rate
Average Building Age (in Years) (2)
Rent Roll (% next 3 years by base revenues)
99.6%
97.4% 97.3% 97.2% 96.7%95.9% 95.9%
94.6% 94.0%
90.0%92.0%94.0%96.0%98.0%
100.0%102.0%
MNR EGP PLD FR TRNO DRE DCT STAG PSB
11.8%
31.0%
38.9%44.4% 44.4% 45.1%
49.3% 51.7% 54.5%
0.0%10.0%20.0%30.0%40.0%50.0%60.0%
MNR DRE TRNO DCT PLD FR STAG EGP PSB
13 15 19 19
23
31 31 32
-
10
20
30
40
MNR DRE EGP PLD DCT FR STAG TRNO
Highest occupancy rate in the sector
Youngest portfolio among peers
Limited near term rent roll
Fiscal 2017 Acquisitions In fiscal 2017, Monmouth acquired ten industrial properties, of which 77% are leased to investment grade tenants or their
subsidiaries for $287 million, containing approximately 2.8 million square feet Thus far in fiscal 2018, Monmouth acquired three industrial properties, all net leased to investment grade tenants for
approximately $109.6 million, containing approximately 1.3 million square feet Monmouth’s acquisition pipeline currently contains approximately 660,000 square feet of new build-to-suit properties of which
40% are leased to investment grade tenants or their subsidiaries with an aggregate purchase price of $78 million
Fiscal 2017 AcquisitionsBuffalo,
NYFt. Myers,
FLGrand Rapids,
MIDallas,
TXAugusta,
GAMiami,
FLOklahoma City,
OKCharlotte,
NCKenton,
OHStow,
OH
Tenant:
Credit Rating:(S&P/Moody’s) BBB/Baa2 BBB/Baa2 BBB/Baa2 BBB/Baa2 NR BBB/Baa2 NR BBB/Baa2 BBB/Baa2 NR
Year Built: 2016 2016 2017 2017 2017 2017 2017 2017 2017 2017
Size (sf): 338,584 213,672 343,483 351,874 315,560 237,756 110,361 354,482 298,472 219,765
Acres: 51.1 22.5 61.0 65.0 23.5 50.4 7.0 56.6 45.8 15.4
Purchase Price: $35,100,000 $21,001,538 $32,120,000 $50,621,072 $21,933,000 $38,347,933 $9,000,000 $40,598,446 $18,299,032 $19,500,000
Price/SF: $103.67 $98.29 $93.51 $143.86 $69.51 $161.29 $81.55 $114.53 $61.31 $88.73
Lease Maturity: 3/31/2031 9/30/2026 1/31/2032 3/31/2032 4/30/2032 3/31/2032 8/31/2024 5/31/2032 8/31/2027 8/31/2027
Annualized Rental Revenue:
$2,309,000 $1,365,000 $2,102,000 $3,194,000 $1,700,000 $2,282,000 $721,000 $2,537,000 $1,243,000 $1,500,000
19Source: MNR 10-Q and subsequent press releases
Select Recent Acquisitions
FedEx Ground – Orlando, FL MSA – 310,922 sf
20Source: MNR 10-Q and subsequent press releases
Walmart has recently constructed two large ecommerce fulfillment centers (one on each side of our FedEx facility) totaling 2.35 million square feet
The Changing of The Guard
Before
21Source: MNR
The Big Town Mall was for many years the largest mall in Texas, and today…
The Changing of The Guard
After
22Source: MNR
This large 65 acre parcel situated six miles east of downtown Dallas is now the site of Monmouth’s new 352,000 sf FedEx facility.
Select Recent Acquisitions (continued)
Indianapolis, IN MSA –671,354 sf
23Source: MNR 10-Q and subsequent press releases
Pittsburgh, PA MSA –125,860 sf
Acquisition Pipeline Strong acquisition pipeline comprising approximately 660,000 square
feet with a purchase price of $78 million Leases commence throughout fiscal 2018 One of the acquisitions included in the pipeline has a lease
maturity of 10 years & one has a lease maturity of 15 years Monmouth actively looks for new built-to-suit opportunities near
already owned FedEx facilities Five FedEx expansion projects completed within the last two years
with a total cost of $10.6 million as well as a 250,000 sf expansion for Milwaukee Tool at a total cost of $9.8 million
These expansions result in increased rents and extended lease terms Monmouth maintains excellent relationships with top merchant
builders
24
Built-to-Suit
Built-to-SuitBuilt-to-Suit Infrastructure Installation
Source: MNR 10-Q and subsequent press releases
Lease Expirations Are Well Dispersed In Fiscal 2017, 1.5 million square feet was set to expire of
which 92% renewed with a 1.1% decrease in the weighted average U.S. GAAP lease rate
Minimal rent roll down risk observed on lease renewals Weighted average lease maturity currently at 8.0 years Weighted average rent per occupied square foot of $5.89
National average rent psf for industrial real estate currently is $5.80 and trending higher
Monmouth historically averages over 90% annual tenant retention (100% renewed in Fiscal 2015 and 2016)
0 sq. ft.
500 sq. ft.
1,000 sq. ft.
1,500 sq. ft.
2,000 sq. ft.
2,500 sq. ft.
3,000 sq. ft.
2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034
$6.53
$5.21
$5.55
$4.55 $5.64
$5.68$6.42
$5.10
$3.95
$8.02
$4.66 $7.61
GLA 3.2% 6.9% 1.9% 5.5% 5.7% 8.4% 7.7% 12.1% 4.6% 11.6% 8.9% 1.3% 5.2% 4.8% 8.7% 0.0% 2.8%
ABR 3.6% 6.1% 1.8% 4.3% 5.5% 8.1% 8.4% 10.5% 6.3% 10.7% 7.0% 1.3% 6.3% 6.1% 11.2% 0.0% 1.9%
Expi
ring
Squa
re F
oota
ge (0
00’s
)
25
Expiring square footage (‘000’s)Average rent per occupied square foot of expiring square footage above each bar
Source: MNR 10-Q and subsequent press releases, GLA: Gross Leasable Area, ABR: Annual Base Rent
$5.78
$5.44
$7.39$7.09
Favorable US Industrial Fundamentals
Source: CBRE Research & Green Street
Current economic indicators are very favorable for the US industrial real estate sector due to: Rampant growth in ecommerce Limited new construction over the past 8 years Manufacturing growth due to increased domestic energy production Continued benefits from the recently completed Panama Canal expansion Resurgent Housing Sector
US Industrial Construction (000’s) US Industrial Occupancy
0
100,000
200,000
300,000
400,000
2003 2005 2007 2009 2011 2013 2015 201785%
90%
95%
100%
2003 2005 2007 2009 2011 2013 2015 2017
95.5%237,000
26
US Cap Rates
5%
6%
7%
8%
9%
10%
2004 2006 2008 2010 2012 2014 2016 2018
5.2%
Conservative Balance Sheet Conservative capital structure
30% Net debt to total market capitalization 6.2x Net Debt/Adjusted EBITDA 2.4x fixed charge coverage 85% fixed rate debt, weighted average interest rate of 4.2%
Limited debt maturities each year through 2022 85% of debt consists of modest LTV asset level mortgage financing Weighted average mortgage maturity of 11.5 years, representing
one of the longest debt maturity schedules in the REIT sector $331 million in potential liquidity
$130.4 million in REIT marketable securities $90.0 million available on our $200 million unsecured
revolving line of credit, plus an additional $100 million potentially available on an accordion feature
$10.8 million in cash
Source: MNR 10-Q and subsequent press releases (1): All dollar amounts except stock price are in millions
Debt Maturities
Total Market Capitalization (1)
Equity, 58%
Debt, 30.5%
Preferred, 11.5%
Total Shares Outstanding 77,209,110
Stock Price (12/31/17) $17.80
Equity Market Capitalization $1,374.3
Mortgage Notes Payable 612.7
Loans Payable 110.0
Total Debt $722.7
Total Preferred 272.0
Total Market Capitalization $2,369.0
27
$0
$50
$100
$150
$200
$250
$300
$350
$400
$450
2018 2019 2020 2021 2022 Thereafter
5.8%
20.7%
7.8%
52.1%
4.9%8.7%
Tota
l Deb
t (in
Mill
ions
)
Dallas MSA
Loans Payable
Mortgages
% of Total Debt Outstanding
Long Term Cash Dividend
Source: SNL Financial(1): REIT average based on the SNL US REIT Equity Index as of 1/31/2018.
On October 2, 2017, Monmouth increased its dividend by 6.25% to $0.68 per year, marking our second dividend increase in 3 years. These 2 dividend increases total 13%.
Monmouth has maintained or increased its dividend for 26 consecutive years Current AFFO dividend payout ratio is a conservative 77% Monmouth was one of the only REITs that maintained its dividend throughout the Great Recession 100% cash dividends since inception
$0.53 $0.57
$0.58 $0.58 $0.58 $0.58 $0.58 $0.58 $0.60 $0.60 $0.60 $0.60 $0.60 $0.60 $0.60 $0.60 $0.60 $0.60 $0.64 $0.64
$0.68
$-
$0.10
$0.20
$0.30
$0.40
$0.50
$0.60
$0.70
$0.80
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
E
Dividends Per Share
28
Peer Analysis
Source: SNL Financial as of 1/31/18NOTE: MNR peers include DCT, DRE, EGP, FR, PLD, PSB, STAG and TRNO.
Dividend Yield
2018E FFO Multiple 2018E FFO Payout Ratio
Total Debt/Total Market Capitalization
29
31.8x
23.6x21.7x 21.1x 20.0x 19.6x 19.5x 18.7x
14.8x
0.0x
5.0x
10.0x
15.0x
20.0x
25.0x
30.0x
35.0x
TRNO DCT PLD DRE EGP FR PSB MNR STAG
30.5%28.8%
26.9% 26.5%
23.0%20.6%
19.0%17.1%
3.8%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
MNR STAG FR EGP DCT PLD TRNO DRE PSB
5.1%
4.0%
2.9% 2.9% 2.8% 2.7% 2.6% 2.4%2.1%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
STAG MNR DRE EGP FR PLD PSB TRNO DCT
84.2% 80.1%77.3%
64.7%60.8% 60.6% 58.7% 56.1% 54.2%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
STAG TRNO MNR DRE PLD EGP DCT PSB FR
Total Return Performance
Source: SNL Financial as of 1/31/18
10 Year
-100-50
050
100150200250300350
1/31
/200
8
5/31
/200
8
9/30
/200
8
1/31
/200
9
5/31
/200
9
9/30
/200
9
1/31
/201
0
5/31
/201
0
9/30
/201
0
1/31
/201
1
5/31
/201
1
9/30
/201
1
1/31
/201
2
5/31
/201
2
9/30
/201
2
1/31
/201
3
5/31
/201
3
9/30
/201
3
1/31
/201
4
5/31
/201
4
9/30
/201
4
1/31
/201
5
5/31
/201
5
9/30
/201
5
1/31
/201
6
5/31
/201
6
9/30
/201
6
1/31
/201
7
5/31
/201
7
9/30
/201
7
1/31
/201
8
30
Dividend Yield
5.1%
4.0%
2.9% 2.9% 2.8% 2.7% 2.6% 2.4%2.1%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
STAG MNR DRE EGP FR PLD PSB TRNO DCT
MNR Peer Group RMS
309.55%
106.00%97.25%
Monmouth is one of the top 10 performing REITs over a 2, 10 and 20 year period
Key Investment Highlights
Best-in-Class Net-Lease Industrial Portfolio
31
Geographically Diversified with a High Quality Tenant Base
Demonstrated Portfolio Growth and Well Positioned for Future Growth
Conservative Balance Sheet
Experienced & Aligned Management Team with 8% Ownership
Monmouth Real Estate Investment Corporationwww.MREIC.reit