What changed in this filing

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Item 1. Financial Statements

2021-05-17 compared with 2020-11-13 · 1116 added, 1551 removed, 363 unchanged (88% of the section changed)

2 unchanged sentences

CONSOLIDATED BALANCE SHEETS

September 30,

thousands, except par value and share data)

Real estate properties, at cost:

3 unchanged sentences

Accumulated depreciation

(11,875,852 )

Total real estate properties, net

7 unchanged sentences

Above market leases, net

$ 199,664,003

$ 136,788,197

Liabilities and Equity

6 unchanged sentences

Class A common stock, par value $0.01 per share;

500,000,000 shares authorized, 9,449,352 and 5,285,904 shares issued and outstanding as of September 30, 2020 and December 31, 2019, respectively

500,000,000 shares authorized, 13,326,514 and 9,437,197 shares issued and outstanding as of March 31, 2021 and December 31, 2020, respectively

Class B common stock, par value $0.01 per share;

27,206 shares authorized:

27,206 shares issued and outstanding as of September 30, 2020 and December 31, 2019

27,206 shares issued and outstanding as of March 31, 2021 and December 31, 2020

Additional paid-in capital

4 unchanged sentences

Total Liabilities and Equity

$ 199,664,003

$ 136,788,197

The accompanying notes are an integral

part of these unaudited consolidated financial statements.

The accompanying notes are an integral part

of these consolidated financial statements.

POSTAL REALTY TRUST, INC.

CONSOLIDATED AND COMBINED CONSOLIDATED

STATEMENTS OF OPERATIONS

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except share data )

For the Three Months Ended

September 30,

For the Nine Months Ended

September 30,

Rental income

Tenant reimbursements

Fee and other income

10 unchanged sentences

Write-off and amortization of deferred financing fees

Loss on early extinguishment of predecessor debt

Loss on early extinguishment of debt

Interest income

1 unchanged sentence

Income (loss) before income tax expense

Income tax (expense) benefit

Net income attributable to non-controlling interest in properties

Net income attributable to Predecessor

Income tax expense

Net income (loss)

Net (income) loss attributable to Operating Partnership unitholders’

non-controlling interests

Net loss attributable to common stockholders

Net loss per share:

Net income (loss) attributable to common stockholders

Net income (loss) per share:

Basic and Diluted

1 unchanged sentence

Basic and Diluted

The accompanying notes are an integral

part of these unaudited consolidated and combined consolidated financial statements.

The accompanying notes are an integral part

of these consolidated financial statements.

POSTAL REALTY TRUST, INC.

CONSOLIDATED AND COMBINED CONSOLIDATED

STATEMENTS OF CHANGES IN EQUITY

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

(in thousands, except share data)

shares of Common

Member’s Equity

Total Stockholders’

1 unchanged sentence

non-controlling

Non-controlling

Balance - December 31, 2019

$ (11,003,876 )

$ (2,095,823 )

$ (5,658,006 )

$ (5,613,413 )

Capital contributions

Distributions and dividends

Net income (loss)

Balance –

March 31, 2019

$ (11,177,430 )

$ (1,357,793 )

$ (4,846,409 )

$ (4,799,494 )

Capital contributions

Distributions and dividends

Net income (loss)

Balance - May 16, 2019

$ (11,174,220 )

$ (1,168,623 )

$ (5,203,220 )

$ (5,160,479 )

Net proceeds from sale of Common Stock

Formation transactions

(31,798,499 )

(23,449,213 )

Issuance and amortization of equity-based compensation

Dividends declared

Net income (loss)

Reallocation of non-controlling interest

(10,117,974 )

Balance –

June 30, 2019

Issuance and amortization of equity-based compensation

Net income (loss)

Reallocation of non-controlling interest

Balance - September 30, 2019

$ (1,034,471 )

Balance - December 31, 2019

$ (2,575,754 )

Issuance of OP Units in connection with transaction

Issuance of OP Units in connection with a transaction

Issuance and amortization of equity-based compensation

Issuance and amortization under the Employee Stock Purchase Plan (“ESPP”)

Issuance and amortization under ESPP

Dividends declared ($0.17 per share)

2 unchanged sentences

March 31, 2020

$ (4,176,857 )

Issuance and amortization of equity-based compensation

Amortization under ESPP

Restricted stock withholding

Dividends declared ($0.20 per share)

Reallocation of non-controlling interest

Balance –

June 30, 2020

$ (5,416,113 )

Balance - December 31, 2020

Net proceeds from sale of common stock

Amortization of equity-based compensation

Issuance and amortization of equity-based compensation

Issuance and amortization under ESPP

Restricted stock withholdings

Dividends declared ($0.2175 per share)

1 unchanged sentence

Balance –

September 30, 2020

$ 101,303,229

$ (8,246,422 )

$ 121,147,119

The accompanying notes are an integral

part of these unaudited consolidated and combined consolidated financial statements.

March 31, 2021

The accompanying notes are an integral part

of these consolidated financial statements.

POSTAL REALTY TRUST, INC.

CONSOLIDATED AND COMBINED CONSOLIDATED

STATEMENTS OF CASH FLOWS

For the Nine Months Ended

September 30,

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

For the Three Months Ended

Cash flows from operating activities:

$ (1,279,638 )

Adjustments to reconcile net loss to net cash provided by operating activities:

Net income (loss)

Adjustments to reconcile net income (loss) to net cash provided by operating activities:

Amortization of in-place intangibles

3 unchanged sentences

Equity based compensation

Loss on extinguishment debt

Loss on extinguishment of debt

Deferred rent receivable

Deferred rent expense payable

Deferred tax liability

Non-cash lease expense

Changes in assets and liabilities:

1 unchanged sentence

Prepaid expenses and other assets

Due to affiliates

Accounts payable, accrued expenses and other

2 unchanged sentences

Acquisition of real estate

(60,144,554 )

(38,925,771 )

Investment in financing lease, net

Repayment of financing lease

Escrows for acquisition and construction deposits

Capital improvements

Insurance proceeds related to property damage claims

Other investing activities

Net cash used in investing activities

(61,562,988 )

(39,440,887 )

Cash flows from financing activities:

Proceeds from secured borrowings

Repayments of secured borrowings

(32,191,238 )

Proceeds from revolving credit facility

Repayments of revolving credit facility

(48,500,000 )

Proceeds from other financing activity

Repayments from other financing activity

Net proceeds from issuance of shares

Other formation transactions

Deferred offering costs

Debt issuance costs

1 unchanged sentence

Shares withheld for payment of taxes on restricted share vesting

Contributions from partners and members

Distributions and dividends

1 unchanged sentence

Net cash provided by financing activities

Net (decrease) increase in Cash and Escrows and Reserves

Net increase (decrease) in Cash and Escrows and Reserves

Cash and Escrows and Reserves at the beginning of period

Cash and Escrow and Reserves at the end of period

The accompanying notes are an integral

part of these unaudited consolidated and combined consolidated financial statements.

The accompanying notes are an integral part

of these consolidated financial statements.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED

FINANCIAL STATEMENTS

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Organization and Description of Business

Postal Realty Trust,

(the “Company”

“we”, “us”, or “our”) was organized in the state of Maryland

on November 19, 2018.

On May 17, 2019, the Company completed its initial public offering (“IPO”) of the Company’s

Class A common stock, par value $0.01 per share (our “Class A common stock”).

The Company contributed the net proceeds

from the IPO to Postal Realty LP, a Delaware limited partnership (the “Operating Partnership”), in exchange for common

units of limited partnership interest in the Operating Partnership (each, an “OP Unit,”

and collectively, the “OP

Units”).

Both the Company and the Operating Partnership commenced operations upon completion of the IPO and certain related

formation transactions (the “Formation Transactions”).

Prior to the completion of the IPO and the Formation Transactions,

the Company had no operations.

The Company’s

interest in the Operating Partnership entitles the Company to share in distributions from, and allocations of profits and losses

of, the Operating Partnership in proportion to the Company’s percentage ownership of OP Units.

As the sole general partner

of the Operating Partnership, the Company has the exclusive power under the partnership agreement to manage and conduct the Operating

Partnership’s business, subject to limited approval and voting rights of the limited partners.

As of September 30, 2020,

the Company held an approximately 76.9% interest in the Operating Partnership.

As the sole general partner and the majority interest

holder, the Company consolidates the financial position and results of operations of the Operating Partnership.

The Operating Partnership

is considered a variable interest entity (“VIE”) in which we are the primary beneficiary.

Our Predecessor (the

“Predecessor”) is a combination of limited liability companies (the “LLCs”), one C-Corporation (“UPH”),

Postal Realty Trust, Inc.

(the “Company”) was organized in the state of Maryland on November 19, 2018.

On May 17, 2019, the Company completed its initial

public offering (“IPO”) of the Company’s Class A common stock, par value $0.01 per share (the “Class A common

stock”).

The Company contributed the net proceeds from the IPO to Postal Realty LP, a Delaware limited partnership (the “Operating

Partnership”), in exchange for common units of limited partnership interest in the Operating Partnership (each, an “OP Unit,”

and collectively, the “OP Units”).

Both the Company and the Operating Partnership commenced operations upon completion of

the IPO and certain related formation transactions (the “Formation Transactions”).

Prior to the completion of the IPO and

the Formation Transactions, the Company had no operations.

The Company’s interest

in the Operating Partnership entitles the Company to share in distributions from, and allocations of profits and losses of, the Operating

Partnership in proportion to the Company’s percentage ownership of OP Units.

As the sole general partner of the Operating Partnership,

the Company has the exclusive power under the partnership agreement to manage and conduct the Operating Partnership’s business,

subject to limited approval and voting rights of the limited partners.

As of March 31, 2021, the Company held an approximately 81.8% interest

in the Operating Partnership.

As the sole general partner and the majority interest holder, the Company consolidates the financial position

and results of operations of the Operating Partnership.

The Operating Partnership is considered a variable interest entity (“VIE”)

in which the Company is the primary beneficiary.

The Company’s Predecessor

(the “Predecessor”) was a combination of limited liability companies (the “LLCs”), one C-Corporation (“UPH”),

one S-Corporation (“NPM”) and one limited partnership.

The entities that comprise the Predecessor were majority owned

and controlled by Mr.

Andrew Spodek and his affiliates and were acquired by contribution to, or merger with, the Company and the

Operating Partnership.

The Predecessor does

not represent a legal entity.

The Predecessor and its related assets and liabilities were under common control and were contributed

to the Operating Partnership in connection with the Company’s IPO.

For the periods prior

to May 17, 2019, the Predecessor, through the LLCs, UPH and the limited partnership, owned 190 post office properties in 33 states.

The entities that comprised the Predecessor were majority owned and

controlled by Mr.

Spodek and his affiliates and were acquired by contribution to, or merger with, the Company and the Operating Partnership.

The Predecessor did not represent

a legal entity.

The Predecessor and its related assets and liabilities were under common control and were contributed to the Operating

Partnership in connection with the Company’s IPO.

NPM was formed on November

17, 2004, for the purpose of managing commercial real estate properties.

As of September 30,

2020, the Company owned a portfolio of 691 postal properties located in 47 states.

Our properties were leased to a single tenant,

the United States Postal Service (the “USPS”).

In addition, through

its taxable REIT subsidiary (“TRS”), Postal Realty Management TRS, LLC (“PRM”), the Company provides fee-based

third party property management services for an additional 400 postal properties, which are owned by Mr.

Spodek and his affiliates,

his family members and their partners.

The Company, until

May 15, 2019, was authorized to issue up to 600,000,000 shares of common stock, par value $0.01 per share.

On May 15, 2019, in

connection with the IPO, the Company amended its articles of incorporation such that the Company is currently authorized to issue

up to 500,000,000 shares of Class A common stock, 27,206 shares of Class B common stock, $0.01 par value per share (our “Class

B common stock”

or “Voting Equivalency stock”), and up to 100,000,000 shares of preferred stock.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

The Company believes

it has been organized in conformity with, and has operated in a manner that has enabled it to meet, the requirements or qualification

as a real estate investment trust (“REIT”) under the Code, and the Company elected to be taxed as a REIT under the

Code beginning with its short taxable year ended December 31, 2019.

As a REIT, the Company generally will not be subject to federal

income tax to the extent that it distributes its REIT taxable income for each tax year to its stockholders.

REITs are subject to

a number of organizational and operational requirements.

to the Jumpstart Our Business Startups Act (the “JOBS Act”), the Company qualifies as an emerging growth company (“EGC”).

An EGC may choose, as we have done, to take advantage of the extended private company transition period provided for complying

with new or revised accounting standards that may be issued by the Financial Accounting Standards Board (“FASB”) or

the Securities and Exchange Commission (the “SEC”).

The Company’s IPO and Formation Transactions

Both the Company and

the Operating Partnership commenced operations upon completion of the IPO and the Formation Transactions on May 17, 2019.

The Company’s

operations are carried out primarily through the Operating Partnership and the wholly owned subsidiaries of the Operating Partnership.

On May 17, 2019, the

Company completed its IPO, pursuant to which it sold 4,500,000 shares of its Class A common stock at a public offering price of

$17.00 per share.

The Company raised $76.5 million in gross proceeds, resulting in net proceeds of approximately $71.1 million

after deducting approximately $5.4 million in underwriting discounts and before giving effect to $6.4 million in other expenses

relating to the IPO.

The Company’s Class A common stock began trading on the New York Stock Exchange under the symbol “PSTL”

on May 15, 2019.

In connection with

the IPO and Formation Transactions, the Company, through its Operating Partnership, used a portion of the net proceeds to repay

approximately $31.7 million of outstanding indebtedness related to the Predecessor.

Pursuant to the Formation

Transactions, the Company, directly or through the Operating Partnership, acquired the entities that comprise the Predecessor.

The initial properties and other interests were contributed in exchange for 1,333,112 OP Units, 637,058 shares of Class A common

stock, 27,206 shares of Voting Equivalency stock and $1.9 million of cash.

In addition, the Operating Partnership purchased 81

post office properties (the “Acquisition Properties”) in exchange for $26.9 million in cash, including approximately

$1.0 million paid to Mr.

Spodek, the Company’s chief executive officer and a director for his non-controlling ownership in

nine of the Acquisition Properties.

The Company’s

results of operations for the three and nine months ended September 30, 2019 reflect the results of operations of the Predecessor

together with the Company, while the financial condition as of December 31, 2019 and September 30, 2020 reflects solely the Company.

References in these notes to consolidated financial statements to “Postal Realty Trust, Inc.”

signify the Company for

the period after the completion of the IPO and the Formation Transactions and the Predecessor for all prior periods.

following is a summary of the Predecessor Statement of Operations for the period from January 1, 2019 through May 16, 2019, and

the Company’s Statement of Operations for the period from May 17, 2019 through September 30, 2019.

These amounts are included

in the Consolidated and Combined Consolidated Statement of Operations herein for the nine months ended September 30, 2019.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

Postal Realty

September 30,

Rental income

Tenant reimbursements

Fee and other income

Total revenues

Operating Expenses:

Real estate taxes

Property operating expenses

General and administrative

Depreciation and amortization

Total operating expenses

Income (loss) from operations

Interest expense, net:

Contractual interest expense

Amortization of deferred financing costs

Loss on early extinguishment of Predecessor debt

Interest income

Total interest expense, net

Income (loss) before income tax expense

Income tax expense

Net income (loss)

Net income attributable to noncontrolling interest in properties

Net income attributable to Predecessor

Net loss attributable to Operating Partnership unitholders’

noncontrolling interests

Net loss attributable to common stockholders

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

As of March 31, 2021, the

Company owned a portfolio of 780 postal properties located in 47 states.

The Company’s properties are primarily leased to a single

tenant, the United States Postal Service (the “USPS”).

In addition, through its taxable

REIT subsidiary (“TRS”), Postal Realty Management TRS, LLC (“PRM”), the Company provides fee-based third party

property management services for an additional 399 postal properties, which are owned by Mr.

Spodek and his affiliates, his family members

and their partners.

The Company, until May 15,

2019, was authorized to issue up to 600,000,000 shares of common stock, par value $0.01 per share.

On May 15, 2019, in connection with

the IPO, the Company amended its articles of incorporation such that the Company is currently authorized to issue up to 500,000,000 shares

of Class A common stock, 27,206 shares of Class B common stock, $0.01 par value per share (the “Class B common stock”

or “Voting

Equivalency stock”), and up to 100,000,000 shares of preferred stock.

The Company believes it has

been organized in conformity with, and has operated in a manner that has enabled it to meet, the requirements or qualification as a real

estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”), and the Company

elected to be taxed as a REIT under the Code commencing with the Company’s short taxable year ended December 31, 2019.

the Company generally will not be subject to federal income tax to the extent that it distributes its REIT taxable income for each tax

year to its stockholders.

REITs are subject to a number of organizational and operational requirements.

Pursuant to the Jumpstart

Our Business Startups Act (the “JOBS Act”), the Company qualifies as an emerging growth company (“EGC”).

may choose, as the Company has done, to take advantage of the extended private company transition period provided for complying with new

or revised accounting standards that may be issued by the Financial Accounting Standards Board (“FASB”) or the Securities

and Exchange Commission (the “SEC”).

Summary of Significant Accounting Policies

Basis of Presentation

The accompanying unaudited

Consolidated and Combined Consolidated Financial Statements include the financial position and results of operations of the Company

and its Predecessor, the Operating Partnership and its wholly owned subsidiaries.

The Company did not have any operations from

the date of formation to May 17, 2019.

The Predecessor represents a combination of certain entities holding interests in real estate

that were commonly controlled prior to the Formation Transactions.

Due to their common control, the financial statements of the

separate Predecessor entities which owned the properties and the management company are presented on a combined consolidated basis.

The effects of all significant intercompany balances and transactions have been eliminated.

The Company consolidates

the Operating Partnership, a VIE in which the Company is considered the primary beneficiary.

The primary beneficiary is the entity

that has (i) the power to direct the activities that most significantly impact the entity’s economic performance and (ii) the

obligation to absorb losses of the VIE or the right to receive benefits from the VIE that could be significant to the VIE.

The accompanying Consolidated

Financial Statements include the financial position and results of operations of the Company, the Operating Partnership and its wholly

owned subsidiaries.

The Company consolidates the

Operating Partnership, a VIE in which the Company is considered the primary beneficiary.

The primary beneficiary is the entity that has

(i) the power to direct the activities that most significantly impact the entity’s economic performance and (ii) the obligation

to absorb losses of the VIE or the right to receive benefits from the VIE that could be significant to the VIE.

A non-controlling interest

is defined as the portion of the equity in an entity not attributable, directly or indirectly, to the Company.

Non-controlling

interests are required to be presented as a separate component of equity in the Consolidated Balance Sheets.

Accordingly, the presentation

of net income (loss) reflects the income attributed to controlling and non-controlling interests.

The accompanying consolidated

and combined consolidated financial statements have been prepared in accordance with accounting principles generally accepted in

the United States (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 8 of

Regulation S-X.

Non-controlling interests

are required to be presented as a separate component of equity in the Consolidated Balance Sheets.

Accordingly, the presentation of net

income (loss) reflects the income attributed to controlling and non-controlling interests.

accompanying Consolidated Financial Statements have been prepared in accordance with accounting principles generally accepted in the United

States (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Article 8 of Regulation S-X.

Accordingly, they do not include all of the information and footnotes required by GAAP for complete financial statements.

This interim financial

information should be read in conjunction with the consolidated and combined consolidated financial statements included in the

Company’s Annual Report on Form 10-K for the year ended December 31, 2019.

Management believes that all adjustments

of a normal, recurring nature considered necessary for a fair presentation have been included.

This interim financial information

does not necessarily represent or indicate what the operating results will be for the year ending December 31, 2020.

All material intercompany accounts and transactions have been eliminated.

interim financial information should be read in conjunction with the Consolidated and Combined Financial Statements included in the Company’s

Annual Report on Form 10-K for the year ended December 31, 2020.

Management believes that all adjustments of a normal, recurring

nature considered necessary for a fair presentation have been included.

This interim financial information does not necessarily represent

or indicate what the operating results will be for the year ending December 31, 2021.

All material intercompany accounts and

transactions have been eliminated.

Use of Estimates

The preparation of

financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts

of assets and liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses

during the reporting period.

Although management believes its estimates are reasonable, actual results could differ from those

The preparation of financial

statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and

liabilities, the disclosure of contingent assets and liabilities and the reported amounts of revenues and expenses during the reporting

Although management believes its estimates are reasonable, actual results could differ from those estimates.

Offering and Other Costs

Offering costs are recorded

in “Stockholders’

equity”

in the Company’s Consolidated Balance Sheets as a reduction of additional paid-in capital.

Deferred Costs

Financing costs related to

the issuance of the Company’s secured long-term debt are deferred and amortized as an increase to interest expense over the term

of the related debt instrument using the effective-interest method and are reported as a reduction of the related debt balance on the

Consolidated Balance Sheets.

Deferred financing costs related to the Company’s credit facility, or (the “Credit Facility”)

are deferred and amortized as an increase to interest expense over the term of the Credit Facility and are included in “Prepaid

expenses and other assets, net”

on the Consolidated Balance Sheets.

Reclassifications

Certain prior period

amounts have been reclassified to conform to the current period’s presentation.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

Certain prior period amounts

have been reclassified to conform to the current period’s presentation.

Cash and Escrows and Reserves

3 unchanged sentences

The following table provides a reconciliation

of cash and escrows and reserves reported within the Company’s Consolidated Balance Sheets and Consolidated and Combined

Consolidated Statements of Cash Flows:

September 30,

of cash and escrows and reserves reported within the Company’s Consolidated Balance Sheets and Consolidated Statements of Cash Flows:

(in thousands)

Escrows and reserves:

Maintenance reserve

Real estate tax reserve

Cash and escrows and reserves

4 unchanged sentences

basis over the term of the lease.

In addition, certain lease agreements provide for reimbursements from tenants for real estate

taxes and other recoverable costs, which are recorded on an accrual basis as “Tenant reimbursement revenue”

Company’s Consolidated and Combined Consolidated Statement of Operations.

Fee and other income

primarily consist of property management fees.

These fees arise from contractual agreements with entities that are affiliated with

the Company’s CEO.

In addition, certain lease agreements provide for reimbursements from tenants for real estate taxes

and other recoverable costs, which are recorded on an accrual basis as part of “Rental income”

in the Company’s Consolidated

Statement of Operations.

Fee and other income primarily

consist of property management fees.

These fees arise from contractual agreements with entities that are affiliated with the Company’s

Management fee income is recognized as earned under the respective agreements.

The Company carries

liability insurance to mitigate its exposure to certain losses, including those relating to property damage and business interruption.

The Company records the estimated amount of expected insurance proceeds for property damage and other losses incurred as an asset

(typically a receivable from the insurer) and income up to the amount of the losses incurred when receipt of insurance proceeds

is deemed probable.

Any amount of insurance recovery in excess of the amount of the losses incurred is considered a gain contingency

and is not recorded in fee and other income until the proceeds are received.

Insurance recoveries for business interruption for

lost revenue or profit are accounted for as gain contingencies in their entirety, and therefore are not recorded in income until

the proceeds are received.

Revenue from direct

financing leases is recognized over the lease term using the effective interest rate method.

At lease inception, we record an asset

within investments on the Company’s consolidated balance sheets, which represents the Company’s net investment in the

direct financing lease.

This initial net investment is determined by aggregating the total future minimum lease payments attributable

to the direct financing lease and the estimated residual value of the property, if any, less unearned income.

lease term, the investment in the direct financing lease is reduced and income is recognized as revenue in “Fee

and other income”

on the Company’s Consolidated and Combined Consolidated Statement of Operations and produces a constant

periodic rate of return on the investment in direct financing lease, net.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

The Company carries liability

insurance to mitigate its exposure to certain losses, including those relating to property damage and business interruption.

records the estimated amount of expected insurance proceeds for property damage and other losses incurred as an asset (typically a receivable

from the insurer) and income up to the amount of the losses incurred when the amount is determinable and approved by insurance company.

Any amount of insurance recovery in excess of the amount of the losses incurred is considered a gain contingency and is not recorded in

fee and other income until the amount is determinable and approved by insurance company.

Insurance recoveries for business interruption

for lost revenue or profit are accounted for as gain contingencies in their entirety, and therefore are not recorded in income until the

amount is determinable and approved by insurance company.

Revenue from direct financing

leases is recognized over the lease term using the effective interest rate method.

At lease inception, the Company records an asset within

investments in the Company’s Consolidated Balance Sheets, which represents the Company’s net investment in the direct financing

This initial net investment is determined by aggregating the total future minimum lease payments attributable to the direct financing

lease and the estimated residual value of the property, if any, less unearned income.

Over the lease term, the investment in the

direct financing lease is reduced and income is recognized as revenue in “Fee and other income”

in the Company’s

Consolidated Statement of Operations and produces a constant periodic rate of return on the investment in direct financing lease,

Fair Value of Financial Instruments

The following disclosure

of estimated fair value was determined by management using available market information and appropriate valuation methodologies.

However, considerable judgment is necessary to interpret market data and develop estimated fair value.

Accordingly, the estimates

presented herein are not necessarily indicative of the amounts the Company could realize on disposition of the assets and liabilities

as of September 30, 2020 and December 31, 2019.

The use of different market assumptions and/or estimation methodologies may have

a material effect on the estimated fair value amounts.

Cash, escrows and reserves, receivables, prepaid expenses, accounts payable

and accrued expenses are carried at amounts which reasonably approximate their fair values as of September 30, 2020 and December

31, 2019 due to their short maturities.

As of September 30,

2020, the Company had an investment in a direct financing lease with a carrying value of $0.5 million and an effective

The following disclosure of

estimated fair value was determined by management using available market information and appropriate valuation methodologies.

considerable judgment is necessary to interpret market data and develop estimated fair value.

Accordingly, the estimates presented herein

are not necessarily indicative of the amounts the Company could realize on disposition of the assets and liabilities as of March 31, 2021

and December 31, 2020.

The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated

fair value amounts.

Cash, escrows and reserves, receivables, prepaid expenses, accounts payable and accrued expenses are carried at amounts

which reasonably approximate their fair values as of March 31, 2021 and December 31, 2020 due to their short maturities.

As of March 31, 2021 and December 31, 2020, the Company had an

investment in a direct financing lease with a carrying value of $0.5 million and $0.5 million, respectively and an effective

interest rate of 7.89%.

The carrying value of the investment in a direct financing lease approximated the fair market

value as of September 30, 2020.

The carrying value of the investment in a direct financing lease approximated the fair market value

as of March 31, 2021 and December 31, 2020.

The fair value of the Company’s debt was categorized as a Level 3 basis (as provided

by ASC 820, Fair Value Measurements and Disclosures).

The fair value of the

Company’s borrowings under its Credit Facility approximates carrying value.

The fair value of the Company’s secured

borrowings aggregated approximately $16.9 million and $3.2 million as compared to the principal balance of $16.8 million and $3.2

million as of September 30, 2020 and December 31, 2019, respectively.

The fair value of the Company’s debt was categorized

as a Level 3 basis (as provided by ASC 820, Fair Value Measurements and Disclosures).

The fair value of these financial instruments

was determined by using a discounted cash flow analysis based on the borrowing rates currently available to the Company for loans

with similar terms and maturities.

The fair value of the mortgage debt was determined by discounting the future contractual interest

and principal payments by a market rate.

Disclosure about fair

value of assets and liabilities is based on pertinent information available to management as of September 30, 2020 and December

Although management is not aware of any factors that would significantly affect the fair value amounts, such amounts

have not been comprehensively revalued for purposes of these financial statements since September 30, 2020 and current estimates

of fair value may differ significantly from the amounts presented herein.

The carrying value

of real estate investments and related intangible assets are reviewed for impairment whenever events or changes in circumstances

indicate that the carrying amount may not be recoverable.

An impairment exists when the carrying amount of an asset exceeds the

aggregate projected future cash flows over the anticipated holding period on an undiscounted basis.

An impairment loss is measured

based on the excess of the asset’s carrying amount over its estimated fair value.

Impairment analyses will be based on current

plans, intended holding periods and available market information at the time the analyses are prepared.

If estimates of the projected

future cash flows, anticipated holding periods or market conditions change, the evaluation of impairment losses may be different

and such differences may be material.

The evaluation of anticipated cash flows is subjective and is based, in part, on assumptions

regarding future occupancy, rental rates and capital requirements that could differ materially from actual results.

No impairments

were recorded during the three and nine months ended September 30, 2020 and 2019.

The fair value of the Company’s

borrowings under its Credit Facility approximates carrying value.

The fair value of the Company’s secured borrowings aggregated

approximately $33.3 million and $47.1 million as compared to the principal balance of $33.3 million and $47.0 million as of March 31,

2021 and December 31, 2020, respectively.

The fair value of the Company’s debt was categorized as a Level 3 basis (as provided by

ASC 820, Fair Value Measurements and Disclosures).

The fair value of these financial instruments was determined by using a discounted

cash flow analysis based on the borrowing rates currently available to the Company for loans with similar terms and maturities.

value of the mortgage debt was determined by discounting the future contractual interest and principal payments by a market rate.

Disclosure about fair value

of assets and liabilities is based on pertinent information available to management as of March 31, 2021 and December 31, 2020.

management is not aware of any factors that would significantly affect the fair value amounts, such amounts have not been comprehensively

revalued for purposes of these financial statements since March 31, 2021 and current estimates of fair value may differ significantly

from the amounts presented herein.

The carrying value of real

estate investments and related intangible assets are reviewed for impairment whenever events or changes in circumstances indicate that

the carrying amount may not be recoverable.

An impairment exists when the carrying amount of an asset exceeds the aggregate projected

future cash flows over the anticipated holding period on an undiscounted basis.

An impairment loss is measured based on the excess of

the asset’s carrying amount over its estimated fair value.

Impairment analyses will be based on current plans, intended holding

periods and available market information at the time the analyses are prepared.

If estimates of the projected future cash flows, anticipated

holding periods or market conditions change, the evaluation of impairment losses may be different and such differences may be material.

The evaluation of anticipated cash flows is subjective and is based, in part, on assumptions regarding future occupancy, rental rates

and capital requirements that could differ materially from actual results.

No impairments were recorded during the three months ended

March 31, 2021 and 2020.

Concentration of Credit Risks

As of September 30,

2020, the Company’s properties were leased to a single tenant, the USPS.

For the nine months ended September 30, 2020, no

state had a concentration of rental income over 10% as a percentage of total rental income.

For the nine months ended September

30, 2019, our total rental income of $5.7 million was concentrated in the following states:

Texas (11.5%), Massachusetts (11.1%)

and Pennsylvania (10.7%).

The ability of the USPS to honor the terms of their leases is dependent upon regulatory, economic, environmental

or competitive conditions in any of these areas and could have an effect on our overall business results.

As of March 31, 2021, the

Company’s properties were leased primarily to a single tenant, the USPS.

For the three months ended March 31, 2021, the Company’s

total rental income of $8.5 million was concentrated in Pennsylvania (19.6%).

For the three months ended March 31, 2020, no state had

a concentration of rental income over 10% as a percentage of total rental income.

The ability of the USPS to honor the terms of their

leases is dependent upon regulatory, economic, environmental or competitive conditions in any of these areas and could have an effect

on the Company’s overall business results.

The Company has deposited

cash and maintains its bank deposits with large financial institutions in amounts that exceed federally insured limits.

has not experienced any losses in such accounts.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

The Company has

not experienced any losses in such accounts.

Equity Based Compensation

The Company accounts

for equity-based compensation in accordance with ASC Topic 718 Compensation –

Stock Compensation, which requires the Company

to recognize an expense for the grant date fair value of equity-based awards.

Equity-classified stock awards granted to employees

and non-employees that have a service condition and/or a market condition are measured at fair value at date of grant and remeasured

at fair value only upon a modification of the award.

The Company accounts for equity-based

compensation in accordance with ASC Topic 718 Compensation –

Stock Compensation, which requires the Company to recognize an expense

for the grant date fair value of equity-based awards.

Equity-classified stock awards granted to employees and non-employees that have

a service condition and/or a market condition are measured at fair value at date of grant and remeasured at fair value only upon a modification

of the award.

The Company will record forfeitures as they occur.

The Company recognizes

compensation expense on a straight-line basis over the requisite service period of each award, with the amount of compensation

expense recognized at the end of a reporting period at least equal the portion of fair value of the respective award at grant date

or modification date, as applicable, that has vested through that date.

For awards with a market condition, compensation cost is

not reversed if a market condition is not met so long as the requisite service has been rendered, as a market condition does not

represent a vesting condition.

The Company recognizes compensation

expense on a straight-line basis over the requisite service period of each award, with the amount of compensation expense recognized at

the end of a reporting period at least equal the portion of fair value of the respective award at grant date or modification date, as

applicable, that has vested through that date.

For awards with a market condition, compensation cost is not reversed if a market condition

is not met so long as the requisite service has been rendered, as a market condition does not represent a vesting condition.

Stockholder’s

1 unchanged sentence

Earnings per Share

The Company calculates

net loss per share based upon the weighted average shares outstanding less issued and outstanding non-vested shares of Class A

common stock for the period beginning May 17, 2019.

Diluted earnings per share is calculated after giving effect to all potential

dilutive shares outstanding during the period.

There were 2,855,102 potentially dilutive shares outstanding related to the issuance

of OP Units and LTIP Units held by non-controlling interests as of September 30, 2020.

Future Application of Accounting Standards

In February 2016, the

FASB issued ASU 2016-02, Leases;

in July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases, and

ASU 2018-11, Leases —

The Company calculates net

income (loss) per share based upon the weighted average shares outstanding less issued and outstanding non-vested shares of Class A common

stock for the period beginning May 17, 2019.

Diluted earnings per share is calculated after giving effect to all potential dilutive shares

outstanding during the period.

There were 2,987,063 and 2,827,737 potentially dilutive shares outstanding related to the issuance of OP

Units and LTIP Units held by non-controlling interests as of March 31, 2021 and 2020, respectively.

Recently Adopted Accounting Pronouncements

In February 2016, the FASB

issued ASU 2016-02, Leases;

in July 2018, the FASB issued ASU 2018-10, Codification Improvements to Topic 842, Leases, and ASU 2018-11,

Leases —

Targeted Improvements;

and in December 2018, the FASB issued ASU 2018-20, Narrow-Scope Improvements

This group of ASUs is collectively referred to as Topic 842.

Topic 842 supersedes the existing standards for lease

accounting (Topic 840, Leases).

Topic 842 will be effective for the Company on January 1, 2021 as a result of its classification

as an emerging growth company.

The Company expects

to elect the practical expedients provided by Topic 842, including:

the package of practical expedients that allows an entity not

to reassess upon adoption (i) whether an expired or existing contract contains a lease, (ii) whether a lease classification related

to expired or existing lease arrangements, and (iii) whether costs incurred on expired or existing leases qualify as initial direct

costs, and as a lessor, the practical expedient not to separate certain non-lease components, such as common area maintenance,

from the lease component if the timing and pattern of transfer are the same for the non-lease component and associated lease component,

and the lease component would be classified as an operating lease if accounted for separately.

Topic 842 requires

lessees to record most leases on their balance sheet through a right-of-use (“ROU”) model, in which a lessee records

a ROU asset and a lease liability on their balance sheet.

Leases that are less than 12 months do not need to be accounted for under

the ROU model.

Lessees will account for leases as financing or operating leases, with the classification affecting the timing and

pattern of expense recognition in the income statement.

Lease expense will be recognized based on the effective interest method

for leases accounted for as finance leases and on a straight-line basis over the term of the lease for leases accounted for as

operating leases.

As of September 30, 2020, the Company was the lessee under one office lease and two ground leases that would

require accounting under the ROU model.

The accounting by a

lessor under Topic 842 is largely unchanged from that of Topic 840.

Under Topic 842, lessors will continue to account for leases

as a sales-type, direct-financing, or operating.

A lease will be treated as a sale if it is considered to transfer control of the

underlying asset to the lessee.

A lease will be classified as direct-financing if risks and rewards are conveyed without the transfer

Otherwise, the lease is treated as an operating lease.

Topic 842 requires accounting for a transaction as a financing

in a sale leaseback in certain circumstances, including when the seller-lessee is provided an option to purchase the property from

the landlord at the tenant’s option.

The Company expects that this provision could change the accounting for these types

of leases in the future.

Topic 842 also includes the concept of separating lease and non-lease components.

Under Topic 842, non-lease

components, such as common area maintenance, would be accounted for under Topic 606 and separated from the lease payments.

the Company will elect the lessor practical expedient allowing the Company to not separate these components when certain conditions

Upon adoption of Topic 842, the Company expects to combine tenant reimbursements with rental income on its consolidated

statements of operations.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

In September 2016,

the FASB issued ASU No.

and in December 2018, the FASB issued ASU 2018-20, Narrow-Scope Improvements for Lessors.

of ASUs is collectively referred to as Topic 842.

Topic 842 supersedes the existing standards for lease accounting (Topic 840, Leases).

Topic 842 was effective for the Company on January 1, 2021 as a result of its classification as an emerging growth company.

The Company elected to utilize

the following practical expedients provided by Topic 842, including:

the package of practical expedients that allows an entity not to

reassess upon adoption (i) whether an expired or existing contract contains a lease, (ii) whether a lease classification related to expired

or existing lease arrangements, and (iii) whether costs incurred on expired or existing leases qualify as initial direct costs, and as

a lessor, the practical expedient not to separate certain non-lease components, such as common area maintenance, from the lease component

if the timing and pattern of transfer are the same for the non-lease component and associated lease component, and the lease component

would be classified as an operating lease if accounted for separately.

Topic 842 requires lessees

to record most leases on their balance sheet through a right-of-use (“ROU”) model, in which a lessee records a ROU asset and

a lease liability on their balance sheet.

Leases that are less than 12 months do not need to be accounted for under the ROU model.

will account for leases as financing or operating leases, with the classification affecting the timing and pattern of expense recognition

in the income statement.

Lease expense will be recognized based on the effective interest method for leases accounted for as finance leases

and on a straight-line basis over the term of the lease for leases accounted for as operating leases.

The accounting by a lessor

under Topic 842 is largely unchanged from that of Topic 840.

Under Topic 842, lessors will continue to account for leases as a sales-type,

direct-financing, or operating.

A lease will be treated as a sale if it is considered to transfer control of the underlying asset to the

A lease will be classified as direct-financing if risks and rewards are conveyed without the transfer of control.

Otherwise, the

lease is treated as an operating lease.

Topic 842 requires accounting for a transaction as a financing in a sale leaseback in certain

circumstances, including when the seller-lessee is provided an option to purchase the property from the landlord at the tenant’s

The Company expects that this provision could change the accounting for these types of leases in the future.

Topic 842 also requires

the Company to assess the probability of collecting substantially all of its rental revenue and make direct adjustments to rental revenue

for operating lease receivables that are not believed to be collectible.

Topic 842 also includes the concept of separating lease

and non-lease components.

Under Topic 842, non-lease components, such as common area maintenance, would be accounted for under Topic 606

and separated from the lease payments.

However, the Company elected the lessor practical expedient allowing the Company to not separate

these components when certain conditions are met.

With this election the Company combined tenant reimbursements with rental income on

its Consolidated Statements of Operations for the three months ended March 31, 2021.

Upon adoption of the standard, the Company’s

comparative statement of operations have been reclassified to conform to the new single component presentation of rental revenues and

tenant reimbursements, classified within rental income in the Company’s consolidated statements of operations.

During the three months ended

March 31, 2021, the Company recorded a right of use asset and a related operating lease liability, each totaling approximately $1.2

million, related to one office lease and two ground leases.

The right of use lease asset are included in “Prepaid expenses

and other assets, net”

and the operating lease liability are included in “Accounts payable, accrued expenses and other”

on the Company's Consolidated Balance Sheets.

Future Application of Accounting Standards

In September 2016, the FASB

issued ASU No.

2016-13, Financial Instruments-Credit Losses (Topic 326):

Measurement of Credit Losses

on Financial Instruments and in November 2018 issued ASU No.

2018-19, Codification Improvements to Topic 326, Financial

Instruments - Credit Losses .

The guidance changes how entities will measure credit losses for most financial assets and certain

other instruments that are not measured at fair value through net income.

Measurement of Credit Losses on Financial Instruments

and in November 2018 issued ASU No.

2018-19, Codification Improvements to Topic 326, Financial Instruments - Credit Losses .

The guidance changes how entities will measure credit losses for most financial assets and certain other instruments that are not measured

at fair value through net income.

The guidance replaces the current ‘incurred loss’

model with an ‘expected loss’

The Company will also be required to disclose information about how it developed

the allowances, including changes in the factors that influenced the Company’s estimate of expected credit losses and the

reasons for those changes.

2018-19 excludes operating lease receivables from the scope of this guidance.

This guidance

will be effective for the Company on January 1, 2023 as a result of its classification as an emerging growth company.

is currently in the process of evaluating the impact the adoption of the guidance will have on its consolidated financial statements.

The Company will also be required to disclose information about how it developed the allowances, including changes in the factors

that influenced the Company’s estimate of expected credit losses and the reasons for those changes.

2018-19 excludes operating

lease receivables from the scope of this guidance.

This guidance will be effective for the Company on January 1, 2023, as a result of

its classification as an emerging growth company.

The Company is currently in the process of evaluating the impact the adoption of the

guidance will have on its consolidated financial statements.

Real Estate Acquisitions

The following tables

summarizes the Company’s acquisitions for the nine months ended September 30, 2020.

The purchase prices including transaction

costs were allocated to the separately identifiable tangible and intangible assets and liabilities based on their relative fair

values at the date of acquisition.

The total purchase price including transaction costs was allocated as follows:

The following tables summarizes

the Company’s acquisitions for the three months ended March 31, 2021.

The purchase prices including transaction costs were allocated

to the separately identifiable tangible and intangible assets and liabilities based on their relative fair values at the date of acquisition.

The total purchase price including transaction costs was allocated as follows (in thousands):

Three Months Ended

of Properties

March 31, 2021 (3)

$ (1,616,080 )

June 30, 2020 (6)

September 30, 2020 (7)

$ (2,722,900 )

Explanatory Notes :

Includes an intangible liability related to unfavorable operating leases on three properties that is included in “Accounts Payable, accrued expenses and other”

on the Company’s Consolidated Balance Sheets.

Includes acquisition costs of $0.3 million for the three months ended March 31, 2020, $0.2 million for the three months ended June 30, 2020 and $0.8 million for the three months ended September 30, 2020.

Includes the acquisition of a 21-building portfolio leased to the USPS.

The contract purchase price for the portfolio was $13.8 million, exclusive of closing costs, and giving effect to 483,333 OP Units issued to the sellers at a value of $17.00 per unit.

The closing price of the Company’s common stock on January 10, 2020 was $16.39;

therefore, total consideration at closing, including closing costs, was approximately $13.6 million of which $7.9 million represented the non-cash consideration (the value of the OP Units) issued to the sellers.

Includes the acquisition of a 42-building portfolio leased to the USPS.

The aggregate purchase price of such portfolio was approximately $8.8 million, including closing costs, which was funded with borrowings under our Credit Facility.

Includes the acquisition of 20 postal properties in individual or smaller portfolio transactions for approximately $8.1 million, including closing costs.

Includes the acquisition of a 13-building portfolio leased to the USPS in various states for approximately $7.2 million, including closing costs.

In addition, the Company purchased six postal properties in individual or smaller portfolio transactions for approximately $3.4 million, including closing costs.

Includes the acquisition of 122 postal properties in various states in individual or portfolio transactions for approximately $27.1 million, including closing costs, which was funded with borrowings under our Credit Facility.

In addition, the Company closed on one postal property which is a direct financing lease and is included in “Investment in financing lease, net”

on the Company’s Consolidated Balance Sheets.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

Represents an insurance receivable related to a property in a small portfolio that was destroyed by arson prior to acquisition by the Company.

The Company will be rebuilding such property which remains under lease to the USPS using the insurance proceeds assigned by the seller to the Company.

The receivable from the insurance company is included in “Accounts receivable and other receivables”

in the Company’s Consolidated Balance Sheets.

In April 2021, the insurance proceeds were received.

Includes acquisition costs of $0.5 million for the three months ended March 31, 2021.

Includes the acquisition of 54 postal properties in various states in individual or portfolio transactions for approximately $26.2 million, including closing costs, which was funded with borrowings under the Credit Facility.

Intangible Assets and Liabilities

The following table

summarizes our intangible assets and liabilities as a result of the application of acquisition accounting:

The following table summarizes

the Company’s intangible assets and liabilities as a result of the application of acquisition accounting:

(Amortization)/

September 30, 2020:

(in thousands)

March 31, 2021:

In-place lease intangibles

$ (9,911,763 )

Above-market leases

Below-market leases

(11,395,201 )

December 31, 2020:

In-place lease intangibles

$ (6,472,157 )

Above-market leases

Below-market leases

Amortization of in-place

lease intangibles was $1.2 million and $3.4 million for the three and nine months ended September 30, 2020, respectively and $0.6

million and $1.2 million for the three and nine months ended September 30, 2019, respectively.

This amortization is included in

“Depreciation and amortization”

on the Company’s Consolidated and Combined Consolidated Statements of Operations.

Amortization of acquired

above market leases was $5,213 and $11,895 for the three and nine months ended September 30, 2020, respectively, and $2,865 and

$7,851 for the three and nine months ended September 30, 2019, respectively and is included in “Rental income”

Company’s Consolidated and Combined Consolidated Statements of Operations.

Amortization of acquired below market leases was

$0.3 million and $0.9 million for the three and nine months ended September 30, 2020, respectively, and $0.1 million and $0.3 million

for the three and nine months ended September 30, 2019, respectively, and is included in “Rental income”

on the Company’s

Consolidated and Combined Consolidated Statements of Operations.

Amortization of in-place lease

intangibles was $1.4 million and $1.1 million for the three months ended March 31, 2021 and 2020, respectively.

This amortization is included

in “Depreciation and amortization”

in the Company’s Consolidated Statements of Operations.

Amortization of acquired above

market leases was $0.01 million and $3,106 for the three months ended March 31, 2021 and 2020, respectively, and is included in “Rental

income”

in the Company’s Consolidated Statements of Operations.

Amortization of acquired below market leases was $0.4 million

and $0.3 million for the three months ended March 31, 2021 and 2020, respectively, and is included in “Rental income”

Company’s Consolidated Statements of Operations.

Future amortization/accretion

of these intangibles is below:

of these intangibles is below (in thousands):

Year Ending December 31,

In-place lease

$ (8,379,874 )

The following table summarizes the Company’s

indebtedness as of September 30, 2020 and December 31, 2019:

2021-Remaining

The following table summarizes

the Company’s indebtedness as of March 31, 2021 and December 31, 2020 (dollars in thousands):

Balance as of

September 30,

Balance as of

Interest Rate

September 30,

Maturity Date

Revolving Credit Facility (1)

LIBOR+170bps (2)

September 2023

9 unchanged sentences

June 2020 (8)

December 2020 (9)

Total Principal

Unamortized deferred financing costs

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

Explanatory Notes :

3 unchanged sentences

On June 25, 2020, the Company further amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to increase available capacity, as well as the restrictive covenant pertaining to Consolidated Tangible Net Worth (as defined in such amendment).

The interest rates applicable

to loans under the Credit Facility are, at our option, equal to either a base rate plus a margin ranging from 0.7% to 1.4% per

annum or LIBOR plus a margin ranging from 1.7% to 2.4% per annum, each based on a consolidated leverage ratio.

In addition, the

Company will pay, for the period through and including the calendar quarter ended March 31, 2020, an unused facility fee on the

revolving commitments under the Credit Facility of 0.75% per annum for the first $100 million and 0.25% per annum for the portion

of revolving commitments exceeding $100.0 million, and for the period thereafter, an unused facility fee of 0.25% per annum for

the aggregate unused revolving commitments, with both periods utilizing calculations of daily unused commitments under the Credit

During the three and nine

months ended September 30, 2020, the Company incurred $0.1 million and $0.3 million, respectively, of unused fees related to the

Credit Facility.

The Company’s ability to borrow under the Credit Facility is subject to ongoing compliance with a number

of customary affirmative and negative covenants.

As of September 30, 2020, the Company was in compliance with all of the Credit

Facility’s debt covenants.

As of September 30, 2020, the one-month LIBOR rate was 0.15%.

Five properties are collateralized under this loan as of September 30, 2020 with Mr.

On November 24, 2020, the Company further amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to allow leases other than the USPS as a Real Property subject to certain to certain limitations (as defined in such amendment).

The interest rates applicable to

loans under the Credit Facility are, at the Company’s option, equal to either a base rate plus a margin ranging from 0.7% to 1.4%

per annum or LIBOR plus a margin ranging from 1.7% to 2.4% per annum, each based on a consolidated leverage ratio.

In addition, the Company

paid, for the period through and including the three months ended March 31, 2020, an unused facility fee on the revolving commitments

under the Credit Facility of 0.75% per annum for the first $100 million and 0.25% per annum for the portion of revolving commitments exceeding

$100.0 million, and for the period thereafter, an unused facility fee of 0.25% per annum for the aggregate unused revolving commitments,

with both periods utilizing calculations of daily unused commitments under the Credit Facility.

During the three months ended March

31, 2021 and 2020, the Company incurred $0.05 million and $0.2 million, respectively, of unused fees related to the Credit Facility.

Company’s ability to borrow under the Credit Facility is subject to ongoing compliance with a number of customary affirmative and

negative covenants.

As of March 31, 2021, the Company was in compliance with all of the Credit Facility’s debt covenants.

As of March 31, 2021, the one-month LIBOR rate was 0.11%.

Five properties are collateralized under this loan with Mr.

Spodek as the guarantor.

4 unchanged sentences

Interest rate resets on January 31, 2023 to Prime + 0.5%.

In connection with the acquisition of a property, we obtained seller financing secured by the property in the amount of $0.4 million requiring five annual payments of principal and interest of $105,661 with the first installment due on January 2, 2021 based on a 6.0% interest rate per annum through January 2, 2025.

In connection with the purchase of a 13-building portfolio, the Company obtained $4.5 million of mortgage financing, at a fixed interest rate of 4.25% with interest only for the first 18 months, which resets in November 2026 to the greater of Prime or 4.25%.

In connection with the acquisition of a property, the Company obtained seller financing secured by the property in the amount of $0.4 million requiring five annual payments of principal and interest of $105,661 with the first installment due on January 2, 2021 based on a 6.0% interest rate per annum through January 2, 2025.

In connection with the purchase of a 13-property portfolio, the Company obtained $4.5 million of mortgage financing, at a fixed interest rate of 4.25% with interest only for the first 18 months, which resets in November 2026 to the greater of Prime or 4.25%.

On February 3, 2021, the Company fully repaid this mortgage financing and wrote off $0.06 million of deferred financing to costs to loss on early extinguishment of debt.

See the Company’s Consolidated Statement of Operations.

The loan is collateralized by first mortgage liens on 22 properties.

Interest rates resets in January 2027 to the greater of Prime or 4.25%.

The weighted average

maturity date for our secured borrowing as of September 30, 2020 and December 31, 2019 was 18.8 years and 15.7 years, respectively.

On February 3, 2021, the Company fully repaid this mortgage financing and wrote off $0.15 million of deferred financing to costs to loss on early extinguishment of debt.

See the Company’s Consolidated Statement of Operations.

The loan is secured by a cross-collateralized and cross-defaulted first mortgage lien on an industrial property located in Warrendale, PA (the “Industrial Facility”).

The loan has a fixed interest rate of 2.80% with interest-only payments for the first five years and fixed payments of principal and interest thereafter based on a 30-year amortization schedule.

The weighted average maturity

date for the Company’s secured borrowing as of March 31, 2021 and December 31, 2020 was 5.1 years and 6.6 years, respectively.

The scheduled principal repayments

of indebtedness as of September 30, 2020 are as follows:

of indebtedness as of March 31, 2021 are as follows (in thousands):

Year Ending December 31,

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

As of September 30,

2020, all of our rental income is paid by a single tenant, the USPS.

Certain leases have expired and the balance expire at various

dates through November 30, 2029.

Future minimum lease

payments to be received as of September 30, 2020 under non-cancellable operating leases for the next five years and thereafter

are as follows:

2021 - Remaining

Lessor Accounting

As of March 31, 2021, all

of the Company’s properties are 100% leased to the USPS with the exception of the multi-tenant Industrial Facility.

Certain leases

have expired and the balance expire at various dates through November 30, 2029.

Certain leases contain renewal and termination options

exercisable at the lessee’s election.

Therefore, such options are only recognized once they are deemed reasonably certain, typically

at the time the option is exercised.

All of the Company’s leases are operating leases with the exception of one that is a direct

financing lease.

The Company’s operating leases and direct financing lease are described below.

Rental income related to the

Company’s leases is recognized on a straight-line basis over the remaining lease term.

The Company’s total revenue includes

fixed base rental payments provided under the lease and variable payments which principally consist of tenant expense reimbursements for

certain property operating expenses including real estate taxes.

The Company elected the practical expedient to account for its lease

and non-lease components as a single combined operating lease component under the new leasing standard.

As a result, rental

income and tenant reimbursements were aggregated into a single line within rental revenues in the consolidated statement of operations.

For the three months

ended March 31, 2021, the Company recognized $8.5 million of rental revenue related to its operating leases (in thousands):

Fixed payments

Variable payments

Future minimum lease payments

to be received as of March 31, 2021 under non-cancellable operating leases for the next five years and thereafter are as follows:

Year Ending December 31,

(in thousands)

Remaining (2)(3)

Explanatory Notes :

The above minimum lease payments to be received do not include reimbursements from the USPS for real estate taxes.

As of September

30, 2020, the leases at 58 of our properties were expired, and the USPS was occupying such properties as a holdover tenant.

In addition, the lease at one of our properties is a month to month lease.

Holdover rent is typically paid as the greater of

estimated market rent or the rent amount due under the expired lease.

The Company has received notice

on one property which the USPS intends to vacate in August 2021.

The above minimum lease payments to be received do not include reimbursements from tenants for real estate taxes and other reimbursed expenses.

As of March 31, 2021, the leases at 11 of the Company’s properties were expired, and the USPS was occupying such properties as a holdover tenant.

Holdover rent is typically paid as the greater of estimated market rent or the rent amount due under the expired lease.

The Company has received notice on one property which the USPS intends to vacate in August 2021.

Direct Financing Lease

As of September 30,

As of March 31, 2021 and December

31, 2020, the Company has one direct financing lease agreement related to one of its postal properties.

The components of the Company’s

net investment in financing lease as of September 30, 2020 are summarized in the table below:

As of September 30,

net investment in financing lease as of March 31, 2021 and December 31, 2020 are summarized in the table below (in thousands):

Total minimum lease payment receivable

1 unchanged sentence

Investment in financing lease, net

Future lease payments

to be received under the Company’s direct financing lease as of September 30, 2020 for the next five years and thereafter

are as follows:

Future lease payments to be

received under the Company’s direct financing lease as of March 31, 2021 for the next five years and thereafter are as follows:

Year Ending December 31,

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

During the nine months

ended September 30, 2020, the Company assumed an operating ground lease at two acquired properties which includes rent escalations

throughout the lease term (including renewal options).

Ground lease expense is included in “Property Operating Expenses”

on the Company’s Consolidated and Combined Consolidated Statements of Operations.

The table below

presents the future minimum ground lease payments as of September 30, 2020.

(in thousands)

Lessee Accounting

As a lessee, the Company has

ground and office leases which were classified as operating leases.

On January 1, 2021 the Company adopted ASC 842 and recognized right-of-use assets

of $1.2 million and lease liabilities of $1.2 million.

The difference between the recorded right-of-use assets and

lease liabilities is mainly due to the reclassification of the below market ground lease intangible asset which was included within the right-of-use assets

recognized upon transition.

of March 31, 2021, these leases had remaining terms, including renewal options, of 3 to 36 years and a weighted average remaining

lease term of 21 years.

Operating right-of-use assets and lease liabilities are included in “Prepaid expenses and other

assets, net”

and “Accounts payable, accrued expense and other”

in the Company’s Consolidated Balance Sheets as

follows (in thousands):

Right-of-use asset –

operating leases

Lease liability –

operating leases

lease liabilities are measured at the commencement date based on the present value of future lease payments.

As most of the Company’s

leases do not provide an implicit rate, the Company uses its incremental borrowing rate based on the information available at the commencement

date in determining the present value of future payments.

The Company used a weighted average discount rate of 4.25% based on the yield

of its current borrowings in determining its lease liabilities.

Lease expense for minimum

lease payments is recognized on a straight-line basis over the lease term.

The lease terms may include options to extend or terminate

the lease if it is reasonably certain that the Company will exercise that option.

lease expense for the three months ended March 31, 2021 was $0.06 million.

Future minimum lease payments

to be paid by the Company as a lessee for operating leases as of March 31, 2021 for the next five years and thereafter are as follows

(in thousands):

Total future minimum lease payments

Interest discount

Future minimum ground lease payments

under ASC 840 as of December 31, 2020 were as follows ( in thousands):

Year Ending December 31,

Future minimum office lease payments

under ASC 840 as of December 31, 2020 were as follows ( in thousands):

Year Ending December 31,

Impact of COVID-19

On March 11, 2020,

the World Health Organization declared the outbreak of a coronavirus (COVID-19) a pandemic.

The resulting restrictions on travel

and quarantines imposed have had a negative impact on the U.S.

On March 11, 2020, the World

Health Organization declared the outbreak of a coronavirus (COVID-19) a pandemic which has been ongoing.

The resulting restrictions on

travel and quarantines imposed have had a negative impact on the U.S.

economy and business activity globally, the full impact of which

is not yet known and may result in an adverse impact to the Company’s tenant and operating results.

Income tax expense

related to UPH for the three and nine months ended September 30, 2019 was $0 and $39,749 at an effective tax rate of 13.4%.

effective tax rate for the three months and nine months ended September 30, 2019 differs from the statutory rate of 21% due to

certain entities included in the combined consolidated financial statements that are not subject to tax at the entity level, state

taxes and interest and penalties from unrecognized tax benefits primarily related to the utilization of loss carryforwards.

the three and nine months ended September 30, 2020, the Company recorded a benefit of $0 and $0.01 million, respectively, due to

finalizing certain state taxes filings of UPH.

In connection with

the IPO, the Company and PRM jointly elected to treat PRM as a TRS.

PRM performs management services, including for properties

the Company does not own.

For the three months ended March

31, 2021, the Company received 100% of its rents and the Company believes there was no material impact caused by COVID-19 on the Company.

In connection with the IPO,

the Company and PRM jointly elected to treat PRM as a TRS.

PRM performs management services, including for properties the Company does

PRM generates income, resulting in federal and state corporate income tax liability for PRM.

three and nine months ended September 30, 2020, income tax expense related to PRM was $0.02 million and $0.05 million, respectively.

During the three and

nine months ended September 30, 2020, the Company recorded income tax expense of $0.01 million related to certain state taxes.

The Company has unrecognized

tax benefits as of September 30, 2020 of $0.4 million which is inclusive of interest and penalties and a corresponding indemnification

asset which is recorded in prepaid expenses and other assets on the consolidated balance sheet.

During the three months ended September 30, 2020, the Company reversed $0.1 million of unrecognized tax benefits and the corresponding indemnification asset due to the

expiration of statute of limitations.

In connection with

the IPO, the indirect sole shareholder of UPH agreed to reimburse the Company for unrecognized tax benefits primarily related to

the utilization of certain loss carryforwards at UPH.

The Company recorded an indemnification asset in the same amount as the unrecognized

tax benefits.

For each of the three months ended

March 31, 2021 and 2020, income tax expense related to PRM was $0.01 million.

As of March 31, 2021 and December

31, 2020, the Company has unrecognized tax benefits of $0.4 million which is inclusive of interest and penalties and a corresponding

indemnification asset which is recorded in prepaid expenses and other assets on the consolidated balance sheet.

In connection with the IPO,

the indirect sole shareholder of UPH agreed to reimburse the Company for unrecognized tax benefits primarily related to the utilization

of certain loss carryforwards at UPH.

The Company recorded an indemnification asset in the same amount as the unrecognized tax benefits.

The indirect sole shareholder of UPH will be responsible for all tax related matters related to UPH.

On March 27, 2020,

the President signed into law the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”).

Act was enacted to provide economic relief to companies and individuals in response to the COVID-19 pandemic.

the CARES Act are tax provisions which increase allowable interest expense deductions for 2019 and 2020 and increase the ability

for taxpayers to use net operating losses.

While we do not expect these provisions to have a material impact on the Company’s

taxable income or tax liabilities, we will continue to analyze the provisions of the CARES Act and related guidance as it is published.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

On March 27, 2020, the President

signed into law the Coronavirus Aid, Relief, and Economic Security Act (the “CARES Act”).

The CARES Act was enacted to

provide economic relief to companies and individuals in response to the COVID-19 pandemic.

Included in the CARES Act are tax provisions

which increase allowable interest expense deductions for 2019 and 2020 and increase the ability for taxpayers to use net operating losses.

the Company does not expect these provisions to have a material impact on the Company’s taxable income or tax liabilities, the Company

will continue to analyze the provisions of the CARES Act and related guidance as it is published.

Related Party Transactions

1 unchanged sentence

PRM recognized management

fee income of $0.3 million and $0.8 million for the three and nine months ended September 30, 2020, respectively and the Predecessor

recognized management fee income of $0.4 million for the nine months ended September 30, 2019 from various properties which were

affiliated with Mr.

Following the IPO, PRM recognized management fee income of $0.2 million and $0.4 million for the three

and nine months ended September 30, 2019, respectively from various properties which are affiliated with the Company’s CEO.

These amounts are included in “Fee and other income”

on the Company’s Consolidated and Combined Consolidated

Statements of Operations.

Accrued management fees receivable of $0.3 million and $0.08 million as of September 30, 2020 and December

31, 2019, respectively, are included in “Rents and other receivables”

on the Company’s Consolidated Balance Sheets.

fee income of $0.3 million for each of the three months ended March 31, 2021 and 2020.

These amounts are included in “Fee and other

income”

in the Company’s Consolidated Statements of Operations.

Accrued management fees receivable of $0.3 million as of March

31, 2021 and December 31, 2020 are included in “Rents and other receivables”

in the Company’s Consolidated Balance Sheets.

Related Party Lease

On October 1, 2018,

the Predecessor entered into a lease for office space in Cedarhurst, New York with an entity affiliated with the Predecessor (the

“Office Lease”).

On October 1, 2018, the Predecessor

entered into a lease for office space in Cedarhurst, New York with an entity affiliated with the Predecessor (the “Office Lease”).

Pursuant to the Office Lease, the monthly rent was $15,000 subject to escalations.

The term of the

Office Lease was five years commencing on October 1, 2018 (with rent commencing on January 1, 2019) and was set to expire on September

In connection with the IPO, the Office Lease was terminated.

On May 17, 2019, the Company entered into a new lease for

office space in Cedarhurst, New York with an entity affiliated with the Company’s CEO (the “New Lease”).

to the New Lease, the monthly rent is $15,000 subject to escalations.

The term of the New Lease is five years commencing on May

17, 2019 and will expire on May 16, 2024.

Rental expenses associated with the office lease for the three and nine months ended

September 30, 2020 was $0.05 million and $0.1 million, respectively, was recorded in “General and administrative expenses”

on the Company’s Consolidated and Combined Consolidated Statements of Operations.

The following table represents the Company’s

future rental payments related to the New Lease:

Year Ending December 31,

The term of the Office Lease was five years commencing

on October 1, 2018 (with rent commencing on January 1, 2019) and was set to expire on September 30, 2023.

In connection with the IPO,

the Office Lease was terminated.

On May 17, 2019, the Company entered into a new lease for office space in Cedarhurst, New York with an

entity affiliated with the Company’s CEO (the “New Lease”).

Pursuant to the New Lease, the monthly rent is $15,000 subject

to escalations.

The term of the New Lease is five years commencing on May 17, 2019 and will expire on May 16, 2024.

Rental expenses associated

with the office lease for each of the three months ended March 31, 2021 and 2020 was $0.05 million and was recorded in “General

and administrative expenses”

in the Company’s Consolidated Statements of Operations.

The Company determined this lease was

an operating lease.

For further detail see Note 6 –

Transfer of Real Property

On May 28, 2020, the

Company completed the separation of deed and transfer of the real property attributable to a de minimis non-postal tenant that

shares space in a building leased to the USPS.

At the time of the IPO a property located in Milwaukee, WI, a portion of which is

leased to the USPS, was contributed to the Company.

It was intended that the non-postal portion of the property would revert back

to an entity affiliated with Mr.

On May 28, 2020, the Company

completed the separation of deed and transfer of the real property attributable to a de minimis non-postal tenant that shares space in

a building leased to the USPS.

At the time of the IPO a property located in Milwaukee, WI, a portion of which is leased to the USPS, was

contributed to the Company.

It was intended that the non-postal portion of the property would revert back to an entity affiliated with

Spodek once a separation of the deed was completed.

The portion of the property leased to

the USPS remains owned by a wholly owned subsidiary of the Operating Partnership.

The independent members of our Board of Directors

ratified the no consideration transfer.

Spodek, our chief

executive officer, has personally guaranteed our loans with First Oklahoma Bank that were obtained prior to 2020 and Vision Bank,

totaling $2.7 million.

The portion of the property leased to the USPS remains owned by a wholly

owned subsidiary of the Operating Partnership.

The independent members of the Company’s Board of Directors ratified the no consideration

Spodek, the Company’s

chief executive officer (the “CEO”), has personally guaranteed the Company’s loans with First Oklahoma Bank that were

obtained prior to 2020 and Vision Bank, totaling $2.7 million as of March 31, 2021 and December 31, 2020.

As a guarantor, Mr.

Spodek’s interests with respect to the debt he is guaranteeing (and the terms

of any repayment or default) may not align with our interests and could result in a conflict of interest.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

Earnings Per Share

Spodek’s

interests with respect to the debt he is guaranteeing (and the terms of any repayment or default) may not align with the Company’s

interests and could result in a conflict of interest.

Earnings Per Share

(“EPS”) is calculated by dividing net income (loss) attributable to common stockholders by the weighted average number

of shares outstanding for the period.

The following table presents a reconciliation of income (loss) from operations used in the

basic and diluted EPS calculations.

For the Three Months Ended

September 30,

For the Nine Months Ended

September 30,

Earnings per share (“EPS”)

is calculated by dividing net income (loss) attributable to common stockholders by the weighted average number of shares outstanding for

The following table presents

a reconciliation of income (loss) from operations used in the basic and diluted EPS calculations (dollars in thousands, except share data)

For the Three Months Ended March 31,

Numerator for earnings per share –

basic and diluted:

Net loss attributable to common stockholders

Net income (loss) attributable to common stockholders

Income attributable to participating securities

1 unchanged sentence

basic and diluted

$ (1,110,169 )

Denominator for earnings per share –

1 unchanged sentence

Basic and diluted earnings per share

Explanatory Note:

The combined statements of operations prior to May 17, 2019 represents the activity of the Predecessor and EPS was not applicable.

Stockholder’s Equity

The Company issued

4.5 million shares of Class A common stock in conjunction with the IPO resulting in net proceeds of approximately $71.1 million

after deducting approximately $5.4 million in underwriting discounts and before giving effect to $6.4 million in other expenses

relating to the IPO.

In addition, the Company issued 637,058 shares of Class A common stock and 27,206 shares of Voting Equivalency

stock in connection with the Formation Transactions.

Each outstanding share of Voting Equivalency stock entitles its holder to

50 votes on all matters on which Class A common stockholders are entitled to vote, including the election of directors, and

holders of shares of Class A common stock and Voting Equivalency stock will vote together as a single class.

Shares of Voting

Equivalency stock are convertible into shares of Class A common stock, on a one-for-one basis, at the election of the holder

Additionally, one share of Voting Equivalency stock will automatically convert into one share of Class A common

stock for each 49 OP Units transferred (including by the exercise of redemption rights afforded with respect to OP Units) to a

person other than a permitted transferee.

This ratio is a function of the fact that each share of Voting Equivalency stock entitles

its holder to 50 votes on all matters on which Class A common stockholders are entitled to vote and maintains the voting proportion

of holders of Voting Equivalency stock with the holder’s economic interest in our Company.

On July 15, 2020, the

Company priced a public offering of 3.5 million shares of its Class A Common Stock (the “Follow-on Offering”) at $13.00

The Company issued 4.5 million

shares of Class A common stock in conjunction with the IPO resulting in net proceeds of approximately $71.1 million after deducting approximately

$5.4 million in underwriting discounts and before giving effect to $6.4 million in other expenses relating to the IPO.

On July 15, 2020,

the Company priced a public offering of 3.5 million shares of its Class A Common Stock (the “July Follow-on Offering”) at

$13.00 per share.

On July 17, 2020, the underwriters purchased an additional 521,840 shares pursuant to a 30-day option to purchase up

to an additional 525,000 shares at $13.00 per share (the “Additional Shares”).

The Follow-on Offering, including the

Additional Shares, closed on July 20, 2020 resulting in $52.2 million in gross proceeds, and approximately $49.4 million in net

proceeds after deducting approximately $2.9 million in underwriting discounts and before giving effect to $0.9 million in other

estimated expenses relating to the Follow-on Offering.

During the three and

nine months ended September 30, 2020, the Board approved and the Company declared and paid dividends of $2.5 million and $5.6 million,

respectively, to Class A common stockholders, Voting Equivalency stockholders, OP unitholders and LTIP unitholders, or $0.575 per

share as shown in the table below.

to an additional 525,000 shares at $13.00 per share (the “July Additional Shares”).

The July Follow-on Offering, including

the July Additional Shares, closed on July 20, 2020 resulting in $52.2 million in gross proceeds, and approximately $49.4 million in net

proceeds after deducting approximately $2.9 million in underwriting discounts and before giving effect to $0.9 million in other expenses

relating to the July Follow-on Offering.

January 11, 2021, the Company priced a public offering of 3.25 million shares of its Class A Common Stock (the “January Follow-on

Offering”) at $15.25 per share.

On January 11, 2021, the underwriters purchased the full allotment of 487,500 shares pursuant to

a 30-day option at $15.25 per share (the “January Additional Shares”).

The January Follow-on Offering, including the January

Additional Shares, closed on January 14, 2021 resulting in $57.0 million in gross proceeds, and approximately $53.9 million in net proceeds

after deducting approximately $3.1 million in underwriting discounts and before giving effect to $0.6 million in other expenses relating

to the January Follow-on Offering.

On December 14, 2020, the

Company entered into separate open market sale agreements with each of Jefferies LLC, Stifel, Nicolaus & Company, Incorporated, BMO

Capital Markets Corp., Janney Montgomery Scott LLC and D.A.

Davidson & Co., pursuant to which the Company may offer and sell, from

time to time, shares of the Company’s Class A common stock having an aggregate sales price of up to $50.0 million.

As of March 31,

2021, the Company had $50.0 million of availability remaining under the at-the-market sales program.

During the three months ended

March 31, 2021, the Board approved and the Company declared and paid dividends of $3.6 million to Class A common stockholders, Voting

Equivalency stockholders, OP unitholders and LTIP unitholders, or $0.2175 per share as shown in the table below.

Declaration Date

3 unchanged sentences

February 26, 2021

April 30, 2020

July 30, 2020

August 14, 2020

August 31, 2020

Non-controlling Interests

Non-controlling interests

in the Company represent OP Units held by the Predecessor’s prior investors and certain sellers of properties to the Company

and LTIP Units primarily issued to the Company’s CEO in connection with the IPO and in lieu of cash compensation.

the nine months ended September 30, 2020, the Company issued 483,333 OP Units in January 2020 in connection with a portfolio that

the Company acquired, 53,230 LTIP Units in February 2020 to the Company’s CEO for his 2019 incentive bonus, 13,708 LTIP Units

in March 2020 to the Company’s CEO and 27,365 LTIP Units in May 2020 to the Company’s CEO for his salary for the

period of May 18, 2020 to December 31, 2020.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

As of September 30,

2020, and December 31, 2019, non-controlling interests consisted of 2,640,795 OP Units and 214,307 LTIP Units and 2,157,462 OP

Units and 120,004 LTIP Units, respectively.

This represented approximately 23.1% and 30.0% of the outstanding Operating Partnership

units as of September 30, 2020 and December 31, 2019, respectively.

Operating Partnership units and shares of common stock have

essentially the same economic characteristics, as they share equally in the total net income or loss distributions of the Operating

Beginning on or after the date which is 12 months after the later of (i) the completion of the IPO or (ii) the date

on which a person first became a holder of common units, each limited partner and assignees of limited partners will have the right,

subject to the terms and conditions set forth in the partnership agreement to require the Operating Partnership to redeem all or

a portion of the OP Units held by such limited partner or assignee in exchange for cash, or at the Company’s sole discretion,

in shares of the Company’s Class A common stock, on a one-for-one basis determined in accordance with and subject to

adjustment under the partnership agreement.

in the Company represent OP Units held by the Predecessor’s prior investors and certain sellers of properties to the Company and

LTIP Units primarily issued to the Company’s CEO in connection with the IPO and in lieu of cash compensation.

During the three months

ended March 31, 2021, the Company issued 137,259 LTIP Units in February 2020 to the Company’s CEO for his 2020 incentive bonus,

his election to defer 100% of his 2021 annual salary and for long term incentive compensation.

As of March 31, 2021 and

December 31, 2020, non-controlling interests consisted of 2,640,795 OP Units and 346,267 LTIP Units and 2,640,795 OP Units and 209,009

LTIP Units, respectively.

This represented approximately 18.2% and 23.1% of the outstanding Operating Partnership units as of March 31,

2021 and December 31, 2020, respectively.

Operating Partnership units and shares of common stock have essentially the same economic characteristics,

as they share equally in the total net income or loss distributions of the Operating Partnership.

Beginning on or after the date which

is 12 months after the later of (i) the completion of the IPO or (ii) the date on which a person first became a holder of common units,

each limited partner and assignees of limited partners will have the right, subject to the terms and conditions set forth in the partnership

agreement to require the Operating Partnership to redeem all or a portion of the OP Units held by such limited partner or assignee in

exchange for cash, or at the Company’s sole discretion, in shares of the Company’s Class A common stock, on a one-for-one

basis determined in accordance with and subject to adjustment under the partnership agreement.

The Operating Partnership

unitholders are entitled to share in cash distributions from the Operating Partnership in proportion to their percentage ownership

unitholders are entitled to share in cash distributions from the Operating Partnership in proportion to their percentage ownership of

Restricted Stock and Other Awards

5 unchanged sentences

for issuance under the Plan were 541,584.

On April 27, 2020, the Board of Directors amended the Equity Incentive Plan to increase

the total number of shares of Class A common stock that may be issued under the Plan from 541,584 shares to 1,291,584 shares.

stockholders approved such amendment on June 26, 2020.

As of September 30, 2020, the remaining shares available under the Plan

for future issuance was 751,697.

The Plan provides for grants of stock options, stock awards, stock appreciation rights, performance

units, incentive awards, other equity-based awards (including LTIP units) and dividend equivalents in connection with the grant

of performance units and other equity-based awards.

The following table

presents a summary of restricted stock, LTIP Units and RSUs.

The balance as of September 30, 2020 represents unvested shares

of restricted stock and LTIP Units and RSUs that are outstanding, whether vested or not:

On April 27, 2020, the Board of Directors amended the Equity Incentive Plan to increase the

total number of shares of Class A common stock that may be issued under the Plan from 541,584 shares to 1,291,584 shares.

The stockholders

approved such amendment on June 26, 2020.

As of March 31, 2021, the remaining shares available under the Plan for future issuance was

The Plan provides for grants of stock options, stock awards, stock appreciation rights, performance units, incentive awards,

other equity-based awards (including LTIP units) and dividend equivalents in connection with the grant of performance units and other

equity-based awards.

The following table presents

a summary of restricted stock, LTIP Units and RSUs.

The balance as of March 31, 2021 represents unvested shares of restricted stock

and LTIP Units and RSUs that are outstanding, whether vested or not:

Shares (1)(2)

2 unchanged sentences

Vesting of restricted shares (5)

Outstanding, as of September 30, 2020

Outstanding, as of March 31, 2021

Explanatory Notes :

Represents restricted shares awards included in common stock.

The time-based restricted share awards granted to our officers and employees typically vest in three annual installments or cliff vest at the end of eight years.

The time-based restricted share awards granted to our directors’

vest over one to three years.

LTIP units to our officers and employees typically vest over three to eight years.

During the nine months ended September 30, 2020, 2,843 LTIPs issued to an employee vested as a result of a modification of the award and 13,708 LTIPs to the Company’s CEO.

In May 2020, pursuant to the Plan, the Company issued 27,365 LTIP Units to the Company’s CEO in lieu of his salary payable for the period from the one-year anniversary of the IPO to December 31, 2020.

LTIP Units issued to the Company’s CEO in lieu of cash compensation cliff vest on the eighth anniversary of the date of grant.

Includes 38,672 RSUs granted to certain officers of the Company during the nine months ended September 30, 2020 subject to the achievement of a service condition and a market condition.

The time-based restricted share awards granted to the Company’s officers and employees typically vest in three annual installments or cliff vest at the end of eight years.

The time-based restricted share awards granted to the Company’s directors’

vest over three years.

LTIP units to the Company’s CEO vest over eight years.

During the three months ended March 31, 2021,46,714 RSUs was granted to certain officers and employees of the Company subject to the achievement of a service condition and a market condition.

Such RSUs are market-based awards and are subject to the achievement of hurdles relating to the Company’s absolute total stockholder return and continued employment with the Company over the approximately three-year period from the grant date through December 31, 2023.

The number of market-based RSUs is based on the number of shares issuable upon achievement of the market-based metric at target.

Also, includes 13,253 time-based RSUs issued for 2019 incentive bonuses to certain employees that vested fully on February 14, 2020, the date of grant and 10,171 time-based RSUs granted to certain employees for their election to defer 2020 salary that vest on December 31, 2020.

Also, includes 26,997 time-based RSUs issued for 2020 incentive bonuses to certain employees that vested fully on February 11, 2021, the date of grant and 3,117 time-based RSUs granted to an employee for their election to defer a portion of their 2021 salary that will vest on December 31, 2021.

RSUs reflect the right to receive shares of Class A common stock, subject to the applicable vesting criteria.

Includes 2,134 of restricted shares that vested and 1,291 shares of restricted shares that were withheld to satisfy minimum statutory withholding requirements.

POSTAL REALTY TRUST, INC.

NOTES TO CONSOLIDATED AND COMBINED CONSOLIDATED FINANCIAL STATEMENTS

UNAUDITED (CONTINUED)

During the three and

nine months ended September 30, 2020, the Company recognized compensation expense of $0.6 million and $1.8 million, respectively,

and during the three and nine months ended September 30, 2019 the Company recognized $0.4 million and $0.6 million, respectively,

related to all awards.

The fair value of restricted

shares that vested during the nine months ended September 30, 2020 was $1.0 million.

As of September 30, 2020,

During the three months ended

March 31, 2021 and 2020, the Company recognized compensation expense of $1.1 million and $0.7 million, respectively, related to all awards.

As of March 31, 2021,

there was $10.1 million of total unrecognized compensation cost related to unvested awards, which is expected to be recognized

1 unchanged sentence

Employee Stock Purchase Plan

In connection with

the IPO, the Company established the Postal Realty Trust, Inc.

2019 Qualified Employee Stock Purchase Plan (“ESPP”),

which allows the Company’s employees to purchase shares of the Company’s Class A common stock at a discount.

total of 100,000 shares of Class A common stock will be reserved for sale and authorized for issuance under the ESPP.

Code permits us to provide up to a 15% discount on the lesser of the fair market value of such shares of stock at the beginning

of the offering period and the close of the offering period.

As of September 30, 2020, 7,189 shares have been issued under the

ESPP since commencement.

During the three and nine months ended September 30, 2020, the Company recognized compensation expense

of $11,795 and $21,897.

In connection with the

IPO, the Company established the Postal Realty Trust, Inc.

2019 Qualified Employee Stock Purchase Plan (“ESPP”), which

allows the Company’s employees to purchase shares of the Company’s Class A common stock at a discount.

100,000 shares of Class A common stock will be reserved for sale and authorized for issuance under the ESPP.

The Code permits

the Company to provide up to a 15% discount on the lesser of the fair market value of such shares of stock at the beginning of the

offering period and the close of the offering period.

As of March 31, 2021 and December 31, 2020, 11,176 and 7,189 shares have been

issued under the ESPP since commencement.

During each of the three months ended March 31, 2021 and 2020, the Company recognized

compensation expense of $0.01 million.

Commitments and Contingencies

As of September 30,

2020, the Company was not involved in any litigation nor to its knowledge is any litigation threatened against the Predecessor

or the Company, as applicable, that, in management’s opinion, would result in any material adverse effect on the Company’s

financial position, or which is not covered by insurance.

In the ordinary course

of the Company’s business, the Company enters into non-binding (except with regard to exclusivity and confidentiality) letters

of intent indicating a willingness to negotiate for acquisitions.

There can be no assurance that definitive contracts will be entered

into with respect to any matter covered by letters of intent, that the Company will close the transactions contemplated by such

contracts on time, or that the Company will consummate any transaction contemplated by any definitive contract.

As of March 31, 2021, the

Company was not involved in any litigation nor to its knowledge is any litigation threatened against the Predecessor or the Company, as

applicable, that, in management’s opinion, would result in any material adverse effect on the Company’s financial position,

or which is not covered by insurance.

In the ordinary course of

the Company’s business, the Company enters into non-binding (except with regard to exclusivity and confidentiality) letters of intent

indicating a willingness to negotiate for acquisitions.

There can be no assurance that definitive contracts will be entered into with

respect to any matter covered by letters of intent, that the Company will close the transactions contemplated by such contracts on time,

or that the Company will consummate any transaction contemplated by any definitive contract.

Subsequent Events

On October 30, 2020,

the Company borrowed an additional $3.0 million under the Credit Facility.

As of the date of this report, the Company has $52.0

million drawn on its Credit Facility.

On October 30, 2020,

the Company’s Board of Directors approved, and the Company declared a third quarter common stock dividend of $0.215

per share which is payable on November 30, 2020 to stockholders of record as of November 16, 2020.

As of November 11,

2020, the Company closed on the acquisitions of 14 postal properties for approximately $8.0 million during the period subsequent

to September 30, 2020.

As of November 11,

2020, the Company had entered into agreements to acquire 12 postal properties for approximately $10.1 million.

The majority of

these transactions are anticipated to close during the fourth quarter of 2020, subject to the satisfaction of customary closing

Furthermore, the Company has signed a material agreement for an industrial building in Warrendale, Pennsylvania

for $47.0 million.

The USPS occupies 73% of this property as a distribution facility.

The Company is currently performing formal

due diligence procedures customary for this transaction and cannot provide assurance as to the timing of when, or on what terms,

the transaction will close, if at all.

Current Lease Renewal and Revised

USPS Lease Form

As of November

11, 2020, we have executed 29 leases with respect to the total of all leases that have expired in 2019 or 2020, or will

expire in 2020.

As of the same date, the leases at 52 of our properties (consisting of one lease for which the lease expired

in 2018 which we acquired in July 2020, 15 properties for which leases expired in 2019, including six leases that expired as

of the date of our acquisition, and 36 properties for which leases expired in 2020) were expired and the USPS is occupying

such properties as a holdover tenant, aggregating approximately $2.5 million in annualized rental income.

As of November 11,

2020, the USPS has not vacated any of these 52 properties.

The Company has received all holdover rent on a month-to-month

basis, with the USPS typically paying the greater of estimated market rent or the rent amount under the expired lease.

USPS has adopted a revised form of our modified double-net lease, which transfers the responsibility for additional maintenance

expenses and obligations to the landlord, including some components of plumbing and electrical systems.

As of November 11, 2020,

we have entered into 29 leases reflecting this revised form, including an addendum, as applicable, to its revised form of lease

for leases acquiring annual rent in excess of $25,000, pursuant to which documentation requirements are streamlined and some of

the new responsibilities placed on the landlord by the USPS’

revised form of our modified double-net lease would be mitigated

for leases that expired in 2019 or 2020, or will expire in 2020.

MANAGEMENT’S DISCUSSION

AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The Company has evaluated subsequent events through

the date on which this Form 10-Q was filed, the date on which these financial statements were issued, and identified the items below for

On April 28, 2021, the Board

of Directors amended the Equity Incentive Plan, subject to the approval of shareholders.

Such amendment provides for an automatic annual

increase in the number of shares of the Company’s Class A common stock.

On April 30, 2021, the Company’s

Board of Directors approved, and the Company declared a first quarter common stock dividend of $0.22 per share which is payable on

May 28, 2021 to stockholders of record as May 14, 2021.

As of May 14, 2021, the Company

had net credit facility activity of $3.0 million during the period subsequent to March 31, 2021.

As of the date of this report, the Company

had $67.5 million drawn on its credit facility.

As of May 14, 2021, the Company

closed on the acquisitions of 16 postal properties for approximately $6.1 million during the period subsequent to March 31, 2021.

As of May 14, 2021,

the Company had entered into definitive agreements to acquire 49 postal properties for approximately $17.8 million, that also

includes OP Units as part of the consideration.

The majority of these transactions are anticipated to close during the second and

third quarters of 2021, subject to the satisfaction of customary closing conditions.

However, the Company can provide no assurances

that the properties will be consummated on the terms of timeframe described herein, or at all.

On May 14, 2021, the Company

delivered to D.A.

Davidson & Co.

Davidson”) notice of termination of the open market sale agreement dated December

14, 2020, by and among the Company, the Operating Partnership and D.A.

Davidson, which termination became effective May 14, 2021.

MANAGEMENT’S DISCUSSION AND ANALYSIS

OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following discussion

and analysis is based on, and should be read in conjunction with, the unaudited Consolidated and Combined Consolidated Financial

Statements and the related notes thereto of Postal Realty Trust, Inc.

contained in this Quarterly Report on Form 10-Q, our Annual

Report on Form 10-K for the year ended December 31, 2019 and other reports filed with Securities and Exchange Commission.

As used in this

section, unless the context otherwise requires, references to “we,”

and analysis is based on, and should be read in conjunction with, the unaudited Consolidated Financial Statements and the related notes

thereto of Postal Realty Trust, Inc.

contained in this Quarterly Report on Form 10-Q and our Annual Report on Form 10-K for the year ended

December 31, 2020.

As used in this section,

unless the context otherwise requires, references to “we,”

“our,”

“us,”

and “our

company”

refer to Postal Realty Trust, Inc., a Maryland corporation, together with our consolidated subsidiaries, including

Postal Realty LP, a Delaware limited partnership (“our Operating Partnership”), of which we are the sole general partner

and which we refer to in this Quarterly Report as our Operating Partnership.

Prior to the closing

of our initial public offering (our “IPO”) on May 17, 2019, Andrew Spodek, our chief executive officer and a member

of our board of directors (the “Board”), directly or indirectly controlled 190 properties owned by the Predecessor

that were contributed as part of the Formation Transactions (as defined below).

Of these 190 properties, 140 were held indirectly

by the Predecessor through a series of holding companies, which we refer to collectively as “UPH.”

The remaining 50

properties were owned by Mr.

Spodek through 12 limited liability companies and one limited partnership, which we refer to collectively

as the “Spodek LLCs.”

and “our company”

refer to Postal Realty Trust, Inc., a Maryland corporation, together with our consolidated subsidiaries, including Postal Realty LP,

a Delaware limited partnership, of which we are the sole general partner and which we refer to in this section as our Operating Partnership.

Prior to the closing of

our initial public offering (our “IPO”) on May 17, 2019, Andrew Spodek, our chief executive officer and a member of our Board

of Directors, directly or indirectly controlled 190 properties owned by the Predecessor that were contributed as part of the Formation

Transactions (as defined below).

Of these 190 properties, 140 were held indirectly by our Predecessor through a series of holding companies,

which we refer to collectively as “UPH.”

The remaining 50 properties were owned by Mr.

Spodek through 12 limited liability

companies and one limited partnership, which we refer to collectively as the “Spodek LLCs.”

References to our “Predecessor”

consist of UPH, the Spodek LLCs and Nationwide Postal

Management, Inc., a property management company whose management business we acquired in the Formation Transactions (as defined

below), collectively.

consist of UPH, the Spodek LLCs and Nationwide Postal Management, Inc., a property management company whose management business we acquired

in the Formation Transactions, collectively.

Forward-Looking Statements

We make statements

in this Quarterly Report that are forward-looking statements within the meaning of the federal securities laws.

In particular,

statements pertaining to our capital resources, property performance and results of operations contain forward-looking statements.

Likewise, all of our statements regarding anticipated growth in our funds from operations and anticipated market conditions, demographics

and results of operations are forward-looking statements.

You can identify forward-looking statements by the use of forward-looking

terminology such as “believes,”

We make statements in this

Quarterly Report that are forward-looking statements within the meaning of the federal securities laws.

In particular, statements pertaining

to our capital resources, property performance and results of operations contain forward-looking statements.

Likewise, all of our statements

regarding anticipated growth in our funds from operations and anticipated market conditions, demographics and results of operations are

forward-looking statements.

You can identify forward-looking statements by the use of forward-looking terminology such as “believes,”

“expects,”

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or “anticipates”

or the negative of these words and phrases or similar words or phrases which are predictions of or

indicate future events or trends and which do not relate solely to historical matters.

You can also identify forward-looking statements

by discussions of strategy, plans or intentions.

or the negative

of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate

solely to historical matters.

You can also identify forward-looking statements by discussions of strategy, plans or intentions.

Forward-looking statements

involve numerous risks and uncertainties and you should not rely on them as predictions of future events.

Forward-looking statements

depend on assumptions, data or methods which may be incorrect or imprecise and we may not be able to realize them.

We do not guarantee

that the transactions and events described will happen as described (or that they will happen at all).

The following factors, among

others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking

change in the status of the USPS as an independent agency of the executive branch of the U.S.

Forward-looking statements depend

on assumptions, data or methods which may be incorrect or imprecise and we may not be able to realize them.

We do not guarantee that the

transactions and events described will happen as described (or that they will happen at all).

The following factors, among others, could

cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements:

change in the status of the United States Postal Service (“USPS”) as an independent agency of the executive branch of the U.S.

federal government;

change in the demand for postal services delivered by the USPS;

our ability to come to an agreement with the USPS regarding new leases;

the solvency and financial health of the USPS;

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fluctuations in mortgage rates and increased operating costs;

changes in the method pursuant to which reference rates are determined and the phasing out of LIBOR after 2021;

changes in the method pursuant to which reference rates are determined and the elimination of the London Inter-Bank Offered Rate (“LIBOR”) after 2023;

general economic conditions;

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the outcome of claims and litigation involving or affecting us;

changes in real estate, taxation, zoning laws and other legislation and government activity and changes to real property tax rates and the taxation of REITs in general;

changes in real estate, taxation, zoning laws and other legislation and government activity and changes to real property tax rates and the taxation of real estate investment trusts (“REITs”) in general;

operations through joint ventures and reliance on or disputes with co-venturers;

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lack or insufficient amounts of insurance;

limitations imposed on our business in order to maintain our status as a REIT and our failure to maintain such status;

limitations imposed on our business in order to qualify and maintain our status as a REIT and our failure to qualify or maintain such status;

public health threats such as COVID-19;

While forward-looking statements reflect

our good faith beliefs, they are not guarantees of future performance.

We disclaim any obligation to publicly update or revise

any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future

events or other changes after the date of this Quarterly Report on Form 10-Q, except as required by applicable law.

not place undue reliance on any forward-looking statements that are based on information currently available to us or the third

parties making the forward-looking statements.

For a further discussion of these and other factors that could impact our future

results, performance or transactions, you should carefully review and consider (i) the information contained under Item 1A titled

“Risk Factors”

herein, in our Annual Report on Form 10-K and in our quarterly reports on Form 10-Q and (ii) such similar

information as may be contained in our other reports and filings that we make with the SEC.

We were formed as a

Maryland corporation on November 19, 2018 and commenced operations upon completion of our IPO on May 17, 2019 and the related formation

transactions (the “Formation Transactions”).

We conduct our business through a traditional UPREIT structure in which

our properties are owned by our Operating Partnership directly or through limited partnerships, limited liability companies or

other subsidiaries.

We elected to be treated

as a REIT under the Code beginning with our short taxable year ended December 31, 2019.

As long as we maintain our qualification

as a REIT, we generally will not be subject to federal income tax to the extent that we distribute our taxable income for each

tax year to our stockholders.

We are the sole general

partner of our Operating Partnership through which our postal properties are directly or indirectly owned.

As of September 30,

2020, we owned approximately 76.9% of the outstanding common units of limited partnership interest in the Operating Partnership

(each, an “OP Unit,”

and collectively, the “OP Units”) including long term incentive units of the Operating

Partnership (each, an “LTIP Unit”

our ability to come to an agreement with the USPS regarding new leases.

While forward-looking statements reflect our good

faith beliefs, they are not guarantees of future performance.

We disclaim any obligation to publicly update or revise any forward-looking

statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes

after the date of this Quarterly Report on Form 10-Q, except as required by applicable law.

You should not place undue reliance on any

forward-looking statements that are based on information currently available to us or the third parties making the forward-looking statements.

For a further discussion of these and other factors that could impact our future results, performance or transactions, you should carefully

review and consider (i) the information contained under Item 1A titled “Risk Factors”

herein and in our Annual Report on Form

10-K and (ii) such similar information as may be contained in our other reports and filings that we make with the SEC.

We were formed as a Maryland

corporation on November 19, 2018 and commenced operations upon completion of our IPO and the related formation transactions (the “Formation

Transactions”).

We conduct our business through a traditional UPREIT structure in which our properties are owned by our Operating

Partnership directly or through limited partnerships, limited liability companies or other subsidiaries.

For the three months ended March

31, 2021, we acquired 54 postal properties leased primarily to the USPS for approximately $26.2 million, including closing costs.

March 31, 2021, our portfolio consists of 780 owned postal properties, located in 47 states and comprising approximately 3.4 million net

leasable interior square feet.

We are the sole general partner

of our Operating Partnership through which our postal properties are directly or indirectly owned.

As of March 31, 2021, we owned approximately

81.8% of our outstanding common units of limited partnership interest in our Operating Partnership (each, an “OP Unit,”

collectively, the “OP Units”), including long term incentive units of our Operating Partnership (each, an “LTIP Unit”

and collectively, the “LTIP Units”).

Our Board oversees our business

Initial Public Offering

On May 17, 2019, we

completed our IPO, pursuant to which we sold 4.5 million shares of our Class A common stock, par value $0.01 per share (our “Class

A common stock”), at a public offering price of $17.00 per share.

We raised $76.5 million in gross proceeds, resulting in

net proceeds to us of approximately $71.1 million after deducting approximately $5.4 million in underwriting discounts and before

giving effect to $6.4 million in other expenses relating to our IPO.

Our Class A common stock began trading on the New York Stock

Exchange (the “NYSE”) under the symbol “PSTL”

on May 15, 2019.

In connection with our IPO and the Formation

Transactions, we also issued 1,333,112 OP Units, 637,058 shares of Class A common stock and 27,206 shares of Class B common stock,

par value $0.01 per share (our “Class B common stock”

or “Voting Equivalency stock”), to Mr.

his affiliates in exchange for the Predecessor properties and interests.

Our Board of Directors oversees our business and affairs.

ATM Program and Follow-on Offering

On December 14, 2020, we

entered into separate open market sale agreements with each of Jefferies LLC, Stifel, Nicolaus & Company, Incorporated, BMO

Capital Markets Corp., Janney Montgomery Scott LLC and D.A.

Davidson & Co., pursuant to which we may offer and sell, from time

to time, shares our Class A common stock having an aggregate sales price of up to $50.0 million.

No shares were issued under the

at-the-market sales program during the three months ended March 31, 2021.

As of March 31, 2021, we had $50.0 million of availability

remaining under the at-the-market sales program.

January 11, 2021, we priced a public offering of 3.25 million shares of our Class A Common Stock (the “January Follow-on Offering”)

at $15.25 per share.

On January 11, 2021, the underwriters purchased the full allotment of 487,500 shares pursuant to a 30-day option

at $15.25 per share (the “January Additional Shares”).

The January Follow-on Offering, including the January Additional Shares,

closed on January 14, 2021 resulting in $57.0 million in gross proceeds, and approximately $53.9 million in net proceeds after deducting

approximately $3.1 million in underwriting discounts and before giving effect to $0.6 million in other expenses relating to the January

Follow-on Offering.

On July 15, 2020, we

priced a public offering of 3.5 million shares of our Class A Common Stock (the “Follow-on Offering”) at $13.00 per

On July 17, 2020, the underwriters purchased an additional 521,840 shares pursuant to a 30-day option to purchase up to

an additional 525,000 shares at $13.00 per share (the “Additional Shares”).

The Follow-on Offering, including the Additional

Shares, closed on July 20, 2020 resulting in $52.2 million in gross proceeds and approximately $49.4 million in net proceeds after

deducting approximately $2.9 million in underwriting discounts and before giving effect to $0.9 million in other estimated expenses

relating to the Follow-on Offering.

Executive Overview

We are an internally

managed REIT with a focus on acquiring and managing properties primarily leased to the USPS.

We believe the overall opportunity

for consolidation that exists in the sector is very attractive.

We continue to execute our strategy to acquire and consolidate

postal properties primarily leased to the USPS that we believe will generate strong earnings for our shareholders.

At the completion of

our IPO and the Formation Transactions, we owned a portfolio of 271 postal properties located in 41 states comprising approximately

of 872,000 net leasable interior square feet, all of which were leased to the USPS.

As of September 30, 2020, our portfolio consisted

of 691 owned postal properties (including properties accounted for as finance leases), located in 47 states and comprising approximately

2.1 million net leasable interior square feet.

Q32020 Highlights

Closed on the acquisition of 123 postal properties in various states in individual or portfolio transactions for approximately $27.6 million, including closing costs, which was funded with borrowings under our Credit Facility.

Completed our Follow-on Offering on July 20, 2020 for 4.0 million shares priced at $13.00 per share resulting in $52.2 million in gross proceeds and approximately $49.4 million in net proceeds after deducting $2.9 million in underwriting discounts and before giving effect to $0.9 million in other estimated expenses relating to the Follow-on Offering

Our Board of Directors approved, and we declared a second quarter common stock dividend of $0.205 per share which was paid on August 31, 2020 to stockholders of record on August 14, 2020.

We are an internally managed

REIT with a focus on acquiring and managing properties primarily leased to the USPS, ranging from last mile post offices to larger industrial

We believe the overall opportunity for consolidation that exists within the postal logistics network is very attractive.

continue to execute our strategy to acquire and consolidate postal properties that will generate strong earnings for our shareholders.

Geographic Concentration

As of March 31, 2021, we owned

a portfolio of 780 postal properties located in 47 states leased primarily to the USPS.

For the three months ended March 31, 2021, 19.6%

of our total of rental income was concentrated in Pennsylvania.

Such geographical concentration could expose us to certain downturns in

the economies of those states or other changes in such states’

respective real estate market conditions.

Any material changes in

the current payments programs or regulatory, economic, environmental or competitive conditions in any of these areas could have an effect

on our overall business results.

In the event of negative economic or other changes in any of these markets, our business, financial condition

and results of operations, our ability to make distributions to our shareholders and the trading price of our common shares may be adversely

Emerging Growth Company

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as defined in the Jumpstart Our Business Startups Act of 2012 (the “JOBS Act”) and we are eligible

to take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that

are not “emerging growth companies,”

including not being required to comply with the auditor attestation requirements

of Section 404 of the Sarbanes-Oxley Act of 2002, reduced disclosure obligations regarding executive compensation in our periodic

reports and proxy statements and exemptions from the requirements of holding a nonbinding advisory vote on executive compensation

and shareholder approval of any golden parachute payments not previously approved.

In addition, the JOBS

Act also provides that an “emerging growth company”

can take advantage of the extended transition period provided in

the Securities Act of 1933, as amended (the “Securities Act”), for complying with new or revised accounting standards.

to take advantage of certain exemptions from various reporting requirements that are applicable to other public companies that are not

“emerging growth companies,”

including not being required to comply with the auditor attestation requirements of Section 404

of the Sarbanes-Oxley Act of 2002, reduced disclosure obligations regarding executive compensation in our periodic reports and proxy statements

and exemptions from the requirements of holding a nonbinding advisory vote on executive compensation and shareholder approval of any golden

parachute payments not previously approved.

In addition, the JOBS Act

also provides that an “emerging growth company”

can take advantage of the extended transition period provided in the Securities

Act of 1933, as amended (the “Securities Act”), for complying with new or revised accounting standards.

In other words, an

emerging growth company can delay the adoption of certain accounting standards until those standards would otherwise apply to private

We have availed ourselves of these exemptions;

1 unchanged sentence

of these exemptions in the future even while we remain an “emerging growth company.”

We will remain an “emerging

growth company”

until the earliest to occur of (i) the last day of the fiscal year during which our total annual revenue equals

or exceeds $1.07 billion (subject to periodic adjustment for inflation), (ii) the last day of the fiscal year following the fifth anniversary

of our IPO, (iii) the date on which we have, during the previous three-year period, issued more than $1.0 billion in non-convertible debt

or (iv) the date on which we are deemed to be a “large accelerated filer”

under the Securities Exchange Act of 1934, as amended

(the “Exchange Act”).

We are also a “smaller

reporting company”

as defined in Regulation S-K under the Securities Act and have elected to take advantage of certain scaled

disclosures available to smaller reporting companies.

We may continue to be a smaller reporting company even after we are no longer

an “emerging growth company.”

We will remain an “emerging

as defined in Regulation S-K under the Securities Act and have elected to take advantage of certain scaled disclosures

available to smaller reporting companies.

We may continue to be a smaller reporting company even after we are no longer an “emerging

growth company.”

until the earliest to occur of (i) the last day of the fiscal year during which our total annual revenue

equals or exceeds $1.07 billion (subject to adjustment for inflation), (ii) December 31, 2024, (iii) the date on which we have,

during the previous three-year period, issued more than $1.0 billion in non-convertible debt or (iv) the date on which we are deemed

to be a “large accelerated filer”

under the Exchange Act.

Factors That May Influence Future Results

of Operations

COVID-19 Pandemic

The ongoing COVID-19

pandemic continues to present uncertainty and risk with respect to the Company’s operations and the operations of the USPS,

which could adversely affect the Company and its financial performance Although the Company has received all of its October rents

and payments due from holdover tenants and has not received any request for rent concessions as of the date of this Quarterly Report,

our ability to continue to collect rents as they become due is unclear and rent concessions may be forthcoming.

In addition, while

the Company has maintained its operations during the pandemic and state-mandated lock-downs, some of the Company’s operations

may be negatively impacted should the duration and effects of the pandemic or state-required lock-downs become longer or more severe.

Specifically, should state imposed lock-downs be re-implemented in certain areas, the Company’s ability to identify and complete

property and portfolio acquisitions may be delayed or disrupted.

We are dependent on

the USPS’s financial and operational stability.

The USPS is currently facing a variety of circumstances that are threatening

its ability to fund its operations and other obligations as currently conducted without intervention by the federal government.

The USPS is constrained

by laws and regulations that restrict revenue sources, mandate certain expenses and cap its borrowing capacity.

As a result, the

USPS is unable to fund its mandated expenses and continues to be subject to mandated payments to its retirement system and health

benefits for current workers and retirees.

The USPS has taken the position that productivity improvements and cost reduction measures

alone without legislative and regulatory intervention will not be sufficient to maintain the ability to meet all of its existing

obligations when due.

Further, although the Coronavirus Aid, Relief, and Economic Security (CARES) Act includes a $10 billion loan

to the USPS, there can be no assurances that this financing will be approved or sufficient to sustain USPS operations in light

of current shortfalls resulting from reduced mail volumes.

In relation thereto,

the ongoing COVID-19 pandemic and measures being taken to prevent its spread has resulted in a reduction in foot traffic in many

public places, including post office properties.

A continued reduction in the use of in-person services may reduce the demand for

post office properties by the USPS and our results of operations could decline as a result.

The ongoing COVID-19 pandemic has also

caused a decline in mail volume, particularly in advertising conducted through the mail, which may adversely affect the USPS’s

financial condition, and therefore the demand for post office properties.

Continued reduction or permanent changes to mail volume

could reduce demand for postal properties and materially adversely affect our result of operations.

Finally, as a result

of (i) the proposed and executed operational, managerial and strategic changes within the USPS and (ii) the ongoing COVID-19 pandemic,

which significantly increased the number of absentee ballots utilized for the 2020 presidential election, the USPS is the focal

point of recent litigation.

As of November 2020, twelve lawsuits have been filed against Mr.

DeJoy, the USPS and President Donald

Trump pertaining to operational changes at the USPS, mail delays and mail-in voting for the 2020 presidential election.

a result of any backlogs, political rhetoric or litigation, the USPS suffers reputational or financial harm or an increase in regulatory

scrutiny, the demand for USPS services may decline, which may lead to reduced demand for USPS properties.

The results of these

changes or any future changes could lead to additional delays or financing shortfalls for the USPS.

We derive revenues

primarily from rent and tenant reimbursements under leases with the USPS for our properties, and fee and other income under the

management agreements with respect to the postal properties owned by Mr.

Spodek, his family members and their partners managed

by PRM, our TRS.

Rental income represents the lease revenue recognized under leases with the USPS.

Tenant reimbursements represent

payments made by the USPS under the leases to reimburse us for the majority of real estate taxes paid at each property.

other income principally represent revenue PRM receives from postal properties owned by Mr.

Spodek, his family members and their

partners pursuant to the management agreements and typically is a percentage of the lease revenue for the managed property.

of September 30, 2020, all properties leased to the USPS had an average remaining lease term of 3.44 years.

Factors that could

affect our rental income, tenant reimbursement and fee and other income in the future include, but are not limited to:

ability to renew or replace expiring leases and management agreements;

(ii) local, regional or national economic conditions;

an oversupply of, or a reduction in demand for, post office space;

(iv) changes in market rental rates;

(v) changes to the USPS’s

current property leasing program or form of lease;

and (vi) our ability to provide adequate services and maintenance at our properties

and managed properties.

Operating Expenses

We lease our properties

The majority of our leases are modified double-net leases, whereby the USPS is responsible for utilities, routine

maintenance and the reimbursement of property taxes and the landlord is responsible for insurance and roof and structure.

an increase in costs related to the landlord’s responsibilities under these leases could negatively influence our operating

Refer to “Current Lease Renewal and Revised USPS Lease Form”

for further discussion.

We elected to be treated as

a REIT under the Internal Revenue Code of 1986, as amended (the “Code”) beginning with our short taxable year ending December

As long as we qualify as a REIT, we generally will not be subject to federal income tax to the extent that we distribute our

taxable income for each tax year to our stockholders.

Factors That May Influence Future Results of

We are dependent on the USPS’s

financial and operational stability.

The USPS is currently facing a variety of circumstances that are threatening its ability to fund

its operations and other obligations as currently conducted without intervention by the federal government.

The USPS is constrained by

laws and regulations that restrict revenue sources, mandate certain expenses and cap its borrowing capacity.

As a result, the USPS is

unable to fund its mandated expenses and continues to be subject to mandated payments to its retirement system and health benefits for

current workers and retirees.

The USPS has taken the position that productivity improvements and cost reduction measures alone without

legislative and regulatory intervention will not be sufficient to maintain the ability to meet all of its existing obligations when due.

Further, although the Coronavirus Aid, Relief, and Economic Security (CARES) Act, as amended by Public Law 116-260, the Consolidated Appropriations

Act, 2021, includes a $10.0 billion loan to the USPS, there can be no assurances that this financing will be sufficient to sustain USPS

operations in light of current shortfalls resulting from reduced mail volumes.

The ongoing COVID-19 pandemic

and measures being taken to prevent its spread has resulted in a reduction in foot traffic in many public places, including postal properties.

A continued reduction in the use of in-person services may reduce the demand for postal properties by the USPS and our results of operations

could decline as a result.

The ongoing COVID-19 pandemic has also caused a decline in mail volume, particularly in advertising conducted

through the mail, which may adversely affect the USPS’s financial condition, and therefore the demand for postal properties.

reduction or permanent changes to mail volume could reduce demand for postal properties and materially adversely affect our result of

Finally, as a result of the

proposed and executed operational, managerial and strategic changes within the USPS and the ongoing COVID-19 pandemic, which significantly

increased the number of absentee ballots utilized for the 2020 presidential election, the USPS is the focal point of recent litigation.

As of the date of this report, several lawsuits have been filed against Mr.

DeJoy, the USPS and former President Donald Trump pertaining

to operational changes at the USPS, mail delays and mail-in voting for the 2020 presidential election.

If, as a result of any backlogs,

political rhetoric or litigation, the USPS suffers reputational or financial harm or an increase in regulatory scrutiny, the demand for

USPS services may decline, which may lead to reduced demand for USPS properties.

The results of these changes or any future changes could

lead to additional delays or financing shortfalls for the USPS.

We derive revenues primarily

from rent and tenant reimbursements under leases with the USPS for our properties, and fee and other income under the management agreements

with respect to the postal properties owned by Mr.

Spodek, his family members and their partners managed by Postal Realty Management TRS,

LLC (“PRM”), our taxable REIT subsidiary (“TRS”).

Rental income represents the lease revenue recognized under

leases with the USPS which includes the impact of above and below market lease intangibles as well as tenant reimbursements for payments

made by the USPS under the leases to reimburse us for the majority of real estate taxes paid at each property.

Fee and other income principally

represent revenue PRM receives from postal properties owned by Mr.

Spodek, his family members and their partners pursuant to the management

agreements and is a percentage of the lease revenue for the managed property.

As of March 31, 2021, all properties leased to our tenants

had an average remaining lease term of 4.0 years.

Factors that could affect our rental income, tenant reimbursement and fee and other

income in the future include, but are not limited to:

(i) our ability to renew or replace expiring leases and management agreements;

local, regional or national economic conditions;

(iii) an oversupply of, or a reduction in demand for, postal space;

(iv) changes in market

rental rates;

(v) changes to the USPS’s current property leasing program or form of lease;

and (vi) our ability to provide adequate

services and maintenance at our properties and managed properties.

Operating Expenses

generally consist of real estate taxes, property operating expenses, which consist of insurance, repairs and maintenance (other

than those for which the tenant is responsible), property maintenance-related payroll and depreciation and amortization.

that may affect our ability to control these operating costs include but are not limited to:

the cost of periodic repair, renovation

costs, the cost of re-leasing space and the potential for liability under applicable laws.

Recoveries from the tenant are recognized

as revenue on an accrual basis over the periods in which the related expenditures are incurred.

Tenant reimbursements and operating

expenses are recognized on a gross basis, because (i) generally, we are the primary obligor with respect to the real estate taxes

and (ii) we bear the credit risk in the event the tenant does not reimburse the real estate taxes.

The expenses of owning

and operating a property are not necessarily reduced when circumstances, such as market factors and competition, cause a reduction

in income from the property.

We lease our properties to

The majority of our leases are modified double-net leases, whereby the USPS is responsible for utilities, routine maintenance

and the reimbursement of property taxes and the landlord is responsible for insurance and roof and structure.

Thus, an increase in costs

related to the landlord’s responsibilities under these leases could negatively influence our operating results.

Refer to “Lease

Renewal”

below for further discussion.

Operating expenses generally

consist of real estate taxes, property operating expenses, which consist of insurance, repairs and maintenance (other than those for which

the tenant is responsible), property maintenance-related payroll and depreciation and amortization.

Factors that may affect our ability

to control these operating costs include but are not limited to:

the cost of periodic repair, renovation costs, the cost of re-leasing

space and the potential for liability under applicable laws.

Recoveries from the tenant are recognized as revenue on an accrual basis

over the periods in which the related expenditures are incurred.

Tenant reimbursements and operating expenses are recognized on a gross

basis, because (i) generally, we are the primary obligor with respect to the real estate taxes and (ii) we bear the credit risk in the

event the tenant does not reimburse the real estate taxes.

The expenses of owning and

operating a property are not necessarily reduced when circumstances, such as market factors and competition, cause a reduction in income

from the property.

If revenues drop, we may not be able to reduce our expenses accordingly.

Costs associated with real

estate investments generally will not be materially reduced even if a property is not fully occupied or other circumstances cause

our revenues to decrease.

As a result, if revenues decrease in the future, static operating costs may adversely affect our future

cash flow and results of operations.

Costs associated with real estate investments

generally will not be materially reduced even if a property is not fully occupied or other circumstances cause our revenues to decrease.

As a result, if revenues decrease in the future, static operating costs may adversely affect our future cash flow and results of operations.

General and Administrative

General and administrative

expense represents personnel costs, professional fees, legal fees, insurance, consulting fees, portfolio servicing costs and other

expenses related to corporate governance, filing reports with the United States Securities and Exchange Commission (the “SEC”)

and the NYSE, and other compliance matters.

Our Predecessor was privately owned and historically did not incur costs that we incur

as a public company.

In addition, while we expect that our general and administrative expenses will continue to rise as our portfolio

grows, we expect that such expenses as a percentage of our revenues will decrease over time due to efficiencies and economies of

expense represents personnel costs, professional fees, legal fees, insurance, consulting fees, portfolio servicing costs and other expenses

related to corporate governance, filing reports with the Securities and Exchange Commission (the “SEC”) and the New York Stock

Exchange, and other compliance matters.

While we expect that our general and administrative expenses will continue to rise as our portfolio

grows, we expect that such expenses as a percentage of our revenues will decrease over time due to efficiencies and economies of scale.

Equity-Based Compensation Expense

equity-based compensation expense is recognized in our consolidated statements of operations as components of general

and administrative expense and property operating expenses.

All equity-based compensation

expense is recognized in our consolidated statements of operations as components of general and administrative expense and property

operating expenses.

We issue share-based awards to align our employees’

with those of our investors.

interests with those of our investors.

Depreciation and Amortization

Depreciation and amortization

expense relate primarily to depreciation on properties and improvements and to amortization of certain lease intangibles.

expense relates primarily to depreciation on our properties and capital improvements to such properties and the amortization of certain

lease intangibles.

Indebtedness and Interest Expense

Interest expense for

our Predecessor related primarily to three mortgage loans payable and related party interest-only promissory notes, See Note 6.

Debt for further details.

As a result of the Formation Transactions, we assumed certain indebtedness of the Predecessor, a portion

of which was repaid without penalty using a portion of the net proceeds from our IPO.

On September 27, 2019, we entered into a

credit agreement (as amended, the “Credit Agreement”) with People’s United Bank, National Association, individually

and as administrative agent, BMO Capital Markets Corp., as syndication agent, and certain other lenders.

The Credit Agreement provides

for a senior revolving credit facility (the “Credit Facility”) with revolving commitments in an aggregate principal

amount of $100.0 million and, subject to customary conditions, the option to increase the aggregate lending commitments under the

agreement by up to $100.0 million (the “Accordion Feature”).

On January 30, 2020, we amended the Credit Agreement

in order to exercise a portion of the Accordion Feature to increase the maximum amount available under the Credit Facility

to $150.0 million, subject to the borrowing base properties identified therein remaining unencumbered and subject to an executed

On June 25, 2020, the Company further amended the Credit Agreement to revise, among other items, certain definitions and

borrowing base calculations to increase available capacity, as well as the restrictive covenant pertaining to Consolidated Tangible

Net Worth (as defined in such amendment).

As of September 30, 2020, the leases at 58 of our properties were expired and the USPS

was occupying such properties as a holdover tenant, thereby excluding such properties from being part of the borrowing base under

our Credit Facility We intend to use the Credit Facility for working capital purposes, which may include repayment of mortgage

indebtedness, property acquisitions and other general corporate purposes.

Consistent with the method adopted by our Predecessor,

we amortize on a non-cash basis the deferred financing costs associated with its debt to interest expense using the straight-line

method, which approximates the effective interest rate method over the terms of the related loans.

Any changes to the debt structure,

including debt financing associated with property acquisitions, could materially influence the operating results depending on the

terms of any such indebtedness.

On September 27, 2019, we

entered into a credit agreement, as amended (the “Credit Agreement”), with People’s United Bank, National Association,

individually and as administrative agent, BMO Capital Markets Corp., as syndication agent, and certain other lenders.

The Credit Agreement

provides for a senior revolving credit facility (the “Credit Facility”) with revolving commitments in an aggregate principal

amount of $100.0 million and, subject to customary conditions, the option to increase the aggregate lending commitments under the agreement

by up to $100.0 million (the “Accordion Feature”).

On January 30, 2020, we amended the Credit Agreement in order to exercise

a portion of the Accordion Feature to increase the maximum amount available under the Credit Facility to $150.0 million, subject

to the borrowing base properties identified therein remaining unencumbered and subject to an executed lease.

On June 25, 2020, we further

amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to increase available capacity,

as well as the restrictive covenant pertaining to Consolidated Tangible Net Worth (as defined in such amendment).

On November 24, 2020,

we amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to allow leases to parties

other than the USPS at a real property subject to certain limitations (as defined in such amendment).

As of March 31, 2021, the

leases at 11 of our properties were expired and the USPS was occupying such properties as a holdover tenant, thereby excluding such properties

from being part of the borrowing base under the Credit Facility.

We intend to use the Credit Facility for working capital purposes, which

may include repayment of mortgage indebtedness, property acquisitions and other general corporate purposes.

We amortize on a non-cash

basis the deferred financing costs associated with its debt to interest expense using the straight-line method, which approximates the

effective interest rate method over the terms of the related loans.

Any changes to the debt structure, including debt financing associated

with property acquisitions, could materially influence the operating results depending on the terms of any such indebtedness.

Income Tax Benefit (Expense)

As a REIT, we generally

will not be subject to federal income tax on our net taxable income that we distribute currently to our stockholders.

Code, REITs are subject to numerous organizational and operational requirements, including a requirement that they distribute each

year at least 90% of their REIT taxable income, determined without regard to the deduction for dividends paid and excluding any

net capital gains.

If we fail to qualify for taxation as a REIT in any taxable year and do not qualify for certain statutory relief

provisions, our income for that year will be taxed at regular corporate rates, and we would be disqualified from taxation as a

REIT for the four taxable years following the year during which we ceased to qualify as a REIT.

Even if we qualify as a REIT for

federal income tax purposes, we may still be subject to state and local taxes on our income and assets and to federal income and

excise taxes on our undistributed income.

Additionally, any income earned by PRM and any other TRS we form in the future, will

be subject to federal, state and local corporate income tax.

Current Lease Renewal and Revised

USPS Lease Form

As of November 11,

2020, we have executed 29 leases with respect to the total of all leases that have expired in 2019 or 2020, or will expire in 2020.

We have agreed to non-binding letters of intent to rental rates on all remaining holdover properties for the leases set to expire

As of the same date, the leases at 52 of our properties (consisting of one lease for which the lease expired in 2018 which

we acquired in July 2020, 15 properties for which leases expired in 2019, including six leases that expired as of the date of our

acquisition, and 36 properties for which leases expired in 2020) were expired and the USPS is occupying such properties as a holdover

tenant, aggregating approximately $2.5 million in annualized rental income.

To date, the USPS has not vacated any of these 52 properties.

The Company has received all holdover rent on a month-to-month basis, with the USPS typically paying the greater of estimated market

rent or the rent amount under the expired lease.

The USPS has adopted

a revised form of our modified double-net lease, which transfers the responsibility for some additional maintenance expenses and

obligations to the landlord, including some components of plumbing and electrical systems.

To date, we have entered into 29 leases

reflecting this revised form, including the addendum discussed below, as applicable, that expired in 2019 or 2020, or will expire

In addition, in connection with executing revised-form leases, we have and will continue to receive lump sum catch up

payments from the USPS for increased rents and reimbursement of real estate taxes the Company paid from the date of expiration

to the date of lease execution.

As we adopt the USPS’s

revised form of our modified double-net lease going forward, we anticipate that our property operating expenses and initial leasing

costs may increase;

however, we believe that the net impact of these additional expenses may be generally offset by our ability

to negotiate contractual rent increases in excess of such expenses, which, if successful, could result in minimal changes to our

projected net income as we adopt this new form of lease as our legacy leases expire.

Furthermore, we have agreed to terms with

the USPS on an addendum to its revised form of lease for leases acquiring annual rent in excess of $25,000, pursuant to which documentation

requirements are streamlined and some of the new responsibilities placed on the landlord by the USPS’

revised form of our

modified double-net lease would be mitigated.

As a REIT, we generally will

not be subject to federal income tax on our net taxable income that we distribute currently to our stockholders.

Under the Code, REITs

are subject to numerous organizational and operational requirements, including a requirement that they distribute each year at least 90%

of their REIT taxable income, determined without regard to the deduction for dividends paid and excluding any net capital gains.

fail to qualify for taxation as a REIT in any taxable year and do not qualify for certain statutory relief provisions, our income for

that year will be taxed at regular corporate rates, and we would be disqualified from taxation as a REIT for the four taxable years following

the year during which we ceased to qualify as a REIT.

Even though we qualify as a REIT for federal income tax purposes, we may still be

subject to state and local taxes on our income and assets and to federal income and excise taxes on our undistributed income.

Additionally,

any income earned by PRM and any other TRS we form in the future, will be subject to federal, state and local corporate income tax.

Lease Renewal

As of March 31, 2021, the

leases at 11 of our properties were expired and the USPS was occupying such properties as a holdover tenant.

As of May 11, 2021, 17 leases

were in holdover status representing $0.3 million of annual contractual rental revenue.

We might not be successful in renewing the leases

that are in holdover status or that are expiring in 2021, or obtaining positive rent renewal spreads, or even renewing the leases on terms

comparable to those of the expiring leases.

If we are not successful, we will likely experience reduced occupancy, traffic, rental revenue

and net operating income, which could have a material adverse effect on our financial condition, results of operations and ability to

make distributions to shareholders.

Results of Operations

Comparison of the three months ended September

30, 2020 and September 30, 2019

For the Three Months Ended

September 30,

Comparison of the three months ended March

31, 2021 and March 31, 2020

For the Three Months

Ended March 31,

Rental income

Tenant reimbursements

Fee and other income

10 unchanged sentences

Write-off and amortization of deferred financing fees

Loss on early extinguishment of debt

Interest income

1 unchanged sentence

Income (loss) before income tax expense

Income tax (expense) benefit

Total revenues increased

by $3.3 million for the three months ended September 30, 2020 compared to the three months ended September 30, 2019.

in revenue is attributable to the properties that we acquired in connection with the Formation Transactions and the properties

that we acquired since the completion of our IPO.

Rental income

Rental income increased by $2.9 million for the three months ended September 30, 2020 compared to the three months ended

September 30, 2019 and is primarily related to the properties that we acquired in connection with the Formation Transactions and

the properties that we acquired since the completion of our IPO.

Tenant reimbursements

Tenant reimbursements increased $0.4 million for the three months ended September 30, 2020 compared to the three months

ended September 30, 2019, primarily due to the properties that we acquired in connection with the Formation Transactions and the

properties that we acquired since the completion of our IPO.

Operating Expenses

Real estate taxes

Real estate taxes increased by $0.4 million for the three months ended September 30, 2020 compared to the three months

ended September 30, 2019 as a result of the properties that we acquired in connection with the Formation Transactions and the properties

that we acquired since the completion of our IPO.

Property operating

expenses –

Property operating expenses increased by $0.1 million to $0.5 million for the three months ended September

30, 2020 from $0.3 million for the three months ended September 30, 2019.

The increase was a result of an increase in property

management expenses of $0.02 million to $0.2 million for the three months ended September 30, 2020 from $0.2 million for the three

months ended September 30, 2019.

The remainder of the increase of $0.08 million is related to repairs and maintenance and insurance

for the additional properties that we have acquired since September 30, 2019.

General and administrative

General and administrative expenses increased by $0.4 million to $2.0 million for the three months ended September

30, 2020 from $1.6 million for the three months ended September 30, 2019, primarily due to higher professional fees and increased

personnel and investor relations expenses as a result of being a public company.

In addition, equity-based compensation expense

increased by $0.1 million for the three months ended September 30, 2020 compared to the three months ended September 30, 2019 due

to additional awards granted during the first quarter of 2020.

Depreciation and

amortization –

Depreciation and amortization expense increased by $1.3 million to $2.4 million for the three months ended

September 30, 2020 from $1.1 million for the three months ended September 30, 2019 and is primarily related to the properties that

we acquired as part of the Formation Transactions and the properties that were acquired since our IPO.

Interest Expense

During the three months ended September

30, 2020, we incurred interest expense of $0.6 million compared to $0.05 million for the three months ended September 30, 2019.

The increase in interest expense is related to the interest paid on our outstanding balance of our Credit Facility.

Comparison of the nine months ended September

30, 2020 and September 30, 2019

For the Nine Months Ended

September 30,

Income tax expense

Net income (loss)

Total revenues increased by

$3.7 million for the three months ended March 31, 2021 compared to the three months ended March 31, 2020.

The increase in revenue is attributable

to the full impact of the 261 properties that we acquired in 2020 and the 54 properties acquired in the three months ended March 31, 2021.

Rental income –

Rental income includes net rental income as well as the recovery of certain operating costs and property taxes from tenants.

Rental income

Tenant reimbursements

increased $3.6 million quarter over quarter primarily due to full impact of the 261 properties that we acquired in 2020 and the 54 properties

acquired in the three months ended March 31, 2021.

Fee and other income .

Total revenues

Operating expenses

Real estate taxes

Other revenue increased by $0.1 million, to $0.4 million for the three months ended March 31, 2021 compared to the three months ended

March 31, 2020 primarily due to higher management fee income.

Operating Expense

Real estate taxes –

Real estate taxes increased by $0.4 million for the three months ended March 31, 2021 compared to the three months ended March 31, 2020

as a result of the full impact of the 261 properties that we acquired in 2020 and the 54 properties acquired in the three months ended

March 31, 2021.

Property operating expenses

Property operating expenses increased by $0.5 million to $0.9 million for March 31, 2021 from $0.4 million for the three months

ended March 31, 2020.

Property management expenses are included within property operating expenses and increased by $0.2 million to $0.4

million for the three months ended March 31, 2021 from $0.2 million for the three months ended March 31, 2020.

The remainder of the increase

of $0.3 million is related to expenses related to repairs and maintenance and insurance in connection with the full impact of the 261

properties that we acquired in 2020 and the 54 properties acquired in the three months ended March 31, 2021.

General and administrative

General and administrative expenses increased by $0.3 million to $2.6 million for the three months ended March 31, 2021 from

$2.3 million for the three months ended March 31, 2020, primarily due to higher equity-based compensation expense related to awards that

have been granted in 2020 and the three months ended March 31, 2021.

Depreciation and amortization

Total operating expenses

Income from operations

Interest expense, net

Contractual interest expense

Write-off and amortization of deferred financing fees

Loss on early extinguishment of predecessor debt

Interest income

Depreciation and amortization expense increased by $1.1 million to $3.1 million for the three months ended March 31, 2021 from

$2.0 million for three months ended March 31, 2020, and is primarily related to the e full impact of the 261 properties that we acquired

in 2020 and the 54 properties acquired in the three months ended March 31, 2021.

Total Interest Expense, Net

(Loss) income before income tax expense

Income tax expense

$ (1,279,638 )

Explanatory Note:

Includes the results of operations of the Predecessor for the period from January 1, 2019 to May 16, 2019.

Total revenues increased

by $9.7 million for the nine months ended September 30, 2020 compared to the nine months ended September 30, 2019.

in revenue is attributable to the properties that we acquired in connection with the Formation Transactions and the properties

that we acquired since the completion of our IPO.

Rental income

Rental income increased by $8.5 million for the nine months ended September 30, 2020 compared to the nine months ended

September 30, 2019 and the increase is related to the properties that we acquired in connection with the Formation Transactions

and the properties that we acquired since the completion of our IPO.

Tenant reimbursements

Tenant reimbursements increased $1.1 million for the nine months ended September 30, 2020 compared to the nine months ended

September 30, 2019, primarily due to the properties that we acquired in connection with the Formation Transactions and the properties

that we acquired since the completion of our IPO.

Fee and other income .

Other revenue increased by $0.05 million, to $0.9 million for the nine months ended September 30, 2020 from $0.

8 million for the

nine months ended September 30, 2019, primarily due to higher insurance recoveries for the nine months ended September 30, 2020,

offset by lower miscellaneous income.

Operating Expenses

Real estate taxes

Real estate taxes increased by $1.3 million for the nine months ended September 30, 2020 compared to the nine months

ended September 30, 2019 as a result of the properties that we acquired in connection with the Formation Transactions and the

properties that we acquired since the completion of our IPO.

Property operating

expenses –

Property operating expenses increased by $0.4 million to $1.3 million for the nine months ended September

30, 2020 from $0.8 million for the nine months ended September 30, 2019.

The increase was a result of an increase in property

management expenses of $0.1 million to $0.6 million for the nine months ended September 30, 2020 from $0.5 million for the nine

months ended September 30, 2019.

The remainder of the increase of $0.3 million is related to repairs and maintenance and insurance

for the 81 properties that were acquired as part of the Formation Transactions and the properties that we have acquired since

General and administrative

General and administrative expenses increased by $3.2 million to $6.2 million for the nine months ended September

30, 2020 from $3.0 million for the nine months ended September 30, 2019, primarily due to higher professional fees and increased

personnel and investor relations expenses as a result of being a public company.

In addition, equity-based compensation expense

increased by $1.1 million for the nine months ended September 30, 2020 compared to the nine months ended September 30, 2019 due

to additional equity-based compensation expense for awards that have been granted since our IPO.

Depreciation and

amortization –

Depreciation and amortization expense increased by $4.3 million to $6.6 million for the nine months ended

September 30, 2020 from $2.3 million for the nine months ended September 30, 2019 and is primarily related to the properties that

we acquired as part of the Formation Transactions and the properties that were acquired since our IPO.

Interest Expense

During the nine months

ended September 30, 2020, we incurred interest expense of $2.1 million compared to $0.8 million for the nine months ended September

The increase in interest expense is related to the interest paid on the outstanding balance of our Credit Facility.

This increase is offset by a loss on early extinguishment of debt of $0.2 million incurred in connection with the IPO during the

nine months ended September 30, 2019.

Comparison of the nine months ended

September 30, 2020 and the nine months ended September 30, 2019

The Company had $7.8

million of cash and $0.7 million of escrows and reserves as of September 30, 2020 compared to $11.0 million of cash and $0.6 million

of escrows and reserves as of September 30, 2019.

Cash flow from

operating activities –

Net cash provided by operating activities increased by $3.9 million to $6.0 million

for the nine months ended September 30, 2020 compared to $2.1 million for the same period in 2019.

The increase in net cash

provided by operating activities was primarily due to an increase in rental income due to the properties that were acquired as

part of our Formation Transactions and the properties acquired since our IPO.

Cash flow from

investing activities –

Net cash used in investing activities increased by $22.2 million to $61.6 million for

the nine months ended September 30, 2020 compared to $39.4 million for the same period in 2019.

The increase was primarily

due to the acquisition of postal properties during the nine months ended September 30, 2020.

Cash flow from

financing activities –

Net cash provided by financing activities increased by $2.8 million to $50.9 million

for the nine months ended September 30, 2020 compared to $48.1 million for the same period in 2019.

This increase was primarily

due to higher net borrowings during the nine months ended September 30, 2020 offset by lower proceeds from equity offerings and

higher payments of dividends since our IPO.

Non-GAAP Financial Measures

Funds From Operations (“FFO”)

and Adjusted Funds From Operations (“AFFO”)

We calculate FFO in

accordance with the current National Association of Real Estate Investment Trusts (“NAREIT”) definition.

NAREIT currently

defines FFO as follows:

net income (loss) (computed in accordance with GAAP) excluding depreciation and amortization related to

real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment

write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases

in the value of depreciable real estate held by an entity.

Other REITs may not define FFO in accordance with the NAREIT definition

or may interpret the current NAREIT definition differently than we do and therefore our computation of FFO may not be comparable

to such other REITs.

We calculate AFFO

by starting with FFO and adjusting for recurring capital expenditures (defined as all capital expenditures and beginning with

Q3 2020, leasing costs that are recurring in nature, excluding beginning with Q2 2020 as a policy change all capital improvements

that are planned at the acquisition of a property or obtaining a lease or lease renewal) and acquisition related expenses (defined

as acquisition-related expenses that are incurred for investment purposes and do not correlate with the ongoing operations of

our existing portfolio, including due diligence costs for acquisitions not consummated and certain auditing and accounting fees

incurred that were directly related to completed acquisitions or dispositions) that are not capitalized and then adding back items

non-real estate depreciation, loss on extinguishment of debt, write-off and amortization of debt issuance costs, straight-line

rent adjustments (beginning with Q3 2020, including lump sum catch up payments for increased rents), fair value lease adjustments

and non-cash components of compensation expense.

AFFO is a non-GAAP financial measure and should not be viewed as an alternative

to net income calculated in accordance with GAAP as a measurement of our operating performance.

We believe that AFFO is widely-used

by other REITs and is helpful to investors as a meaningful additional measure of our ability to make capital investments.

REITs may not define AFFO in the same manner as we do and therefore our calculation of AFFO may not be comparable to such other

These metrics are

non-GAAP financial measures and should not be viewed as an alternative measurement of our operating performance to net income.

Management believes that accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate’

assets diminishes predictably over time.

Since real estate values have historically risen or fallen with market conditions, many

industry investors and analysts have considered the presentation of operating results for real estate companies that use historical

cost accounting to be insufficient by themselves.

As a result, we believe that the additive use of FFO and AFFO, together with

the required GAAP presentation, is widely-used by our competitors and other REITs and provides a more complete understanding of

our performance and a more informed and appropriate basis on which to make investment decisions.

The following table

provides a reconciliation of net loss before allocation to non-controlling interests, the most comparable GAAP measure, to FFO

September 30,

and amortization

Recurring capital

of debt issuance costs

Straight-line

rent adjustments

Fair value lease

Acquisition related

components of compensation expense

During the three months ended

March 31, 2021, we incurred total interest expense, net of $1.0 million compared to $0.8 million for the three months ended March 31,

The increase in interest expense is primarily related to the loss on early extinguishment of debt of $0.2 million incurred in connection

with the paydown of two mortgage financings during the three months ended March 31, 2021.

Comparison of the three months ended March

31, 2021 and the three months ended March 31, 2020

We had $3.3 million of cash

and $1.1 million of escrows and reserves as of March 31, 2021 compared to $2.2 million of cash and $1.1 million of escrows and reserves

as of December 31, 2020.

Cash flow from operating activities

Net cash provided by operating activities increased by $3.1 million to $4.5 million for the three months ended March

31, 2021 compared to $1.4 million for the same period in 2020.

The increase is primarily due to the addition of postal properties

that were acquired in 2020 and the three months ended March 31, 2020, all of which have generated additional rental income and related

changes in working capital.

Cash flow to investing activities

Net cash used in investing activities increased by $2.7 million to $25.9 million for the three months ended March 31, 2021

compared to $23.2 million for the same period in 2020.

The increase was related to the purchase of postal properties that were acquired

during the three months ended March 31, 2021.

Cash flow from financing activities

Net cash provided by financing activities increased by $10.4 million to $22.6 million for the three months ended March 31,

2021 compared to $12.2 million provided by the same period in 2020.

The increase was primarily related to proceeds received from

our January Follow-on Offering offset by the paydown of two mortgage financings, reduced net borrowings on our Credit Facility during

the three months ended March 31, 2020 and an increase in payment of dividends.

Liquidity and Capital Resources

Analysis of Liquidity and Capital Resources

We had approximately

$7.8 million of cash and $0.7 million of escrows and reserves as of September 30, 2020.

On September 27, 2019,

we entered into the Credit Agreement with People’s United Bank, National Association, individually and as administrative

agent, BMO Capital Markets Corp., as syndication agent, and certain other lenders.

The Credit Agreement provides for the senior

revolving Credit Facility with revolving commitments in an aggregate principal amount of a $100.0 million and a maturity

date of September 27, 2023.

The Credit Agreement

provides that, subject to customary conditions, including obtaining lender commitments and compliance with its financial maintenance

covenants under the Credit Agreement, we may seek to increase the aggregate lending commitments under the Credit Agreement by

up to $100.0 million, with such increase in total lending commitments to be allocated to increasing the revolving commitments.

The interest rates

applicable to loans under the Credit Facility are, at our option, equal to either a base rate plus a margin ranging from 0.7%

to 1.4% per annum or LIBOR plus a margin ranging from 1.7% to 2.4% per annum, each based on a consolidated leverage ratio.

addition, we paid, for the period through and including the calendar quarter ending March 31, 2020, an unused facility fee on

the revolving commitments under the Credit Facility of 0.75% per annum for the first $100.0 million and 0.25% per annum for the

portion of revolving commitments exceeding $100.0 million, and will pay for the period thereafter, an unused facility fee of 0.25%

per annum for the aggregate unused revolving commitments, with both periods utilizing calculations of daily unused commitments

under the Credit Facility.

We are permitted to prepay all or any portion of the loans under the Credit Facility prior to maturity

without premium or penalty, subject to reimbursement of any LIBOR breakage costs of the lenders.

On January 30, 2020,

we amended the Credit Agreement in order to exercise a portion of the accordion feature on the Credit Facility to increase permitted

borrowings by $50.0 million to $150.0 million, subject to the borrowing base properties identified therein remaining unencumbered

and subject to an executed lease.

As of September 30, 2020, we had $49.0 million outstanding under our Credit Facility.

of September 30, 2020, the leases at 58 of our properties had expired and the USPS was occupying such properties as a holdover

tenant, thereby excluding such properties from being part of the borrowing base under our Credit Facility.

On June 25, 2020, the

Company further amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations

to increase available capacity, as well as the restrictive covenant pertaining to Consolidated Tangible Net Worth (as defined in

such amendment).

Our Credit Facility

is guaranteed, jointly and severally, by our Company and certain indirect subsidiaries of our Company (the “Subsidiary Guarantors”)

and includes a pledge of equity interests in the Subsidiary Guarantors.

The Credit Agreement contains customary covenants that,

among other things, restrict, subject to certain exceptions, the ability to incur indebtedness, grant liens on assets, make certain

types of investments, engage in acquisitions, mergers or consolidations, sell assets, enter into hedging transactions, enter into

certain transactions with affiliates and make distributions.

The Credit Agreement requires compliance with consolidated financial

maintenance covenants to be tested quarterly, including a maximum consolidated secured indebtedness ratio, maximum consolidated

leverage ratio, minimum consolidated fixed charge coverage ratio, minimum consolidated tangible net worth, maximum dividend payout

ratio, maximum consolidated unsecured leverage ratio, and minimum debt service coverage ratio.

The Credit Agreement also contains

certain customary events of default, including the failure to make timely payments under our Credit Facility, any event or condition

that makes other material indebtedness due prior to its scheduled maturity, the failure to satisfy certain covenants and specified

events of bankruptcy and insolvency.

Our short-term liquidity

requirements primarily consist of operating expenses and other expenditures associated with our properties, distributions to our

limited partners and distributions to our stockholders required to qualify for REIT status, capital expenditures and potentially

acquisitions.

We expect to meet our short-term liquidity requirements through net cash provided by operations, cash, borrowings

under our Credit Facility and the potential issuance of securities.

Our long-term liquidity

requirements primarily consist of funds necessary for the repayment of debt at maturity, property acquisitions and non-recurring

capital improvements.

We expect to meet our long-term liquidity requirements with net cash from operations, long-term indebtedness

including our Credit Facility and mortgage financing, the issuance of equity and debt securities and proceeds from select sales

of our properties.

We also may fund property acquisitions and non-recurring capital improvements using our Credit Facility pending

permanent property-level financing.

We believe we have

access to multiple sources of capital to fund our long-term liquidity requirements, including the incurrence of additional debt

and the issuance of additional equity securities.

However, in the future, there may be a number of factors that could have a material

and adverse effect on our ability to access these capital sources, including unfavorable conditions in the overall equity and

credit markets, our degree of leverage, our unencumbered asset base, borrowing restrictions imposed by our lenders, general market

conditions for REITs, our operating performance, liquidity and market perceptions about us.

The success of our business strategy

will depend, to a significant degree, on our ability to access these various capital sources.

In addition, we continuously evaluate

possible acquisitions of postal properties, which largely depend on, among other things, the market for owning and leasing postal

properties and the terms on which the USPS will enter into new or renewed leases.

We had approximately $3.3 million

of cash and $1.1 million of escrows and reserves as of March 31, 2021.

As of March 31, 2021, we had

$64.5 million outstanding under the Credit Facility.

On January 30, 2020, we exercised the Accordion Feature to increase permitted borrowings

to $150.0 million from $100.0 million subject to the borrowing base properties identified therein remaining unencumbered and subject to

an executed lease.

On June 25, 2020, we further amended the Credit Agreement to revise, among other items, certain definitions and borrowing

base calculations to increase available capacity, as well as the restrictive covenant pertaining to Consolidated Tangible Net Worth (as

defined in such amendment).

On November 24, 2020, we amended the Credit Agreement to revise, among other items, certain definitions and

borrowing base calculations to allow leases other than the USPS at a Real Property subject to certain limitations (as defined in such

We intend to use the Credit Facility for working capital purposes, which may include repayment of indebtedness, property acquisitions

and other general corporate purposes.

As of March 31, 2021, the leases at 11 of our properties had expired and the USPS was occupying

such properties as a holdover tenant, thereby excluding such properties from being part of the borrowing base under the Credit Facility.

The Credit Facility is guaranteed,

jointly and severally, by us and certain of our indirect subsidiaries (the “Subsidiary Guarantors”) and includes a pledge

of equity interests in the Subsidiary Guarantors.

The Credit Agreement contains customary covenants that, among other things, restrict,

subject to certain exceptions, the ability to incur indebtedness, grant liens on assets, make certain types of investments, engage in

acquisitions, mergers or consolidations, sell assets, enter into hedging transactions, enter into certain transactions with affiliates

and make distributions.

The Credit Agreement requires compliance with consolidated financial maintenance covenants to be tested quarterly,

including a maximum consolidated secured indebtedness ratio, maximum consolidated leverage ratio, minimum consolidated fixed charge coverage

ratio, minimum consolidated tangible net worth, maximum dividend payout ratio, maximum consolidated unsecured leverage ratio, and minimum

debt service coverage ratio.

The Credit Agreement also contains certain customary events of default, including the failure to make timely

payments under the Credit Facility, any event or condition that makes other material indebtedness due prior to its scheduled maturity,

the failure to satisfy certain covenants and specified events of bankruptcy and insolvency.

Our short-term liquidity requirements

primarily consist of operating expenses and other expenditures associated with our properties, distributions to our limited partners and

distributions to our stockholders required to qualify for REIT status, capital expenditures and, potentially, acquisitions.

to meet our short-term liquidity requirements through net cash provided by operations, cash, borrowings under the Credit Facility and

the potential issuance of securities.

Our long-term liquidity requirements

primarily consist of funds necessary for the repayment of debt at maturity, property acquisitions and non-recurring capital improvements.

We expect to meet our long-term liquidity requirements with net cash from operations, long-term indebtedness including the Credit Facility

and mortgage financing, the issuance of equity and debt securities and proceeds from select sales of our properties.

We also may fund

property acquisitions and non-recurring capital improvements using the Credit Facility pending permanent property-level financing.

We believe we have access

to multiple sources of capital to fund our long-term liquidity requirements, including the incurrence of additional debt and the issuance

of additional equity securities.

However, in the future, there may be a number of factors that could have a material and adverse effect

on our ability to access these capital sources, including unfavorable conditions in the overall equity and credit markets, our degree

of leverage, our unencumbered asset base, borrowing restrictions imposed by our lenders, general market conditions for REITs, our operating

performance, liquidity and market perceptions about us.

The success of our business strategy will depend, to a significant degree, on

our ability to access these various capital sources.

In addition, we continuously evaluate possible acquisitions of postal properties,

which largely depend on, among other things, the market for owning and leasing postal properties and the terms on which the USPS will

enter into new or renewed leases.

To maintain our qualification

as a REIT, we must make distributions to our stockholders aggregating annually at least 90% of our REIT taxable income determined

without regard to the deduction for dividends paid and excluding capital gains.

As a result of this requirement, we cannot rely

on retained earnings to fund our business needs to the same extent as other entities that are not REITs.

If we do not have sufficient

funds available to us from our operations to fund our business needs, we will need to find alternative ways to fund those needs.

Such alternatives may include, among other things, divesting ourselves of properties (whether or not the sales price is optimal

or otherwise meets our strategic long-term objectives), incurring indebtedness or issuing equity securities in public or private

transactions, the availability and attractiveness of the terms of which cannot be assured.

Consolidated Indebtedness as of September

As of September 30,

2020, we had approximately $65.8 million of outstanding consolidated principal indebtedness.

The following table sets forth information

as of September 30, 2020 with respect to the outstanding indebtedness of the Company:

Amount Outstanding as of

Interest Rate at

September 30,

Maturity Date

as a REIT, we must make distributions to our stockholders aggregating annually at least 90% of our REIT taxable income determined without

regard to the deduction for dividends paid and excluding capital gains.

As a result of this requirement, we cannot rely on retained earnings

to fund our business needs to the same extent as other entities that are not REITs.

If we do not have sufficient funds available to us

from our operations to fund our business needs, we will need to find alternative ways to fund those needs.

Such alternatives may include,

among other things, divesting ourselves of properties (whether or not the sales price is optimal or otherwise meets our strategic long-term

objectives), incurring indebtedness or issuing equity securities in public or private transactions, the availability and attractiveness

of the terms of which cannot be assured.

Consolidated Indebtedness

As of March 31, 2021, we had

approximately $97.8 million of outstanding consolidated principal indebtedness.

The following table sets forth information as of March

31, 2021 with respect to our outstanding indebtedness (in thousands):

Balance as of

March 31, 2021

Rate at March 31,

Revolving Credit Facility (1)

LIBOR+170bps (2)

September 2023

Vision Bank (3)

September 2036

Oklahoma Bank (4)

First Oklahoma Bank (4)

December 2037

Financing (6)

Oklahoma Bank –

April 2020 (7)

Oklahoma Bank –

June 2020 (8)

Vision Bank –

Seller Financing (6)

December 2020 (7)

Total Principal

Explanatory Notes :

27, 2019, we entered into our Credit Agreement, which provides for revolving commitments in an aggregate principal amount

of a $100.0 million and an accordion feature that permits us to borrow up to $200.0 million, subject to customary conditions.

During the three months ended March 31, 2020, we amended the Credit Agreement in order to exercise a portion our accordion

feature to increase permitted borrowings to $150.0 million from $100.0 million, subject to the borrowing base properties identified

therein remaining unencumbered and subject to an enforceable lease.

On April 14, 2020, we borrowed an additional $6.0 million

under the Credit Facility.

On June 25, 2020, the Company further amended the Credit Agreement to revise, among other items,

certain definitions and borrowing base calculations to increase available capacity, as well as the restrictive covenant pertaining

to Consolidated Tangible Net Worth (as defined in such amendment).

Refer to Item 5.

Other Information of this Quarterly Report

for a discussion of such amendment.

As of September 30, 2020, $150.0 million in aggregate principal amount under the Credit

Facility was authorized and $49.0 million was drawn.

Our ability to borrow under the Credit Facility is subject to continued

compliance with a number of customary affirmative and negative covenants.

As of September 30, 2020, we were in compliance

with all of the Credit Facility’s debt covenants.

As of the date of this filing, $52.0 million is outstanding under

the Credit Facility.

As of September

30, 2020, the one-month LIBOR rate was 0.15%.

Five properties

are collateralized under this loan as of September 30, 2020 with Mr.

On September 27, 2019, we entered into the Credit Agreement with People’s United Bank, National Association, individually and as administrative agent, BMO Capital Markets Corp., as syndication agent, and certain other lenders.

The Credit Agreement provides for revolving commitments in an aggregate principal amount of $100.0 million with Accordion Feature that permits us to borrow up to an additional $100.0 million for an aggregate total of $200.0 million, subject to customary terms and conditions, and a maturity date of September 27, 2023.

On January 30, 2020, we amended the Credit Agreement in order to exercise a portion of the Accordion Feature to increase the maximum amount available under the Credit Facility to $150.0 million, subject to the borrowing base properties identified therein remaining unencumbered and subject to an enforceable lease.

On June 25, 2020, we further amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to increase available capacity, as well as the restrictive covenant pertaining to Consolidated Tangible Net Worth (as defined in such amendment).

On November 24, 2020, we further amended the Credit Agreement to revise, among other items, certain definitions and borrowing base calculations to allow leases to parties other than the USPS as a real property subject to certain limitations (as defined in such amendment).

The interest rates applicable to

loans under the Credit Facility are, at our option, equal to either a base rate plus a margin ranging from 0.7% to 1.4% per annum or LIBOR

plus a margin ranging from 1.7% to 2.4% per annum, each based on a consolidated leverage ratio.

In addition, we paid, for the period through

and including the three months ended March 31, 2020, an unused facility fee on the revolving commitments under the Credit Facility of

0.75% per annum for the first $100 million and 0.25% per annum for the portion of revolving commitments exceeding $100.0 million, and

for the period thereafter, an unused facility fee of 0.25% per annum for the aggregate unused revolving commitments, with both periods

utilizing calculations of daily unused commitments under the Credit Facility.

During the three months ended March

31, 2021 and 2020, we incurred $0.05 million and $0.2 million, respectively, of unused fees related to the Credit Facility.

to borrow under the Credit Facility is subject to ongoing compliance with a number of customary affirmative and negative covenants.

of March 31, 2021, we were in compliance with all of the Credit Facility’s debt covenants.

As of March 31, 2021, the one-month LIBOR rate was 0.11%.

Five properties are collateralized under this loan with Mr.

Spodek as the guarantor.

On September 8, 2021 and every

five years thereafter, the interest rate will reset at a variable annual rate of Wall Street Journal Prime Rate (“Prime”)

The loan is collateralized

by first mortgage liens on four properties and a personal guarantee of payment by Mr.

Interest rate resets on December

31, 2022 to Prime + 0.25%.

The loan is collateralized

by first mortgage liens on one property and a personal guarantee of payment by Mr.

Interest rate resets on January

31, 2023 to Prime + 0.5%.

In connection

with the acquisition of a property, we obtained seller financing secured by the property in the amount $0.4 million requiring

five annual payments of principal and interest of $105,661 with the first installment due on January 2, 2021 based on a 6.0%

interest rate per annum through January 2, 2025.

In connection

with the purchase of a 13-building portfolio, the Company obtained $4.5 million of mortgage financing, at a fixed interest

rate of 4.25% with interest only for the first 18 months, which resets in November 2026 to the greater of Prime or 4.25%.

The financing matures in April 2040.

The loan is collateralized

by first mortgage liens on 22 properties.

Interest rates resets in January 2027 to the greater of Prime or 4.25%.

The financing

matures in June 2040.

Secured Borrowings as of September

As of September 30,

2020, we had approximately $16.8 million of secured borrowings outstanding, all of which was fixed rate debt with a weighted average

interest rate of 4.3% per annum.

Historically, our

Predecessor’s equity capital was principally provided by Mr.

Spodek as the majority equity owner of the Predecessor entities

and its debt capital was principally provided through first mortgage loans on the properties owned by the Predecessor and promissory

notes payable to related parties.

Following the completion of our IPO and the Formation Transactions, we repaid approximately

$31.7 million of indebtedness of the Predecessor using a portion of the net proceeds from our IPO.

Depending on our ability to

borrow under our Credit Facility, we may pursue significant secured borrowings in the future;

although, we have not entered into

any preliminary or binding documentation with respect to any such additional secured borrowings and there is no guarantee that

any lender will be willing to lend to us on the terms and timing that we expect, if at all.

On September 8, 2021 and every five years thereafter, the interest rate will reset at a variable annual rate of Wall Street Journal Prime Rate (“Prime”) + 0.5%.

The loan is collateralized by first mortgage liens on four properties and a personal guarantee of payment by Mr.

Interest rate resets on December 31, 2022 to Prime + 0.25%.

The loan is collateralized by first mortgage liens on one property and a personal guarantee of payment by Mr.

Interest rate resets on January 31, 2023 to Prime + 0.5%.

The loan is secured by a cross-collateralized and cross-defaulted first mortgage lien on the industrial property located in Warrendale, PA.

The loan has a fixed interest rate of 2.80% with interest-only payments for the first five years and fixed payments of principal and interest thereafter based on a 30-year amortization schedule.

Secured Borrowings as of March 31, 2021

As of March 31, 2021, we had

approximately $33.3 million of secured borrowings outstanding, all of which is fixed rate debt with a weighted average interest rate of

2.96% per annum.

During the three months ended March 31, 2021, we repaid two mortgage loans in the aggregate amount of $13.7 million.

To maintain our qualification

as a REIT, we are required to pay dividends to stockholders at least equal to 90% of our REIT taxable income determined without

regard to the deduction for dividends paid and excluding net capital gains.

During the three and nine months ended September 30,

2020, we paid cash dividends of $0.205 and $0.575 per share, respectively.

On October 30, 2020, our Board of Directors approved

and we declared a third quarter common stock dividend of $0.215 per share which is payable on November 30, 2020 to stockholders

of record on November 16, 2020.

as a REIT, we are required to pay dividends to stockholders at least equal to 90% of our REIT taxable income determined without regard

to the deduction for dividends paid and excluding net capital gains.

During the three months ended

March 31, 2021, we paid cash dividends of $0.2175 per share.

On April 30, 2021, our Board of Directors approved and we declared a first

quarter common stock dividend of $0.22 per share which will be paid on May 28, 2021 to stockholders of record on May 14, 2021.

Subsequent Real Estate Acquisitions

As of November 11,

2020, we purchased 14 postal properties for approximately $8.0 million during the period subsequent to September 30, 2020.

Acquisition Pipeline

In addition, the Company

has entered into agreements to acquire 12 postal properties for approximately $10.1 million.

The majority of these transactions

are anticipated to close during the fourth quarter subject to the satisfaction of customary closing conditions.

Furthermore, the

Company has signed a material agreement for an approximately 431,000 square foot industrial building in Warrendale, Pennsylvania

for $47.0 million.

The USPS occupies 73.0% of this property as a distribution facility.

The Company is currently performing formal

due diligence procedures customary for this transaction and cannot provide assurance as to the timing of when, or on what terms,

the transaction will close, if at all.

We continue to identify,

and are in various stages of reviewing, additional postal properties for acquisition and believe there are strong opportunities

to continue growing our pipeline.

Subsequent to March 31, 2021, we have acquired 16 postal properties

in individual or small portfolio transactions for an aggregate of approximately $6.1 million.

Off-Balance Sheet Arrangements

As of September 30, 2020, we did not have

any off-balance sheet arrangements.

As of March 31, 2021, we did

not have any off-balance sheet arrangements.

Critical Accounting Policies and Estimates

Refer to the heading

titled “Critical Accounting Policies and Estimates”

in Company’s Annual Report on Form 10-K for the year ended

December 31, 2019 for a discussion of our critical accounting policies and estimates of the Predecessor and the Company, as applicable.

to the heading titled “Critical Accounting Policies and Estimates”

in our Annual Report on Form 10-K for the year ended December

31, 2020 for a discussion of the critical accounting policies and estimates of the Predecessor and us, as applicable.

New Accounting Pronouncements

For a discussion of

our adoption of new accounting pronouncements, please see Note 3 of our Consolidated and Combined Consolidated Financial Statements

included herein.

Because most of our

leases provide for fixed annual rental payments without annual rent escalations, our rental income is fixed while our property

operating expenses are subject to inflationary increases.

A majority of our leases provide for tenant reimbursement of real estate

taxes and thus the tenant must reimburse us for real estate taxes.

We believe that if inflation increases expenses over time,

increases in lease renewal rates will materially offset such increase.

a discussion of our adoption of new accounting pronouncements, please see Note 2 of our Consolidated Financial Statements included herein.

Because most of our leases

provide for fixed annual rental payments without annual rent escalations, our rental revenues are fixed while our property operating expenses

are subject to inflationary increases.

A majority of our leases provide for tenant reimbursement of real estate taxes and thus the tenant

must reimburse us for real estate taxes.

We believe that if inflation increases expenses over time, increases in lease renewal rates will

materially offset such increase.

Compared sentence by sentence after normalising whitespace, quotation marks, case and digits, so re-formatting and restated figures do not read as changed language. Wording changes appear as one removal and one addition. The current filing and the prior one are authoritative.

What changed 10-Q

Item 1. Financial Statements