Modiv (MDV) 8-K Investor Presentation Q2 2021

EXHIBIT 99.1

 Investor Presentation  Q2 2021 

 Disclosure Slide  These materials are provided for informational purposes only, and under no circumstances may any information contained herein be construed as investment advice or as an offer to sell or a solicitation of an offer to buy an interest in any Modiv program or offering. Alternative investments, such as an investment in Modiv or any Modiv program or offering, are speculative and involve substantial risks, including illiquidity and complete loss of invested capital, and there are no guarantees that assets will appreciate in value or that dividends will be paid. Such investments may not be suitable for all investors. Forward-Looking StatementsCertain statements contained herein, other than historical facts, may be considered forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend for all such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act, Section 21E of the Exchange Act and other applicable law. Such statements include, in particular, statements about being a tech-enabled asset manager, durable cashflow, long-term growth potential, innovation, potential lease extensions, expenses related to operating a public company, value appreciation, durability of our real estate portfolio, estimated net asset value, performance of the net lease sector, real estate as an inflation hedge, availability of favorable financing, impacts of COVID-19, occupancy and rent collections, and market and portfolio outlook including new investment opportunities. Therefore, such statements are not guarantees of future results and are subject to risks, uncertainties and other factors, some of which are beyond our control, are difficult to predict and could cause actual results to differ materially from those expressed or implied in the forward-looking statements. Accordingly, we make no representation or warranty, express or implied, about the accuracy of any such forward-looking statements contained hereunder. Except as otherwise required by federal securities laws, we undertake no obligation to update or revise any forward-looking statements to reflect changed assumptions, the occurrence of unanticipated events or changes to future operating results, whether as a result of new information, future events or otherwise.Modiv Inc. is not affiliated with, associated with, or a sponsor of any of the businesses pictured or mentioned in this presentation. The names, logos and all related product and service names, design marks and slogans are the trademarks or service marks of their respective companies.  

 Multiple Levers of Value Creation        Investment ManagerManager of alternative real estate products to provide revenue to Modiv and increase franchise value    Crowdfunding PlatformFintech platform magnifies access to investors and offers scalable and economical capital raise capabilities  Growth  Income + Growth    Venture Capital InvestmentsProptech and fintech related venture capital investments designed to create meaningful capital appreciation  Growth  Income + Growth  Real EstateInvestmentsPortfolio of income producing assets provides durable cash flow and long-term upside potential     Within a single ownership structure, Modiv provides individual investors access to a tech-enabled real estate asset manager with long-term growth potential driven by innovation and investor alignment. 

       Modiv by the Numbers  38commercial properties  12retail  14office  12industrial  $400+ millionassets under management  7,500+investors  2.3 millionSF of leasable space                67% investment graderated tenants  $0fees3  $38.5M dividendspaid since inception2  1. Investment grade rating on long-term debt is determined by a nationally recognized rating agency.2. Total distributions for Modiv’s Class C and S shares combined from inception through 6/30/21.3. Modiv charges no fees, although certain expenses related to operating a public company apply.  As of June 30, 2021 

 Investments Overview 

 Durable Real Estate Portfolio   Properties  38  Square Footage (msf)  2.3  Total Tenants  31  Annualized Base Rent ($m)  $29.3  Top Ten Tenants (% of ABR)  55%  Tenant Industries  13  Occupancy (%)  100%  Cash Rent Collection (% of ABR)  100%  Investment Grade-Rated1 (% of ABR)  67%  Contractual Rent Bumps (% of ABR)  89%  Average Lease Term Remaining (years)   5.6  Leverage (% of asset value)  49%  Weighted Average Interest Rate  4.2%  Net Asset Value per share  $26.05   Implied Cap Rate  7.2%  Diversified by Geography, Property Type and Sector    IndustrialOfficeRetail      As of June 30, 2021  1. Investment grade rating on long-term debt is determined by a nationally recognized rating agency. 

 Key Portfolio Metrics  Top 5 Tenantsby Annual Base Rent  8.7% (S&P A)  7.7% (NR)  7.7% (S&P A+)  5.3% (S&P AA-)  5.5% (NR)  As of June 30, 2021  Modiv Inc. is not affiliated with, associated with, or a sponsor of any of the businesses pictured or mentioned above. The names, logos and all related product and service names, design marks and slogans are the trademarks or service marks of their respective companies.   1. Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency.  Lease DurationWeighted Average Lease Duration: 5.6 Years  Industry Breakdown  Property Type  Investment Grade1 

 Recent Real Estate Activity  LeasingExtended City of San Antonio Early Childhood Education Municipal Development Corp. for an eight-year term; represented our lone 2021 expiration. FinancingTwo properties were re-financed totaling approximately $13M of proceeds with a weighted average rate of 3.35% and ten years of term to maturity.DispositionOpportunistic sale of an industrial property in the Austin MSA; pricing came in above our independently appraised value.1 AcquisitionPurchase of a reputable quick-service restaurant brand in San Antonio. The property has over six-years of lease term remaining and is situated adjacent to a high-school and hospital.1   1  2  3  Re-financed  L3 Carlsbad, CANorthrop Grumman Melbourne, FL   Acquisition  Raising Cane’s San Antonio, TX   Asset sale  Dana Incorporated Cedar Park, TX  Eight-year lease renewal  PreK Education Center San Antonio, TX   4  1. Transaction was completed subsequent to Q2 2021. 

 Q2 Earnings  2Q quarter-end earnings above prior year due to: Reduced share count from redemption activity Interest expense savings from recent debt re-financingContractual rent escalators   AFFO per Share1  1. Refer to 10Q filing with the SEC.     We are pleased with our 2Q21 results. Earnings benefited from rent escalators, lower financing costs and reduced share count.  Raymond PaciniChief Financial Officer   

 Quarterly Estimated NAV  1. Estimated per share NAVs reflect the 1:3 reverse stock split effective February 1, 2021.    $26.05Estimated NAV per shareAs of June 30, 2021  13%Increase year-to-date        Net Asset Value per Share (April 2020)   $21.01   Real Estate  $2.00  Cash   $0.65  Other Assets  ($0.83)  Total Real Estate and Assets  $22.83   Decrease in Debt  $1.88  Decrease in Other Liabilities  $0.28  Total Debt and Other Liabilities  $2.16  Decrease in Shares  $1.06  Net Asset Value per Share (June 2021)  $26.05  NAV Analysis1  As of 6/30/2021. Cushman and Wakefield independent appraisal.    Continued increases in our NAV reflects a combination of a favorable operating and interest rate environment and positive impact from portfolio management initiatives.  Mitchell GermainChief Capital Officer 

 Investment Overview  As of June 30, 2021  Share Price (NAV)  $26.05  Dividend1  $1.05/share  Annualized Distribution Rate1  4.0%  Shares Outstanding  8.8 mm  Distributions Paid Since Inception1  $38.5 mm  1. There is no guarantee that distributions will be paid.  On August 17, 2021, Modiv’s Board of Directors approved a $0.10 per share dividend increase to $1.15 per share effective October 1, 2021, which will increase the distribution rate to 4.4%.1 

 Quarterly Commentary 

 We continue to believe net-lease real estate will perform strongly, particularly necessity retail, industrial/flex R&D, and highly-amenitized essential office; all represent hallmarks of Modiv’s operating portfolio. – William Broms, Chief Investment Officer  Market OutlookReal estate remains an exceptional hedge against inflation, supporting both rising rents and asset pricesThe financing environment remains highly favorable as debt is attractively priced and readily accessible Easing of pandemic restrictions have benefited retail, as foot traffic has improved, though office plans continue to be re-evaluated given impact of the Delta variantPortfolio OutlookPortfolio operating trends remain healthy, with occupancy and rent collections at 100%2021 lease expirations have been fully addressed; discussions underway with all 2022 lease expirations1Acquisition pipeline is robust with opportunities across the retail and industrial landscape1  Market & Portfolio Outlook  1. There is no guarantee that these transactions will be consummated.  David CollinsChief Property Officer  William BromsChief Investment Officer 

   Modiv Quarterly Update  HighlightsRaising dividend to $1.15 (previous $1.05) effective October 1, 2021 | new rate represents an approximate 9.5% increase and 4.4% yield on our most recent NAV Established a $26.05 NAV per share, ~6% increase from prior quarter | portfolio continues to benefit from healthy operating environment, low interest rates and asset sales above appraised valuesOpportunistic sale of an industrial property in Austin submarket | net proceeds were ~16% above value held in our previous NAVMaking progress on 2022 lease expirations | 13% of total rents scheduled to expire across five leases Acquired a reputable quick-service restaurant brand1 | Raising Cane’s posted 17.5% national same-store sales growth in 2020 according to Nation’s Restaurant News  I am pleased with strategic plan progress throughout the quarter. We continue to focus on growing our cash flows through active portfolio management and acquisitions, while leveraging our technology to grow AUM.   Aaron HalfacreChief Executive Officer  1. Transaction was completed subsequent to Q2 2021. 

 Appendix 

   Executive Team  Over 25 years average real estate experience $25B+ of real estate M&A experienceTaken several companies publicExpertise in capital markets and investor communications  Management  Seasoned Management Team  Name  Title  Years of Relevant Experience  Ray Wirta  Chairman  50  Aaron Halfacre  Chief Executive Officer  25  Ray Pacini  Chief Financial Officer  40  Bill Broms  Chief Investment Officer  19  Mitchell Germain  Chief Capital Officer  20  David Collins  Chief Property Officer  35  Sandra Sciutto  Chief Accounting Officer  33  John Raney  Chief Legal Officer  12  Jennifer Barber  Chief Operating Officer  6  John Bacon  Chief Marketing Officer  30 

 Board of Directors  Name  Title  Years of Experience  Relevant Firm  Ray Wirta  Chairman  50  CBRE Irvine Company  Aaron Halfacre  CEO  25  Blackrock, Inc.Cole REIT  Joe Hanauer  Independent Director  50  Grubb & EllisPorch.com  Adam Markman  Independent Director  30  Equity CommonwealthGreen Street Adv.  Curtis McWilliams  Independent Director  40  Merrill Lynch Truststreet Prop.  Thomas Nolan  Independent Director  40  Spirit Realty Capital WashREIT  Jeffrey Randolph  Independent Director  40  Morgan Stanley  Board of Directors    Board Offers Wealth of Experience  ~40 years average experience Significant public and capital markets experienceAffiliated companies include CBRE, Morgan Stanley, Merrill Lynch, Equity Commonwealth, Washington Real Estate Investment Trust, Porch.comNon-staggered Board 

 Investments  Property  City, State  Product Type  Sq.Ft.  Investment Grade1  Purchase Date  3M  DeKalb, IL  Industrial  410,400  Y  3/29/2018  Accredo Health  Orlando, FL  Office  63,000  Y  6/15/2016  Amec Foster Wheeler  San Diego, CA  Industrial  37,449  N  7/20/2016  AvAir  Chandler, AZ  Industrial  162,714  N  12/28/2017  Bon Secours Health System  Richmond, VA  Office  72,890  Y  10/31/2018  Costco Wholesale  Issaquah, WA  Office  97,191  Y  12/20/2018  Cummins, Inc.  Nashville, TN  Office  87,230  Y  4/4/2018  Dana Incorporated   Leander, TX  Industrial  45,465  N  12/27/2016  Dollar General   Bakersfield, CA  Retail  18,827  Y  11/10/2015  Dollar General   Big Spring, TX  Retail  9,026  Y  11/4/2016  Dollar General   Castalia, OH  Retail  9,026  Y  11/4/2016  Dollar General   Lakeside, OH  Retail  9,026  Y  11/4/2016  Dollar General   Litchfield, ME  Retail  9,026  Y  11/4/2016  Dollar General   Mt. Gilead, OH  Retail  9,026  Y  11/4/2016  Dollar General   Thompsontown, PA  Retail  9,100  Y  11/4/2016  Dollar General   Wilton, ME  Retail  9,100  Y  11/4/2016  Dollar Tree  Morrow, GA  Retail  10,906  Y  4/22/2016  EMCOR Facilities  Cincinnati, OH  Office  39,385  Y  8/29/2017  exp Global  Maitland, FL  Office  33,118  N  3/27/2017  (Cont’d)  As of June 30, 2021  1. Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency. 

 Investments (cont’d)  Property  City, State  Product Type  Sq.Ft.  Investment Grade1  Purchase Date  FUJIFILM Dimatix (72.71%)  Santa Clara, CA  Industrial  91,740  Y  9/28/2017  Gap  Rocklin, CA  Office  40,110  N  12/1/2016  GSA - Mine Safety & Health  Vacaville, CA  Office  11,014  Y  4/5/2016  Harley Davidson   Bedford, TX  Retail  70,960  N  4/13/2017  Husqvarna  Charlotte, NC  Industrial  64,637  Y  11/30/2017  Illinois Tool Works  El Dorado Hills, CA  Industrial  38,500  Y  8/18/2016  L3 Communications  Carlsbad, CA  Industrial  46,214  Y  12/23/2016  Levins Sacramento  Sacramento, CA  Industrial  76,000  N  8/20/2015  Northrop Grumman  Melbourne, FL  Office  107,419  Y  3/7/2017  Omnicare  Richmond, VA  Industrial  51,800  Y  7/20/2017  PMI Preclinical  San Carlos, CA  Industrial  20,800  Y  12/9/2015  PreK Education Center  San Antonio, TX  Retail  50,000  Y  4/8/2016  Solar Turbines  San Diego, CA  Office  26,036  Y  7/20/2016  Sutter Health  Rancho Cordova, CA  Office  106,592  Y  3/15/2017  Taylor Farms  Yuma, AZ  Industrial  216,727  N  10/24/2019  Texas Health Resources  Dallas, TX  Office  38,794  Y  9/13/2018  Walgreens   Santa Maria, CA  Retail  14,490  Y  6/29/2017  Williams Sonoma  Las Vegas, NV  Office  35,867  N  6/22/2017  Wyndham  Las Vegas, NV  Office  41,390  N  6/22/2017  Totals        2,290,995  67%  -  As of June 30, 2021  1. Investment grade rating on long-term debt is determined by a nationally recognized statistical rating agency. 

 www.modiv.com | 888.686.6348120 Newport Center Drive | Newport Beach, CA 92660  Securities offered through North Capital Private Securities | Member FINRA / SIPC