First Quarter 2023 Supplemental Financial Information

Table of Contents 2 03 Corporate Overview 04 Earnings Release 08 Quarterly Highlights 09 Consolidated Statement of Operations and Comprehensive Income (Loss) 10 Funds from Operations and Adjusted Funds from Operations 11 EBITDAre and Adjusted EBITDAre 12 NOI and Cash NOI 13 Consolidated Balance Sheets 14 Debt, Capitalization and Financial Ratios 15 Investment Activity 17 Portfolio Information 20 Lease Expiration Schedule 21 Non-GAAP Measures and Definitions 24 Forward Looking and Cautionary Statements

Corporate Overview 3 2021 McKinney Avenue Suite 1150 Dallas, Texas, 75201 Phone: (972) 597 – 4825 Website: www.netstreit.com Corporate Headquarters Transfer Agent Computershare PO Box 505000 Louisville, Kentucky 40233 Phone: (866) 637 – 9460 Website: www.computershare.com Corporate Profile NETSTREIT Corp. (NYSE: NTST) is an internally managed real estate investment trust (REIT) based in Dallas, Texas that specializes in acquiring single-tenant net lease retail properties nationwide. The growing portfolio consists of high-quality properties leased to e-commerce resistant tenants with healthy balance sheets. Led by a management team of seasoned commercial real estate executives, NETSTREIT’s strategy is to create the highest quality net lease retail portfolio in the country in order to generate consistent cash flows and dividends for its investors. Mark Manheimer, Chief Executive Officer Daniel Donlan, Chief Financial Officer Jeff Fuge, Senior Vice President of Acquisitions Randy Haugh, Senior Vice President of Finance Kirk Klatt, Senior Vice President of Real Estate Trish McBratney-Gibbs, SVP, Chief Accounting Officer Chad Shafer, Senior Vice President of Underwriting Management Team Todd Minnis – Chair Matthew Troxell Michael Christodolou Heidi Everett Mark Manheimer Lori Wittman Robin Zeigler Board of Directors

Earnings Release 4 NETSTREIT REPORTS FIRST QUARTER 2023 FINANCIAL AND OPERATING RESULTS – Net Income of $0.03 and Adjusted Funds from Operations (“AFFO”)1 of $0.30 per diluted share2 – – Completed $112.7 Million of Net Investment Activity – – Maintains AFFO Guidance and Net Investment Target for 2023 – Dallas TX – April 26, 2023 – NETSTREIT Corp. (NYSE: NTST) or (the “Company”), today announced financial and operating results for the first quarter ended March 31, 2023. “We are pleased to announce a solid start to 2023 and extend a warm welcome to the newest member of our leadership team, Chief Financial Officer Daniel Donlan. Despite a volatile market backdrop, NETSTREIT was able to successfully navigate and creatively source opportunities through multiple channels to produce attractive risk adjusted returns for our shareholders. We continue to scale our business and execute on our growth initiatives. We have ample liquidity on our balance sheet and will look to judiciously deploy that capital to drive attractive per share earnings growth and long-term value accretion for our shareholders in 2023 and beyond," said Mark Manheimer, Chief Executive Officer of NETSTREIT. FIRST QUARTER 2023 HIGHLIGHTS2 • Net income per share of $0.03, compared to $0.04 in prior year period • Core Funds from Operations (“Core FFO”)1 per share of $0.28, compared to $0.28 in prior year period • AFFO per share of $0.30, compared to $0.29 in prior year period PORTFOLIO UPDATE As of March 31, 2023, the NETSTREIT portfolio consisted of 488 investments with 83 total tenants, contributing $108.9 million of annualized base rent3, with a weighted-average remaining lease term of 9.4 years4, of which 67.1% were occupied by investment grade rated tenants5 and 14.9% were occupied by tenants with investment grade profiles6. The portfolio remained 100.0% occupied as of March 31, 2023. INVESTMENT ACTIVITY During the quarter ended March 31, 2023, the Company invested $128.6 million at a blended cash yield7 of 7.7%. In the first quarter, the Company invested $67.7 million in the acquisition of 20 properties at a cash yield of 6.9%. Acquisitions completed during the quarter had a weighted-average remaining lease term of 9.4 years. The Company entered into two mortgage loans receivable, totaling $46.1 million, at a weighted average cash yield of 9.3%. Both loans have three years of term, include yield maintenance provisions, and are secured by a first lien position on a portfolio of properties leased by Speedway, a subsidiary of 7-Eleven. The Company commenced rent on two development projects that had total costs of $14.8 million, and also provided $4.5 million of funding to support on-going development projects. The Company completed eight dispositions for $15.9 million in total gross proceeds during the quarter, which equated to a 6.8% cash yield.

Earnings Release 5 Investments made during the quarter were 78.4% investment grade and 16.6% investment grade profile, based on annualized base rent on investments. The quarter's transaction activity increased the total tenant count to 83 from 81 tenants and increased geographic diversity to 45 states from 44 at the end of 2022. BALANCE SHEET AND LIQUIDITY At quarter end, total debt outstanding was $479.5 million, with a weighted average term of 3.4 years and a quarter end contractual interest rate, including the impact of the fixed rate swap, of 3.4% (excluding the impact of deferred fee amortization). 80% of the Company’s debt was at a fixed rate and the Company’s net debt to annualized adjusted EBITDAre ratio was 5.1x. After giving consideration to the remaining shares in the forward sales agreement, the Company's net debt to annualized adjusted EBITDAre ratio was 4.1x. Additionally, the ending cash balance was $6.6 million, and the Company had $304.0 million available on its revolving line of credit. Including unsettled forward equity, total liquidity at quarter end was $401.8 million. During the first quarter, the Company issued 146,745 shares of common stock at a weighted average price, net of transaction costs, of $19.96 per share in connection with the ATM program for net proceeds of approximately $2.9 million. On March 30, 2023, the Company settled 2,612,736 shares of common stock, receiving net proceeds from the offering of $50.0 million. As of March 31, 2023, 4,763,320 shares remained unsettled under the August 2022 forward sale agreements. The Company will have until August 3, 2023 to settle the forward sale agreements. DIVIDEND On April 25, 2023, the Company’s Board of Directors declared a quarterly cash dividend of $0.20 per share for the second quarter of 2023, which will be paid on June 15, 2023 to shareholders of record on June 1, 2023. 2023 OUTLOOK The Company is maintaining its full year 2023 AFFO per share guidance of $1.17 to $1.23 per share. The Company expects net investment activity, including acquisitions, developments where rent commenced, and mortgage loans receivable, net of dispositions, to be at least $400.0 million in 2023. Certain of the forward-looking financial measures above are provided on a non-GAAP basis. The Company does not provide a reconciliation of such forward-looking measures to the most directly comparable financial measures calculated and presented in accordance with GAAP because to do so would be potentially misleading and not practical given the difficulty of projecting event driven transactional and other non-core operating items in any future period. The magnitude of these items, however, may be significant. EARNINGS WEBCAST AND CONFERENCE CALL A conference call will be held on Thursday, April 27, 2023 at 11:00 AM ET. During the conference call the Company’s officers will review first quarter performance, discuss recent events, and conduct a question and answer period. The webcast will be accessible on the “Investor Relations” section of the Company’s website at www.NETSTREIT.com. To listen to the live webcast, please go to the site at least fifteen minutes prior to the scheduled start time to register, as well as download and install any necessary audio software. A replay of the webcast will be available for 90 days on the Company’s website shortly after the call. The conference call can also be accessed by dialing 1-844-826-3035 for domestic callers or 1-412-317-5195 for international callers. A dial-in replay will be available starting shortly after the call until May 4, 2023, which can be accessed by dialing 1-844-512-2921 for domestic callers or 1-412-317-6671 for international callers. The passcode for this dial-in replay is 10177948.

Earnings Release 6 SUPPLEMENTAL PACKAGE The Company’s supplemental package will be available prior to the conference call in the Investor Relations section of the Company’s website at www.investors.netstreit.com. About NETSTREIT NETSTREIT is an internally managed real estate investment trust (REIT) based in Dallas, Texas that specializes in acquiring single-tenant net lease retail properties nationwide. The growing portfolio consists of high-quality properties leased to e-commerce resistant tenants with healthy balance sheets. Led by a management team of seasoned commercial real estate executives, NETSTREIT’s strategy is to create the highest quality net lease retail portfolio in the country with the goal of generating consistent cash flows and dividends for its investors. Investor Relations ir@netstreit.com 972-597-4825 (1) Non-GAAP financial measure. See "Non-GAAP Financial Measures". (2) All per share amounts herein include weighted average common shares of 58,155,738, weighted average operating partnership units of 511,402, weighted average unvested restricted stock units of 175,859, and weighted average unsettled shares under open forward equity contracts of 40,387 for the three-months ended March 31, 2023. (3) Annualized base rent, or ABR, is annualized contractual base rent in place as of the most recent quarter end for all leases that commenced as of that date, and annualized cash interest on mortgage loans receivable in place as of that date. (4) Weighted by ABR, excluding lease extension options and investments associated with mortgage loans receivable. (5) Tenants, or tenants that are subsidiaries of a parent entity, with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody's) or NAIC2 (National Association of Insurance Commissioners) or higher. (6) Unrated tenants with more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x. (7) Cash yield is the annualized base rent contractually due from acquired properties, completed developments, and interest income from mortgage loans receivable, divided by the gross investment amount, or gross proceeds in the case of dispositions.

Earnings Release 7 NON-GAAP FINANCIAL MEASURES This press release contains non-GAAP financial measures, including FFO, Core FFO, AFFO, EBITDA, EBITDAre, Adjusted EBITDAre, NOI, and Cash NOI. A reconciliation from net loss available to common shareholders to each non-GAAP financial measure, and definitions of each non-GAAP measure, are included below. FORWARD LOOKING STATEMENTS This press release contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities, trends in our business, including trends in the market for single-tenant, retail commercial real estate, and macroeconomic conditions, including inflation, rising interest rates and instability in the banking system. Words such as “expects,” “anticipates,” “intends,” “plans,” “likely,” “will,” “believes,” “seeks,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this press release may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. For a further discussion of these and other factors that could impact future results, performance or transactions, see the information under the heading “Risk Factors” in our Form 10-K for the year ended December 31, 2022 filed with the Securities and Exchange Commission (the “SEC”) on February 23, 2023 and other reports filed with the SEC from time to time. Forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this press release. New risks and uncertainties may arise over time and it is not possible for us to predict those events or how they may affect us. Many of the risks identified herein and in our periodic reports have been and will continue to be heightened as a result of the ongoing and numerous adverse effects arising from rising interest rates and instability in macroeconomic conditions. We expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.

Quarterly Highlights (unaudited, dollars in thousands, except per share data and square feet) 8 (1) 52 properties that secure mortgage loans receivable are denoted as individual investments. (2) Excludes 52 investments that secure mortgage loans receivable. (3) Weighted by ABR; excludes lease extension options and 52 investments that secure mortgage loans receivable. (4) Investments, or investments that are subsidiaries of a parent entity, with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody's) or NAIC2 (National Association of Insurance Commissioners) or higher. (5) Investments with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Fitch, Moody's, or NAIC. (6) Reflects 4.8 million of unsettled shares from the August 2022 forward equity offering, at the March 31, 2023 available net settlement price of $19.14. Three Months Ended Financial Results March 31, 2023 December 31, 2022 September 30, 2022 June 30, 2022 March 31, 2022 Net income $ 1,481 $ 2,811 $ 1,419 $ 2,010 $ 1,966 Net income per common share outstanding - diluted $ 0.03 $ 0.05 $ 0.03 $ 0.04 $ 0.04 Funds from Operations (FFO) $ 16,684 $ 14,621 $ 14,517 $ 12,864 $ 12,667 FFO per common share outstanding - diluted $ 0.28 $ 0.26 $ 0.28 $ 0.26 $ 0.28 Core Funds from Operations (Core FFO) $ 16,685 $ 15,379 $ 14,517 $ 12,828 $ 12,667 Core FFO per common share outstanding - diluted $ 0.28 $ 0.28 $ 0.28 $ 0.26 $ 0.28 Adjusted Funds from Operations (AFFO) $ 17,419 $ 16,251 $ 15,386 $ 13,738 $ 13,135 AFFO per common share outstanding - diluted $ 0.30 $ 0.29 $ 0.30 $ 0.28 $ 0.29 Dividends per share $ 0.20 $ 0.20 $ 0.20 $ 0.20 $ 0.20 Weighted average common shares outstanding - diluted 58,883,386 55,715,025 51,384,758 48,951,833 45,600,810 Portfolio Metrics Number of investments(1) 488 430 409 384 362 Square feet 8,769,431 8,644,376 8,164,727 7,593,433 7,163,520 Occupancy(2) 100.0 % 100.0 % 100.0 % 100.0 % 100.0 % Weighted average lease term remaining (years)(3) 9.4 9.5 9.6 9.5 9.6 Investment grade (rated) - % of ABR(4) 67.1 % 64.4 % 66.3 % 66.0 % 65.7 % Investment grade profile (unrated) - % of ABR(5) 14.9 % 15.8 % 12.6 % 15.5 % 15.5 % Combined Investment grade (rated) & Investment grade profile (unrated) - % of ABR 82.0 % 80.2 % 78.9 % 81.6 % 81.2 % Forward Equity Shares Sold - August 2022 10,350,000 Shares Settled through March 31, 2023 (5,586,680) Shares Remaining 4,763,320 Net Settlement Price as of 03/31/2023 $ 19.14 Remaining Equity Value(6) $ 91,170

Consolidated Statement of Operations and Comprehensive Income (Loss) (unaudited, dollars in thousands, except per share data) 9 Three Months Ended March 31, 2023 2022 REVENUES Rental revenue (including reimbursable) $ 28,474 $ 20,921 Interest income on loans receivable 978 411 Total revenues 29,452 21,332 OPERATING EXPENSES Property 3,936 2,932 General and administrative 4,909 4,190 Depreciation and amortization 14,949 10,980 Transaction costs(1) 109 165 Total operating expenses 23,903 18,267 OTHER INCOME (EXPENSE) Interest expense, net (3,944) (1,169) Gain (loss) on sales of real estate, net (319) 161 Other income 152 — Total other expense, net (4,111) (1,008) Net income before income taxes 1,438 2,057 Income tax benefit (expense) 43 (91) Net income 1,481 1,966 Net income attributable to noncontrolling interests 9 24 Net income attributable to common stockholders $ 1,472 $ 1,942 Amounts available to common stockholders per common share: Basic $ 0.03 $ 0.04 Diluted $ 0.03 $ 0.04 Weighted average common shares: Basic 58,155,738 44,415,807 Diluted 58,883,386 45,600,810 OTHER COMPREHENSIVE INCOME (LOSS) Net income $ 1,481 $ 1,966 Change in value on derivatives, net (5,979) 6,211 Total comprehensive income (loss) (4,498) 8,177 Comprehensive income (loss) attributable to noncontrolling interests (40) 100 Comprehensive income (loss) attributable to common stockholders $ (4,458) $ 8,077 (1) Represents the costs associated with abandoned acquisitions and other acquisition related expenses.

Funds From Operations and Adjusted Funds From Operations (unaudited, dollars in thousands, except per share data) 10 Three Months Ended March 31, 2023 2022 GAAP Reconciliation: Net income $ 1,481 $ 1,966 Depreciation and amortization of real estate 14,884 10,862 Loss (gain) on sales of real estate, net 319 (161) Funds from Operations (FFO) $ 16,684 $ 12,667 Non-recurring severance and related charges 13 — Other non-recurring expenses (income) (12) — Core Funds from Operations (Core FFO) $ 16,685 $ 12,667 Straight-line rent adjustments (311) (526) Amortization of deferred financing costs 308 157 Amortization of above/below-market assumed debt 29 — Amortization of loan origination costs 28 13 Amortization of lease-related intangibles (213) (165) Capitalized interest expense (134) (56) Non-cash compensation expense 1,027 1,045 Adjusted Funds from Operations (AFFO) $ 17,419 $ 13,135 FFO per common share outstanding - diluted $ 0.28 $ 0.28 Core FFO per common share outstanding - diluted $ 0.28 $ 0.28 AFFO per common share outstanding - diluted $ 0.30 $ 0.29 Dividends per share $ 0.20 $ 0.20 Dividends per share as a percent of AFFO 67 % 69 % Weighted average common shares outstanding, basic 58,155,738 44,415,807 Operating partnership units outstanding 511,402 550,673 Unvested restricted stock units 175,859 294,272 Unsettled shares under open forward equity contracts 40,387 340,058 Weighted average common shares outstanding, diluted 58,883,386 45,600,810

EBITDAre and Adjusted EBITDAre (unaudited, dollars in thousands) 11 (1) The adjustment removes base rent and interest income for new investments completed during the period shown and replaces the removed amount with an estimated equivalent amount for the for the full period shown. The adjustment also removes base rent for properties disposed of during the period shown. Three Months Ended March 31, 2023 2022 GAAP Reconciliation: Net income $ 1,481 $ 1,966 Depreciation and amortization of real estate 14,884 10,862 Amortization of lease-related intangibles (213) (165) Non-real estate depreciation and amortization 65 117 Interest expense, net 3,944 1,169 Income tax (benefit) expense (43) 91 Amortization of loan origination costs 28 13 EBITDA 20,146 14,053 Loss (gain) on sales of real estate, net 319 (161) EBITDAre 20,465 13,892 Straight-line rent adjustments (311) (526) Non-recurring severance and related charges 13 — Other non-recurring expenses (income) (12) — Non-cash compensation expense 1,027 1,045 Adjusted EBITDAre $ 21,182 $ 14,411 Adjusted EBITDAre $ 21,182 Adjustments for intraquarter investment activities(1) 1,862 Annualized Adjusted EBITDAre $ 92,176 472,876 Net debt / Annualized Adjusted EBITDAre 5.1x 0.00513 Net debt adjusted for outstanding forward equity / Annualized Adjusted EBITDAre 4.1x

NOI and Cash NOI(1) (unaudited, dollars in thousands) 12 (1) Interest income from mortgage loans receivable is excluded from the NOI, Cash NOI and Normalized Cash NOI amounts. (2) The adjustment removes recognized base rent from acquisitions and developments that were completed during the period shown, and replaces the removed amount with an estimated equivalent ABR amount for the full period. The adjustment also removes base rent for properties disposed of during the period shown. Three Months Ended March 31, 2023 2022 GAAP Reconciliation: Net income $ 1,481 $ 1,966 General and administrative 4,909 4,190 Depreciation and amortization 14,949 10,980 Transaction costs 109 165 Interest expense, net 3,944 1,169 Loss (gain) on sales of real estate, net 319 (161) Income tax (benefit) expense (43) 91 Interest income on mortgage loans receivable (978) (411) Other income (152) — NOI 24,538 17,989 Straight-line rent adjustments (311) (526) Amortization of lease-related intangibles (213) (165) Cash NOI $ 24,014 $ 17,298 Adjustments for intraquarter acquisitions and development(2) 1,107 Normalized Cash NOI $ 25,121 Property Operating Expense Coverage Property operating expense reimbursement $ 3,541 $ 2,634 Property operating expenses (3,936) (2,932) Property operating expenses, net $ (396) $ (299)

Consolidated Balance Sheets (unaudited, dollars in thousands, except per share data) 13 March 31, 2023 December 31, 2022 ASSETS Real estate, at cost: Land $ 417,704 $ 401,146 Buildings and improvements 966,743 907,084 Total real estate, at cost 1,384,447 1,308,230 Less accumulated depreciation (72,682) (62,526) Property under development 6,501 16,796 Real estate held for investment, net 1,318,266 1,262,500 Assets held for sale 5,798 23,208 Mortgage loans receivable, net 92,267 46,378 Cash, cash equivalents and restricted cash 6,596 70,543 Lease intangible assets, net 154,213 151,006 Other assets, net 50,242 52,057 Total assets $ 1,627,382 $ 1,605,692 LIABILITIES AND EQUITY Liabilities: Term loans, net $ 373,415 $ 373,296 Revolving credit facility 96,000 113,000 Mortgage note payable, net 7,901 7,896 Lease intangible liabilities, net 29,348 30,131 Liabilities related to assets held for sale 34 406 Accounts payable, accrued expenses and other liabilities 25,062 22,540 Total liabilities 531,760 547,269 Equity: Stockholders’ equity Common stock, $0.01 par value, 400,000,000 shares authorized; 60,862,466 and 58,031,879 shares issued and outstanding as of March 31, 2023 and December 31, 2022, respectively 609 580 Additional paid-in capital 1,145,160 1,091,514 Distributions in excess of retained earnings (77,237) (66,937) Accumulated other comprehensive income 17,743 23,673 Total stockholders’ equity 1,086,275 1,048,830 Noncontrolling interests 9,347 9,593 Total equity 1,095,622 1,058,423 Total liabilities and equity $ 1,627,382 $ 1,605,692

Debt, Capitalization, and Financial Ratios (unaudited, dollars in thousands) 14 As of March 31, 2023 Weighted Average Debt Summary Maturity Date Principal Balance Interest Rate(1) Rate Type Years to Maturity Unsecured revolver(2)(3) August 11, 2026 $ 96,000 5.94% Floating 3.4 years Unsecured term loan(4) December 23, 2024 175,000 1.37% Fixed 1.7 years Unsecured term loan(5) February 11, 2028 200,000 3.88% Fixed 4.9 years Mortgage Note(6) November 1, 2027 8,472 4.53% Fixed 4.6 years Principal amount of total debt $ 479,472 3.39% Net Debt Balance Principal amount of total debt $ 479,472 Less: Cash, cash equivalents and restricted cash (6,596) Net debt 472,876 Value of outstanding forward equity(7) (91,166) Net debt adjusted for outstanding forward equity $ 381,710 Net debt / Annualized Adjusted EBITDAre 5.1x Net debt adjusted for outstanding forward equity / Annualized Adjusted EBITDAre 4.1x Key Debt Covenant Information Required Actual Consolidated total leverage ratio ≤ 60.0% 29.2% Fixed charge coverage ratio ≥ 1.50x 6.30x Maximum secured indebtedness ≤ 40.0% 0.50% Maximum recourse indebtedness ≤ 10.0% 0.0% Unencumbered leverage ratio ≤ 60.0% 30.8% Unencumbered interest coverage ratio ≥ 1.75x 7.43x Liquidity Balance Unused unsecured revolver capacity $ 304,000 Cash, cash equivalents and restricted cash 6,596 Cash value of outstanding forward equity(7) 91,166 Total Liquidity $ 401,762 Ending Equity Market Equity Shares/Units Capitalization % of Total Common shares(8) 60,862,466 $ 1,112,566 99.2 % OP units(8) 507,773 9,282 0.8 % Total 61,370,239 $ 1,121,848 100.0 % Enterprise Value Balance % of Total Principal amount of total debt $ 479,472 29.9 % Equity market capitalization(8) 1,121,848 70.1 % Total enterprise value $ 1,601,320 100.0 % (1) Interest rate for floating rate debt, if applicable, reflects the all-in borrowing rate on the last day of the quarter presented. Rates presented exclude the impact of capitalized loan fee amortization. (2) Facility fees are charged at an annual rate of 0.15% of the total facility size of $400 million. (3) The revolver has a one-year extension option. (4) Interest rate consists of the fixed rate SOFR swap of 0.12%, plus a credit spread adjustment of 0.10% and a borrowing spread of 1.15%. The swap terminates on December 23, 2024. (5) Interest rate consists of the fixed rate SOFR swap of 2.63%, plus a credit spread adjustment of 0.10% and a borrowing spread of 1.15%. The swap terminates on February 11, 2028. (6) The mortgage note was assumed as part of an asset acquisition during the third quarter of 2022. (7) Reflects 4.8 million of unsettled shares from the August 2022 forward equity offering, at the March 31, 2023 available net settlement price of $19.14. (8) Value is based on the March 31, 2023 closing share price of $18.28 per share. Floating, 20.0% Fixed, 80.0% Fixed vs. Floating Rate Debt 3.39% Wgt. Avg. Rate

Investment Activity (unaudited, dollars in thousands) 15 (1) Includes acquisitions, mortgage loans receivable and completed developments. (2) ABR divided by the Gross Investment. (3) Represents all capitalized costs associated with the property, less impairment charges and net of accumulated depreciation. (4) Excludes transaction costs. (5) ABR divided by Gross Proceeds. (6) Represents capitalized acquisition and development costs, including capitalized interest. Three Months Ended March 31, December 31, September 30, June 30, March 31, 2023 2022 2022 2022 2022 Investments(1) Number of Investments 71 24 26 27 37 Gross Investment $ 128,615 $ 104,069 $ 131,301 $ 133,065 $ 137,987 Cash Yield(2) 7.7 % 6.9 % 6.6 % 6.6 % 6.3 % Dispositions: Number of Occupied Properties 8 3 1 1 1 Number of Vacant Properties — — — 1 — Net Book Value(3) $ 15,782 $ 9,690 $ 1,517 $ 8,027 $ 2,096 Gross Proceeds(4) $ 15,907 $ 12,294 $ 1,685 $ 10,328 $ 2,364 Cash Yield (on leased properties)(5) 6.8 % 6.7 % 5.5 % 6.0 % 5.5 % Developments Industry Location Lease Term Amount Funded to Date(6) Anticipated Rent Commencement Discount Retail Fond Du Lac, WI 10 Years $ 2,909 Commenced 1Q'22 Home Improvement Sioux Falls, SD 12 Years $ 5,123 Commenced 1Q'22 Dollar Stores Woodland, AL 10 Years $ 1,587 Commenced 2Q'22 Arts & Craft Fond Du Lac, WI 10 Years $ 3,625 Commenced 2Q'22 Discount Retail Yuma, AZ 10 Years $ 4,543 Commenced 2Q'22 Discount Retail Sheboygan, WI 10 Years $ 4,171 Commenced 4Q'22 Arts & Craft D'Iberville, MS 15 Years $ 7,405 Commenced 1Q'23 Arts & Craft Winder, GA 15 Years $ 7,422 Commenced 1Q'23 Arts & Craft Sheboygan, WI 10 Years $ 4,088 2Q'2023 Home Improvement Bossier City, LA 12 years $ 2,388 3Q'2023 Discount Retail Alpena, MI 10 Years $ 2,991 4Q'2023 TBD Sumter, SC TBD $ 1,123 TBD

Portfolio Information (unaudited, dollars in thousands) 16 (1) 52 properties that secure mortgage loans receivable are denoted as individual investments. (2) Excludes 52 investments that secure mortgage loans receivable. (3) Weighted by ABR; excludes lease extension options and 52 investments that secure mortgage loans receivable. (4) Investments, or investments that are subsidiaries of a parent entity, with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody's) or NAIC2 (National Association of Insurance Commissioners) or higher. (5) Investments with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Fitch, Moody's, or NAIC. (6) Investments, or investments that are subsidiaries of a parent entity (with such subsidiary making up at least 50% of the parent company total revenue), with a credit rating of BB+ (S&P/Fitch), Ba1 (Moody's) or NAIC3 (National Association of Insurance Commissioners) or lower. Portfolio Metrics March 31, 2023 Number of Investments(1) 488 Number of states 45 Square feet 8,769,431 Tenants 83 Industries 25 Occupancy(2) 100.0 % Weighted average lease term remaining (years)(3) 9.4 Tenant Quality Number of Investments ABR % of ABR Investment grade (rated)(4) 368 $ 73,103 67.1% Investment grade profile (unrated)(5) 42 16,225 14.9% Sub-investment grade (rated)(6) 23 9,495 8.7% Sub-investment grade profile (unrated) 55 10,104 9.3% Total 488 $ 108,927 100.0% 82.0% of ABR Inv. Grade Inv. Grade Profile Sub-Investment Grade 8.7% Investment Grade Profile 14.9% Investment Grade 67.1% Sub-Investment Grade Profile 9.3% Tenant Quality 87.0% of ABR Necessity Discount Service Other 13.0% Discount 17.1% Necessity 54.1% Service 15.9% Defensive Category

Portfolio Information (cont’d) (unaudited, dollars in thousands) 17 Top 20 Tenants Number of Investments ABR % of ABR Credit rating(1) 32 $ 9,971 9.2% BBB 28 $ 8,646 7.9% BBB 64 $ 6,316 5.8% BBB 13 $ 5,234 4.8% IG Profile 20 $ 4,611 4.2% A 3 $ 4,363 4.0% A 49 $ 4,288 3.9% A 40 $ 3,900 3.6% Baa2 37 $ 3,895 3.6% BBB 6 $ 3,770 3.5% AA 4 $ 3,578 3.3% BBB+ 6 $ 3,532 3.2% BBB+ 6 $ 3,211 2.9% A3 11 $ 2,864 2.6% SIG (unrated) 2 $ 2,719 2.5% IG Profile 2 $ 2,615 2.4% BB 10 $ 2,435 2.2% IG Profile 4 $ 2,356 2.2% Ba3 1 $ 1,636 1.5% BBB 7 $ 1,596 1.5% Baa1 Total 345 $ 81,536 74.9% (1) If rated by a credit rating agency, reflects highest rating from S&P, Fitch, Moody’s or National Association of Insurance Commissioners.

Portfolio Information (cont’d) (unaudited, dollars in thousands) 18 State Number of Investments ABR % of ABR Illinois 23 $ 8,663 8.0% Texas 35 8,028 7.4% North Carolina 63 6,871 6.3% Wisconsin 19 6,475 5.9% Georgia 28 5,949 5.5% Virginia 9 5,674 5.2% Ohio 33 5,661 5.2% Pennsylvania 23 5,106 4.7% New York 17 5,067 4.7% Indiana 20 4,817 4.4% Other 218 46,616 42.8% Total 488 $ 108,927 100.0% ≥10% ABR ≥1% and <3% ABR <1% ABR ≥5% and <10% ABR ≥3% and <5% ABR 0% ABR AK HI WA OR MT CA AZ WY NV ID UT CO NM TX OK ND SD NE KS LA AR MO IA MN WI IL IN MI OH KY TN FL MS AL GA SC NC VA WV PA DE NJ NY ME VT NH MA MD CT RI

Portfolio Information (cont’d) (unaudited, dollars in thousands) 19 Industry Defensive Category Number of Investments ABR % of ABR Drug Stores & Pharmacies Necessity 60 $ 18,617 17.1% Grocery Necessity 24 13,292 12.2% Home Improvement Necessity 26 12,935 11.9% Dollar Stores Discount 101 10,211 9.4% Convenience Stores Service 73 9,641 8.9% Discount Retail Discount 32 8,383 7.7% Auto Parts Necessity 61 5,526 5.1% Arts & Crafts Other 13 5,234 4.8% General Retail Necessity 6 3,708 3.4% Quick Service Restaurants Service 24 3,492 3.2% Consumer Electronics Other 6 3,211 2.9% Healthcare Necessity 12 2,363 2.2% Sporting Goods Other 2 2,272 2.1% Specialty Other 2 1,719 1.6% Automotive Service Service 16 1,713 1.6% Farm Supplies Necessity 7 1,596 1.5% Health and Fitness Service 1 985 0.9% Furniture Stores Other 2 885 0.8% Casual Dining Service 5 767 0.7% Equipment Rental and Leasing Service 5 679 0.6% Apparel Other 4 481 0.4% Banking Necessity 3 467 0.4% Wholesale Warehouse Club Necessity 1 417 0.4% Gift, Novelty, and Souvenir Shops Other 1 200 0.2% Home Furnishings Other 1 134 0.1% Total 488 $ 108,927 100.0% Defensive Category Number of Investments ABR % of ABR Necessity 200 58,921 54.1% Discount 133 18,594 17.1% Service 124 17,278 15.9% Other 31 14,135 13.0% Total 488 $ 108,927 100.0%

Lease Expiration Schedule(1) (unaudited, dollars in thousands) 20 Year of Expiration Number of Investments Expiring ABR Expiring ABR Expiring as a % of Total Portfolio 2023 — $ — 0.0% 2024 2 293 0.3% 2025 10 2,826 2.8% 2026 15 3,054 3.0% 2027 20 4,917 4.8% 2028 36 7,590 7.5% 2029 52 8,861 8.7% 2030 41 9,870 9.7% 2031 69 12,983 12.7% 2032 33 9,018 8.9% 2033 32 6,456 6.3% 2034 25 9,187 9.0% 2035 21 7,856 7.7% 2036 26 5,717 5.6% 2037 27 6,670 6.6% 2038 3 1,173 1.2% 2039 7 1,110 1.1% 2040 2 425 0.4% 2041 4 1,246 1.2% 2042 1 985 1.0% 2043 2 558 0.5% 2044 8 1,035 1.0% TOTAL 436 $ 101,830 100.0% (1) Excludes 52 investments that secure mortgage loans receivable.

FFO, Core FFO, and AFFO FFO means funds from operations. It is a non-GAAP measure defined by NAREIT as net income (computed in accordance with GAAP). Our FFO is net income in accordance with GAAP, excluding gains (or losses) resulting from dispositions of properties, plus depreciation and amortization and impairment charges on depreciable real property. Core FFO means core funds from operations. Core FFO is a non-GAAP financial measure defined as FFO adjusted to remove the effect of unusual and non-recurring items that are not expected to impact our operating performance or operations on an ongoing basis. These have included non-recurring severance and related charges and gains on insurance proceeds. AFFO means adjusted funds from operations. AFFO is a non-GAAP financial measure defined as Core FFO adjusted for GAAP net income related to non-cash revenues and expenses, such as straight-line rent, amortization of lease-related intangibles, capitalized interest expense, non-cash compensation expense, and amortization of deferred financing, amortization of above/below-market assumed debt, and amortization of loan origination costs. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. In fact, real estate values historically have risen or fallen with market conditions. FFO is intended to be a standard supplemental measure of operating performance that excludes historical cost depreciation and valuation adjustments from net income. We consider FFO to be useful in evaluating potential property acquisitions and measuring operating performance. We further consider FFO, Core FFO and AFFO to be useful in determining funds available for payment of distributions. FFO, Core FFO and AFFO do not represent net income or cash flows from operations as defined by GAAP. You should not consider FFO, Core FFO and AFFO to be alternatives to net income as a reliable measure of our operating performance; nor should you consider FFO, Core FFO and AFFO to be alternatives to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity. FFO, Core FFO and AFFO do not measure whether cash flow is sufficient to fund our cash needs, including principal amortization, capital improvements and distributions to stockholders. FFO, Core FFO and AFFO do not represent cash flows from operating, investing or financing activities as defined by GAAP. Further, FFO, Core FFO and AFFO as disclosed by other REITs might not be comparable to our calculations of FFO, Core FFO and AFFO. Non-GAAP Measures and Definitions 21

Non-GAAP Measures and Definitions (cont’d) EBITDA, EBITDAre and Adjusted EBITDAre EBITDA is computed by us as earnings before interest expense, income tax expense and depreciation and amortization. EBITDAre is the NAREIT definition of EBITDA (as defined above), but it is further adjusted to follow the definition included in a white paper issued in 2017 by NAREIT, which recommended that companies that report EBITDA also report EBITDAre. We compute EBITDAre in accordance with the definition adopted by NAREIT. NAREIT defines EBITDAre as EBITDA (as defined above) excluding gains (or losses) from sales of depreciable property and impairment charges on depreciable real property. Adjusted EBITDAre, as computed by us, is EBITDAre adjusted to exclude straight-line rent, non-cash compensation expense, non-recurring severance and related charges, and gain on insurance proceeds. Annualized Adjusted EBITDAre is Adjusted EBITDAre, plus adjustments for intraquarter investment activity, multiplied by four. We present EBITDA, EBITDAre and Adjusted EBITDAre as they are measures commonly used in our industry. We believe that these measures are useful to investors and analysts because they provide supplemental information concerning our operating performance, exclusive of certain non-cash items and other costs. We use EBITDA and EBITDAre as measures of our operating performance and not as measures of liquidity. EBITDA, EBITDAre and Adjusted EBITDAre do not include all items of revenue and expense included in net income, they do not represent cash generated from operating activities and they are not necessarily indicative of cash available to fund cash requirements; accordingly, they should not be considered alternatives to net income as a performance measure or cash flows from operations as a liquidity measure and should be considered in addition to, and not in lieu of, GAAP financial measures. Additionally, our computation of EBITDA and EBITDAre may differ from the methodology for calculating these metrics used by other equity REITs and, therefore, may not be comparable to similarly titled measures reported by other equity REITs. NOI, Cash NOI, and Normalized Cash NOI NOI means net operating income, and it is computed in accordance with GAAP. We compute NOI as net income (computed in accordance with GAAP), excluding general and administrative expenses, interest expenses (or income), income tax expense, transaction costs, depreciation and amortization, gains (or losses) from the sales of depreciable property, real estate impairment losses, and other income (or expense). Cash NOI is computed by us as NOI excluding straight-line rent and amortization of lease-related intangibles. We believe NOI and Cash NOI provide useful and relevant information because they reflect only those income and expense items that are incurred at the property level and present such items on an unlevered basis. NOI and Cash NOI are not measurements of financial performance under GAAP, and our NOI and Cash NOI may not be comparable to similarly titled measures of other companies. You should not consider our NOI and Cash NOI as alternatives to net income or cash flows from operating activities determined in accordance with GAAP. Normalized Cash NOI is computed by us as Cash NOI adjusted to remove recognized base rent from acquisitions and development that were completed during the period shown, and then replace the removed amount with an estimated equivalent ABR for the full period. It is further adjusted to remove base rent for properties disposed of during the period shown. 22

Non-GAAP Measures and Definitions (cont’d) 23 Other Definitions ABR means annualized base rent. ABR is annualized contractual base rent in place as of the most recent quarter end for all leases that commenced as of that date, and annualized cash interest on mortgage loans receivable in place as of that date. Cash Yield is the annualized base rent contractually due from acquired properties, completed developments, and interest income from mortgage loans receivable, divided by the gross investment amount, or gross proceeds in the case of dispositions. Defensive Category is considered by us to represent tenants that focus on necessity goods and essential services in the retail sector, including discount stores, grocers, drug stores and pharmacies, home improvement, automotive service and quick-service restaurants, which we refer to as defensive retail industries. The defensive sub-categories as we define them are as follows: (1) Necessity, which are retailers that are considered essential by consumers and include sectors such as drug stores, grocers and home improvement, (2) Discount, which are retailers that offer a low price point and consist of off-price and dollar stores, (3) Service, which consist of retailers that provide services rather than goods, including, tire and auto services and quick service restaurants, and (4) Other, which are retailers that are not considered defensive in terms of being considered necessity, discount or service, as defined by us. Investments are lease agreements in place at owned properties, properties that have leases associated with mortgage loans receivable, or in the case of master lease arrangements each property under the master lease is counted as a separate lease. Net Debt is computed by us as the principal amount of total debt outstanding less cash, cash equivalents, and restricted cash. Occupancy is expressed as a percentage, and it is the number of economically occupied properties divided by the total number of properties owned. Mortgage loans receivable and properties under development are excluded from the calculation. OP units means operating partnership units not held by NETSTREIT.

Forward Looking and Cautionary Statements 24 This supplemental report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities, trends in our business, including trends in the market for single-tenant, retail commercial real estate, and macroeconomic conditions, including inflation, rising interest rates and instability in the banking system. Words such as “expects,” “anticipates,” “intends,” “plans,” “likely,” “will,” “believes,” “seeks,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this supplemental report may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved. For a further discussion of these and other factors that could impact future results, performance or transactions, see the information under the heading “Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2022 filed with the SEC on February 23, 2023 and other reports filed with the SEC from time to time. Forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this supplemental report. New risks and uncertainties may arise over time and it is not possible for us to predict those events or how they may affect us. Many of the risks identified herein and in our periodic reports have been and will continue to be heightened as a result of the ongoing and numerous adverse effects arising from rising interest rates and instability in macroeconomic conditions. We expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.

1 Investor Presentation April 2023

Disclaimer 2 This presentation contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, without limitation, statements concerning our business and growth strategies, investment, financing and leasing activities, trends in our business, including trends in the market for single-tenant, retail commercial real estate, and macroeconomic conditions, including inflation, rising interest rates and instability in the banking system. Words such as “expects,” “anticipates,” “intends,” “plans,” “likely,” “will,” “believes,” “seeks,” “estimates,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements to be materially different from the results of operations or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such statements included in this presentation may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements, or our objectives and plans will be achieved. For a further discussion of these and other factors that could impact future results, performance or transactions, see the information under the heading “Risk Factors” in our Form 10-K for the year ended December 31, 2022, filed with the SEC on February 23, 2023, and other reports filed with the SEC from time to time. Forward-looking statements and such risks, uncertainties and other factors speak only as of the date of this presentation. New risks and uncertainties may arise over time, and it is not possible for us to predict those events or how they may affect us. Many of the risks identified herein and in our periodic reports have been and will continue to be heightened as a result of the ongoing and numerous adverse effects arising from rising interest rates and instability in macroeconomic conditions. We expressly disclaim any obligation or undertaking to update or revise any forward-looking statement contained herein, to reflect any change in our expectations with regard thereto, or any other change in events, conditions or circumstances on which any such statement is based, except to the extent otherwise required by law.

Investment Highlights 3 Source: Company data. Data represents portfolio and balance sheet as of 3/31/2023 unless otherwise noted. 1. Figures represent percentage of ABR unless otherwise noted. 2. Represents tenants with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Fitch, Moody's, or NAIC. Investment grade tenancy provides consistent performance through all economic cycles ▪ High-quality tenancy creates bond-like leases with high rent collections during times of disruption ▪ 82.0% of portfolio consisted of investment grade tenants, or tenants with an investment grade profile2 Defensive nature of NETSTREIT portfolio strategy ▪ Focused on recession resilient industries such as necessity, discount, and service-oriented retailers, with e-commerce resistant strategies Healthy portfolio with strong external growth opportunities ▪ Maintained 100% occupancy since IPO ▪ Average quarterly investment activity of $115 million since the beginning of 2020 ▪ Continued focus on acquiring high credit quality tenants located in well populated markets Well positioned balance sheet ▪ 80% fixed rate debt ▪ $402 million of total liquidity (cash on hand + revolver capacity + unsettled forward equity) High-Quality, Diversified, and Defensive Net Lease Retail Portfolio Conservative Capitalization to Support Accretive Growth

3.6% 6.1% 8.1% 13.3% 15.0% 15.2% 18.8% 13.9 9.4 8.3 8.8 9.7 10.4 9.5 EPRT NTST FCPT ADC SRC NNN O Lease Rollover % ('23-'26) WALT 61% 68% 67% 33% 20% 18% 0% ADC NTST FCPT O SRC NNN EPRT 4 Investment Highlights Source: Company Filings as of 3/31/2023. 1. ADC, FCPT, O, NNN, SRC and EPRT as of 12/31/2022. EPRT investment grade concentration assumed to be 0%, although it is not disclosed by the company. Lease Rollover Investment Grade %1 NTST's Stable & Predictable Cash Flow Profile Drives Superior Risk-Adjusted Returns

9.2% 7.9% 5.8% 4.8% 4.2% 4.0% 3.9% 3.6% 3.6% 3.5% Investment Highlights – Portfolio Overview 5 Sources: Company data. Portfolio data represents portfolio as of 3/31/2023. 1. 52 properties that secure mortgage loans receivable are denoted as individual investments. 2. Excludes 52 investments that secure mortgage loans receivable. 3. Investments, or investments that are subsidiaries of a parent entity, with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody’s) or NAIC2 (National Association of Insurance Commissioners) or higher. 4. Weighted by ABR; excludes lease extension options and 52 investments that secure mortgage loans receivable. 5. Represent investments with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Moody’s, Fitch or NAIC. High-quality, diversified portfolio consisting of 67.1% investment grade tenants across 45 states Key Portfolio Stats Investments1 488 States 45 Portfolio Square Feet (in millions) 8.8 Tenants 83 Retail Sectors 25 % Occupancy2 100% % Investment Grade Tenants (by ABR)3 67.1% Weighted Average Lease Term Remaining (Years)4 9.4 Lease Turnover Through 2026 (by ABR) 6.1% National Footprint Across Attractive Markets Top 10 Tenants by % of ABR Investment Grade Rated BBB Investment Grade Profile5 ≥1% and <3% ABR <1% ABR ≥5% and <10% ABR ≥3% and <5% ABR 0% ABR AK HI WA OR MT CA AZ WY NV ID UT CO NM TX OK ND SD NE KS LA AR MO IA MN WI IL IN MI OH KY TN FL MS AL GA SC NC VAWV PA DE NJ NY ME VT NH MA MD CT RI ≥10% ABR Baa2 A BBB A IG Profile A BBB AA BBB

Convenience Stores: Home Improvement: Dollar Stores: Grocery: Drug Stores & Pharmacies: Investment Highlights - Portfolio Diversification In Defensive Retail Sectors Source: Company data. Portfolio data represents portfolio as of 3/31/2023. All figures represent percentage of portfolio ABR. Note: Due to rounding, respective defensive retail sector exposure may not precisely reflect the absolute figures. NETSTREIT offers a national diversified portfolio comprised primarily of recession resilient retail tenants Top Industries 54.1% Necessity 17.1% Discount 13.0% Other 1 17.1% 2 12.2% 3 11.9% 4 9.4% 5 8.9% 15.9% Service 87.0% of ABR Necessity Discount Service 6

$74.2 $150.5 $102.6 $81.2 $88.2 $116.7 $90.1 $150.5 $138.0 $133.1 $131.3 $104.1 $128.6 1Q'20 2Q'20 3Q'20 4Q'20 1Q'21 2Q'21 3Q'21 4Q'21 1Q'22 2Q'22 3Q'22 4Q'22 1Q'23 Completed Investments New Quarterly Investments Investment Highlights – Strong External Growth Profile 433 Completed Investments 7 Source: Company data. 1. Includes completed developments and mortgage loans receivable. ($ in millions) Avg. Acquisition Activity per Completed Quarter = $115 million Cumulative Investments Since 20191 Investment Activity: 24 44 30 26 $225 $327 $614 $409 31 35 $497 26 $704 $854 32 $992 37 26 $1,125 $1,257 27 $1,361 24 71 $1,489

NETSTREIT’s Foundation to Building a High-Quality Net Lease Portfolio 8 Established Investment Guideposts 1 Differentiated and Multi- Faceted Acquisition Process 2 Stringent Real Estate & Tenant Underwriting 3 Active Asset Management 4 Strong Balance Sheet & Liquidity 5 Focus on ESG6 Platform Scaled for Growth Provides Strong, Consistent Cash Flow and Performance

Portfolio Strategy / Investment Philosophy 9 Source: Company data. Portfolio data represents portfolio as of 3/31/2023. 1. Portfolio statistics by percentage of ABR. Current MetricsInvestment Philosophy Portfolio Strategy Defensive Tenancy in Necessity-Based and E-commerce-Resistant Retail Industries1 87.0%Primarily Resilient, Cycle-Tested Investment Grade Credit Tenants with Durable Cash Flows1 >60% 82.0% (67.1% Investment Grade Credit and 14.9% Investment Grade Profile) Granular Assets in Highly Fragmented, Undercapitalized Market Segment $3.3M Avg. Asset Size $1 to $10M Avg. Asset Size Net Lease Retail Assets with Long Lease Term Benefiting From Contractual Rent Growth ~10 Year WALT 9.4 Year WALT Diversification by Industry, Tenant, State1 <15% Industry <50% Top 10 Tenants <15% State 17.1% Industry 50.5% Top 10 Tenants 8.0% State Significant Focus on Fundamental Real Estate Underwriting Attractive cost basis with durable valuation supported by market rents and demos, physical structure and location, and alternative use analyses

Acquisition Strategy – Bell Curve Investing 10 Inefficiently Priced Assets “Market-Taker” Assets TYPICAL TRANSACTION - Well marketed transaction - Straight-forward transaction - Ability to finance transaction - Highly competitive, well capitalized investors TYPICAL TRANSACTION - Not highly marketed - May involve transaction structuring that limits buyer pool - Limited financing options - Less competitive Efficiently Priced Assets NETSTREIT’s acquisition strategy is to focus on the right side of the bell curve, where assets are inefficiently priced, and risk adjusted returns are higher

Acquisition Execution – Generating Robust Deal Pipelines 11 The team’s extensive experience in the net lease space, combined with industry relationships, provides attractive acquisition opportunities Utilization of a multi-faceted acquisition strategy to deploy capital allows greater flexibility to quickly pivot to opportunities that provide strong risk-adjusted returns Robust Pipeline + Superior Risk Adjusted Returns Experienced Team Experienced team members in acquisitions, credit/ underwriting, and asset management Industry Relationships Strong relationships with tenants, property owners, brokerage networks, lenders, and development partners Flexibility Ability to quickly pivot and adapt to new acquisition strategies in a volatile macro environment Creative Deal Structures Smaller portfolio size and lower acquisition goals allow us to take time to create more accretive deals where peers cannot

Case Study: Speedway Loans 12 Senior Secured Loans Funded: March 2023 • $46.1 million loan (~60% loan-to-value) provided the borrower funding to acquire a 49 property Speedway portfolio • 3-year term • Interest rate: 9.3% • Security Position: 1st lien senior secured with no capital ahead of NETSTREIT’s loan • Yield Maintenance provides protection from refinancing • Speedway is multibillion dollar subsidiary of 7-Eleven, Inc. (S&P Rated: A) Investment Highlights

Stringent Underwriting Process – Three-Part Process 13 NETSTREIT leverages a disciplined, three-pronged approach to underwriting potential acquisitions which positions the Company to benefit from superior downside protection on its investments REAL ESTATE VALUATION UNIT-LEVEL PROFITABILITY• Review underlying key real estate metrics to maximize re-leasing potential • Location analysis • Alternative use analysis • Determine rent coverage (min. 2.0x) and cost variability • Assess volatility and likelihood of cash flow weakness C B TENANT CREDIT UNDERWRITING • Evaluate corporate level financials • Assess business risks • Determine ownership/sponsorship • Rigorous credit underwriting A L e v e l o f U n d e rw ri ti n g E m p h a s is

Strong Tenant Credit Underwriting – Drives Consistent Revenue Growth 14 NETSTREIT employs a credit-focused underwriting strategy for all tenants that drives stable revenue and long-term return on investment Source: Company data. Portfolio data represents portfolio as of 3/31/2023. 1. IG stands for investment grade. Investment Grade (rated) Investment Grade Profile (unrated) Sub-IG (rated) & Sub-IG Profile (unrated)1 Description • Validated financial strength and stability • Professional management with standardized operational practices • Focus on corporate guarantee credit • Lower relative yields • Higher competition for deals • IG-caliber balance sheets without explicit rating • Threshold metrics: • At least $1B in sales • Debt / adjusted EBITDA of less than 2.0x • Well-capitalized retailers • National footprint with strong brand equity • Focus on real estate quality / unit-level profitability • Higher relative yields • Lower competition for deals Durability • Coverage and credit enhancements required given more susceptible to market disruptions % Of ABR 67.1% 14.9% 18.0% Lease Terms (WALT, Rent Bumps, etc.) Less negotiating leverage More negotiating leverage Most negotiating leverage Representative Tenants 82.0% IG and IG Profile Defensive, consistent performance through economic cycles

Real Estate Valuation 15 Real Estate closely follows Credit as a top priority: NETSTREIT utilizes a ground-up framework rooted in real estate fundamentals to underpin its valuation and further quantify the upside potential for a transaction Market-Level Considerations Property-Level Considerations • Fungibility of building for alternative uses • Replacement cost • Location analysis • Traffic counts • Nearby uses and traffic drivers, complementary nature thereof • Accessibility and parking capacity • Ingress and egress • Visibility / signage • Vacancy analysis • Marketability of the real estate without current tenant • List of likely replacement tenants • Rent analysis • Market rent versus in-place rent • Demographic analysis • Current demographics plus trends and forecasts • Competitive analysis • Market position versus competing retail corridors

Unit-Level Profitability 16 In assessing unit-level financial performance, NETSTREIT focuses on mission-critical properties with strong rent coverage and higher variability in operating costs Obtain Financial Information Perform Financial Analysis 2 Assess Investment Merits 1 3 • Provides clarity into location-specific performance • Analyze store demand dynamics, cost structure and liquidity profile • Determine whether property meets investment criteria • Obtain unit-level financial information from parent company if possible • If financials are not provided, utilize data provided by third party vendors to estimate sales by location • Third party data includes: • Cell phone traffic • Point of sales (POS) data • Triangulate P&L based on available information • Foot traffic • Sales • EBITDAR margin • Rent • Account for variability in business model cost structure • Higher proportion of fixed costs = more variability in rent coverage • Determine store ranking within tenant’s broader operating portfolio based on estimated sales Key Unit-Level Investment Criteria Minimum 2.0x Rent Coverage✓ Higher Cost Variability✓ Ranks in Top Half of Tenant’s Store Portfolio ✓

Active Asset Management 17 NETSTREIT continuously tracks property performance and stratifies the portfolio to achieve consistent cash flows and balanced growth for its investors Source: Company data. Portfolio data represents portfolio as of 3/31/2023. Since inception, the Company has disposed of 72 properties totaling approximately $214 million, which has materially improved portfolio performance metrics such as tenant quality, WALT, and geographic diversity Identify properties not meeting strategy and/or risk management criteria (i.e. rent coverage) Periodically review all properties for changes in performance, credit, and local conditions Leverage 1031 exchange transfers where possible to access deep, non- institutional market for portfolio optimization Strategic Recycling Perpetual Stratification Active Monitoring IDENTIFY

Fortified Balance Sheet Positively Positions Us for Future Investment Opportunities BALANCE SHEET 18 Liquidity: ▪ $304.0 million of unused revolver capacity ▪ $91.2 million of unsettled forwards ▪ $6.6 million of unrestricted cash ▪ TOTAL LIQUIDITY: $401.8 million Leverage: ▪ 5.1x Net Debt to Adjusted EBITDAre ▪ 4.1x Net Debt to Adjusted EBITDAre after adjusted for unsettled forward equity ▪ 29% Debt to Total Assets Fixed vs Floating Rate Debt: ▪ 80% of debt is fixed rate Source: Company data. Data as of 3/31/2023 unless otherwise noted. $402 million Total Liquidity 4.1x Net Debt/ Adjusted EBITDAre (adjusted for unsettled forward equity) 80% Fixed Rate Debt 5.1x Net Debt/ Adjusted EBITDAre

Corporate Responsibility 19 ▪ Dedication to reducing the Company’s ecological footprint ▪ Endorsement of renewable resources and encouragement of tenants to practice leading sustainability initiatives ▪ New corporate headquarters is LEED v4 O+M: EB Gold Certified ▪ Implementation of energy conservation practices in the office E Environmental Responsibility ▪ Emphasis on creating a culture driven by diversity & inclusion ▪ Commitment to employee well-being & satisfaction in the workplace ▪ Creation of leading employee training and development programs to promote growth S Social Responsibility ▪ Management team & board of directors comprised of members with diverse background of skills, experience, and perspectives ▪ Enactment of ideal board features to enhance the Company’s fiduciary responsibility to shareholders ▪ Rigorous risk management procedures to protect shareholder interests G Corporate Governance Areas of Focus NETSTREIT is committed to fulfilling its responsibility as an outstanding corporate citizen The Company’s mission is to be the leader in the net lease industry by practicing and implementing innovative, impactful Environmental, Social and Governance policies with the highest ethical standards

Corporate Responsibility 20 NETSTREIT aligns its corporate responsibility efforts to support that of the United Nations Sustainable Development Goals (SDGs). Promote health and well-being in our offices. Company provides insurance benefits to our employees and family. Company provides employees with fitness memberships. Ensure inclusive and equitable quality education and promote lifelong learnings opportunities for all. Company provides continuing education for employees and offers paid internship to college students. Ensure women’s full and effective participation and equal opportunities at all levels of decision-making. Over 40% of the board members and employee base are female. Promote sustained, inclusive, full and decent productive employment. Company culture promotes inclusivity and growth. Reduced inequality and empower and promote inclusion of all, irrespective of age, sex, race, religion, or economic status. Company culture promotes and empower inclusivity of all. Company has efforts to recruit in underserved communities.

Environmental Responsibility 21 Our top tenants have corporate sustainability programs that govern their business operations. 18 of our top 20 tenants in our portfolio have ESG commitments Source: Company data. Portfolio data represents portfolio as of 3/31/2023. Corporate sustainability programs for each tenant is published on their or their parent entity’s website. ENVIRONMENTAL SOCIAL GHG/CO2 Emission Plastic Usage/ Sustainable Packaging Renewable Energy/Energy Conservation Water Conservation/ Clean Water Eco-Friendly Products/ Sustainably/ Ethically Sourced Waste Reduction/ Recycling Agriculture/ Deforestration Community Engagement/ Philanthropy Diversity, Equity and Inclusion Responsible Supply Chain Product Safety & Quality CVS ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Walgreens ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Dollar General ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ 7-Eleven ✓ ✓ ✓ ✓ ✓ ✓ Home Depot ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Speedway ✓ Advance Auto Parts ✓ ✓ ✓ ✓ ✓ ✓ Dollar Tree/ Family Dollar ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Sams/Wal-Mart ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Lowe's ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Ahold Delhaize ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Best Buy ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ ✓ Big Lots ✓ ✓ ✓ ✓ ✓ Festival Foods ✓ ✓ ✓ ✓ Floor & Décor ✓ ✓ ✓ ✓ ✓ Winn Dixie ✓ ✓ ✓ ✓ ✓ ✓ Dick's Sporting Goods ✓ ✓ ✓ ✓ ✓ Tractor Supply ✓ ✓ ✓ ✓ ✓ ✓

Environmental Responsibility – Reducing Interest Costs 22 We can achieve up to 2.5 bps pricing adjustment if we meet certain annual key performance indicators set by our sustainability agent. The KPI is based on the percentages of our portfolio ABR that is derived by tenants who have set targets of reducing GHG with SBTi or have made commitments to set a target at a future date with SBTi. Source: Tenants within our portfolio with Science Base Target initiatives targets or commitments as of March 31, 2023. To showcase our commitment to the reduction of greenhouse gas emissions, we incorporated to our $600 million credit facility, a sustainability-linked loan feature based on the Science Based Targets initiatives (“SBTi”). Tenants SBTi Targets SBTi Commitment Advance Auto Parts, Inc Burlington Best Buy Co., Inc. Bridgestone Corporation CVS Health DaVita Kohl's, Inc. Koninklijke Ahold Delhaize N.V. La-Z-Boy Incorporated Lowe's Companies, Inc. Panera Bread Recreational Equipment, Inc Starbucks Coffee Company Target Corporation The Home Depot The Kroger Co. The Wendy's Company Ulta Beauty, Inc. Walmart Inc. Yum! Brands, Inc.

Social Responsibility – Diversity Strengthens Workforce 23 Human Capital Management is the Cornerstone of our ESG and Corporate Strategy. We believe in the value of a diverse workforce and inclusive culture. 401K Plan 100% company match of up to a 3% contribution, and 50% of up to the next 2% Insurance Health, dental, and vision insurance costs covered at 90% for employees and 60% for dependents Leave Ten weeks of paid maternity leave at 100% salary as well as four weeks of paid family bonding; Company also provides jury duty, witness leave, and military leave Paid Time Off A minimum of twenty-three PTO days Paid Holidays Twelve days of paid holidays Employee Assistance 24/7 toll-free hotline to access confidential counseling on various physical and mental health needs Continuing Education Reimbursement for certifications, tuition, courses, and seminars for continuing professional education BenefitsWorkforce Diversity Source: Company data. Female, 47% Male, 53% Asian, 10% Black, 10% Hispanic, 3% White, 77%

Corporate Governance 24 Source: Company data. We are committed to acting with honesty and integrity and conducting all corporate opportunities in an ethical manner Annual Director Elections Majority Voting Standard For Election of Directors Director Resignation Policy Annual Director and Committee Assessments No poison pill or differential voting stock structure to chill shareholder participation Shareholders’ right to amend the charter and bylaws by simple majority vote Separate non-executive Chair and CEO roles and Lead Independent Director with strong role and significant governance duties Governance Highlights Board Independence and Diversity 86% Independent Directors 50% Diverse Independent Directors 43% Female Directors 4 Fully Independent Committees

Senior Leadership with Deep Expertise 25 Source: Company data. Seasoned leadership team with significant net lease retail and public company experience Mark Manheimer President, CEO & Director Mr. Manheimer leads the overall strategy, acquisitions, underwriting, and asset management for the company Prior experience includes: • EB Arrow; CIO of the Single-Tenant Net Lease Group • Spirit Realty Capital (NYSE: SRC); EVP, Head of Asset Management from 2012 through 2016 • Member of Investment Committee • Led restructuring and extension of the largest tenant’s master lease, as well as subsequent sales of the assets leased to the tenant • Led due diligence in merger that doubled company size • Cole Real Estate Investments; Head of Sale-Leaseback Acquisitions from 2009 through 2012 • Realty Income Corporation (NYSE: O); Director of Underwriting from 2005 through 2009 Prior experience includes: • Essential Properties Realty Trust, Inc. (NYSE: EPRT); Senior Vice President, Head of Capital Markets • Led the company’s corporate finance, capital raising, and investor relations efforts from its IPO in 2018 • Ladenburg Thalmann & Co; Managing Director • Janney Capital Markets; Vice President, Equity Research • BB&T Capital Markets; Associate Analyst, Equity Research Daniel Donlan CFO & Treasurer Mr. Donlan oversees accounting and reporting, corporate finance, investor relations, and general operations for the company High-Quality Real Estate Portfolio Conservative Capitalization

Key Personnel 26 Source: Company data. 1. First Potomac Realty Trust was publicly traded on the NYSE until October 2017. Experienced team of professionals drive NETSTREIT’s day to day operations Jeff Fuge Senior Vice President, Acquisitions • Joined in December 2019 • Prior experience includes: – Director of Capital Markets at EB Arrow – Senior Vice President at Compass Point Research & Trading – Client Relations Director at Aegis Financial • B.A. in History and minor in Business Administration from the College of Charleston; M.B.A. from George Washington University Chad Shafer Senior Vice President, Credit and Underwriting • Joined in May 2020 • Prior experience includes: – Various roles at JPMorgan Chase & Co., most recently as Executive Director – Wholesale Credit Risk – Other roles include Head of Real Estate Banking Portfolio Management, Head of Key Relationship Group – Credit Risk, Commercial Term Lending, and Credit Manager • B.S. in Finance from Butler University Kirk Klatt Senior Vice President, Real Estate • Joined in December 2019 • Prior experience includes: – Chief Acquisitions Officer, Single-Tenant Net-Lease at EB Arrow – Development Services Manager for Duke Realty Corporation (NYSE: DRE) • B.S. in Civil Engineering from Texas Tech University; M.B.A. from University of Texas at Dallas; licensed real estate salesperson in Texas Trish McBratney-Gibbs Senior Vice President and Chief Accounting Officer • Joined in May 2020 • Prior experience includes: – Chief Accounting Officer of American Bath Group – Chief Accounting and Administrative Officer of Mill Creek Residential Trust – Vice President and Controller of CyrusOne (NASDAQ: CONE) • B.S. in Accounting from Oklahoma State University; Certified Public Accountant Randy Haugh Senior Vice President, Finance • Joined in February 2020 • Prior experience includes: – U.S. Real Estate fund management group at The Carlyle Group (NASDAQ:CG) – Vice President of Finance and Director of Finance at First Potomac Realty Trust (NYSE: FPO)1 • B.S. in Economics from University of Virginia Amy An Investor Relations Manager • Joined in December 2019 • Prior experience includes: – Investor Relations Manager at EB Arrow – Investor Relations Associate and Real Estate Analyst at Capview Partners • B.S. in Business Administration from the University of Texas at Dallas – Naveen Jindal School of Management High-Quality Real Estate Portfolio Conservative Capitalization

Board of Directors Independent Director ▪ Compensation Committee Chair ▪ Investment Committee Chair ▪ Audit Committee Member Background ▪ Formerly AEW Capital Management, Head of AEW Real Estate Securities ▪ Formerly Landmark Land Company, VP Matt Troxell, CFA Non-Independent Director ▪ Audit Committee Chair ▪ Nominating & Corporate Governance Committee Member Background ▪ Big Rock Partners, CFO ▪ Global Medical REIT (NYSE: GMRE) Independent Director and Audit Committee Chair ▪ Formerly Care Capital Properties (NYSE: CCP), CFO ▪ Formerly Ventas (NYSE: VTR), SVP – Capital Markets & Investor Relations Lori Wittman In addition to Mr. Manheimer, the Company’s board is comprised of six independent directors, each possessing diverse backgrounds in industry, public company and investment experience 27 Independent Director ▪ Nominating & Corporate Governance Committee Chair ▪ Compensation Committee Member ▪ Investment Committee Member Background ▪ Mural Real Estate, Founder and CEO ▪ Formerly Cedar Realty Trust (NYSE: CDR), EVP and COO ▪ Formerly Federal Realty Investment Trust (NYSE: FRT), COO, Mid-Atlantic Robin Zeigler Chairman of the Board Background ▪ EB Arrow, CEO: Commercial real estate developer & owner ▪ Formerly Cypress Equities Real Estate Investment Management, CIO ▪ Formerly with The Staubach Company Todd Minnis Independent Director ▪ Compensation Committee Member ▪ Nominating & Corporate Governance Committee Member Background ▪ Star Cypress Partners, President and CEO ▪ Formerly The Wentworth Group and Stafford Family Foundation, Vice President ▪ Veteran of the United States Air Force Heidi Everett Independent Director ▪ Audit Committee Member ▪ Investment Committee Member Background ▪ Inwood Capital Management, Manager ▪ Lindsay Corporation (NYSE: LNN), Director, serves on Audit Committee, and Corporate Governance and Nominating Committee ▪ Formerly with Bass Brothers / Taylor & Company Michael Christodolou Source: Company data.

Definitions 28 ABR means annualized base rent. ABR is annualized contractual base rent in place as of the most recent quarter end for all leases that commenced as of that date, and annualized cash interest on mortgage loans receivable in place as of that date. Defensive Category is considered by us to represent tenants that focus on necessity goods and essential services in the retail sector, including discount stores, grocers, drug stores and pharmacies, home improvement, automotive service and quick-service restaurants, which we refer to as defensive retail industries. The defensive sub-categories as we define them are as follows: (1) Necessity, which are retailers that are considered essential by consumers and include sectors such as drug stores, grocers and home improvement, (2) Discount, which are retailers that offer a low price point and consist of off-price and dollar stores, (3) Service, which consist of retailers that provide services rather than goods, including, tire and auto services and quick service restaurants, and (4) Other, which are retailers that are not considered defensive in terms of being considered necessity, discount or service, as defined by us. Investment Grade (rated) represents tenants, or tenants that are subsidiaries of a parent entity with a credit rating of BBB- (S&P/Fitch), Baa3 (Moody's) or NAIC2 (National Association of Insurance Commissioners) or higher. Investment Grade Profile (unrated) represents tenants with investment grade credit metrics (more than $1.0 billion in annual sales and a debt to adjusted EBITDA ratio of less than 2.0x), but do not carry a published rating from S&P, Moody’s, Fitch or NAIC. Occupancy is expressed as a percentage, and it is the number of economically occupied properties divided by the total number of properties owned. Mortgage loans receivable and properties under development are excluded from the calculation. Sub-investment grade (rated) represents tenants or tenants that are subsidiaries of a parent entity (with such subsidiary making up at least 50% of the parent company total revenue), with a credit rating of BB+ (S&P/Fitch), Ba1 (Moody’s) or NAIC3 (National Association of Insurance Commissioners) or lower.

29 Investor Relations ir@netstreit.com 972-597-4825