UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

Date of report (Date of earliest event reported): August 1, 2019

MEDICAL PROPERTIES TRUST, INC.

(Exact Name of Registrant as Specified in Charter)

Commission File Number 001-32559

Registrant’s telephone number, including area code

(205) 969-3755

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the Registrant under any of the following provisions:

Securities registered pursuant to Section 12(b) of the Act:

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company  ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.   ☐

On August 1, 2019, Medical Properties Trust, Inc. issued a press release announcing its financial results for the three and six months ended June 30, 2019. A copy of the press release is attached as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference. The information in this Current Report on Form 8-K, including the information set forth in Exhibit 99.1 and Exhibit 99.2 attached hereto, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liability of that section or Sections 11 and 12(a)(2) of the Securities Act of 1933, as amended. In addition, this information shall not be deemed incorporated by reference in any filing of Medical Properties Trust, Inc. with the Securities and Exchange Commission, except as expressly set forth by specific reference in any such filing.

(d) Exhibits.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunder duly authorized.

Date: August 1, 2019

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Exhibit 99.1

MEDICAL PROPERTIES TRUST, INC. REPORTS SECOND QUARTER RESULTS

Per Share Net Income of $0.20 and Normalized FFO of $0.31

Acquisitions of $3.4 Billion Represents Year-to-Date Growth of 37%

Additional Acquisitions in Second Half of 2019 Expected

Birmingham, AL – August 1, 2019 – Medical Properties Trust, Inc. (the “Company” or “MPT”) (NYSE: MPW) today announced financial and operating results for the second quarter ended June 30, 2019 and recent highlights.

“Our over-achievement of MPT’s 2019 acquisitions goal only half-way through the year demonstrates that we are in the early stages of a rapidly expanding global market for hospital real estate,” said Edward K. Aldag, Jr., MPT’s Chairman, President and Chief Executive Officer. “Even though we have announced completed and pending transactions totaling $3.4 billion, a 37% year-to-date growth rate, we expect that this market will continue to offer further acquisition opportunities during the remainder of this year and beyond,” continued Aldag.

“In the capital markets, our cost of equity and debt capital continues to decline as a result of MPT’s strong balance sheet, diversified portfolio and increased scale. Recent highly successful equity and debt offerings resulted in net proceeds to the Company of approximately $858 million and $885 million, respectively. Our $900 million offering of senior notes priced with a historically low coupon of 4.625%. This strong execution in the capital markets supports our future growth and the continuation of our strongly accretive acquisitions.”

SECOND QUARTER AND RECENT HIGHLIGHTS

Previously announced transactions and capital markets activities in the second quarter and more recently include the following:

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Included in the financial tables accompanying this press release is information about the Company’s assets and liabilities, net income and reconciliations of net income to NFFO, all on a basis comparable to 2018 results. In addition, a reconciliation of pro forma total gross assets to total assets is included in the financial tables accompanying this press release.

PORTFOLIO UPDATE

Including all 2019 year-to-date transactions that have closed or are pending the Company has reduced its exposure to its largest tenant, Steward Health Care by 23% to approximately 30%, down from 40% as of December 31, 2018. MPT’s exposure to its top two tenants has been reduced by 17% to approximately 42%, down from 51%. This reduction in tenant concentration is the result of the Company adding 6 new high-quality operators to its portfolio thus far in 2019 bringing the current number of operators to 36.

Acute care hospitals as a percentage of MPT’s total portfolio has increased by 15% to 81%, up from 71% as of December 31, 2018. As a percentage of the Company’s U.S. portfolio acute care hospitals have increased by 3% to 86%, up from 84%.

The Company has pro forma (including Prospect and Ramsay) total gross assets of approximately $13.0 billion, including $10.5 billion in general acute care hospitals, $1.6 billion in inpatient rehabilitation hospitals, and $0.3 billion in long-term acute care hospitals. This pro forma portfolio includes 333 properties representing more than 37,500 licensed beds in 30 U.S. states and in Germany, the United Kingdom, Switzerland, Italy, Spain and Australia.

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OPERATING RESULTS AND OUTLOOK

Net income for the second quarter of 2019 was $79.4 million (or $0.20 per diluted share), compared to $111.6 million (or $0.30 per diluted share) in the second quarter of 2018.

NFFO for the second quarter of 2019 was $120.9 million compared to $129.9 million in the second quarter of 2018. Per share NFFO was $0.31 per diluted share in the second quarter of 2019, compared to $0.36 per diluted share in the second quarter of 2018.

The Company expects an annual run-rate of $1.10 to $1.12 per diluted share for net income and $1.56 to $1.58 per diluted share for NFFO based on year-to-date transactions in 2019.    

A reconciliation of NFFO guidance to net income is included with the financial tables accompanying this press release.

These estimates do not include the effects, if any, of unexpected real estate operating costs, changes in accounting pronouncements, litigation costs, debt refinancing costs, acquisition costs, currency exchange rate movements, interest rate hedging activities, write-offs of straight-line rent or other non-recurring or unplanned transactions. These estimates may change if the Company acquires or sells assets in amounts that are different from estimates, market interest rates change, debt is refinanced, new shares are issued, additional debt is incurred, other operating expenses vary, income from our equity investments vary from expectations, or existing leases do not perform in accordance with their terms.

CONFERENCE CALL AND WEBCAST

The Company has scheduled a conference call and webcast for Thursday, August 1, 2019 at 11:00 a.m. Eastern Time to present the Company’s financial and operating results for the quarter ended June 30, 2019. The dial-in numbers for the conference call are 844-535-3969 (U.S.) and 409-937-8903 (International); both numbers require passcode 2572988. The conference call will also be available via webcast in the Investor Relations’ section of the Company’s website, www.medicalpropertiestrust.com.

A telephone and webcast replay of the call will be available beginning shortly after the call’s completion through August 15, 2019. Dial-in numbers for the replay are 855-859-2056 and 404-537-3406 for U.S. and International callers, respectively. The replay passcode for both U.S. and International callers is 2572988.

The Company’s supplemental information package for the current period will also be available on the Company’s website under the “Investor Relations” section.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a self-advised real estate investment trust formed to acquire and develop net-leased hospital facilities. The Company’s financing model facilitates acquisitions and recapitalizations and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. For more information, please visit the Company’s website at www.medicalpropertiestrust.com.

The statements in this press release that are forward looking are based on current expectations and actual results or future events may differ materially. Words such as “expects,” “believes,” “anticipates,” “intends,” “will,” “should” and variations of such words and similar expressions are intended to identify

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such forward-looking statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results of the Company or future events to differ materially from those expressed in or underlying such forward-looking statements, including without limitation: the satisfaction of all conditions to, and the timely closing (if at all) of pending transactions, including Prospect and Ramsay investments; annual run-rate net income and NFFO per share; the amount of acquisitions of healthcare real estate, if any; results from potential sales and joint venture arrangements, if any; capital markets conditions; estimated leverage metrics; the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in equity investments and the timing of such income; the payment of future dividends, if any; completion of additional debt arrangements, and additional investments; national and international economic, business, real estate and other market conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s ability to maintain its status as a REIT for income tax purposes; acquisition and development risks; potential environmental and other liabilities; and other factors affecting the real estate industry generally or healthcare real estate in particular. For further discussion of the factors that could affect outcomes, please refer to the “Risk factors” section of the Company’s Annual Report on Form 10-K for the year ended December 31, 2018 and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this press release.

# # #

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MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Balance Sheets

(A) Financials have been derived from the prior year audited financial statements.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Statements of Income

(Unaudited)

(A) Includes $6.4 million and $7.7 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three and six months ended June 30, 2019, respectively. These costs are required to be presented on a gross basis (with offset included in Interest and other income), following our adoption of the new lease accounting standard on January 1, 2019. We presented similar items in the prior year on a net basis.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Reconciliation of Net Income to Funds From Operations

(Unaudited)

Notes:

(A) Certain line items above (such as real estate depreciation) include our share of such income/expense from unconsolidated joint ventures. These amounts are included with the activity of all of our equity interests in the “Earnings from equity interests” line on the consolidated statements of income.

(B) Investors and analysts following the real estate industry utilize funds from operations, or FFO, as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or NAREIT, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

In addition to presenting FFO in accordance with the NAREIT definition, we also disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companies more meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered an alternative to net income (loss) (computed in accordance with GAAP) as indicators of our financial performance or to cash flow from operating activities (computed in accordance with GAAP) as an indicator of our liquidity.

We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to normalized FFO (i) unbilled rent revenue, (ii) non-cash share-based compensation expense, and (iii) amortization of deferred financing costs. AFFO is an operating measurement that we use to analyze our results of operations based on the receipt, rather than the accrual, of our rental revenue and on certain other adjustments. We believe that this is an important measurement because our leases generally have significant contractual escalations of base rents and therefore result in recognition of rental income that is not collected until future periods, and costs that are deferred or are non-cash charges. Our calculation of AFFO may not be comparable to AFFO or similarly titled measures reported by other REITs. AFFO should not be considered as an alternative to net income (calculated pursuant to GAAP) as an indicator of our results of operations or to cash flow from operating activities (calculated pursuant to GAAP) as an indicator of our liquidity.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Annual Run-Rate Guidance Reconciliation

(Unaudited)

Pro Forma Total Gross Assets

(Unaudited)

Exhibit 99.2

Medical properties trust second quarter 2019 supplemental information

COMPANY OVERVIEW Company Information 3 FINANCIAL INFORMATION Reconciliation of Net Income to Funds from Operations 5 Debt Summary 6 Debt Maturity Schedule 7 Pro Forma Net Debt /Annualized Adjusted EBITDA 8 PORTFOLIO INFORMATION Lease and Mortgage Loan Maturity Schedule 9 Total Pro Forma Gross Assets and Actual Revenue by Asset Type, Operator, State and Country 10 EBITDARM to Rent Coverage 13 Summary of Acquisitions and Development Projects 14 15 16 17 TABLE OF CONTENTS FORWARD-LOOKING STATEMENT Forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results of the Company or future events to differ materially from those expressed in or underlying such forward-looking statements, including without limitation: Normalized FFO per share; expected payout ratio, the amount of acquisitions of healthcare real estate, if any; estimated debt metrics, portfolio diversification, capital markets conditions, the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in certain hospital operations and the timing of such income; the payment of future dividends, if any; completion of additional debt arrangement, and additional investments; national and international economic, business, real estate and other market conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s ability to maintain its status as a REIT for federal income tax purposes; acquisition and development risks; potential environmental and other liabilities; and other factors affecting the real estate industry generally or healthcare real estate in particular. For further discussion of the factors that could affect outcomes, please refer to the “Risk Factors” section of the Company’s Annual Report on Form 10-K for the year ended December 31, 2018, and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this report. Certain information in the supplemental package is shown pro forma for the consummation of pending transactions. The pro forma adjustments are based upon available information and assumptions that we believe are reasonable. There is no assurance that the pending transactions will occur. On the cover and page 2: Mount Hospital, an MPT-owned acute care hospital in Perth, Australia. MEDICALPROPERTIESTRUST.COM Q2 2019 | SUPPLEMENTAL INFORMATION 2

OFFICERS Edward K. Aldag, Jr. Chairman, President and Chief Executive Officer R. Steven Hamner Executive Vice President and Chief Financial Officer Emmett E. McLean Executive Vice President, Chief Operating Officer and Secretary J. Kevin Hanna Vice President, Controller and Chief Accounting Officer Rosa H. Hooper Vice President, Managing Director of Asset Management and Underwriting Charles R. Lambert Treasurer and Managing Director—Capital Markets Medical Properties Trust, Inc. is a self-advised real estate investment trust that provides capital to hospital operators located throughout the U.S. and other countries. We focus exclusively on hospitals, which is where the highest intensity of care is provided to patients. MPT is currently the second-largest non-governmental owner of hospital beds in the U.S. Our financing model allows owners of hospitals to unlock the value of their underlying real estate, primarily through sale leaseback transactions. COMPANY OVERVIEW 3 CORPORATE HEADQUARTERS Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 (205) 969-3756 (fax) www.medicalpropertiestrust.com BOARD OF DIRECTORS Edward K. Aldag, Jr. G. Steven Dawson R. Steven Hamner Elizabeth N. Pitman D. Paul Sparks, Jr. Michael G. Stewart C. Reynolds Thompson, III Q2 2019 | SUPPLEMENTAL INFORMATION MPT Officers: R. Steven Hamner, Emmett E. McLean, Edward K. Aldag, Jr., Rosa H. Hooper, J. Kevin Hanna and Charles R. Lambert MEDICALPROPERTIESTRUST.COM

INVESTOR RELATIONS Tim Berryman Director—Investor Relations (205) 397-8589 tberryman@medicalpropertiestrust.com COMPANY OVERVIEW (continued) CAPITAL MARKETS Charles Lambert Treasurer and Managing Director—Capital Markets (205) 397-8897 clambert@medicalpropertiestrust.com TRANSFER AGENT American Stock Transfer and Trust Company 6201 15th Avenue Brooklyn, NY 11219 STOCK EXCHANGE LISTING AND TRADING SYMBOL New York Stock Exchange (NYSE): MPW SENIOR UNSECURED DEBT RATINGS Moody’s – Ba1 Standard & Poor’s – BBBQ2 2019 | SUPPLEMENTAL INFORMATION 4 MEDICALPROPERTIESTRUST.COM Above: Sydney Southwest Private Hospital, an MPT-owned acute care hospital in Sydney, Australia.

MEDICALPROPERTIESTRUST.COM    FINANCIAL INFORMATION
RECONCILIATION OF NET INCOME TO FUNDS FROM OPERATIONS
(Unaudited)
(Amounts in thousands, except per share data)
For the Three Months Ended
For the Six Months Ended
June 30, 2019
June 30, 2018
June 30, 2019
June 30, 2018
FFO INFORMATION:
Net income attributable to MPT common stockholders
79,438$
111,567$
155,260$
202,168$
Participating securities’ share in earnings
(446)
(323)
(922)
(518)
Net income, less participating securities’ share in earnings
78,992$
111,244$
154,338$
201,650$
Depreciation and amortization
40,407
35,156
80,261
71,673
Loss (gain) on sale of real estate, net
147
(24,151)
147
(25,618)
Funds from operations
119,546$
122,249$
234,746$
247,705$
Write-off of straight-line rent and other, net of tax benefit
406
7,235
3,002
13,294
Unutilized financing fees
914
-
914
-
Acquisition costs, net of tax benefit
-
411
-
411
Normalized funds from operations
120,866$
129,895$
238,662$
261,410$
Share-based compensation
6,317
4,869
13,032
6,725
Debt costs amortization
2,188
1,802
4,255
3,591
Straight-line rent revenue and other
(29,508)
(24,376)
(57,558)
(47,801)
Adjusted funds from operations
99,863$
112,190$
198,391$
223,925$
PER DILUTED SHARE DATA:
Net income, less participating securities’ share in earnings
0.20$
0.30$
0.40$
0.55$
Depreciation and amortization
0.10
0.10
0.20
0.20
Loss (gain) on sale of real estate, net
-
(0.07)
-
(0.07)
Funds from operations
0.30$
0.33$
0.60$
0.68$
Write-off of straight-line rent and other, net of tax benefit
-
0.03
0.01
0.03
Unutilized financing fees
0.01
-
-
-
Acquisition costs, net of tax benefit
-
-
-
-
Normalized funds from operations
0.31$
0.36$
0.61$
0.71$
Share-based compensation
0.02
0.01
0.03
0.02
Debt costs amortization
-
0.01
0.01
0.01
Straight-line rent revenue and other
(0.08)
(0.07)
(0.14)
(0.13)
Adjusted funds from operations
0.25$
0.31$
0.51$
0.61$

MEDICALPROPERTIESTRUST.COM FINANCIAL INFORMATION DEBT SUMMARY (As of June 30, 2019) ($ amounts in thousands) Debt Instrument    Rate Type RateBalance 2021 Credit Facility Revolver (£32M) (A)Variable1.980%40,627$ 2022 Term LoanVariable3.940%200,000 4.000% Notes Due 2022 (€500M) (A)Fixed4.000%568,650 2024 AUD Term Loan (AUD$1.2B)(A)Variable 2.721%842,400 6.375% Notes Due 2024Fixed6.375%500,000 5.500% Notes Due 2024Fixed5.500%300,000 3.325% Notes Due 2025 (€500M) (A)Fixed3.325%568,650 5.250% Notes Due 2026Fixed5.250%500,000 5.000% Notes Due 2027Fixed5.000%1,400,000 4,920,327$ Debt issuance costs(42,017) Weighted average rate4.428%4,878,310$ (A) Non-USD denominated debt converted to U.S. dollars at June 30, 2019. (B) We entered into an interest rate swap transaction, effective July 3, 2019, to fix the interest rate to 2.45% for the duration of the loan. (C) On July 26, 2019, we completed a $900 million senior unsecured notes offering. The notes were issued at 99.5% of par value and pay interest at a rate of 4.625% per year and mature on August 1, 2029. Rate Type as Percentageof Total DebtFixed78.0%Variable22.0%((B)

MEDICALPROPERTIESTRUST.COM FINANCIAL INFORMATION DEBT MATURITY SCHEDULE ($ amounts in thousands) Debt Instrument    2019 202020212022202320242025202620272028 2021 Credit Facility Revolver (£32M)-$ -$ 40,627$ -$ -$ -$ -$ -$ -$ -$ 2022 Term Loan- - - 200,000 - - - - - - 4.000% Notes Due 2022 (€500M)- - - 568,650 - - - - - - 2024 AUD Term Loan (AUD$1.2B)- - - - - 842,400 - - - - 6.375% Notes Due 2024- - - - - 500,000 - - - - 5.500% Notes Due 2024- - - - - 300,000 - - - - 3.325% Notes Due 2025 (€500M)- - - - - - 568,650 - - - 5.250% Notes Due 2026- - - - - - - 500,000 - - 5.000% Notes Due 2027- - - - - - - - 1,400,000 - -$ -$ 40,627$ 768,650$ -$ 1,642,400$ 568,650$ 500,000$ 1,400,000$ -$ 1$-$-$40,627 $768,650 $-$1,642,400 $568,650 $500,000 $1,400,000 $-20192020202120222023202420252026202720282021 Credit Facility Revolver (£32M)2022 Term Loan4.000% Notes Due 2022 (€500M)2024 AUD Term Loan (AUD$1.2B)6.375% Notes Due 20245.500% Notes Due 20243.325% Notes Due 2025 (€500M)5.250% Notes Due 20265.000% Notes Due 2027$1,200,000$1,000,000$800,000$600,000$400,000$-$1,400,000$1,600,000$1,800,000$200,000

MEDICALPROPERTIESTRUST.COM FINANCIAL INFORMATION PRO FORMA NET DEBT / ANNUALIZED ADJUSTED EBITDA (Unaudited) (Amounts in thousands) For the Three Months Ended June 30, 2019 Net income attributable to MPT common stockholders     79,438$ Pro forma adjustments for acquisitions and other â½á´¬â¾ 52,713 Pro forma net income132,151$ Add back: Interest (B)52,051 Depreciation and amortization (B)38,897 Share-based compensation6,317 Loss on sale of real estate, net147 Impairment and other charges Write-off of straight-line rent and other406 Unutilized financing fees914 Income tax (B)258 2Q 2019 Pro forma adjusted EBITDA231,141$ Annualization924,564$ Total debt4,878,310$ Pro forma changes to cash and debt balance after June 30, 2019 (A)118,973 Pro forma net debt4,997,283$ Pro forma net debt / annualized adjusted EBITDA5.4x (A) Reflects our commitment to invest in 16 facilities in the United States (Prospect). (B) Includes our share of interest, real estate depreciation and income tax expense from unconsolidated joint ventures. Investors and analysts following the real estate industry utilize net debt (debt less cash) to EBITDA (net income before interest expense, income taxes, depreciation and amortization) as a measurement of leverage that shows how many years it would take for us to pay back our debt, assuming net debt and EBITDA are held constant. The table above considers the pro forma effects on net debt and EBITDA from investments and capital transactions that were either completed during the period or disclosed as firm commitments, assuming such transactions were consummated/fully funded as of the beginning of the period. In addition, we show EBITDA adjusted to exclude stock compensation expense, gains or losses on real estate and other dispositions, debt refinancing or similar charges, and impairment charges to derive Pro forma Annualized Adjusted EBITDA, which is a non-GAAP measure. We believe Pro forma Net Debt and Pro forma Annualized Adjusted EBITDA are useful to investors and analysts as they allow for a more current view of our credit quality and allow for the comparison of our credit strength between periods and to other real estate companies without the effect of items that by their nature are not comparable from period to period.

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION LEASE AND MORTGAGE LOAN MATURITY SCHEDULE (As of June 30, 2019) ($ amounts in thousands) Years of Maturities (A)    Total Properties (B) Base Rent/Interest (C)Percentage of TotalBase Rent/Interest 20193 8,109$ 0.9% 20201 925 0.1% 20212 3,444 0.4% 202216 77,040 8.6% 20234 13,476 1.5% 20242 5,459 0.6% 20255 20,428 2.3% 20265 26,370 2.9% 20271 3,129 0.3% 20284 5,481 0.6% 202921 53,912 6.0% Thereafter 261 682,301 75.8% 325 ##900,074$ 100.0% (A)Lease/Loan expiration is based on the fixed term of the lease/loan and does not factor in potential renewal options provided for in our agreements. (B)Includes all properties, including those that are part of joint ventures, except five vacant properties representing less than 1.0% of total pro forma gross assets and three facilities that are under development. The schedule also includes a previously disclosed commitment to invest in 16 facilities in the United States (Prospect) and eight facilities in the United Kingdom (Ramsay). (C)Represents base rent/interest income on an annualized basis but does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues). 0.9%0.1%0.4%8.6%1.5%0.6%2.3%2.9%0.3%0.6%6.0%75.8%0%10%20%30%40%50%60%70%80%Percentage of Total Base

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY ASSET TYPE (June 30, 2019) ($ amounts in thousands) Asset Types Total Pro FormaGross Assets (A) Percentage of Pro FormaGross Assets YTD ActualRevenue (B) Percentage ofTotal Actual Revenue General Acute Care Hospitals 10,494,787$ 81.0% 326,677$ 79.7% Inpatient Rehabilitation Hospitals 1,597,366 12.3% 68,555 16.7% Long-Term Acute Care Hospitals 284,039 2.2% 14,658 3.6% Other assets 577,764 4.5%—— Total 12,953,956$ 100.0% 409,890$ 100.0% Domestic Pro Forma Gross Assets by Asset Type Domestic Actual Revenue by Asset Type Total Pro Forma Gross Assets by Asset Type Total Actual Revenue by Asset Type (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real estate commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. See press release dated August 1, 2019 for reconciliation of total assets to pro forma total gross assets at June 30, 2019. (B) Includes revenue from properties owned through joint venture arrangements. 86%5%3%6%General Acute CareHospitalsInpatient RehabilitationHospitalsLong-Term Acute CareHospitalsOther assets89%7%4%81%12%2%5%General Acute CareHospitalsInpatient RehabilitationHospitalsLong-Term Acute CareHospitalsOther assets80%17%3%

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY OPERATOR (June 30, 2019) ($ amounts in thousands) Operators     Total Pro FormaGross Assets (A) Percentage of Pro FormaGross Assets (B)YTD ActualRevenue (C)Percentage ofTotal Actual Revenue Steward Massachusetts market1,482,850$ 11.4%68,553$ 16.7% Utah market1,025,576 7.9%41,488 10.1% Texas/Arkansas/Louisiana market708,861 5.5%33,754 8.2% Arizona market317,305 2.4%15,582 3.8% Ohio/Pennsylvania market198,695 1.6%9,556 2.4% Florida market197,884 1.5%7,357 1.8% Prospect1,550,000 12.0%- - Prime Healthcare1,142,338 8.8%63,996 15.6% MEDIAN1,048,949 8.1%44,369 10.8% Healthscope897,175 6.9%3,812 0.9% 31 operators 3,806,559 29.4%121,423 29.7% Other assets577,764 4.5%- - Total12,953,956$ 100.0%409,890$ 100.0% (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real estate commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. See press release dated August 1, 2019 for reconciliation of total assets to pro forma total gross assets at June 30, 2019. (B) No single facility accounts for more than 2.9% of total pro forma gross assets. (C) Includes revenue from properties owned through joint venture arrangements. Total Pro Forma Gross Assets by OperatorTotal Actual Revenue by Operator 30%12%9%8%7%29%5%StewardProspectPrime HealthcareMEDIANHealthscope31 operatorsOther assets43%15%11%1%30%

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY U.S. STATE AND COUNTRY (June 30, 2019) ($ amounts in thousands) U.S. States and Other Countries Total Pro FormaGross Assets â½á´¬â¾ Percentage of Pro FormaGross Assets YTD ActualRevenue (B) Percentage ofTotal Actual Revenue Massachusetts 1,482,850$ 11.4% 68,553$ 16.7% Texas 1,222,846 9.4% 58,504 14.3% California 1,081,076 8.3% 32,362 7.9% Utah 1,060,375 8.2% 43,409 10.6% Pennsylvania 566,707 4.4% 7,577 1.8% 25 Other States 3,735,368 28.9% 139,071 34.0% Other assets 560,716 4.4%—— United States 9,709,938$ 75.0% 349,476$ 85.3% Germany 1,142,033$ 8.8% 48,326$ 11.8% Australia 897,175 6.9% 3,812 0.9% United Kingdom 597,990 4.6% 2,597 0.6% Switzerland 473,086 3.7%—— Italy 90,605 0.7% 3,971 1.0% Spain 26,081 0.2% 1,708 0.4% Other assets 17,048 0.1%—— International 3,244,018$ 25.0% 60,414$ 14.7% Total 12,953,956$ 100.0% 409,890$ 100.0% (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real estate commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. See press release dated August 1, 2019 for reconciliation of total assets to pro forma total gross assets at June 30, 2019. (B) Includes revenue from properties owned through joint venture arrangements. 75%9%7%5%4%<1%<1%<1%United StatesGermanyAustraliaUnited KingdomSwitzerlandItalySpainOther assetsPro FormaGross Assetsby U.S. State85%12%<1%<1%<1%<1%12%10%8%8%4%29%4%MassachusettsTexasCaliforniaUtahPennsylvania25 Other StatesOther assets17%14%8%10%2%34%Actual Revenue by U.S. StateTotalPro FormaGross Assetsby CountryTotal Actual Revenue by Country

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION SAME STORE EBITDARM(A) RENT COVERAGE YOY and Sequential Quarter Comparisons by Property Type Stratification of Portfolio EBITDARM Rent Coverage EBITDARM Rent Coverage TTM    Investment (in thousands) No. of FacilitiesPercentage ofInvestment Greater than or equal to 4.50x244,618$ 44.6% 3.00x—4.49x6,744$ 10.2% 1.50x—2.99x80,736$ 61.5% Less than 1.50x3,125$ 10.1% Total Master Leased, Cross-Defaulted and/or with Parent Guaranty: 2.8x4,970,850$ 14193.6% General Acute Care Hospitals Master Leased, Cross-Defaulted and/or with Parent Guaranty: 3.2x3,538,771$ 5166.7% Inpatient Rehabilitation Facilities Master Leased, Cross-Defaulted and/or with Parent Guaranty: 1.9x1,198,832$ 7822.6% Long-Term Acute Care Hospitals Master Leased, Cross-Defaulted and/or with Parent Guaranty: 1.4x233,247$ 124.3% Notes: Same Store represents properties with at least 24 months of financial reporting data. Properties that do not provide financial reporting and disposed assets are not included. All data presented is on a trailing twelve month basis. (A) EBITDARM adjusted for non-recurring items. 3.6x1.9x1.7x3.1x3.5x1.9x1.4x3.0x3.5x1.9x1.4x3.0x3.5x1.9x1.4x3.0x0.00x1.00x2.00x3.00x4.00x5.00xGeneral Acute CareHospitalsInpatient RehabilitationFacilitiesLong-Term Acute CareHospitalsTotal PortfolioQ1 2018 (YoY)Q1 2019 (YoY)Q4 2018 (QoQ)Q1 2019 (QoQ)4.6%0.2%1.5%0.1%66.7%22.6%4.3%Greater than or equal to 4.50x3.00x—4.49x1.50x—2.99xLess than 1.50xGeneral Acute Master Lease, Cross-Default or Parent GuarantyRehab Master Lease, Cross-Default or Parent GuarantyLTACH Master Lease, Cross-Default or Parent Guaranty

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION SUMMARY OF COMPLETED ACQUISITIONS / DEVELOPMENT PROJECTS FOR THE SIX MONTHS ENDED JUNE 30, 2019 (Amounts in thousands) Operator    Location Investment (A)Rent Commencement DateAcquisition/ Development MEDIAN Germany $ 6,064 2/10/2019 Acquisition BMI HealthcareUnited Kingdom 45,124 4/3/2019 Acquisition Steward Texas 26,000 4/12/2019 Acquisition Swiss Medical NetworkSwitzerland 283,844 5/27/2019 Acquisition HealthscopeAustralia 846,431 6/7/2019 Acquisition Saint Luke’s Health SystemKansas 145,371 6/10/2019 Acquisition $ 1,352,834 SUMMARY OF CURRENT INVESTMENT COMMITMENTS (Amounts in thousands) OperatorLocationCommitmentAcquisition/ Development Prospect California, Connecticut & Pennsylvania $ 1,550,000 Acquisition Ramsay Health CareUnited Kingdom 440,551 Acquisition $ 1,990,551 SUMMARY OF CURRENT DEVELOPMENT PROJECTS AS OF JUNE 30, 2019 (Amounts in thousands) OperatorLocationCommitmentCosts Incurred as of 6/30/2019Estimated Rent Commencement Date Circle HealthUnited Kingdom $ 45,520 $ 34,452 Q1 2020 Circle Health Rehabilitation United Kingdom 20,520 15,564 Q1 2020 Surgery Partners Idaho 113,468 69,312 Q1 2020 $ 179,508 $ 119,328 (A) Excludes transaction costs, including real estate transfer and other taxes. (B) Reflects our acquisition of a 46% stake in Infracore SA and a 4.9% stake in Aevis. (C) Reflects a purchase price commitment of £347 million converted to USD at June 30, 2019. (D) Represents £35.9 million commitment converted to USD at June 30, 2019. (E) Represents £16.2 million commitment converted to USD at June 30, 2019. (A)(D)(E)(A)(C)(B)

MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES Consolidated Statements of Income (Unaudited) (Amounts in thousands, except per share data) For the Three Months Ended    For the Six Months Ended June 30, 2019 June 30, 2018June 30, 2019June 30, 2018 REVENUES Rent billed110,882$ $ 122,827 219,480$ $ 250,838 Straight-line rent25,136 15,073 45,787 30,864 Income from direct financing leases17,386 18,934 34,666 36,615 Interest and other income39,145 45,068 73,070 88,631 Total revenues192,549 201,902 373,003 406,948 EXPENSES Interest 52,326 58,126 102,877 115,149 Real estate depreciation and amortization33,976 34,466 67,328 70,268 Property-related (A)8,290 1,920 11,356 4,104 General and administrative 22,272 19,552 45,723 37,370 Acquisition costs- 411 - 411 Total expenses116,864 114,475 227,284 227,302 OTHER INCOME (EXPENSE) (Loss) gain on sale of real estate, net(147) 24,151 (147) 25,618 Earnings from equity interests4,441 4,155 8,161 7,426 Other(333) (2,153) (129) (6,892) Total other income3,961 26,153 7,885 26,152 Income before income tax79,646 113,580 153,604 205,798 Income tax benefit (expense)274 (1,563) 2,607 (2,738) Net income79,920 112,017 156,211 203,060 Net income attributable to non-controlling interests(482) (450) (951) (892) Net income attributable to MPT common stockholders79,438$ 111,567$ 155,260$ 202,168$ EARNINGS PER COMMON SHARE—BASIC AND DILUTED Net income attributable to MPT common stockholders0.20$ 0.30$ 0.40$ 0.55$ WEIGHTED AVERAGE SHARES OUTSTANDING—BASIC394,574 364,897 387,563 364,889 WEIGHTED AVERAGE SHARES OUTSTANDING—DILUTED395,692 365,541 388,683 365,442 DIVIDENDS DECLARED PER COMMON SHARE0.25$ 0.25$ 0.50$ 0.50$ A)Includes $6.4 million and $7.7 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three and six months ended June 30, 2019, respectively. These costs are required to be presented on a gross basis (with offset included in Interest and other income), following our adoption of the new lease accounting standard on January 1, 2019. We presented similar items in the prior year on a net basis.

MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES Consolidated Balance Sheets (Amounts in thousands, except per share data) June 30, 2019    December 31, 2018 (Unaudited) (A) ASSETS Real estate assets Land, buildings and improvements, intangible lease assets, and other6,552,944$ 5,268,459$ Mortgage loans1,216,442 1,213,322 Net investment in direct financing leases686,599 684,053 Gross investment in real estate assets8,455,985 7,165,834 Accumulated depreciation and amortization(531,880) (464,984) Net investment in real estate assets7,924,105 6,700,850 Cash and cash equivalents451,652 820,868 Interest and rent receivables24,103 25,855 Straight-line rent receivables268,901 220,848 Equity investments799,058 520,058 Other loans370,631 373,198 Other assets284,761 181,966 Total Assets10,123,211$ 8,843,643$ LIABILITIES AND EQUITY Liabilities Debt, net4,878,310$ 4,037,389$ Accounts payable and accrued expenses 192,948 204,325 Deferred revenue10,449 13,467 Obligations to tenants and other lease liabilities117,869 27,524 Total Liabilities 5,199,576 4,282,705 Equity Preferred stock, $0.001 par value. Authorized 10,000 shares; no shares outstanding - - Common stock, $0.001 par value. Authorized 500,000 shares; issued and outstanding—394,425 shares at June 30, 2019 and 370,637 shares at December 31, 2018394 371 Additional paid-in capital4,855,310 4,442,948 Retained earnings121,772 162,768 Accumulated other comprehensive loss(66,530) (58,202) Treasury shares, at cost(777) (777) Total Medical Properties Trust, Inc. Stockholders’ Equity4,910,169 4,547,108 Non-controlling interests13,466 13,830 Total Equity4,923,635 4,560,938 Total Liabilities and Equity10,123,211$ 8,843,643$ (A)Financials have been derived from the prior year audited financial statements.

MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS UNCONSOLIDATED JOINT VENTURE INVESTMENTS (As of and for the three months ended June 30, 2019) (Unaudited) ($ amounts in thousands) Real Estate Joint Venture Details Income Statement (A) Total revenues    48,606$ Expenses: Interest 15,254 Real estate depreciation and amortization13,015 General and administrative1,833 Other2,742 Income taxes2,749 Total expenses35,593 Net income13,013$ Balance Sheet Information (A) Total Assets3,183,092$ Debt, net (third party)1,066,675 Shareholder loans685,820 Other liabilities369,763 Total Liabilities2,122,258$ Leverage Metrics (Third-party debt only) Debt to EBITDA (annualized)6.1x Debt to Total Assets33.5% Joint Venture Impact Income Statement Impact to MPTAmountsFinancial Statement Location Real estate joint venture income(B)3,163$ Earnings from equity interests Operator joint venture income1,278 Earnings from equity interests Total joint venture income4,441$ Management fee revenue141$ Interest and other income Shareholder loan interest revenue4,313$ Interest and other income Balance Sheet Impact to MPTAmountsFinancial Statement Location Real estate joint venture investments572,481$ Equity investments Investments in operators226,577 Equity investments Total joint venture investments799,058$ Shareholder loans342,910$ Other loans (A) Our Switzerland investment is reported on a lag basis. We have included herein a pro forma income statement and balance sheet for the Switzerland investment based on historical financials provided by our investee. (B) Includes $1.7 million of straight-line rent revenue and $6.4 million of depreciation and amortization expense. We have not recorded any income on our Switzerland investment this quarter as it is reported on a lag basis.

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