Exhibit 99.1
INVESTOR PRESENTATIONQ3 2021
These materials are provided for informational purposes only, and under no circumstances may any
information contained herein be construed as investment advice or as an offer to sell or a solicitation of an offer to buy an interest in any Modiv program or offering. Alternative investments, such as an investment in Modiv or any Modiv
program or offering, are speculative and involve substantial risks, including illiquidity and complete loss of invested capital, and there are no guarantees that assets will appreciate in value or that dividends will be paid. Such investments
may not be suitable for all investors.Forward-Looking StatementsCertain statements contained herein, other than historical facts, may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as
amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). The Company intends for all such forward-looking statements to be covered by the safe harbor provisions for forward-looking
statements contained in Section 27A of the Securities Act, Section 21E of the Exchange Act and other applicable law. These statements include, but are not limited to, statements related to plans to list the Company’s Class C common stock on a
national stock exchange, strengthening the Company’s investor audience, the estimated net asset value per share of the Company’s common stock, further NAV growth, the timing and/or ability to close on the identified or potential acquisitions
and dispositions, performance of the operating portfolio and re-financing activity, the investment sales and financing market, future leasing activity, the ability to reduce exposure to office and enhancing shareholder value. There can be no
assurances that the Company will be able to successfully complete a listing nor in the time frame sought given the potential for conditions and other factors outside of its control. Investors may be subject to customary time-based liquidity
lock-up periods in order for the Company to implement a successful listing on a national stock exchange. Cushman & Wakefield relied on forward- looking information, some of which was provided by or on behalf of the Company, in preparing its
valuation materials. Therefore, neither such statements nor Cushman & Wakefield’s valuation materials are intended to, nor shall they, serve as a guarantee of the Company’s performance in future periods. You can identify these
forward-looking statements by the use of words such as “outlook,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “seeks,” “approximately,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” or the
negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including those described under the section entitled “Risk Factors” in the Company’s Annual Report on
Form 10-K for the year ended December 31, 2020, filed with the U.S. Securities and Exchange Commission (the “SEC”). These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that
are included in this release and in the Company’s filings with the SEC. The Company undertakes no obligation to publicly update or revise any forward-looking statement, whether as a result of new information, future events, or otherwise. Actual
events occurring after the Company’s determination of an estimated per share NAV may cause the value of, and returns on, the Company’s investments to be less than those used for purposes of determining the Company’s estimated per share
NAV.Modiv Inc. is not affiliated with, associated with, or a sponsor of any of the businesses pictured or mentioned in this presentation. The names, logos and all related product and service names, design marks and slogans are the trademarks or
service marks of their respective companies. DISCLOSURE 22
Strategic plan execution offers confidence to pursue a listing in early 2022. On November 2, Modiv’s
board of directors approved an intent to list its Class C common stock on a national stock exchange in early 2022, subject to market conditions1 In preparation for this planned listing, the board of directors approved management’s
recommendation to close the Regulation A crowdfunding offering effective November 24, 2021.The board of directors also reviewed and approved management’s recommendation to terminate our Share Repurchase Program (“SRP”) and we are no longer
accepting share repurchase requests. We will be limited on what else can be stated about this topic until such time after any potential listing event.1Established an updated estimated NAV per share of the Company’s common stock of$27.29 as of
September 30, 2021Represents approximately 5% growth from the prior quarter and 30% growth from when we first recognized the impact of COVID-19 on our portfolio in April 2020.Active in portfolio management Under contract to acquire a
10-property portfolio of Walgreens and an industrial sale-leaseback. In discussions to dispose several office and non-essential retail properties.2Recently extended two leases with high-credit tenants for a weighted average term of 10
years. EXECUTIVE SUMMARY No assurances can be made that the Company will be able to complete a successful listing.There can be no assurances that these transactions will be completed. As a publicly listed company, Modiv would be able to
continue to strengthen our investor audience by introducing new retail and institutional investors to our experienced management team and our diversified portfolio of income-producing, single-tenant net-lease properties.- Aaron Halfacre,
CEO 3
Modiv owns and manages a single-tenant net-lease portfolio backed by high-credit
tenants. MODIV BY THE NUMBERSAs of September 30, 2021 38commercial properties 13retail 14office 11industrial $500+ million of assets 7,300+investors 2.2 millionSF of leasable space 69% ABRfrom investment grade rated
tenants $39.8M dividendspaid since inception1$0fees2 Total distributions for Modiv’s Class C and S shares combined from inception through 9/30/21.Modiv charges no fees, although certain expenses related to operating a public company
apply. 3
INVESTMENTS OVERVIEW
REAL ESTATE HIGHLIGHTS Properties 38 Square Footage (msf) 2.2 Total Tenants 31 Annualized Base Rent
($m) $28.8 Top Ten Tenants (% of ABR) 56% Tenant Industries 14 Occupancy (%) 100% Cash Rent Collection (% of ABR) 100% Investment Grade Rated (% of ABR) 70% Contractual Rent Bumps (% of ABR) 88% Average Lease Term Remaining (years)
5.6 Leverage (% of Net Asset Value) 40% Weighted Average Interest Rate 4.2% Net Asset Value per share (as of September 30, 2021) $27.29 Implied Cap Rate 6.8% As of September 30, 2021 Industrial Office Retail Diversified by Geography,
Property Type and Sector Portfolio Highlights 6
KEY PORTFOLIO METRICS Top 5 Tenantsby Annual Base Rent 8.7% (S&P A) 7.7% (NR) 7.7% (S&P
A+) 5.3% (S&P AA-) 5.5% (NR) As of September 30, 2021 (unless otherwise noted)Lease Duration1 Industry BreakdownWeighted Average Lease Duration: 5.6 Years Excludes leasing activity executed subsequent to quarter end; including this
leasing activity, 2022 expirations total 4% and Weighted Average Lease Duration extends to 6.0 years.Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency.Modiv Inc. is not affiliated with,
associated with, or a sponsor of any of the businesses pictured or mentioned above. The names, logos and all related product and service names, design marks and slogans are the trademarks or service marks of their respective
companies. Property Type Investment Grade2 Capital Goods 21.7% Health Care Equipment & Services 19.1% Retailing 11.4% Consumer Durables & Apparel7.5% Commercial &
Professional Services 6.9%Automobile & Components4.3% Consumer Services 6.4% Materials Technology Hardware & 5.7%Equipment5.4%Food, Beverage & Tobacco 5.5% Other 6.1% Industrial 33% Office 51% Retail
16% Investment Grade 70% 7 Non-Investment Grade 30%
RECENT REAL ESTATE ACTIVITY 7-year lease renewal L3 Carlsbad, CA Acquisition - pending Walgreens
Portfolio Nationwide Asset sale - pending Texas Health Dallas, TX 12-year lease renewal 3M DeKalb, IL LeasingSubsequent to quarter-end, executed a 12-year lease renewal with 3M Company for its global distribution hub and a 7-year lease
renewal with L3Harris Technologies for its R&D/Office facility. FinancingRaised $50 million of preferred equity (NYSE: “MDVA”) in September with proceeds to be deployed towards future acquisitions. Dispositions¹Under contract to
dispose of $56.5M of properties over the next two quarters. Sales activity continues to focus primarily on reducing exposure to office and non-essential retail properties, with focus on assets with less than five years of remaining lease
term. 4 Acquisitions¹Under contract to acquire a portfolio of 10 retail properties leased to Walgreens under a 15-year lease for $63.1 million and for a sale- leaseback of an industrial property for $11.5 million with a 20-year lease
term.1. There can be no assurances that these transactions will be completed. 8
Q3 EARNINGS We continue to see strong performance from our operating portfolio and benefit from
portfolio asset management initiatives and recent re-financing activity at more favorable rates. Raymond PaciniChief Financial Officer 3Q quarter-end earnings above prior year due to: Reduced share count from share redemption
activityInterest expense savings from $25M of year-to-date debt re-financingContractual rent escalators 4. Recent upside from capital deployment AFFO per Share1$1.19 1. Refer to 10Q filing with the
SEC. $0.17 $0.50 2020 2021 3Q Earnings YTD Total 9 $0.97
QUARTERLY ESTIMATED NAV Estimated per share NAVs reflect the 1:3 reverse stock split effective Feb. 1,
2021.1. As of 9/30/2021. Cushman and Wakefield independent appraisal. Please refer to 8K filing with the SEC dated November 5, 2021. $27.291Estimated NAV per share As of September 30, 2021 18.5%Increase year-to-date Net Asset Value per Share
(April 2020) $21.01 Real EstateCash $5.42$5.77 Total Real Estate and Assets $32.20 DebtOther Assets and Liabilities Preferred Equity $2.85($3.26)($5.75) Total Debt and Other Liabilities ($6.16) Reduction to Shares
Outstanding $1.25 Net Asset Value per Share (September 2021) $27.29 NAV Analysis1 A robust investment sales and financing environment continues to have positive implications on asset values supporting further NAV growth. Mitchell
GermainChief Capital Officer 10
INVESTMENT OVERVIEW As of September 30, 2021 Share Price
(NAV) $27.29 Dividend1 $1.15/share Annualized Distribution Rate1 4.2% Shares Outstanding 8.7 mm Distributions Paid Since Inception1 $39.8 mm 1. There is no guarantee that distributions will be paid. 11
QUARTERLY COMMENTARY
We have been active on the portfolio front, renewing long-term leases with two significant tenants and
actively recycling assets. We continue to focus on extending lease terms and reducing exposure to office properties. MARKET & PORTFOLIO OUTLOOK Market OutlookThere remains a surplus of capital on the sidelines earmarked for real estate
that, along with attractively priced and readily available financing, continues to push asset pricing higher; single-tenant assets are gaining more consideration given the durable nature of the rental income.All real estate sectors, with the
exception of office, are operating at or above pre-pandemic levels; office leasing remains challenging as corporations assess space needs based on the continuing desire of employees to work remotely. Portfolio OutlookMaking significant
progress towards 2022 lease renewals with 3M Corporation and L3Harris Technologies; just two leases totaling 4% of rents remain for 2022 and we are in active negotiations.1Acquisition pipeline is robust with focus on necessity retail,
quick-service restaurants, manufacturing and warehouse/distribution.Selectively disposing of office assets given robust demand for product within the investment sales market. David CollinsChief Property Officer William BromsChief Investment
Officer 1. There can be no assurances that these negotiations will result in lease extensions. 13
Execution on our strategic plan, coupled with a strong operating environment within the commercial real
estate and equity capital markets, has enabled us an opportunity to pursue a listing of our common shares. MODIV QUARTERLY UPDATE 1. There can be no assurances that these transactions will be completed. HighlightsEstablished a $27.29 NAV per
share | increase of nearly 5% over the prior quarter and 18.5% year-to- dateCompleted lease extensions with 3M Corporation and L3Harris Technologies | leases extended 10 years on a weighted average basis with an uptick in rentsAgreements in
place to sell several office properties and a retail asset | additional property sales being contemplated given attractive pricing within the investment markets1Under contract to acquire a multi-state essential retail portfolio and
sale-leaseback of an industrial facility | this would bring year-to-date investments to over $78M1Raised $50M of preferred equity | solidified our balance sheet with growth capital Third quarter results demonstrate that our strategic plan
hascontinued to enhance shareholder value. Aaron HalfacreChief Executive Officer 13
APPENDIX
EXECUTIVE TEAM Seasoned Management Team― 23 years average real estate experience― Participated in $25B+
of real estate M&A― Taken several companies public― Expertise in capital markets and investor communicationsImproved Alignment Following 2019 Internalization― Elimination of onerous fees and conflicts of interest― Incentive compensation
tied to growth hurdlesScalable Platform― Positioned for horizontal and vertical growth through property management relationship with Colliers International Management Team Name Title Years of Relevant Experience Ray
Wirta Chairman 50 Aaron Halfacre Chief Executive Officer 25 Ray Pacini Chief Financial Officer 40 Bill Broms Chief Investment Officer 19 Mitchell Germain Chief Capital Officer 20 David Collins Chief Property Officer 35 Sandra
Sciutto Chief Accounting Officer 33 John Raney Chief Legal Officer 12 Jennifer Barber Chief Operating Officer 6 John Bacon Chief Marketing Officer 28 16
INVESTMENTSAs of September 30, 2021 Property City, State Product Type Sq.Ft. Investment
Grade1 Purchase Date 3M DeKalb, IL Industrial 410,400 Y 3/29/2018 Accredo Health Orlando, FL Office 63,000 Y 6/15/2016 Amec Foster Wheeler San Diego, CA Industrial 37,449 N 7/20/2016 AvAir Chandler,
AZ Industrial 162,714 N 12/28/2017 Bon Secours Health System Richmond, VA Office 72,890 Y 10/31/2018 Costco Wholesale Issaquah, WA Office 97,191 Y 12/20/2018 Cummins, Inc. Nashville, TN Office 87,230 Y 4/4/2018 Dollar
General Bakersfield Bakersfield, CA Retail 18,827 Y 11/10/2015 Dollar General Big Spring Big Spring, TX Retail 9,026 Y 11/4/2016 Dollar General Castalia Castalia, OH Retail 9,026 Y 11/4/2016 Dollar General Lakeside Lakeside,
OH Retail 9,026 Y 11/4/2016 Dollar General Litchfield Litchfield, ME Retail 9,026 Y 11/4/2016 Dollar General Mt. Gilead Mt. Gilead, OH Retail 9,026 Y 11/4/2016 Dollar General Thompsontown Thompsontown,
PA Retail 9,100 Y 11/4/2016 Dollar General Wilton Wilton, ME Retail 9,100 Y 11/4/2016 Dollar Tree Morrow, GA Retail 10,906 Y 4/22/2016 EMCOR Facilities Cincinnati, OH Office 39,385 Y 8/29/2017 exp Global Maitland,
FL Office 33,118 N 3/27/2017 FUJIFILM Dimatix (72.71%) Santa Clara, CA Industrial 91,740 Y 9/28/2017 (Cont’d) 1. Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency. 16
INVESTMENTS (CONT’D)As of September 30, 2021 1. Investment grade rating on long-term debt is determined
by a nationally recognized statistical rating agency. Property City, State Product Type Sq.Ft. Investment Grade1 Purchase Date Gap Rocklin, CA Office 40,110 N 12/1/2016 GSA - Mine Safety & Health Vacaville,
CA Office 11,014 Y 4/5/2016 Harley Davidson (For Sale) Bedford, TX Retail 70,960 N 4/13/2017 Husqvarna Charlotte, NC Industrial 64,637 Y 11/30/2017 Illinois Tool Works El Dorado Hills, CA Industrial 38,500 Y 8/18/2016 L3
Communications Carlsbad, CA Industrial 46,214 Y 12/23/2016 Labcorp San Carlos, CA Industrial 20,800 Y 12/9/2015 Levins Sacramento Sacramento, CA Industrial 76,000 N 8/20/2015 Northrop Grumman Melbourne,
FL Office 107,419 Y 3/7/2017 Omnicare Richmond, VA Industrial 51,800 Y 7/20/2017 PreK Education Center San Antonio, TX Retail 50,000 Y 4/8/2016 Raising Cane's San Antonio, TX Retail 3,853 N 7/26/2021 Solar Turbines San
Diego, CA Office 26,036 Y 7/20/2016 Sutter Health Rancho Cordova, CA Office 106,592 Y 3/15/2017 Taylor Farms Yuma, AZ Industrial 216,727 N 10/24/2019 Texas Health Resources Dallas, TX Office 38,794 Y 9/13/2018 Walgreens
Santa Maria Santa Maria, CA Retail 14,490 Y 6/29/2017 Williams Sonoma Las Vegas, NV Office 35,867 N 6/22/2017 Wyndham Las Vegas, NV Office 41,390 N 6/22/2017 Totals 2,249,383 69% - 20
FREQUENTLY ASKED QUESTIONS Why is the Company pursuing a listing of its Class C common shares?The board
of directors has decided to pursue the listing of Modiv’s Class C common shares on a national stock exchange because it believes a listing is in the best interest of the Company and its stockholders. Listing the Company’s Class C common shares
has many benefits, including that it will provide shareholders of Modiv greater opportunities for liquidity. This decisionfollows a successful listing of preferred equity, which trades on the NYSE (Ticker: “MDVA”). Also, following the listing
of the Class C common shares, we believe Modiv will have more diverse sources of capital available to pursue growth initiatives.What happens to Modiv’s shares upon a listing?Upon a successful listing, Modiv will have common shares that trade on
a national stock exchange in the same manner as other equity securities, and Modiv will have no control over the share price. Following the anticipated listing, the exchange or redemption of Modiv’s Class C common shares will no longer be
handled by Modiv but will trade on the national stock exchange. Existing investors should expect that some portion of their shares will be subject to(i) customary potential lock-up provisions, designed to stabilize the initial traded share
price, and (ii) in the case of Class C common shares purchased through our Regulation D private offering, a 6-month holding period. Additionally, following a listing, shares can be transferred to your brokerage account or they can continue to
be held with Modiv’s transfer agent. Additional details on how to transfer your shares, if applicable, will be provided closer to the anticipated listing date.When will the listing take place?The Company is expected to pursue a listing in early
2022 subject to market conditions. Please note, there are no assurances that Modiv can complete the planned listing in the time frame outlined or at all given the reliance on general economic factors, sentiment within the equity capital
markets, and broader real estate market conditions. We will continue to communicate with investors as information becomes available. For any additional questions, please feel free to contact Modiv’s Investor Relations team:info@modiv.com or
1-888-686-6348 20
FREQUENTLY ASKED QUESTIONS cont. Can an investor purchase more shares prior to the listing?After
November 24, 2021, we are no longer accepting additional investments into Modiv’s Class C shares through ourcrowdfunding offering, except through our Distribution Reinvestment Plan (“DRP”), and our Regulation A Offering has been terminated.
Following a listing event, investors will have the opportunity to purchase shares in the open market via their brokerage account or our transfer agent.Will the Distribution Reinvestment Plan be terminated?We intend to provide investors the
ability to reinvest their dividends via the DRP. Shareholders already enrolled in the DRP will see no changes to current practice, and there is nothing that is required.Will the rate or frequency of the dividend change?The Company intends to
continue to pay dividends in accordance with past practice, currently equal to an amount of$1.15/share annually (increasing from $1.10/share as of October 1, 2021), paid on a monthly basis. Any future decisions surroundingthe dividend are made
by the board of directors, on behalf of shareholders, and there are no guarantees that future dividends will be paid.Additionally, and as previously communicated, Modiv intends to distribute a "13th Dividend” in early 2022, subject to the
success of the company’s 2021 business activities.Why was the Share Repurchase Program (“SRP”) terminated?Effective with the board of directors' decision to pursue a public listing of our Class C common shares, the SRP was terminated, and we
will no longer be accepting shareholder repurchase requests. This decision was made in order to organize shareholder records in anticipation of the planned listing event.Is a shareholder vote required for the planned listing?A shareholder vote
associated with a planned listing is not required by Modiv’s corporate charter or bylaws or Maryland (Modiv’sstate of incorporation) law. We view this planned listing, and potential liquidity event for Class C shareholders, as a positive event,
offering more liquidity on shareholdings than previously offered and more efficient access to capital for the Company to grow. We will continue to communicate with investors as information becomes available. For any additional questions,
please feel free to contact Modiv’s Investor Relations team:info@modiv.com or 1-888-686-6348 20
www.modiv.com | 888.686.6348120 Newport Center Drive | Newport Beach, CA 92660