Sistema de

Entrenamiento
3Q22 en Update
Quartely Results
Ciberseguridad
Trust F/2157 – FMTY14

October,2022
3Q22 Highlights

• On September 13th, Fibra Mty successfully completed its equity issuance of Ps. 3,450.0 million. With this
transaction, Fibra Mty became the most active Mexican REIT in the equity market over the past 7 years.

o Offering Price was settled in Ps. 12.20 per share.

o Demand stood at 1.2 x the targeted amount including the greenshoe option.
o Proceeds will be used primarily to strengthen the portfolio by seizing the unprecedented opportunities arising in the
industrial markets.

• Acquisition approach remains primarily centered on the industrial sector, with the objective of capturing the
benefits of unprecedented market trends.

• We have managed to retain and attract new tenants, during 2022 alone, we were able to lease more than 13,000
sqm, a figure that includes deals both office and industrial.

• Current AFFO in line with 2022 high-end guidance. Still considering the equity issuance we estimate to deliver an
AFFO per share of roughly Ps. 1.00, more than 10% above 2021 cash distribution.

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High Quality Portfolio
Geographical distribution as of September 30, 2022

Ciudad Juárez
1 properties
9
4,520 m2 Monterrey
29 properties
markets
90.3%
(1) Chihuahua 478,002 m2
91.1%

60
7 properties
36,309 m2
89.0%
San Luis Potosí
Saltillo
8 properties 7 properties properties
91,642 m2 95,356 m2
93.6% 97.3%

Querétaro
2 properties
818,864
Guadalajara
3 properties 21,897 m2 m2 of GLA
63,199 m2 100.0%
90.2%

91.8%
Irapuato México
2 properties 1 properties
12.680 m2 15,259 m2

(1) Chihuahua, Parral, Delicias, Cuauhtémoc

100.0% 62.7%
occupancy GLA

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Key Performance Indicators (as % of revenue)
As of September 30, 2022
Asset Class Location Occupancy Currency

2.4% 5.8% 12.5%

4.1%
22.4%
7.5%

8.0%
47.1% 50.5%
55.5%

19.1%
77.6%
87.5%

Nuevo León Jalisco San Luis Potosí 4

Industrial Office Retail Leased Vacant USD MXN
Coahuila Chihuahua Other

Lease Maturity Schedule

100.0%

74.0% 78.4%
70.3%
65.5%
54.8%

29.3% 33.8%
19.3% Weighted average lease term of 4.6 years. 45.2% of income starts expiring 2027
8.7%

21.0% 21.6%

10.6% 10.0% 10.7%

8.7%
4.5% 4.8% 3.7% 4.4%

2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

Maturity Accumulated

fibramty.com
Operational efficiency and accretive acquisitions
Same-properties performance

Thousands of Pesos 3T 2022 3T 2021 Δ% / bps

Number of Properties (1) 58 58 -
Gross Leasable Area (GLA) in square meters 758,583 758,583 -
Occupancy Rate (per GLA) 91.2% 90.7% 50 pbs
Same-Property Revenues 362,093 330,490 9.6%
Same-Property Operating Expenses (48,578) (37,253) 30.4%*
Same-Property Net Operating Income (NOI) 313,515 293,237 6.9%
Same-Property NOI Margin 86.6% 88.7% (210 pbs)

Revenue from Acquisitions or Construction 13,010 - -

Operating Expenses from Acquisitions or Construction (283) - -
Revenue from Divestment - - -
Operating Expenses from Divestment - (100) -
NOI from Acquisitions or Construction or Divestment 12,727 (100) -
NOI Margin from Acquisitions or Construction or Divestment 97.8% - -

Fibra Mty Total Revenue 375,103 330,490 13.5%

Fibra Mty Total Operating Expenses (48,861) (37,353) 30.8%
Fibra Mty Total NOI 326,242 293,137 11.3%
Fibra Mty Total NOI Margin 87.0% 88.7% (170 pbs)
(1) Excludes “Casona Mochis” and “Cuprum”, “Ciénega 2” and “Ciénega 3”.

* Increase composed of I) 11.8% derived from LEED Certifications and consultancies related to long-term CAPEX planning II) 7.5% Corresponding to Utility expenses and lease commissions due to greater occupancy in the properties,
III) 4.6% Corresponds to Non-recurring expenses for major maintenance, and IV) Other impacts 6.5%

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Same-Property performance 3Q21 vs 3Q22
Ps. Millions

313.5 12.7 326.2

17.2 10.8
293.2 3.6
11.3 87.0%
86.6%
88.7%

Same Property NOI 2Q21 FX Variation Inflation Adjustments New Leases/Expansions Opex Same Property NOI 2Q22 Acquisitions/Disposals NOI 2Q22

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 NOI track record 2020-2022 (Ps. millions))

350
339.9 341.5
340
332.1
329.3
330
332.8
Recovered Potential NOI %
320 325.5 314.1 314.4 326.2 Scenarios
310 +20% +40% +60%
310.0 300.1 300.8
300 334.2 342.2 350.2
293.1 Portfolio 2Q22
+2.5% +4.9% +7.4%
290 284.4 295.9 296.6
282.3 Same-
276.2 279.4 287.4 296.3
280 285.0 Properties
282.1 271.9 +2.9% 5.9% +8.8%
1Q20 – 2Q22
270 275.2
271.4
260 267.3

258.4
250 255.8
1Q20 2Q20 3Q20 4Q20 1Q21 2Q21 3Q21 4Q21 1Q22 2Q22 3Q22

Portfolio Same-Properties as of 1Q20

19.18 23.44 22.38 21.29 20.34 20.23 19.91 20.83 20.68 20.03 20.23

1) Same-properties exclude Garibaldi 4, Casona Mochis, Cuprum, Ciénega 2, Ciénega 3 y La Perla

NOI: Net Operating Income

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Leasing and Organic Growth

Office Industrial Signed during 2022

Potential Annual NOI Potential Annual NOI Potential Annual NOI
Location Location
(Thousands of Pesos) (Thousands of Pesos) (Thousands of Pesos)
Monterrey 9,380 Coahuila 2,640 Office San Luis Potosi 1,150
Total Transactions in Closing 9,380 Coahuila 2,670 Office Monterrey 6,130
Guadalajara 9,070 Total Transactions in Closing 5,310 Office Guadalajara 10,580
Monterrey 10,655 Providencia 8,880 Office Chihuahua 0.425
Total Transactions in Progress 19,725 Total Transactions in Progress 8,880 Total Office 18,285
Monterrey 2,100 Total Potential Annual NOI 14.110 Industrial Coahuila 9,140
Monterrey 2,880 Total Industrial 9,140
Portfolio
Guadalajara 28,800 Total Portfolio 27,425
Potential Annual NOI
Monterrey 2,450 (Thousands of Pesos)

Monterrey 1,510 Total Transactions in Closing 14,690

Guadalajara 7,110 Total Transactions in Progress 28,605

Total Initiated Transactions 44,850 Total Initiated Transactions 44.850

Total Potential Annual NOI 73,955 Total Potential Annual NOI 109,255

NOI: Net Operating Income

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 Potential Pipeline as presented during 2022 Roadshow
Industrial
Offers Sent and Rejected US$ 388 M USD
29 properties (5.5 million sf GLA)
WALT: 6.2 years
Under negotiation US$ 558 M
Industrial
Under valuation US$ 1,282 M MXN
1 property (0.6 million sf GLA)
WALT: 8.1 years
Acquisitions

Industrial
Total Active pipeline US$ 2,228 M USD
Industrial
USD
22 properties (6.6 million sf GLA)
WALT: 9.4 years
96.3% 97.7% 8.1 years*
% Ind. %USD WALT

Office
USD
29* GLA
12.8 million sf* 1 property ( 0.1 million sf GLA)
#Properties
WALT: 5.3 years

Estimated Value
Class Currency #Properties GLA million sf
(USD M)
Recycling

Industrial USD 12 1.3 72

Office MXN 1 0.1 20
Total 13 1.4 92

GLA: Gross Leasable Area WALT: Weighted Average Lease Term

Target Cap Rates range from 6.9% - 10.1%, average converges to ~8.0% *Indicators exclude properties in process for starting evaluation.

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Ps. 3.45 Billion Follow On Summary
Demand (1.2 x) Allocation
1.0% 0.2%
1.4% 1.1% 1.0% 0.3%
The largest transaction of the Mexican capital market in the last 17 months
previous to our Follow-On. 20.9%

29.4%

• Participation of institutional investors and approximately 6,000

individual accounts. 68.1%
76.7%
• During the Roadshow, Fibra Mty held 83 meetings with potential
investors.
• Demand stood at 1.2 times the targeted amount.
• First follow on with International Investors. Pension Funds (AFOREs) Retail International Investors

Private Banks Mutual Funds

Offering Total Greenshoe 15% of the base offer.

Ps. $ 3,450 M considering a base offer of Ps. 3,000 M + Greenshoe
Amount

Issue Price Ps. $ 12.20 per CBFI Pricing date September 13, 2022

Public Offer
100% Primary offering. Arranger
Structure

Destination of
Acquisition of assets and general corporate uses. Lead Underwriters
resources

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Marketability Index
As of quarter-end, we stand at an all-time-high position in the marketability index (55)
• Excess demand in our Follow On had a significant effect in September's trading volume.
• Recent equity transactions have benefited our average daily trading volume (ADTV).

0 8.0

21.9% Retail
Follow On
20.7% Retail
Follow On
Follow On
Rights Offering

7.3 7.4
20

7.1
7.0
7.0

7.1
40

6.7 6.7 6.6

6.4 55
6.4
60
63
60

6.1 67
5.9 6.0 70
5.9 5.9 74 6.0

81
80

91
5.2 94

104 102
100 106
5.0

117 115 114

114
120

140 4.0

FMTY's Place FMTY's Index

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3Q22 Cash Flow Results vs 3Q21

Main Variations vs 3Q21 AFFO:

1. Higher cash investment balance due to the equity follow on

and a higher interest rate in cash investments.

2. Inflation increases in revenue due to lease contracts.

3. higher occupancy, expansions, property improvements, and

additional parking revenue, net of certain vacancies and
scheduled renovations in the industrial and office portfolios

4. Use of equity issuance proceeds to stabilize AFFO per share.

Partially offset by:

1. OPEX increase mainly due to LEED certifications and

consulting services related to long-term CAPEX planning,

2. Higher leasing commissions and utility bills due to the

increase in properties affluence

3. Increase in CAPEX reserve.

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3Q22 Cash Flow Results vs 2Q22

Main Variations vs 2Q22 AFFO:

1. Higher cash investment balance due to the equity

follow on and a higher interest rate in cash
investments.

2. Use of equity issuance proceeds to stabilize AFFO

per share.

Partially offset by:

1. OPEX increase mainly due to LEED certifications

and consulting services related to long-term CAPEX
planning,

2. higher leasing commissions and utility bills due to

the increase in properties affluence

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Solid Balance Sheet
Type of debt Type of rate Type of currency

24.5%
Loan To Value

19.7%
Cash / Assets
100.0% 100.0% 100.0%
15.4%
Secured Unsecured Floating rate Fixed rate MXN USD Available Credit Lines /Assets

Debt maturity profile 0.8x

4.23% 4.23% 4.23% 4.23% 4.23% 4.13% Net Debt to EBITDA (1)

81.1%
4.2%
Weighted Avg. Interest Rate

4.9 y
18.9%
Average Debt Maturity
0.0% 0.0% 0.0% 0.0%

2022 2023 2024 2025 2026 2027 AA (Mx) / AA+ (Mx)

Maturity Weighted Avg. Interest Rate Credit Rating

(1) Includes the annualized effect of “La Perla”, “Cienega 2” and “Cienega 3”.

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Selected Financial Information
Thousands of Pesos Δ% Δ%
3Q22 2Q22 1Q22 4Q21 3Q21 3Q22 vs 3Q21 3Q22 vs 2Q22
(except figures per CBFI)

Gross Income 375,103 373,826 375,298 350,980 330,490 13.5% 0.3%

Properties Expenses
(48,861) (41,072) (35,479) (36,531) (37,353) 30.8% 19.0%
(net from Capex as Opex)

Net Operating Income 326,242 332,754 339,819 314,449 293,137 11.3% (2.0%)
(NOI) 87.0% 89.0% 90.5% 89.6% 88.7% (1.7p.p.) (2.0 p.p)

G&A Expenses (1) (30,214) (31,282) (34,589) (30,090) (30,429) (0.7%) (3.4%)

296,028 301,472 305,230 284,359 262,708 12.7% (1.8%)

EBITDA (0.6 p.p.) (1.7 p.p.)
78.9% 80.6% 81.3% 81.0% 79.5%

FFO 267,667 257,126 252,030 240,253 221,000 21.1% 4.1%

FFO per CBFI 0.260* 0.264 0.259 0.248 0.228 14.0% (1.5%)

AFFO 314,141 244,878 239,810 237,266 216,187 45.3% 28.3%

AFFO per CBFI (1) 0.250* 0.252 0.247 0.245 0.223 12.1% (0.8%)

(1) Net amount excluding depreciation, amortization and accrual of commissions.

*Calculated considering the Ps. 58.7 million proceeds of the recent follow-on to stabilize the AFFO per share.

15 fibramty.com
 Sistema de
Entrenamiento en
Ciberseguridad

Contact:

Cesar Rubalcava, CFA, CAIA

Investor Relations
crubalcava@fibramty.com