Financial Results and Supplemental Information SECOND QUARTER 2025 August 5, 2025 Exhibit 99.2 24225 W. Lorenzo Road Wilmington, IL

2 Table of Contents QUARTERLY RESULTS Service Properties Trust Announces Second Quarter 2025 Financial Results ..................................................................................................................... 4 Second Quarter 2025 Highlights .................................................................................................................................................................................................. 5 FINANCIALS Key Financial Data ............................................................................................................................................................................................................................ 8 Condensed Consolidated Statements of Income (Loss) .......................................................................................................................................................... 9 Condensed Consolidated Balance Sheets .................................................................................................................................................................................. 10 Debt Summary .................................................................................................................................................................................................................................. 11 Debt Maturity Schedule .................................................................................................................................................................................................................. 12 Leverage Ratios, Coverage Ratios and Debt Covenants .......................................................................................................................................................... 13 Capital Expenditures Summary ..................................................................................................................................................................................................... 14 Property Acquisitions and Dispositions ....................................................................................................................................................................................... 15 PORTFOLIO INFORMATION Portfolio Summary ............................................................................................................................................................................................................................ 17 Consolidated Portfolio Diversification by Industry .................................................................................................................................................................... 18 Consolidated Portfolio by Geographical Diversification .......................................................................................................................................................... 19 Hotel Portfolio by Brand .................................................................................................................................................................................................................. 20 Hotel Operating Statistics by Service Level - All Hotels - Three Months Ended June 30, 2025 ........................................................................................ 21 Hotel Operating Statistics by Service Level - All Hotels - Six Months Ended June 30, 2025 ............................................................................................. 22 Net Lease Portfolio by Brand ......................................................................................................................................................................................................... 23 Net Lease Portfolio by Industry ...................................................................................................................................................................................................... 24 Net Lease Portfolio by Tenant (Top 10) ....................................................................................................................................................................................... 25 Net Lease Portfolio - Expiration Schedule ................................................................................................................................................................................... 26 Net Lease Portfolio - Occupancy Summary ................................................................................................................................................................................. 27 APPENDIX Company Profile and Research Coverage .................................................................................................................................................................................. 29 Governance Information ................................................................................................................................................................................................................. 30 Calculation of FFO, Normalized FFO and CAD .......................................................................................................................................................................... 31 Calculation of EBITDA, EBITDAre and Adjusted EBITDAre ..................................................................................................................................................... 32 Calculation and Reconciliation of Hotel EBITDA and Adjusted Hotel EBITDA - All Hotels ................................................................................................ 33 Notes to Condensed Consolidated Statements of Income (Loss) and Calculations of FFO, Normalized FFO, CAD, EBITDA, EBITDAre, Adjusted EBITDAre, Hotel EBITDA and Adjusted Hotel EBITDA ........................................................................................................................................ 34 Non-GAAP Financial Measures and Certain Definitions ........................................................................................................................................................... 35 WARNING CONCERNING FORWARD-LOOKING STATEMENTS .................................................................................................................................................................... 38 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 (August 5, 2025): Service Properties Trust (Nasdaq: SVC) today announced its financial results for the quarter ended June 30, 2025. 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 July 21, 2025. This distribution will be paid on or about August 14, 2025. Conference Call: A conference call to discuss SVC’s second quarter results will be held on Wednesday, August 6, 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 2154233. 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 second 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 June 30, 2025, SVC owned 200 hotels with over 35,000 guest rooms throughout the United States and in Puerto Rico and Canada. As of June 30, 2025, SVC also owned 742 service-focused retail net lease properties with over 13.1 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 approximately $40 billion in assets under management as of June 30, 2025, 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 Second Quarter 2025 Financial Results “During the second quarter, we delivered financial results in line with consensus expectations and continued to advance our strategic priorities, including the transformation of the company into a majority net lease REIT. We have made meaningful progress on the sale of our 114 previously announced Sonesta hotels, with $900 million under binding agreements and scheduled for closing now that due diligence is complete. In 2025, we are on track to complete the sales of 122 hotels totaling 15,931 keys for $966 million with proceeds used to reduce leverage through the repayment of debt. The hotel sales reflect an incremental step in the ongoing portfolio transition, with a primary focus on optimizing SVC’s portfolio to drive performance along with balance sheet stability with reducing leverage from sale proceeds and lower future capital spend.” Christopher Bilotto President and Chief Executive Officer

5RETURN TO TABLE OF CONTENTS Second Quarter 2025 Highlights Financial Results • Net loss of $38.2 million, or $0.23 per common share. • Normalized FFO of $57.6 million, or $0.35 per common share. • Adjusted EBITDAre of $163.8 million. Portfolio Update • Hotel RevPAR of $101.27. • Adjusted Hotel EBITDA of $73.1 million. • Net Lease occupancy of 97.3% as of June 30, 2025. • Net Lease rent coverage of 2.04x. Update on Hotel Sales • Entered into purchase and sale agreements for 114 hotels with a total of 14,925 keys for a combined sales price of $920 million.(1) ◦ Closings expected to occur late Q3 and Q4 2025. ◦ Proceeds expected to be used to repay debt, including amounts maturing in 2026 and amounts outstanding under the revolving credit facility. • SVC is no longer marketing for sale one full service hotel in Atlanta, GA. • During the second quarter, sold two hotels with a total of 258 keys for a combined sales price of $12.9 million. • Sold two hotels in July 2025 with a total of 234 keys for a combined sales price of $13.1 million. • Hotel sales proceeds expected to total $966 million in 2025. Note: All sales prices referenced above exclude closing costs. (1) Buyers waived all due diligence and provided non-refundable deposits without a financing contingency for 111 hotels ($900 million).

6RETURN TO TABLE OF CONTENTS Second Quarter 2025 Highlights (Continued) Other Investment Activity • Invested $39.2 million in CapEx during the second quarter. • During the second quarter, sold four net lease properties with a total of 140,512 square feet for a combined sales price of $13.7 million. • Sold one net lease property in July 2025 with 33,106 square feet for a sales price of $0.9 million. • During the second quarter, acquired seven net lease properties with a total of 83,436 square feet for a combined purchase price of $29.9 million, a weighted average lease term of 16.1 years and rent coverage of 2.60x. • Acquired seven net lease properties since July 1st with a total of 54,141 square feet for a combined purchase price of $14.5 million and entered into agreements to acquire six net lease properties with a total of 13,250 square feet for a combined purchase price of $10.3 million. Note: All sales and purchase prices referenced above exclude closing costs. Financing/ Liquidity • On July 1, 2025, SVC borrowed $550 million under its revolving credit facility as a precautionary measure to preserve financial flexibility. As of August 5, 2025, SVC was fully drawn under its revolving credit facility and held approximately $670 million cash on hand. • On August 5, 2025, SVC announced the early redemption of its $350 million 5.25% senior unsecured notes due 2026 at par, plus accrued and unpaid interest to, but excluding the date of redemption. SVC expects to fund this redemption on or about September 4, 2025, using cash on hand.

7RETURN TO TABLE OF CONTENTS Financials

8RETURN TO TABLE OF CONTENTS As of and for the Three Months Ended 6/30/2025 3/31/2025 12/31/2024 9/30/2024 6/30/2024 Selected Income Statement Data: Total revenues $ 503,436 $ 435,179 $ 456,559 $ 491,171 $ 512,948 Net loss $ (38,159) $ (116,435) $ (76,392) $ (46,901) $ (73,850) FFO $ 55,863 $ 10,186 $ 18,946 $ 52,736 $ 57,764 Normalized FFO $ 57,603 $ 10,836 $ 28,617 $ 52,869 $ 73,810 CAD $ 16,795 $ (34,606) $ (55,839) $ (37,510) $ 3,444 Rolling four quarter CAD $ (111,160) $ (124,511) $ (140,615) $ (148,057) $ (95,378) Adjusted EBITDAre $ 163,776 $ 115,821 $ 130,649 $ 154,992 $ 171,524 Per Common Share Data (basic and diluted): Net loss $ (0.23) $ (0.70) $ (0.46) $ (0.28) $ (0.45) FFO $ 0.34 $ 0.06 $ 0.11 $ 0.32 $ 0.35 Normalized FFO $ 0.35 $ 0.07 $ 0.17 $ 0.32 $ 0.45 CAD $ 0.10 $ (0.21) $ (0.34) $ (0.23) $ 0.02 Rolling four quarter CAD $ (0.67) $ (0.75) $ (0.85) $ (0.90) $ (0.58) Dividend Data: Annualized dividends paid per share during the period $ 0.04 $ 0.04 $ 0.04 $ 0.80 $ 0.80 Annualized dividend yield (at end of period) 1.7 % 1.5 % 1.6 % 17.5 % 15.6 % Annualized Normalized FFO payout ratio 2.9 % 14.3 % 5.9 % 62.5 % 44.4 % Rolling four quarter CAD payout ratio (1) (5.9) % (5.3) % (4.7) % (88.9) % (137.9) % Selected Balance Sheet Data: Total gross assets $ 10,198,221 $ 10,244,066 $ 10,358,194 $ 10,278,496 $ 10,286,546 Total assets $ 6,932,512 $ 6,976,079 $ 7,119,558 $ 7,086,792 $ 7,121,661 Total liabilities $ 6,236,568 $ 6,241,506 $ 6,267,685 $ 6,157,773 $ 6,112,855 Total shareholders’ equity $ 695,944 $ 734,573 $ 851,873 $ 929,019 $ 1,008,806 (dollars in thousands, except per share data) Key Financial Data Sonesta ES Suites Fort Lauderdale, FL As of 6/30/2025 Capitalization: Total common shares (at end of period) 166,860,830 Closing price (at end of period) $ 2.39 Equity market capitalization (at end of period) $ 398,797 Debt (principal balance) 5,825,632 Total market capitalization $ 6,224,429 Liquidity: Cash and cash equivalents $ 63,176 Available borrowings under secured revolving credit facility (2) (3) 550,000 Available borrowings under secured variable funding note(4) — Total liquidity $ 613,176 (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. (3) On July 1, 2025, SVC borrowed $550,000 under its revolving credit facility as a precautionary measure to preserve financial flexibility. As of August 5, 2025, SVC was fully drawn under its revolving credit facility. (4) As of June 30, 2025, SVC was fully drawn on its $45,000 variable funding note, or the VFN.