Service Properties Trust Third Quarter 2024 Financial Results and Supplemental Information November 6, 2024 Exhibit 99.224225 W. Lorenzo Road Wilmington, IL

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Third Quarter 2024 Financial Results ................................................................................................................................................ 4 Third Quarter 2024 Highlights ............................................................................................................................................................................................................................. 5 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 7 Condensed Consolidated Statements of Income (Loss) ................................................................................................................................................................................. 8 Condensed Consolidated Balance Sheets ........................................................................................................................................................................................................ 9 Debt Summary ......................................................................................................................................................................................................................................................... 10 Debt Maturity Schedule ......................................................................................................................................................................................................................................... 11 Leverage Ratios, Coverage Ratios and Debt Covenants ................................................................................................................................................................................ 12 Capital Expenditures Summary ............................................................................................................................................................................................................................ 13 Property Acquisitions and Dispositions .............................................................................................................................................................................................................. 14 PORTFOLIO INFORMATION Portfolio Summary .................................................................................................................................................................................................................................................. 16 Consolidated Portfolio Diversification by Industry ........................................................................................................................................................................................... 17 Consolidated Portfolio by Geographical Diversification ................................................................................................................................................................................ 18 Hotel Portfolio by Brand ........................................................................................................................................................................................................................................ 19 Hotel Operating Statistics by Service Level - Comparable Hotels - Three Months Ended September 30, 2024 ................................................................................ 20 Hotel Operating Statistics by Service Level - Comparable Hotels - Nine Months Ended September 30, 2024 .................................................................................. 21 Hotel Operating Statistics by Service Level - All Hotels - Three Months Ended September 30, 2024 .................................................................................................. 22 Hotel Operating Statistics by Service Level - All Hotels - Nine Months Ended September 30, 2024 .................................................................................................... 23 Sonesta Hotel Operating Statistics by Retained and Exit Hotels - Three Months Ended September 30, 2024 ................................................................................... 24 Sonesta Hotel Operating Statistics by Retained and Exit Hotels - Nine Months Ended September 30, 2024 ..................................................................................... 25 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 26 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 27 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 28 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 29 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 30 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 32 Governance Information ....................................................................................................................................................................................................................................... 33 Calculation of FFO, Normalized FFO and CAD ................................................................................................................................................................................................ 34 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 35 Calculation and Reconciliation of Hotel EBITDA - Comparable Hotels ....................................................................................................................................................... 36 Calculation and Reconciliation of Hotel EBITDA - All Hotels.......................................................................................................................................................................... 37 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, CAD, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA .............................................................................................................................................................................................................................................. 38 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 39 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 42 SVC Nasdaq Listed Trading Symbols: Common Shares: SVC Investor Relations Contact: Kevin Barry, Senior Director (617) 796-8232 kbarry@svcreit.com ir@svcreit.com Corporate Headquarters: Two Newton Place 255 Washington Street, Suite 300 Newton, Massachusetts 02458-1634 www.svcreit.com All amounts in this presentation are unaudited. Additional information and reconciliations of Non-GAAP Financial Measures to amounts determined in accordance with U.S. GAAP appear in the Appendix to this presentation. Please refer to Non-GAAP Financial Measures and Certain Definitions for terms used throughout this presentation.

3RETURN TO TABLE OF CONTENTS Quarterly Results

4RETURN TO TABLE OF CONTENTS Newton, MA (November 6, 2024): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended September 30, 2024. Distribution: SVC declared a quarterly distribution on its common shares of $0.01 per share to shareholders of record as of the close of business on October 28, 2024. This distribution will be paid on or about November 14, 2024. Conference Call: A conference call to discuss SVC’s third quarter results will be held on Thursday, November 7, 2024 at 10:00 a.m. Eastern Time. The conference call may be accessed by dialing (877) 329-3720 or (412) 317-5434 (if calling from outside the United States and Canada); a pass code is not required. A replay will be available for one week by dialing (877) 344-7529; the replay pass code is 5076927. A live audio webcast of the conference call will also be available in a listen only mode on SVC’s website, at www.svcreit.com. The archived webcast will be available for replay on SVC’s website after the call. The transcription, recording and retransmission in any way of SVC’s third quarter conference call are strictly prohibited without the prior written consent of SVC. About Service Properties Trust: SVC is a real estate investment trust, or REIT, with over $11 billion invested in two asset categories: hotels and service-focused retail net lease properties. As of September 30, 2024, SVC owned 214 hotels with over 36,000 guest rooms throughout the United States and in Puerto Rico and Canada. As of September 30, 2024, SVC also owned 745 service-focused retail net lease properties with over 13.3 million square feet throughout the United States. SVC is managed by The RMR Group (Nasdaq: RMR), a leading U.S. alternative asset management company with nearly $41 billion in assets under management as of September 30, 2024, and more than 35 years of institutional experience in buying, selling, financing and operating commercial real estate. SVC is headquartered in Newton, MA. For more information, visit www.svcreit.com. Service Properties Trust Announces Third Quarter 2024 Financial Results “SVC’s third quarter results reflect the relative strength of our full-service portfolio, which experienced RevPAR growth of 2.7% when excluding renovation disruption. Our dividend reduction and the planned sale of 114 hotels in the Sonesta portfolio will unlock considerable liquidity and enhance our flexibility to reduce leverage and invest in our full-service hotels that present the greatest upside. We are confident that the optimization of our portfolio, stable cash flows from our net lease portfolio and continued prudent capital management will enable us to improve performance and drive long term value for SVC shareholders.” Todd Hargreaves, President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS Third Quarter 2024 Highlights Financial Results • Net loss of $46.9 million, or $0.28 per common share. • Normalized FFO of $52.9 million, or $0.32 per common share. • Adjusted EBITDAre of $155.0 million. Portfolio Update • Hotel RevPAR of $94.58. • Hotel EBITDA of $60.1 million. • Net Lease occupancy of 97.6% as of September 30, 2024. • Net Lease rent coverage of 2.16x. Investment Activity • Invested $82.1 million in capex during the quarter. • Sold six hotels with an aggregate of 822 keys for an aggregate sales price of $44.9 million, excluding closing costs, and four vacant net lease properties with an aggregate of 52,088 square feet for an aggregate sales price of $3.6 million, excluding closing costs. • Since October 1, 2024, sold five hotels with an aggregate of 642 keys for an aggregate sales price of $32.2 million, excluding closing costs. • Entered into agreements to sell eight hotels with an aggregate of 985 keys for an aggregate sales price of $44.2 million, excluding closing costs, and one net lease property with 3,381 square feet for a sales price of $1.0 million, excluding closing costs. • Announced plans to sell 114 focused service hotels managed by Sonesta with an aggregate of 14,925 keys and an aggregate net carrying value of $850.0 million. SVC expects to sell these hotels in 2025 and use the net sales proceeds to repay debt.

6RETURN TO TABLE OF CONTENTS Financials

7RETURN TO TABLE OF CONTENTS As of and For the Three Months Ended 9/30/2024 6/30/2024 3/31/2024 12/31/2023 9/30/2023 Selected Income Statement Data: Total revenues $ 491,171 $ 512,948 $ 436,250 $ 444,050 $ 496,825 Net loss $ (46,901) $ (73,850) $ (78,383) $ (43,323) $ (4,128) FFO $ 52,736 $ 57,764 $ 21,204 $ 51,316 $ 91,731 Normalized FFO $ 52,869 $ 73,810 $ 21,206 $ 50,036 $ 92,109 CAD $ 13,742 $ 47,650 $ 7,532 $ 13,914 $ 51,477 Rolling four quarter CAD $ 82,838 $ 120,573 $ 151,043 $ 179,665 $ 224,261 Adjusted EBITDAre $ 154,992 $ 171,524 $ 115,548 $ 141,154 $ 175,328 Per Common Share Data (basic and diluted): Net loss $ (0.28) $ (0.45) $ (0.48) $ (0.26) $ (0.03) FFO $ 0.32 $ 0.35 $ 0.13 $ 0.31 $ 0.56 Normalized FFO $ 0.32 $ 0.45 $ 0.13 $ 0.30 $ 0.56 CAD $ 0.08 $ 0.29 $ 0.05 $ 0.08 $ 0.31 Rolling four quarter CAD $ 0.50 $ 0.73 $ 0.91 $ 1.09 $ 1.36 Dividend Data: Annualized dividends paid per share during the period (1) $ 0.80 $ 0.80 $ 0.80 $ 0.80 $ 0.80 Annualized dividend yield (at end of period) 17.5 % 15.6 % 11.8 % 9.4 % 10.4 % Annualized Normalized FFO payout ratio 62.5 % 44.4 % 153.8 % 66.7 % 35.7 % Rolling four quarter CAD payout ratio (2) 160.0 % 109.6 % 87.9 % 73.4 % 58.8 % Selected Balance Sheet Data: Total gross assets $ 10,278,496 $ 10,286,546 $ 10,469,518 $ 10,537,913 $ 10,733,398 Total assets $ 7,086,792 $ 7,121,661 $ 7,231,519 $ 7,356,116 $ 7,604,311 Total liabilities $ 6,157,773 $ 6,112,855 $ 6,116,850 $ 6,129,983 $ 6,302,361 Total shareholders’ equity $ 929,019 $ 1,008,806 $ 1,114,669 $ 1,226,133 $ 1,301,950 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 9/30/2024 Capitalization: Total common shares (at end of period) 166,648,452 Closing price (at end of period) $ 4.56 Equity market capitalization (at end of period) $ 759,917 Debt (principal balance) 5,682,101 Total market capitalization $ 6,442,018 Liquidity: Cash and cash equivalents $ 48,588 Available borrowings under secured revolving credit facility (3) 650,000 Total liquidity $ 698,588 (1) On October 16, 2024, SVC declared a quarterly dividend of $0.01 per share ($0.04 per year) which it expects to pay on or about November 14, 2024 to shareholders of record on October 28, 2024. (2) Reflects the annualized dividends paid per common share during the period as a percentage of rolling four quarter CAD per common share. (3) Availability under SVC's revolving credit facility is subject to meeting ongoing minimum performance and market values of the collateral properties, satisfying certain financial covenants and other credit facility conditions.

8RETURN TO TABLE OF CONTENTS Three Months Ended September 30, Nine Months Ended September 30, 2024 2023 2024 2023 Revenues: Hotel operating revenues (1) $ 390,935 $ 395,526 $ 1,139,657 $ 1,134,649 Rental income (2) 100,236 101,299 300,712 295,164 Total revenues 491,171 496,825 1,440,369 1,429,813 Expenses: Hotel operating expenses (1)(3) 328,535 317,752 961,868 926,418 Net lease operating expenses 4,791 4,802 14,472 13,079 Depreciation and amortization 89,005 94,498 277,786 289,108 General and administrative 10,472 10,849 31,659 34,180 Transaction related costs (4) — 115 — 1,933 Loss on asset impairment, net (5) 13,692 512 51,030 9,517 Total expenses 446,495 428,528 1,336,815 1,274,235 Gain on sale of real estate, net (6) 4,105 123 1,110 41,959 Gain on equity securities, net — — — 48,837 Interest income 537 5,626 3,318 11,880 Interest expense (including amortization of debt issuance costs, discounts and premiums of $8,076, $6,608, $22,768 and $18,644, respectively) (99,126) (82,280) (284,390) (246,363) Loss on early extinguishment of debt, net (7) (133) — (16,181) (282) (Loss) income before income tax benefit (expense) and equity in earnings (losses) of an investee (49,941) (8,234) (192,589) 11,609 Income tax benefit (expense) 77 2,242 (1,454) 775 Equity in earnings (losses) of an investee 2,963 1,864 (5,091) (1,840) Net (loss) income $ (46,901) $ (4,128) $ (199,134) $ 10,544 Weighted average common shares outstanding (basic and diluted) 165,398 165,027 165,252 164,933 Net (loss) income per common share (basic and diluted) $ (0.28) $ (0.03) $ (1.21) $ 0.06 (amounts in thousands, except per share data) Condensed Consolidated Statements of Income (Loss) See accompanying notes on page 38.

9RETURN TO TABLE OF CONTENTS Condensed Consolidated Balance Sheets September 30, December 31, 2024 2023 ASSETS Real estate properties: Land $ 1,931,353 $ 1,972,145 Buildings, improvements and equipment 7,644,949 7,814,192 Total real estate properties, gross 9,576,302 9,786,337 Accumulated depreciation (3,191,704) (3,181,797) Total real estate properties, net 6,384,598 6,604,540 Acquired real estate leases and other intangibles, net 113,292 130,622 Assets held for sale 87,111 10,500 Cash and cash equivalents 48,588 180,119 Restricted cash 14,258 17,711 Equity method investment 110,783 113,304 Due from related persons 20,139 6,376 Other assets, net 308,023 292,944 Total assets $ 7,086,792 $ 7,356,116 LIABILITIES AND SHAREHOLDERS' EQUITY Revolving credit facility $ — $ — Senior secured notes, net 971,066 968,017 Senior unsecured notes, net 4,017,135 3,993,327 Mortgage notes payable, net 566,046 558,876 Accounts payable and other liabilities 585,143 587,005 Due to related persons 18,383 22,758 Total liabilities 6,157,773 6,129,983 Commitments and contingencies Shareholders’ equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 166,648,452 and 165,769,595 shares issued and outstanding, respectively 1,666 1,658 Additional paid in capital 4,559,791 4,557,473 Cumulative other comprehensive income 1,496 2,318 Cumulative net income 2,271,366 2,470,500 Cumulative common distributions (5,905,300) (5,805,816) Total shareholders’ equity 929,019 1,226,133 Total liabilities and shareholders’ equity $ 7,086,792 $ 7,356,116 (dollars in thousands, except per share data) Radisson Salt Lake City Downtown Salt Lake City, UT