Service Properties Trust Fourth Quarter 2024 Financial Results and Supplemental Information February 26, 2025 Exhibit 99.2Sonesta Fort Lauderdale Beach Fort Lauderdale, FL

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Fourth Quarter 2024 Financial Results .............................................................................................................................................. 4 Fourth Quarter 2024 Highlights ........................................................................................................................................................................................................................... 5 FINANCIALS Key Financial Data .................................................................................................................................................................................................................................................. 7 Consolidated Statements of Income (Loss) ....................................................................................................................................................................................................... 8 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 (Fourth Quarter) - Three Months Ended December 31, 2024 ................................................... 20 Hotel Operating Statistics by Service Level - Comparable Hotels (Full Year) - Year Ended December 31, 2024 ............................................................................... 21 Hotel Operating Statistics by Service Level - All Hotels (Fourth Quarter) - Three Months Ended December 31, 2024 ..................................................................... 22 Hotel Operating Statistics by Service Level - All Hotels (Full Year) - Year Ended December 31, 2024 ................................................................................................. 23 Net Lease Portfolio by Brand ................................................................................................................................................................................................................................ 24 Net Lease Portfolio by Industry ............................................................................................................................................................................................................................ 25 Net Lease Portfolio by Tenant (Top 10) .............................................................................................................................................................................................................. 26 Net Lease Portfolio - Expiration Schedule ......................................................................................................................................................................................................... 27 Net Lease Portfolio - Occupancy Summary ....................................................................................................................................................................................................... 28 APPENDIX Company Profile and Research Coverage ......................................................................................................................................................................................................... 30 Governance Information ....................................................................................................................................................................................................................................... 31 Calculation of FFO, Normalized FFO and CAD ................................................................................................................................................................................................ 32 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ............................................................................................................................................................................ 33 Calculation and Reconciliation of Hotel EBITDA and Adjusted Hotel EBITDA - All Hotels ...................................................................................................................... 34 Notes to Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, CAD, EBITDA, EBITDAre, Adjusted EBITDAre and Hotel EBITDA ................................................................................................................................................................................................................................................................. 35 Non-GAAP Financial Measures and Certain Definitions ................................................................................................................................................................................. 36 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .............................................................................................................................................................................................. 39 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 (February 26, 2025): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended December 31, 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 January 27, 2025. This distribution was paid on February 20, 2025. Conference Call: A conference call to discuss SVC’s fourth quarter results will be held on Thursday, February 27, 2025 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 9827014. 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 fourth 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 December 31, 2024, SVC owned 206 hotels with over 35,000 guest rooms throughout the United States and in Puerto Rico and Canada. As of December 31, 2024, SVC also owned 742 service-focused retail net lease properties with over 13.2 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 over $40 billion in assets under management as of December 31, 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 Fourth Quarter 2024 Financial Results “During the fourth quarter both top line and bottom line hotel results came in at the high end of our guidance range. Despite revenue displacement from renovation activity, comparable hotel RevPar grew 4.2% year over year, outpacing the industry and marking our strongest performance in the past seven quarters. Additionally, we completed the sale of eight hotels for nearly $50 million. As we enter 2025, our focus remains on strengthening our balance sheet through asset sales and reinvesting in our hotels with the highest opportunity for upside. We currently have five hotels under agreement to be sold for an aggregate of $28.5 million and we are advancing marketing efforts to sell 115 hotels. We are confident that the optimization of our hotel portfolio, stable cash flows from our triple net lease assets and effective capital management will be significant drivers of long-term value creation.” Todd Hargreaves President and Chief Investment Officer

5RETURN TO TABLE OF CONTENTS Fourth Quarter 2024 Highlights Financial Results • Net loss of $76.4 million, or $0.46 per common share. • Normalized FFO of $28.6 million, or $0.17 per common share. • Adjusted EBITDAre of $130.6 million. Portfolio Update • Hotel RevPAR of $84.13. • Adjusted Hotel EBITDA of $42.8 million. • Net Lease occupancy of 97.6% as of December 31, 2024. • Net Lease rent coverage of 2.10x. Investment Activity • Invested $85.7 million in CapEx during the quarter. • Sold eight hotels with an aggregate of 1,004 keys for an aggregate sales price of $49.1 million, excluding closing costs, and three vacant net lease properties with an aggregate of 9,992 square feet for an aggregate sales price of $2.0 million, excluding closing costs. • Since January 1, 2025, sold one hotel with 149 keys for a sales price of $4.0 million, excluding closing costs, and two net lease properties with an aggregate of 49,081 square feet for an aggregate sales price of $1.3 million, excluding closing costs. • Entered into agreements to sell five hotels with an aggregate of 623 keys for an aggregate sales price of $28.5 million, excluding closing costs, and two net lease properties with an aggregate of 155,559 square feet for an aggregate sales price of $5.8 million, excluding closing costs. • Marketing process to sell 115 hotels with an aggregate of 15,420 keys is underway.

6RETURN TO TABLE OF CONTENTS Financials

7RETURN TO TABLE OF CONTENTS As of and for the Three Months Ended 12/31/2024 9/30/2024 6/30/2024 3/31/2024 12/31/2023 Selected Income Statement Data: Total revenues $ 456,559 $ 491,171 $ 512,948 $ 436,250 $ 444,050 Net loss $ (76,392) $ (46,901) $ (73,850) $ (78,383) $ (43,323) FFO $ 18,946 $ 52,736 $ 57,764 $ 21,204 $ 51,316 Normalized FFO $ 28,617 $ 52,869 $ 73,810 $ 21,206 $ 50,036 CAD $ (55,839) $ (37,510) $ 3,444 $ (50,710) $ (63,281) Rolling four quarter CAD $ (140,615) $ (148,057) $ (95,378) $ (20,702) $ 23,550 Adjusted EBITDAre $ 130,649 $ 154,992 $ 171,524 $ 115,548 $ 141,154 Per Common Share Data (basic and diluted): Net loss $ (0.46) $ (0.28) $ (0.45) $ (0.48) $ (0.26) FFO $ 0.11 $ 0.32 $ 0.35 $ 0.13 $ 0.31 Normalized FFO $ 0.17 $ 0.32 $ 0.45 $ 0.13 $ 0.30 CAD $ (0.34) $ (0.23) $ 0.02 $ (0.31) $ (0.38) Rolling four quarter CAD $ (0.85) $ (0.90) $ (0.58) $ (0.13) $ 0.14 Dividend Data: Annualized dividends paid per share during the period $ 0.04 $ 0.80 $ 0.80 $ 0.80 $ 0.80 Annualized dividend yield (at end of period) 1.6 % 17.5 % 15.6 % 11.8 % 9.4 % Annualized Normalized FFO payout ratio 5.9 % 62.5 % 44.4 % 153.8 % 66.7 % Rolling four quarter CAD payout ratio (1) (4.7) % (88.9) % (137.9) % (615.4) % 571.4 % Selected Balance Sheet Data: Total gross assets $ 10,358,194 $ 10,278,496 $ 10,286,546 $ 10,469,518 $ 10,537,913 Total assets $ 7,119,558 $ 7,086,792 $ 7,121,661 $ 7,231,519 $ 7,356,116 Total liabilities $ 6,267,685 $ 6,157,773 $ 6,112,855 $ 6,116,850 $ 6,129,983 Total shareholders’ equity $ 851,873 $ 929,019 $ 1,008,806 $ 1,114,669 $ 1,226,133 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 12/31/2024 Capitalization: Total common shares (at end of period) 166,636,537 Closing price (at end of period) $ 2.54 Equity market capitalization (at end of period) $ 423,257 Debt (principal balance) 5,831,611 Total market capitalization $ 6,254,868 Liquidity: Cash and cash equivalents $ 143,482 Available borrowings under secured revolving credit facility (2) 500,000 Total liquidity $ 643,482 (1) Reflects the annualized dividends paid per common share during the period as a percentage of rolling four quarter CAD per common share. (2) 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 December 31, Year Ended December 31, 2024 2023 2024 2023 Revenues: Hotel operating revenues (1) $ 357,048 $ 343,385 $ 1,496,705 $ 1,478,034 Rental income (2) 99,511 100,665 400,223 395,829 Total revenues 456,559 444,050 1,896,928 1,873,863 Expenses: Hotel operating expenses (1)(3) 312,285 297,488 1,274,153 1,223,906 Net lease operating expenses 5,345 4,584 19,817 17,663 Depreciation and amortization 94,000 94,952 371,786 384,060 General and administrative 8,580 11,217 40,239 45,397 Transaction related costs (4) 6,894 (3,556) 6,894 (1,623) Loss on asset impairment, net (5) 5,182 27 56,212 9,544 Total expenses 432,286 404,712 1,769,101 1,678,947 Gain on sale of real estate, net (6) 5,159 1,280 6,269 43,239 Gain on equity securities, net — — — 48,837 Interest income 734 9,099 4,052 20,979 Interest expense (including amortization of debt issuance costs, discounts and premiums of $8,359, $7,066, $31,127 and $25,710, respectively) (99,402) (89,979) (383,792) (336,342) Loss on early extinguishment of debt, net (7) — (1,242) (16,181) (1,524) Loss before income tax benefit (expense) and equity in losses of an investee (69,236) (41,504) (261,825) (29,895) Income tax benefit (expense) 52 723 (1,402) 1,498 Equity in losses of an investee (7,208) (2,542) (12,299) (4,382) Net loss $ (76,392) $ (43,323) $ (275,526) $ (32,779) Weighted average common shares outstanding (basic and diluted) 165,594 165,154 165,338 164,988 Net loss per common share (basic and diluted) $ (0.46) $ (0.26) $ (1.67) $ (0.20) (amounts in thousands, except per share data) Consolidated Statements of Income (Loss) See accompanying notes on page 35.

9RETURN TO TABLE OF CONTENTS Consolidated Balance Sheets December 31, 2024 2023 ASSETS Real estate properties: Land $ 1,930,459 $ 1,972,145 Buildings, improvements and equipment 7,682,885 7,814,192 Total real estate properties, gross 9,613,344 9,786,337 Accumulated depreciation (3,238,636) (3,181,797) Total real estate properties, net 6,374,708 6,604,540 Acquired real estate leases and other intangibles, net 107,956 130,622 Assets held for sale 43,101 10,500 Cash and cash equivalents 143,482 180,119 Restricted cash 13,904 17,711 Equity method investment 115,818 113,304 Due from related persons 3,911 6,376 Other assets, net 316,678 292,944 Total assets $ 7,119,558 $ 7,356,116 LIABILITIES AND SHAREHOLDERS' EQUITY Revolving credit facility $ 150,000 $ — Senior secured notes, net 972,073 968,017 Senior unsecured notes, net 4,020,347 3,993,327 Mortgage notes payable, net 568,283 558,876 Accounts payable and other liabilities 532,864 587,005 Due to related persons 24,118 22,758 Total liabilities 6,267,685 6,129,983 Commitments and contingencies Shareholders’ equity: Common shares of beneficial interest, $.01 par value; 200,000,000 shares authorized; 166,636,537 and 165,769,595 shares issued and outstanding, respectively 1,666 1,658 Additional paid in capital 4,560,334 4,557,473 Cumulative other comprehensive income 1,865 2,318 Cumulative net income 2,194,974 2,470,500 Cumulative common distributions (5,906,966) (5,805,816) Total shareholders’ equity 851,873 1,226,133 Total liabilities and shareholders’ equity $ 7,119,558 $ 7,356,116 (dollars in thousands, except per share data) The Royal Sonesta Washington DC Dupont Circle Washington, D.C.