Medical Properties Trust (MPW) 8-K Results of Operations and Financial Condition

Exhibit 99.2

Table of Contents

Company Information………………………………………………….………………...…................... 1 Reconciliation of Net Income to Funds from Operations………………………………. 2 Investment and Revenue by Asset Type, Operator, and by State...……………….. 3 Lease Maturity Schedule……………………..……………………………………………................... 4 Debt Summary…………………………………………...………..……………………….......................... 5 Consolidated Statements of Income ...………...…………………………………...…….....……. 6 Consolidated Balance Sheets ...………...…………………………………...…….....…….............. 7 Acquisitions and Summary of Development Projects ............…………………….........8 Detail of Other Assets ....................................................................................................9

The information in this supplemental information package should be read in conjunction with the Company’s Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and other information filed with the Securities and Exchange Commission. You can access these documents free of charge at www.sec.gov and from the Company’s website at www.medicalpropertiestrust.com. The information contained on the Company’s website is not incorporated by reference into, and should not be considered a part of, this supplemental package.

For more information, please contact:

Charles Lambert, Managing Director - Capital Markets at (205) 397-8897.

Company Information

Headquarters: Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 Fax: (205) 969-3756

Website: www.medicalpropertiestrust.com

Executive Officers: Edward K. Aldag, Jr., Chairman, President and Chief Executive Officer R. Steven Hamner, Executive Vice President and Chief Financial Officer Emmett E. McLean, Executive Vice President, Chief Operating Officer, Secretary and Treasurer

Investor Relations: Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 Attn: Charles Lambert (205) 397-8897 clambert@medicalpropertiestrust.com

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Reconciliation of Net Income to Funds From Operations

(Unaudited)

	For the Three Months Ended
	March 31, 2013			March 31, 2012
				(A)
FFO information:
Net income attributable to MPT common stockholders	$	26,156,492		$	10,563,870
Participating securities’ share in earnings		(193,062	)		(251,867	)
Net income, less participating securities’ share in earnings	$	25,963,430		$	10,312,003
Depreciation and amortization:
Continuing operations		8,647,150			8,293,131
Discontinued operations		—			453,342
Funds from operations	$	34,610,580		$	19,058,476
Acquisition costs		190,549			3,425,012
Normalized funds from operations	$	34,801,129		$	22,483,488
Share-based compensation		1,918,855			1,858,456
Debt costs amortization		896,732			855,382
Additional rent received in advance (B)		(300,000	)		(300,000	)
Straight-line rent revenue and other		(3,892,628	)		(1,733,696	)
Adjusted funds from operations	$	33,424,088		$	23,163,630
Per diluted share data:
Net income, less participating securities’ share in earnings	$	0.18		$	0.08
Depreciation and amortization:
Continuing operations		0.06			0.07
Discontinued operations		—			—
Funds from operations	$	0.24		$	0.15
Acquisition costs		0.01			0.03
Normalized funds from operations	$	0.25		$	0.18
Share-based compensation		0.01			0.01
Debt costs amortization		0.01			0.01
Additional rent received in advance (B)		—			—
Straight-line rent revenue and other		(0.03	)		(0.01	)
Adjusted funds from operations	$	0.24		$	0.19

(A) Financials have been restated to reclass the operating results of certain properties sold in 2012 to discontinued operations.

(B) Represents additional rent from one tenant in advance of when we can recognize as revenue for accounting purposes. This additional rent is being recorded to revenue on a straight-line basis over the lease life.

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

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

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

2

INVESTMENT AND REVENUE BY ASSET TYPE, OPERATOR AND BY STATE

Investments and Revenue by Asset Type - As of March 31, 2013
	Total Assets			Percentage of Gross Assets			Total Revenue		Percentage of Total Revenue
General Acute Care Hospitals	$	1,220,607,557			51.7	%	$	33,083,609		56.6	%
Long-Term Acute Care Hospitals		481,802,203			20.4	%		13,935,586		23.8	%
Medical Office Buildings		15,795,436			0.7	%		499,544		0.9	%
Rehabilitation Hospitals		402,325,364			17.0	%		10,506,512		18.0	%
Wellness Centers		15,624,817			0.6	%		415,339		0.7	%
Other assets		226,421,241			9.6	%		—		—
Total gross assets		2,362,576,618			100.0	%
Accumulated depreciation and amortization		(135,380,788	)
Total	$	2,227,195,830					$	58,440,590		100.0	%
Investments and Revenue by Operator - As of March 31, 2013
	Total Assets			Percentage of Gross Assets			Total Revenue		Percentage of Total Revenue
Prime Healthcare	$	608,292,351			25.7	%	$	18,091,268		31.0	%
Ernest Health, Inc.		421,977,693			17.9	%		11,795,266		20.2	%
IJKG/HUMC		126,401,831			5.4	%		4,272,041		7.3	%
Vibra Healthcare		88,025,391			3.7	%		2,758,105		4.7	%
Kindred Healthcare		83,434,567			3.5	%		2,122,805		3.6	%
19 other operators		808,023,544			34.2	%		19,401,105		33.2	%
Other assets		226,421,241			9.6	%		—		—
Total gross assets		2,362,576,618			100.0	%
Accumulated depreciation and amortization		(135,380,788	)
Total	$	2,227,195,830					$	58,440,590		100.0	%
Investment and Revenue by State - As of March 31, 2013
	Total Assets			Percentage of Gross Assets			Total Revenue		Percentage of Total Revenue
California	$	522,874,259			22.1	%	$	15,683,593		26.8	%
Texas		540,515,520			22.9	%		13,957,977		23.9	%
New Jersey		126,401,831			5.4	%		4,272,041		7.3	%
Arizona		95,870,518			4.1	%		2,717,811		4.7	%
Idaho		87,585,578			3.7	%		2,598,116		4.4	%
20 other states		762,907,671			32.2	%		19,211,052		32.9	%
Other assets		226,421,241			9.6	%		—		—
Total gross assets		2,362,576,618			100.0	%
Accumulated depreciation and amortization		(135,380,788	)
Total	$	2,227,195,830					$	58,440,590		100.0	%

3

LEASE MATURITY SCHEDULE - AS OF MARCH 31, 2013
Total portfolio(1)	Total leases		Base rent(2)		Percent of total base rent
2013		—	$	—		—
2014		2		4,853,124		3.1	%
2015		2		4,155,412		2.7	%
2016		1		2,250,000		1.4	%
2017		—		—		—
2018		1		1,958,196		1.3	%
2019		8		10,358,190		6.6	%
2020		1		1,039,728		0.6	%
2021		4		12,799,716		8.2	%
2022		12		38,548,776		24.7	%
2023		1		1,247,292		0.8	%
2024		1		2,453,856		1.6	%
2025		4		11,133,444		7.1	%
Thereafter		32		65,383,948		41.9	%
		69	$	156,181,682		100.0	%

(1) Excludes our loans, four of our properties that are under development, and leases for two properties that were sold in April 2013. Also, lease expiration is based on the fixed term of the lease and does not factor in potential renewal options provided for in our leases.

(2) The most recent monthly base rent annualized. Base rent does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues).

4

DEBT SUMMARY AS OF MARCH 31, 2013

Instrument	Rate Type	Rate			Balance		2013		2014		2015		2016		2017		Thereafter
6.875% Notes Due 2021	Fixed		6.88	%	$	450,000,000	$	—	$	—	$	—	$	—	$	—	$	450,000,000
6.375% Notes Due 2022	Fixed		6.38	%		200,000,000		—		—		—		—		—		200,000,000
2015 Credit Facility Revolver	Variable		N/A	(1)		—		—		—		—		—		—		—
2016 Term Loan	Variable		2.46	%		100,000,000		—		—		—		100,000,000		—		—
2016 Unsecured Notes	Fixed		5.59	%(2)		125,000,000		—		—		—		125,000,000		—		—
2013 Exchangeable Notes	Fixed		9.25	%(3)		11,000,000		11,000,000		—		—		—		—		—
Northland - Mortgage Capital Term Loan	Fixed		6.20	%		14,133,586		185,487		265,521		282,701		298,582		320,312		12,780,983
					$	900,133,586	$	11,185,487	$	265,521	$	282,701	$	225,298,582	$	320,312	$	662,780,983

(1) Represents a $400 million unsecured revolving credit facility with spreads over LIBOR ranging from 2.60% to 3.40%.

(2) Represents the weighted-average rate for four traunches of the Notes at March 31, 2013, factoring in interest rate swaps in effect at that time. The Company has entered into two swap agreements which began in July and October 2011. Effective July 31, 2011, the Company is paying 5.507% on $65 million of the Notes and effective October 31, 2011, the Company is paying 5.675% on $60 million of Notes.

(3) The 2013 Exchangeable Notes matured on April 1, 2013.

5

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Statements of Income

(unaudited)

	For the Three Months Ended
	March 31, 2013			March 31, 2012
				(A)
Revenues
Rent billed	$	32,306,305		$	30,151,892
Straight-line rent		2,660,994			1,359,093
Income from direct financing leases		8,756,471			1,835,161
Interest and fee income		14,716,820			7,921,420
Total revenues		58,440,590			41,267,566
Expenses
Real estate depreciation and amortization		8,647,150			8,293,131
Property-related		415,339			227,270
Acquisition expenses		190,549			3,425,012
General and administrative		7,818,196			7,591,555
Total operating expenses		17,071,234			19,536,968
Operating income		41,369,356			21,730,598
Interest and other income (expense)		(15,157,366	)		(12,811,119	)
Income from continuing operations		26,211,990			8,919,479
Income (loss) from discontinued operations		(1,865	)		1,686,749
Net income		26,210,125			10,606,228
Net income attributable to non-controlling interests		(53,633	)		(42,358	)
Net income attributable to MPT common stockholders	$	26,156,492		$	10,563,870
Earnings per common share - basic :
Income from continuing operations	$	0.19		$	0.07
Income from discontinued operations		—			0.01
Net income attributable to MPT common stockholders	$	0.19		$	0.08
Earnings per common share - diluted:
Income from continuing operations	$	0.18		$	0.07
Income from discontinued operations		—			0.01
Net income attributable to MPT common stockholders	$	0.18		$	0.08
Dividends declared per common share	$	0.20		$	0.20
Weighted average shares outstanding - basic		140,346,579			124,906,358
Weighted average shares outstanding - diluted		141,526,311			124,906,358

(A) Financials have been restated to reclass the operating results of certain properties sold in 2012 to discontinued operations.

6

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Balance Sheets

	March 31, 2013			December 31, 2012
	(Unaudited)			(A)
Assets
Real estate assets
Land, buildings and improvements, and intangible lease assets	$	1,280,194,338		$	1,242,375,982
Construction in progress and other		13,719,055			38,338,985
Net investment in direct financing leases		315,638,905			314,411,549
Mortgage loans		368,650,000			368,650,000
Gross investment in real estate assets		1,978,202,298			1,963,776,516
Accumulated depreciation and amortization		(135,380,788	)		(126,733,639	)
Net investment in real estate assets		1,842,821,510			1,837,042,877
Cash and cash equivalents		75,675,211			37,311,207
Interest and rent receivable		49,838,480			47,586,709
Straight-line rent receivable		38,560,795			35,859,703
Other assets		220,299,834			221,085,156
Total Assets	$	2,227,195,830		$	2,178,885,652
Liabilities and Equity
Liabilities
Debt, net	$	900,133,586		$	1,025,159,854
Accounts payable and accrued expenses		65,620,577			65,960,792
Deferred revenue		19,384,238			20,609,467
Lease deposits and other obligations to tenants		20,487,269			17,341,694
Total liabilities		1,005,625,670			1,129,071,807
Equity
Preferred stock, $0.001 par value. Authorized 10,000,000 shares; no shares outstanding		—			—
Common stock, $0.001 par value. Authorized 250,000,000 shares; issued and outstanding - 149,141,049 shares at March 31, 2013 and 136,335,427 shares at December 31, 2012		149,141			136,336
Additional paid in capital		1,470,736,814			1,295,916,192
Distributions in excess of net income		(237,398,195	)		(233,494,130	)
Accumulated other comprehensive income (loss)		(11,655,257	)		(12,482,210	)
Treasury shares, at cost		(262,343	)		(262,343	)
Total Equity		1,221,570,160			1,049,813,845
Total Liabilities and Equity	$	2,227,195,830		$	2,178,885,652

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

7

ACQUISITIONS FOR THE THREE MONTHS ENDED MARCH 31, 2013

Name	Location		Property Type		Acquisition / Development		Investment / Commitment
Ernest Health, Inc.		Post Falls, ID		Inpatient Rehabilitation Hospital		Development	$	14,387,000
Total Investments / Commitments							$	14,387,000

SUMMARY OF DEVELOPMENT PROJECTS AS OF MARCH 31, 2013

Property	Location	Property Type	Operator	Commitment		Costs Incurred as of 3/31/13		Percent Leased			Estimated Completion Date
Victoria Rehabilitation Hospital	Victoria, TX	Inpatient Rehabilitation Hospital	Post Acute Medical	$	9,400,000	$	4,353,198		100	%		2Q 2013
Spartanburg Rehabilitation Institute	Spartanburg, SC	Inpatient Rehabilitation Hospital	Ernest Health, Inc.		17,805,000		7,308,632		100	%		4Q 2013
Rehabilitation Hospital of the Northwest	Post Falls, ID	Inpatient Rehabilitation Hospital	Ernest Health, Inc.		14,387,000		1,357,105		100	%		4Q 2013
OakLeaf Surgical Hospital	Altoona, WI	General Acute Care Hospital	National Surgical Hospitals		33,500,000		700,120		100	%		1Q 2014
First Choice Emergency Rooms	Various	General Acute Care Hospital	First Choice		100,000,000		—		100	%		Various
			Total	$	175,092,000	$	13,719,055

8

DETAIL OF OTHER ASSETS AS OF MARCH 31, 2013

Operator	Investment		Annual Interest Rate			Ridea Income (4)		Security / Credit Enhancements
Non-Operating Loans
Vibra Healthcare acquisition loan (1)	$	14,120,699		10.25	%			Secured and cross-defaulted with real estate, other agreements and guaranteed by Parent
Vibra Healthcare working capital		6,661,491		9.71	%			Secured and cross-defaulted with real estate, other agreements and guaranteed by Parent
Post Acute Medical working capital		7,427,895		10.99	%			Secured and cross-defaulted with real estate; certain loans are cross-defaulted with other loans and real estate
Monroe Hospital (2)		18,141,163
IKJG/HUMC working capital		15,050,000		10.4	%			Secured and cross-defaulted with real estate and guaranteed by Parent
		61,401,248
Operating Loans
Ernest Health, Inc. (3)		93,200,000		15.00	%	$	3,495,000	Secured and cross-defaulted with real estate and guaranteed by Parent
IKJG/HUMC convertible loan		3,351,831					476,390	Secured and cross-defaulted with real estate and guaranteed by Parent
		96,551,831					3,971,390
Equity investments		12,801,136					491,645
Deferred debt financing costs		20,369,761						Not applicable
Lease and cash collateral		6,764,409						Not applicable
Other assets (5)		22,411,449						Not applicable
Total	$	220,299,834				$	4,463,035

(1) Original amortizing acquisition loan was $41 million; loan matures in 2019.

(2) Ceased accruing interest in 2010; net of $12.0 million reserve.

(3) Cash rate is 7% in 2013 and increases to 10% in 2014.

(4) Income earned on operating loans is reflected in the interest income line of the income statement.

(5) Includes prepaid expenses, office property and equipment and other.

9

Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 www.medicalpropertiestrust.com

Contact: Charles Lambert, Managing Director - Capital Markets (205) 397-8897 or clambert@medicalpropertiestrust.com