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Investor Presentation 03 2026 Mainstreet F
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2 CAUTIONARY STATEMENT Forward – Looking Information Certain statements contained herein constitute “forward-looking statements” as such term is used in applicable Canadian securities laws. These statements relate to analysis and other information based on forecasts of future results, estimates of amounts not yet determinable and assumptions of management. In particular, statements concerning: estimates related to the effect of rising interest rates on the Corporation, the effect that inflation will have on: (i) the Corporation’s tenants and the effect on credit risk; and (ii) the cost of renovations and other expenses, disruptions effecting the global supply chain and energy and agricultural markets (including as a result of geopolitical turmoil), future acquisitions, dispositions and capital expenditures, future vacancy rates, increase of rental rates and rental revenue, future revenue, income and profitability, timing of refinancing of debt, access to low-cost long-term Canada Mortgage and Housing Corporation (“CMHC”) insured mortgage loans, benefits from shorter term mortgages in the short term, the amount of liquidity the Corporation will have access to in the current and subsequent fiscal years, including the amount of funds to be raised through up-financing of maturing mortgages and financing of clear titled assets after stabilization, the potential changes in interest and mortgage rates, completion timing and costs of renovations, benefits of renovations, funds to be expended on renovations in Q3 2026 and the sources thereof, increased funds from operations and cash flow, access to capital, minimization of operating costs, the Corporation’s liquidity and financial capacity, the Corporation’s intention and ability to make distributions to shareholders in Q3 2026, rental conditions and vacancy rates, rates of international immigration and population growth in areas where Mainstreet operates, the period of time required to stabilize a property, future climate change impact, the Corporation’s strategy and goals and the steps it will take to achieve them, changes in zoning laws and potential benefits to Mainstreet as a result of the same, the Corporation’s anticipated funding sources to meet various operating and capital obligations, key accounting estimates and assumptions used by the Corporation, the attraction and hiring of additional personnel, the effect of changes in legislation on the rental market, expected cyclical changes in cash flow, net operating income and operating margins, the effect of environmental regulations on financial results, the effect of income taxes on the Corporation, the handling of any future conflicts of interests of directors or officers, the effects of cyber incidents on the Corporation (including the effect of the cybersecurity incident which occurred on May 2, 2024), the benefits in trading volume from the Corporation’s new dividend policy, and other factors and events described in this document should be viewed as forward-looking statements to the extent that they involve estimates thereof. Any statements that express or involve discussions with respect to predictions, expectations, beliefs, plans, projections, objectives, assumptions of future events or performance (often, but not always, using such words or phrases as “expects” or “does not expect”, “is expected”, “anticipates” or “does not anticipate”, “plans”, “estimates” or “intends”, or stating that certain actions, events or results “may”, “could”, “would”, “might” or “will” be taken, occur or be achieved) are not statements of historical fact and should be viewed as forward-looking statements. Forward-looking statements are based on management’s beliefs, estimates and opinions on the date the statements are made, and the Corporation undertakes no obligation to update forward-looking statements if these beliefs, estimates and opinions should change except as required by applicable securities laws. Management closely monitors factors that could cause actual actions, events, or results to differ materially from those described in forward-looking statements and will update those forward-looking statements where appropriate in its annual and quarterly financial reports. The presentation is not a solicitation to purchase securities of the Corporation and should not be considered an offering or solicitation document to purchase securities of the Corporation. No Solicitation Q3 2026
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18% FFO/Share ($0.18 - $10.31) 16% IFRS Value ($90M - $3.73B) 15% Revenue ($8M - $276M) 3 Why Invest in Mainstreet? 26 years of organic double-digit growth with limited equity dilution (Annual Growth 2000 – 2026) Since being listed on TSX 19,316 (YTD) 1,370 (2000) The Mainstreet Opportunity Accelerated Organic Growth • Acquisition pipeline & $46M NOI gap Strong Balance Sheet • Strong liquidity $868M • 100% CMHC debt fixed at 3.12% Land Bank & Condo Conversion • Density Potential Token Dividend • Increase shareholder base • Improve liquidity and market value • Based on real free cashflow, insignificant FFO payout 3% • Continue to grow both dividend and acquisition organically and non-dilutive Great capital allocator to maximize shareholder value with non-dilutive growth. Stock price growth $4.90 - $170.04*/share (*as of June 30, 2026) Common Shares Outstanding (*Exercise of Stock options) Q3 2026 2000 9,262,230 8,883,333 Q3 2026
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4 Mainstreet Growth Exploring zoning and density relaxations to potentially build new capacity within existing land footprints Turning unused or residual space within existing buildings into new units Subdividing residual lands for future developments Land Bank & Condo Conversion Density Potential Strong Balance Sheet Strong liquidity $868M 100% CMHC debt fixed at 3.12% Accelerated Organic Growth Acquisition pipeline & $46M NOI gap Q3 2026
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5 Mainstreet Fundamentals A solid performer, continued organic non- dilutive growth since inception • Aligned shareholder interest: director and management ownership around 49% • We acquire under-performing mid-market apartment properties and reposition them in the market with a mission to provide Quality Affordable Homes and improve the quality of life of Canadians • We are an add-value consolidator in the mid -market multi-family apartment market. We stabilize and implement revenue, operating and financing optimization strategies to achieve superior returns Mid-Market Characteristics • Typically, less than 100 units • Fragmented private ownership • Under-managed asset • Deferred maintenance • Owners have limited access to capital • Higher vacancy / lower rents • We are constantly growing. YTD, we own and manage 19,316* apartment and commercial units and several warehouses in Surrey, Calgary, Edmonton, Saskatoon, Red Deer, Regina and Winnipeg and other commercial space; total fair market value $3.9B • ESG compliant with a focus on continuous improvement • We are a Corporation not a REIT • Listed on the TSX in 2000 YTD total apartment suites owned 19,316* Including 50 condo units held for resale, 10 vacant lands and 7 commercial buildings British Columbia 4,462 units Alberta 10,790 units Saskatchewan 3,659 units Manitoba 405 units 19,316 - Total Units YTD MB Abbotsford 1,001 Units Chilliwack 312 Units Penticton 77 Units Vernon 47 Units Kamloops 66 Units Nelson 61 Units Maple Ridge 115 Units New Westminster 117 Units Prince George 463 Units Surrey 1,766 Units Courtenay 179 Units Victoria 154 Units Edmonton 6,382 Units Red Deer 288 Units Calgary 3,838 Units Lethbridge 255 Units Saskatoon 2,668 Units Regina 991 Units Winnipeg 405 Units SKAB BC Duncan 65 Units Cochrane 81 Units Mission 39 Units Q3 2026
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6 Our Value Chain Business Model How does Mainstreet achieve its solid performance? Acquisitions • Identify and buy under-performing rental units at prices well below replacement costs. Capital improvements • Increase the asset value of Mainstreet’s portfolio by renovating acquired properties. Operational efficiencies • Minimize operating costs through professional management, efficient technology and energy- saving equipment. Value enhancement • Reposition renovated properties in the market, as a Mainstreet branded product, for higher rents, and build and maintain customer loyalty through high levels of service. Financing • Maintain a sound capital structure with access to capital markets. Divestitures • Occasionally sell mature real estate properties to redirect capital into newer, higher potential properties. Abbotsford 1,001 Units Value Creation Acquisitions Identify and buy under-performing rental units at prices well below replacement costs Capital Improvements Increase the asset value of Mainstreet’s portfolio by renovating acquisition properties Financing Maintaining a sound capital structure with access to capital markets. Divestitures Occasionally sell mature real estate properties to re- direct capital into newer higher potential properties. Value Enhancement Renovate & reposition properties in the market. Improve buildings and a higher level of service equates to higher rents; while building customer loyalty. Operational Efficiencies Minimize operating costs through professional management, efficient technology and energy saving equipment Q3 2026 = 17,829 units are stabilized out of the portfolio of 19,316 units* YTD: 19,316 units* (Including 50 condo units held for resale, 10 vacant lands and 7 commercial buildings) 92% Stabilized 8% Un-stabilized Q3 2026
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7 Apartment Business Driver Existing rental apartments trading significantly below replacement cost Management believes • Current market rents do not justify new construction due to high costs • Increasing demand and limited supply will continue to create favorable rental market conditions 60% Canadians earn less than $50,000pa New Buildings MEQ Buildings Cost Per Door $ 400,000 S125,000 Average Rent $3,000 $1,250 Replacement Cost $$$$$$ MEQ acquires existing properties to re-utilize and offer mid-market rent to clients $ Q3 2026
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8 Apartment Demand Winnipeg Population Growth: 11,748 (2025) [15% of total rental universe] Rental Universe: 78,860 (2025) Mid-market: 50,575 (64%) (2025) Vacancy Rate: 2.8% (2025) Saskatoon Population Growth: 8,709 (2025) [44% of total rental universe] Rental Universe: 19,692 (2025) Mid-market: 15,986 (81%) (2025) Vacancy Rate: 3.1% (2025) Regina Population Growth: 6,148 (2025) [38% of total rental universe] Rental Universe: 16,063 (2025) Mid-market: 14,763 (92%) (2025) Vacancy Rate: 2.6% (2025) Calgary Population Growth: 52,351 (2025) [77% of total rental universe] Rental Universe: 67,980 (2025) Mid-market: 38,390 (56%) (2025) Vacancy Rate: 4.9% (2025) Edmonton Population Growth: 50,717 (2025) [50% of total rental universe] Rental Universe: 102,108 (2025) Mid-market: 67,208 (66%) (2025) Vacancy Rate: 3.8% (2025) Lethbridge Population Growth: 2,962 (2025) [65% of total rental universe] Rental Universe: 4,543 (2025) Mid-market: 4,277 (94%) (2025) Vacancy Rate: 4.2% (2025) Q3 2026
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9 Apartment Demand Red Deer Population Growth: 2,314 (2025) ) [32% of total rental universe] Rental Universe: 7,152 (2025) Mid-market: 6,927 (97%) (2025) Vacancy Rate: 3.2% (2025) Surrey Population Growth: N/A Rental Universe: 8,201 (2025) Mid-market: 5,355 (65%) (2025) Vacancy Rate: 4.3% (2025) Abbotsford & Mission Population Growth: 3,190 (2025) [54% of total rental universe] Rental Universe: 5,946 (2025) Mid-market: 5,261 (88%) (2025) Vacancy Rate: 3.1% (2025) Chilliwack Population Growth: 3,257 (2025) [78% of total rental universe] Rental Universe: 4,166 (2025) Mid-market: 4,166 (100%) (2025) Vacancy Rate: 3.0% (2025) Duncan Population Growth: 392 (2025) [23% of total rental universe] Rental Universe: 1,735 (2025) Mid-market: 1,360 (85%) (2025) Vacancy Rate: 2.9% (2025) Kamloops Population Growth: -259 (2025) [-5% of total rental universe] Rental Universe: 5,135 (2025) Mid-market: 5,025 (98%) (2025) Vacancy Rate: 1.2% (2025) Q3 2026
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10 Apartment Demand Penticton Population Growth: 71 (2025) [3% of total rental universe] Rental Universe: 2,622 (2025) Mid-market: 2,622 (100%) (2025) Vacancy Rate: 2.6% (2025) Vernon Population Growth: 357 (2025) [18% of total rental universe] Rental Universe: 2,007 (2025) Mid-market: 2,007 (100%) (2025) Vacancy Rate: 3.4% (2025) Prince George Population Growth: 1,120 (2025) [18% of total rental universe] Rental Universe: 3,846 (2025) Mid-market: 3,488 (91%) (2025) Vacancy Rate: 4.3% (2025) Victoria Population Growth: 3,129 (2025) [9% of total rental universe] Rental Universe: 34,759 (2025) Mid-market: 26,400 (76%) (2025) Vacancy Rate: 3.3% (2025) Courtenay Population Growth: 759 (2025) [27% of total rental universe] Rental Universe: 2,784 (2025) Mid-market: 2,435 (87%) (2025) Vacancy Rate: 3.1% (2025) Q3 2026
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Abbotsford 1,001 Units Chilliwack 312 Units Penticton 77 Units Vernon 47 Units Kamloops 66 Units Nelson 61 Units Maple Ridge 115 Units New Westminster 117 Units Prince George 463 Units Surrey 1,766 Units Courtenay 179 Units Victoria 154 Units Edmonton 6,382 Units Red Deer 288 Units Calgary 3,838 Units Lethbridge 255 Units Saskatoon 2,668 nits Regina 991 Units Winnipeg 405 Units SKABBC Duncan 65 Units Cochrane 81 Units Mission 39 Units 11 Mainstreet Fundamentals Mainstreet’s strategy benefits from a large target market with less competition British Columbia 4,471 units Alberta 10,790 units Saskatchewan 3,659 units Manitoba 405 units 19,316 - Total Units YTD Target Markets Rental Apartment Universe City <100 Units/Buildings Total Rental Universe % Mid-Market Winnipeg 50,575 78,860 64% Saskatoon 15,986 19,692 81% Regina 14,763 16,063 92% Calgary 38,390 67,980 56% Edmonton 67,208 102,108 66% Lethbridge 4,277 4,543 94% Red Deer 6,927 7,152 97% Surrey 5,355 8,201 65% Abbotsford & Mission 5,261 5,946 88% Chilliwack 4,166 4,166 100% Kamloops 5,025 5,135 98% Penticton 2,622 2,622 100% Vernon 2,007 2,007 100% Prince George 3,488 3,846 91% Victora 26,400 34,759 76% Courtenay 2,435 2,784 87% Duncan 1,360 1,735 78% Total MEQ Targets Markets 256,245 367,599 70% MB Q3 2026
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12 Potential Target Market Growth Estimated Potential Rental Apartment Total Mid-Market Share Numbers obtained from CMHC, the potential target markets include Edmonton, Calgary, Red Deer, Regina, Saskatoon, Winnipeg, Abbotsford, Surrey, Chilliwack, Duncan, Mission, Kamloops, Penticton, Vernon, Courtenay, Prince George • YTD • Including 50 condo units held for resale, 10 vacant lands and 7 commercial buildings 19,316 23,062 25,625 28,187 30,749 33,312 35,874 38,437 40,999 43,562 46,124 48,687 51,249 8% 9% 10% 11% 12% 13% 14% 15% 16% 17% 18% 19% 20% Potential Target Market Growth Q3 2026
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13 A ‘Value Creation’ Company Significant growth with limited equity dilution (YTD) Since being listed on TSX • Listed on the TSX in 2000, Mainstreet has grown its portfolio from 272 units with a market value of $17M to 19,316 units (YTD) with market value of $3.9B and limited equity dilution • As at September 30, 2025 there were 9,309,718 common shares outstanding compared to 8,883,333 on the date of TSX listing • From October 2006 to October 2010 we purchased 4.5 million shares through NCIB and SIB, average price $6.87 • 2016, purchased 1.4 million shares through NCIB and SIB, average price $35.99 • 2017, purchased 53,569 shares through NCIB, average price $36.80 • 2018, purchased 3,659 shares through NCIB, average price $37.02 • 2020, purchased 31,900 shares through NCIB, average price $55.37 • 2021, purchased 4,612 shares through NCIB, average price $68.10 • 2022, purchased 18,500 shares through NCIB, average price $113.24 • 2023, purchased 7,900 shares through NCIB, average price $116.33 • 2024, purchased NIL • Q1 2025, purchased NIL • Q2 2025, purchased NIL • Q3 2025, purchased NIL • Q4 2025, purchased 9,100 shares • Q1 2026, purchased 5,400 shares • Q2 2026, purchased 14,700 shares • Q3 2026, purchased 27,388 shares • Subsequent to Q3 2026, purchased 9,032 shares 1,370 1,667 2,280 2,606 2,734 3,550 4,286 5,250 5,562 5,939 6,419 7,362 8,180 8,478 8,780 9,319 9,878 10,480 11,776 12,901 13,583 15,074 15,895 17,042 18,398 18,799 19,316 -50000000 -40000000 -30000000 -20000000 -10000000 0 10000000 0 5,000 10,000 15,000 20,000 25,000 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 YTD 2026 Organic Non-Dilutive Growth ( by Unit ) Number of Units # of Shares Q3 2026 YTD NCIB - $10M
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14 A ‘Value Creation’ Company Asset Growth ($M) Since Listed on TSX 16% CAGR (Upto2026IFRSValue ) 12Years $1 Billion 7 Years $2 Billion 4Years $3 Billion 66 78 111 136 142 189 250 316 354 395 451 543 633 684 731 809 885 976 1,148 1,293 1,406 1,637 1,743 1,906 2,115 2,203 2,324 90 105 145 170 178 309 520 710 625 679 752 908 1,051 1,150 1,259 1,386 1,400 1,632 1,866 2,020 2,183 2,616 2,818 3,051 3,407 3,731 3,874 -40000000 -30000000 -20000000 -10000000 0 10000000 20000000 0 500 1,000 1,500 2,000 2,500 3,000 3,500 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Q3 2026 Organic Non-Dilutive Growth ( by Appraised Value ) Gross Book Value Apprised Value # of Outstanding Shares Q3 2026
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15 Diversified Portfolio BC AB SK MB British Columbia 4,462 Units Alberta 10,790 Units Saskatchewan 3,659 Units Manitoba 405 Units $51M 1% $531M 14% $2,075M 54% $1,217M 31% BC NAV based on IFRS value is 42% $3.87B IFRS Value Q3 2026 Q3 2026
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16 2026 Drivers: NOI Catch Up Stabilization of existing non-stabilized portfolio which equates to 9% of the total portfolio Achieve Optimum Potential Net Operating Income Estimated $868M liquidity as of Q3 2026 Annualized Additional NOI at 95% Occupancy Rate Current Mark - to - Market Gap 5% Inflationary Rate Adjustment on Operating Costs Annualized Optimum Potential Calgary $ - $ 11,272 $ (1,245) $ 10,027 Edmonton $ 645 $ 9,682 $ (2,080) $ 8,247 Surrey $ - $ 20,213 $ (557) $ 19,656 Abbotsford $ - $ 5,062 $ (286) $ 4,776 Prince George $ - $ 2,933 $ (167) $ 2,766 Regina $ - $ 249 $ (289) $ (40) Winnipeg $ - $ - $ (134) $ (134) Saskatoon $ 13 $ 1,661 $ (816) $ 858 Total from operation $ 658 $ 51,072 $ (5,574) $ 46,156 $46M Runway Left (Before rent increases) 7.8% 8.4% 8.0% 6.7% 6.9% 7.5% 8.0% 7.5% 7.8% 8.3% 9.2% 10.2% 9.7% 10.7% 10.6% 10.9% 11.1% 11.3% 10.0% 7.8% 6.7% 6.5% 6.4% 5.7% 5.9% 7.4% 8.0% 8.0% 8.6% 9.1% 9.1% 8.7% 7.8% 8.3% 7.3% 5.5% 4.4% 4.5% 4.7% 4.3% 3.3% 3.2% 2.8% 3.4% 4.2% 4.6% 5.0% 5.0% 5.4% 5.7% 4.6% Q3 2026
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17 Apartment Business Driver (in 000s, except vacancy and suite counts) Our stabilized vacancy rate is 4.6% as at June 30, 2026 • Neither Alberta or Saskatchewan are subject to rent control legislation • In British Columbia, landlords are entitled to lease a suite to a new tenant at market rental rate • Every 1% drop in vacancy rate equals $3.0M increase in NOI • Every $10 adjustment in monthly net rent equals $2.3 M increase in NOI StabilizedAssets - Mark-to-Market Potential Un-stabilized Assets - Mark-to-Market Potential City Number of Stabilized Suites Vacancy Rate Stabilized Portfolio Stabilized suites Mark-to- Market (includingincentive reduction opportunity) Per suite per month Number of Un-Stabilized Suites Vacancy Rate Un-Stabilized Portfolio Un-Stabilized suites Mark- to- Market (including incentive reduction opportunity) Per suite per month Calgary 3,907 4.1% 197 268 3.0% 218 Edmonton 6,206 5.7% 103 409 4.9% 207 Surrey 1,939 2.2% 696 496 3.6% 841 Abbotsford 1,136 2.7% 329 177 2.8% 397 Prince George 601 4.7% 366 113 2.6% 251 Regina 991 3.4% 18 - N/A Winnipeg 405 2.7% 40 - N/A Saskatoon 2,644 4.5% 38 24 8.3% 20 Total 17,829 4.3% 195 1,487 3.8% 464 Q3 2026
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18 Debt Management CMHC insured mortgages 2026 • As at June 30, 2026, Mainstreet’s outstanding mortgage balance was $1,833M, of which 100% is CMHC insured (fixed) at an average interest rate of 3.12%. Long-term fixed interest mortgages • 100% of Mainstreet’s mortgages are at fixed long-term rates. Interest Rate Description Debt (Millions of dollars) 3.12% Fixed CMHC $1,833 N/A Fixed Non-CMHC $0 N/A Floating-CMHC $0 3.12% Total $1,833 Mortgage Maturity as at June 30, 2026 $ millions Q3 2026 136 72 123 481 538 269 214 2026 2027 2028 2029 2030 2031 2032 2.34% 3.14% 3.64% 3.97% 2.96% 2.56% 2.57% 2026 2027 2028 2029 2030 2031 2032
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19 Mainstreet Machine Q3 2026
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20 5 Pillar Competitive Advantage Statement Acquire under-performing assets at attractive prices Limited to no competition from REITs and Pension Funds in the mid-market sector Internalized construction capabilities Internalized operations platform / systems are scalable Internalized marketing and effective branding Margins Q3 2026
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21 Mainstreet ‘Spec’ SECURITY Property security cameras* Enhanced exterior door security Upgraded intercom systems KITCHEN Granite countertop * Contemporary cabinets* Water saving kitchen taps Energy Star appliances BUILDING ENVELOPES Double-pane energy-efficient windows* Balcony door*, railings, resurfacing New energy-efficient roofs New siding and insulation BRANDED ITEMS 360° exterior signage Common area rugs* Interior door plaques Uniformed team members SUITE INTERIORS Tile & wood laminate flooring Fresh, low – VOC paint Venetian blinds Upgraded light fixtures Upgraded electrical outlets New door and closet hardware Q3 2026
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22 Mainstreet: Adding Value Mainstreet Tower - Edmonton Improve NOI from $1,543k to $3,493k Mainstreet Estates - Surrey Improve NOI from $69k to $2,340k Sunalta 1913 - Calgary Improve NOI from (-$135k) to $224k Mainstreet 1310 - Saskatoon Improve NOI from (-$223k) to $327k Q3 2026
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23 Mainstreet: Adding Value Saskatoon 1310, Saskatoon Improve NOI from $1,543k to $3,493k Bow River Townhomes, Calgary Improve NOI from $69k to $2,340k Avenue Tower, Calgary Improve NOI from (-$135k) to $224k Queen’s Park Townhomes, Calgary Improve NOI from (-$223k) to $327k Q3 2026
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24 Mid-Market Efficiencies Higher operating margins versus larger concrete complexes Low rise properties have relatively less operating expenses such as: • Limited or no elevator maintenance • No repairs to, heating or maintenance of underground parking garage • Amenities Lower realty taxes versus larger structures Lower hydro cost resulting from • Elimination of heating/heat loss from elevator shafts • Elimination of heating of underground parking garages • Less common areas to heat and cool Q3 2026
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25 Operating Efficiencies Expense reduction 1. Mainstreet’s aggressive renovation program has resulted in significant expense reductions in key areas such as: • Electrical (install compact fluorescent bulbs: LED bulbs for emergency exit signs) • Water (‘Ultra-high efficiency’ toilets; low-flow aerators installed on showers and all taps) • Install energy efficient windows / exterior (new siding) / new insulation 2. Averaging 40% savings by installing energy saving water flow devices (Installed in most Saskatoon properties and currently installing in Calgary, Edmonton and Abbotsford portfolios) 3. Averaging 30% savings by installing LED lights (9 watt vs 60 watt) in all properties across Western Canada 4. Estimated 30% savings in gas consumption by installing Endotherm (Pilot test in 22 properties in Alberta) 5. The majority of existing units have been upgraded with energy efficient devices 6. Sub-metering all properties that are not currently set-up in this manner; savings on utilities for MEQ 7. Ability to achieve economies of scale: • Fixed price gas contracts • National deal on bulk purchasing discount for construction supplies 8. Automated withdrawal of monthly rents 9. Software (‘real-time’, web-based, national operations system) 10. Advertising & Marketing (reduced costs by: internalizing marketing and advertising; shift advertising from print to online; invest in company website to drive rentals) 11. Financial Reporting (internalize design and production for annual and quarterly reports) “This is a fixed-cost business; every increase in revenue or reduction in expense goes to the bottom line” Q3 2026
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26 Clustering Strategy We achieved this through: • Clustering assets within a 5 block radius • Requiring fewer resident managers leading to reduced HR costs • Reduce the cost of having multiple property maintenance contracts • Create dominant brand recognition in neighborhoods to reduce advertising costs By clustering assets, Mainstreet maximizes efficiencies and growth, transforming a single asset into a network of apartment complexes Abbotsford Calgary Edmonton Saskatoon Regina Surrey Q3 2026
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27 Edmonton ICE District Strategy 171 Properties Valley Wes t LRT Line LRT Metro Line ICE Distri ct NAIT Campu s 124th Street Grand Market Shaw Convention Centre Art Gallery of Alberta Mainstre et Tower Roger’s Arena Stantec Tower Alberta Legislature Building NorQuest College NA IT MacEwan University Oliver Square Brewery District Roxy Theatre 6,327 Apartments Continued Expansion of Inner-City Edmonton Q3 2026
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28 Townhouse & Condo Conversion Value Condominium conversion The opportunity exists to convert the existing portfolio into condominiums, in particular for the following townhouse complexes in Alberta and condo-titled properties in BC: Alberta Townhouses • Queen’s Park – Calgary • Trevella Park – Calgary • Bannerman Terrace – Edmonton • Clareview Court – Edmonton • Lauderdale – Edmonton • Wedgewood – Edmonton • Wellington – Edmonton • Highland Park – Lethbridge Condo Spec Crescent Heights View – Calgary British Columbia (Abbotsford) • Hanna Estates • Pinetree complex • Sunshine complex • Villa Christina Q3 2026
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29 ESG Health & Safety • Competitive employee health benefits • Enhanced Covid protocols for employees and residents Partnering & Participation • Housing Assistance Programs • Partnering with Calgary Housing, Mustard Seed & Homeless Society • Rent deferrals and fee waivers during Covid Pandemic Employee Growth & Development • Prioritizing on-the-job, internal and academic training • Internal promotion actively encouraged • Annual employee evaluations • Best HR practices include strong multi-cultural and non-discriminatory hiring Risk Management • Audit Committee • Whistle Blower Policy • Cyber Security Diversity • Gender balanced leadership • Specialized sub-committees Good Governance • High ethical standards through a strong governance framework, overseen by a highly experienced Board of Directors • Chairman of Board and CEO separated Environmental Consultation • Committed to implementing best environmental practices suggested by independent environmental consultants Energy & Water Efficiency • Led Lighting at 40% average leadership • Savings Canada wide • 30% savings in gas consumption by installing EndoTherm in numerous Albertan properties • 40% savings in areas where new water flow devices have been installed Recycling Program • Waste reduction initiatives e.g. Diabetes Canada tenant clothes recycling program Q3 2026
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30 Value-Add Case Studies Vancouver Lower Mainland (Surrey), BC Mainstreet Estates Edmonton, AB Mainstreet Estates Calgary, AB Huntsville Saskatoon, SK West Meadow Q3 2026
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31 Value-Add Model: Mainstreet Estates, Surrey, BC Mainstreet purchased the above property (331 units with 5 buildings) in January 2015. It took approximately 6 months to complete the stabilization process; we financed the property in November 2016. Financial results for the property before and after stabilization and financing are summarized as follows: (000s) PurchasePrice 33,650 Capital Expenditure 3,928 Totalinvestmentincludingcapital expenditure 37,578 Mortgage load after financing 36,908 Equity invested 678 Returnon Equity (NOI) 345% At acquisition After stabilization % increase Annualizedrental income 1,900 3,485 83% AnnualizedNOI 69 2,340 3,291% Appraisedvalue - 51,400 - ValueCreated - 17,750 30% Q3 2026
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32 Value-Add Model: Mainstreet Park, Edmonton, AB Mainstreet purchased the above property (178 units) in August 2016. It took approximately 12 months to complete the stabilization process; we financed the property in November 2017. Financial results for the property before and after stabilization and financing are summarized as follows: (000s) PurchasePrice 13,350 Capital Expenditure 2,142 Totalinvestmentincludingcapital expenditure 15,492 Mortgage load after financing 19,865 Equity invested (4,373) Returnon Equity (NOI) Infinite At acquisition After stabilization % increase Annualized rental income 632 2,095 231% AnnualizedNOI (281) 1,373 infinite Appraisedvalue - 26,700 - ValueCreated - 11,208 72% Q3 2026
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33 2026 Acquisitions Q3 2026 Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 423 1 Ave NE Calgary AB 10/31/2025 12 2,300,000$ 2,335,845$ 191,667$ 1519 11 Ave SW Calgary AB 10/31/2025 10 1,999,990$ 2,029,884$ 199,999$ 606 58 Ave SW Calgary AB 12/1/2025 31 6,975,000$ 7,075,010$ 225,000$ 612 58 Ave SW Calgary AB 12/1/2025 31 6,975,000$ 7,053,583$ 225,000$ 624 58 Ave SW Calgary AB 12/1/2025 31 6,975,000$ 7,051,530$ 225,000$ 630 58 Ave SW Calgary AB 12/1/2025 31 6,975,000$ 7,049,203$ 225,000$ 6119 Bowness Rd NW Calgary AB 12/15/2025 7 1,225,000$ 1,153,117$ 175,000$ 9020 144 Ave NW Edmonton AB 12/15/2025 39 4,875,000$ 4,920,478$ 125,000$ 14505 & 14515 92 St Edmonton AB 12/15/2025 81 10,125,000$ 10,223,377$ 125,000$ 76, 9858 151 Street Surrey BC 12/15/2025 75 19,900,000$ 20,897,274$ 265,333$ 4721 55 St / 4744 54 St / 4920 47 St / 5011 39 St Red Deer AB 3/6/2026 106 12,100,000$ 12,100,000$ 114,151$ 7440 Columbia St Mission BC 4/1/2026 39 6,000,000$ 6,283,305$ 153,846$ 270 Pinehouse Drive Saskatoon SK 6/23/2026 24 3,150,000$ 3,189,283$ 131,250$ Total up to Q3 2026 517 89,574,990 91,361,889 173,259$
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34 2025 Acquisitions Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 33941 Essendene Ave Abbotsford BC 11/15/2024 25 4,475,000$ 4,710,363$ 179,000$ 1231 15 Ave SW Calgary AB 12/9/2024 43 7,800,000$ 8,029,315$ 181,395$ 3858 Austin Rd West Prince George BC 12/23/2024 48 5,550,000$ 5,791,818$ 115,625$ 10544 115th St NW Edmonton AB 3/31/2025 1 960,000$ 985,764$ 960,000$ 5130 62 St Red Deer AB 4/21/2025 182 15,500,000$ 15,962,841$ 85,165$ 152 Ross Ave Cochrane AB 8/5/2025 22 3,718,000$ 3,840,000$ 169,000$ 46288 Yale Rd Chilliwack BC 8/15/2025 28 4,080,000$ 4,298,316$ 145,714$ 961 Cavell St Duncan BC 8/28/2025 31 4,950,000$ 5,037,385$ 159,677$ 5801 Alderlea St Duncan BC 8/28/2025 34 6,070,000$ 6,194,851$ 178,529$ Total 2025 414 53,103,000$ 54,850,654$ 128,268$ Q3 2026
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35 2024 Acquisitions Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 12151 224 St Maple Ridge BC 10/30/2023 89 18,050,000$ 17,978,595$ 202,809$ 202-238 Fairmont Drive Saskatoon SK 11/1/2023 222 21,644,000$ 28,580,000$ 97,495$ 303 23 Ave SW Calgary AB 12/13/2023 8 1,272,000$ 1,680,000$ 159,000$ 11920 101 Street NW Edmonton AB 12/14/2023 21 1,995,000$ 3,810,000$ 95,000$ 11908 102 Street NW Edmonton AB 12/14/2023 15 1,425,000$ 2,530,000$ 95,000$ 1612 38 Street SW Calgary AB 12/15/2023 6 900,000$ 1,360,000$ 150,000$ 1150 - 1194 Hooke Rd NW Edmonton AB 2/1/2024 147 17,000,000$ 27,030,000$ 115,646$ 12911 132 Ave NW Edmonton AB 3/5/2024 108 14,920,000$ 20,400,000$ 138,148$ 311 19 Ave SW Calgary AB 4/1/2024 16 2,500,000$ 3,290,000$ 156,250$ 2080 20th Ave Prince George BC 4/2/2024 29 3,103,000$ 3,331,620$ 107,000$ 11850 101 St NW Edmonton AB 4/15/2024 21 2,058,000$ 2,800,000$ 98,000$ 22422 North Ave Maple Ridge BC 5/21/2024 26 3,749,975$ 3,965,967$ 144,230$ 10104 111 Ave NW Edmonton AB 5/31/2024 86 12,257,195$ 13,740,000$ 142,526$ 1846 England Ave Courtenay BC 6/5/2024 26 3,892,507$ 4,048,369$ 149,712$ 1060 Willemar Ave Courtenay BC 6/5/2024 22 3,232,445$ 3,438,670$ 146,929$ 3498 Lovat Ave Victoria BC 6/5/2024 106 19,500,000$ 20,775,207$ 183,962$ 16 Flett Crescent NE Airdrie AB 6/6/2024 24 4,100,000$ 5,200,000$ 170,833$ 11720 124 St NW Edmonton AB 6/10/2024 20 2,117,000$ 2,840,000$ 105,850$ 1832 27 Ave SW Calgary AB 6/14/2024 9 1,475,000$ 1,830,000$ 163,889$ 46078 Bole Ave Chilliwack BC 6/20/2024 19 2,955,566$ 3,131,543$ 155,556$ 46096 Bole Ave Chilliwack BC 6/20/2024 9 1,409,343$ 1,670,000$ 156,594$ 9430 Nowell St Chilliwack BC 6/20/2024 29 4,506,992$ 4,720,242$ 155,414$ 9545 College St Chilliwack BC 6/20/2024 16 2,492,539$ 2,625,340$ 155,784$ 9482 Williams St Chilliwack BC 6/20/2024 51 7,851,559$ 8,429,386$ 153,952$ 4501 Azure Ave Prince George BC 6/24/2024 18 2,394,000$ 2,535,111$ 133,000$ 4509 Azure Ave Prince George BC 6/24/2024 18 2,394,000$ 2,516,408$ 133,000$ 3170 Laurier Drive Saskatoon SK 6/24/2024 38 4,321,143$ 6,030,000$ 113,714$ 3176 Laurier Drive Saskatoon SK 6/24/2024 32 3,638,857$ 4,850,000$ 113,714$ 1322 College Drive Saskatoon SK 6/24/2024 17 1,675,500$ 1,728,510$ 98,559$ 1023 Esquimalt Rd Esquimalt BC 8/1/2024 48 9,175,000$ 9,752,754$ 191,146$ Total 2024 1,296 178,005,622$ 216,617,721$ 137,350$ Q3 2026
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37 2023 Acquisitions Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 1737 26 Ave SW Calgary AB 10/17/2022 12 1,820,000$ 2,760,000$ 151,667$ 1711 10 ST SW Calgary AB 11/1/2022 16 2,364,000$ 3,780,000$ 147,750$ 1608 16 ST SW Calgary AB 11/1/2022 22 3,125,000$ 5,360,000$ 142,045$ 603 13 Ave SW Calgary AB 11/14/2022 13 1,807,000$ 2,790,000$ 139,000$ 3149 151 Avenue NW Edmonton AB 12/9/2022 99 13,759,901$ 20,930,000$ 138,989$ 11240 124 ST NW Edmonton AB 12/15/2022 44 4,496,025$ 7,290,000$ 102,182$ 11325 & 11335 124 ST NW Edmonton AB 12/15/2022 55 5,620,030$ 8,560,000$ 102,182$ 1710 Radisson Dr SE Calgary AB 1/16/2023 142 22,000,000$ 35,280,000$ 154,930$ 616 13 Ave SW Calgary AB 1/31/2023 24 3,720,000$ 5,020,000$ 155,000$ 1438 Queensway Prince George BC 2/1/2023 50 3,250,000$ 6,450,000$ 65,000$ 2808 Ferry Ave Prince George BC 2/1/2023 48 5,520,000$ 5,985,674$ 115,000$ 610 Portage Avenue Winnipeg MB 2/15/2023 291 24,050,000$ 38,230,000$ 82,646$ 2210 17B ST SW Calgary AB 2/28/2023 10 1,500,000$ 2,540,000$ 150,000$ 2216 17B ST SW Calgary AB 2/28/2023 28 4,200,000$ 6,430,000$ 150,000$ 505 Second St Nelson BC 3/31/2023 61 6,925,000$ 7,563,125$ 113,525$ 10532 115 St EDMONTON AB 4/4/2023 2 1,260,000$ 1,330,000$ 630,000$ 3820 15th Ave Prince George BC 4/17/2023 48 6,000,000$ 6,670,369$ 125,000$ 3030 10th Avenue Prince George BC 4/24/2023 30 2,850,000$ 4,440,000$ 95,000$ 223 VICTORIA DRIVE PENTICTON BC 5/1/2023 15 2,075,000$ 2,231,282$ 138,333$ 125 27 AVE NW CALGARY AB 5/24/2023 12 1,978,000$ 2,660,000$ 164,833$ 1135 15 Ave SW Calgary AB 6/5/2023 23 3,517,800$ 5,180,000$ 152,948$ 323 17 AVE SW CALGARY AB 7/4/2023 3 3,565,000$ 3,620,000$ 1,188,333$ 10707 111 Street NW Edmonton AB 9/11/2023 31 3,193,000$ 4,860,000$ 103,000$ 10630 111 Street NW Edmonton AB 9/11/2023 20 2,060,000$ 3,210,000$ 103,000$ 11834 86 Street NW Edmonton AB 9/11/2023 18 1,854,000$ 3,220,000$ 103,000$ 10740 112 Street NW Edmonton AB 9/11/2023 19 1,957,000$ 2,930,000$ 103,000$ 11940 104 Street NW Edmonton AB 9/11/2023 15 1,545,000$ 2,440,000$ 103,000$ Total 2023 1,151 136,011,756$ 201,760,449$ 118,168$ Q3 2026
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39 2022 Acquisitions Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 10519 99 Avenue NW Edmonton AB 11/30/2021 1 457,456$ 580,000$ 457,456$ 9711 104 Street NW Edmonton AB 11/30/2021 10 395,997$ 800,000$ 39,600$ 9745 106 Street NW Edmonton AB 11/30/2021 20 1,805,747$ 3,390,000$ 90,287$ 9835 106 Street NW Edmonton AB 11/30/2021 57 5,176,477$ 9,300,000$ 90,815$ 9737 105 Street NW Edmonton AB 11/30/2021 9 475,111$ 1,100,000$ 52,790$ 9723 105 Street NW Edmonton AB 11/30/2021 13 842,682$ 1,590,000$ 64,822$ 9722 104 Street NW Edmonton AB 11/30/2021 12 692,202$ 1,580,000$ 57,684$ 9715 104 Street NW Edmonton AB 11/30/2021 9 356,397$ 1,100,000$ 39,600$ 10523 99 Avenue NW Edmonton AB 11/30/2021 1 550,071$ 570,000$ 550,071$ 9731 105 Street NW Edmonton AB 11/30/2021 42 4,213,411$ 7,640,000$ 100,319$ 8322 Jasper Avenue NW Edmonton AB 11/30/2021 6 387,772$ 770,000$ 64,629$ 8328 Jasper Avenue NW Edmonton AB 11/30/2021 12 734,227$ 1,790,000$ 61,186$ 9621 104 Street NW Edmonton AB 11/30/2021 0 632,011$ 660,000$ 632,011$ 9635 104 Street NW Edmonton AB 11/30/2021 0 632,011$ 660,000$ 632,011$ 9615 104 Street NW Edmonton AB 11/30/2021 20 1,419,808$ 2,600,000$ 70,990$ 10310 96 Avenue NW Edmonton AB 11/30/2021 11 686,896$ 1,540,000$ 62,445$ 10529 99 Avenue NW Edmonton AB 11/30/2021 9 541,723$ 1,070,000$ 60,191$ 10255 Alex Taylor Road NW Edmonton AB 12/15/2021 24 2,075,000$ 3,350,000$ 86,458$ 10245 Alex Taylor Road NW Edmonton AB 12/15/2021 3 425,000$ 480,000$ 141,667$ 316 18 Avenue SW Calgary AB 12/31/2021 10 1,460,000$ 2,080,000$ 146,000$ 125 Columbia BLVD West Lethbridge AB 2/1/2022 20 2,400,000$ 4,410,000$ 120,000$ Q3 2026
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40 2022 Acquisitions-continued Q3 2026 Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 234 21 Avenue SW Calgary AB 2/1/2022 16 2,500,000$ 3,810,000$ 156,250$ 111 & 117 24 Avenue SW Calgary AB 2/4/2022 32 5,120,000$ 7,410,000$ 160,000$ 1726 7 Street SW Calgary AB 2/15/2022 16 2,456,000$ 3,920,000$ 153,500$ 16316 106A Avenue NW Edmonton AB 2/22/2022 46 5,513,785$ 8,080,000$ 119,865$ 312 3 Avenue NE Calgary AB 2/28/2022 27 4,455,000$ 7,430,000$ 165,000$ 791 Ahbau Street Prince George BC 3/10/2022 108 12,950,000$ 14,432,969$ 119,907$ 1601 & 1617 Queensway Prince George BC 4/1/2022 42 4,300,000$ 4,860,000$ 102,381$ 1838 14 ST SW CALGARY AB 4/20/2022 20 3,230,000$ 4,430,000$ 161,500$ 1588 Juniper ST Prince George BC 4/21/2022 24 2,870,000$ 3,820,000$ 119,583$ 280 River Avenue Winnipeg MB 4/29/2022 9 854,000$ 960,000$ 94,889$ 286 River Avenue Winnipeg MB 4/29/2022 18 1,708,000$ 1,810,000$ 94,889$ 126 11 Avenue NW Calgary AB 5/16/2022 7 950,000$ 1,470,000$ 135,714$ 210 & 214 Westpark Dr Fort SaskatchewanAB 6/1/2022 68 8,830,000$ 16,170,000$ 129,853$ 1927 & 1945 Halifax St Regina SK 6/15/2022 22 1,400,000$ 2,430,000$ 63,636$ 45 Kleisinger Cres Regina SK 8/2/2022 31 2,690,000$ 4,940,000$ 86,774$ 10408 155 Ave NW Edmonton AB 8/31/2022 39 4,351,000$ 6,800,000$ 111,564$ Total 2022 814 90,537,785$ 139,832,969$ 111,226$
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41 2021 Acquisitions Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 196 Yew St KAMLOOPS BC 10/20/2020 18 2,300,000$ 3,890,000$ 127,778$ 3525 Avonhurst Drive Regina SK 11/16/2020 72 7,459,000$ 11,580,000$ 103,597$ 314 Broadway Winnipeg MB 12/31/2020 87 7,330,000$ 9,730,000$ 84,253$ 1224 14 Avenue SW Calgary AB 1/15/2021 33 4,900,000$ 8,400,000$ 148,485$ 1127 17th Avenue NW Calgary AB 2/18/2021 18 2,600,000$ 3,900,000$ 144,444$ 144 Brunswick St Penticton BC 3/2/2021 38 5,250,000$ 5,600,101$ 138,158$ 1970 Fitzgerald Avenue Courtenay BC 3/3/2021 131 14,000,000$ 19,930,000$ 106,870$ 116 12 Avenue NW Calgary AB 4/15/2021 6 790,435$ 1,270,000$ 131,739$ 122 12 Avenue NW Calgary AB 4/15/2021 17 2,239,565$ 3,460,000$ 131,739$ 769 Winnipeg Street Penticton BC 4/22/2021 24 3,400,000$ 3,810,000$ 141,667$ 3501 Centennial Drive Vernon BC 4/22/2021 47 5,500,000$ 6,420,000$ 117,021$ 46180 Bole Avenue Chilliwack BC 4/23/2021 45 6,717,000$ 7,299,372$ 149,267$ 46155 Bole Avenue Chilliwack BC 4/23/2021 48 7,114,000$ 7,497,307$ 148,208$ 9275 Mary Street Chilliwack BC 4/23/2021 42 6,469,000$ 6,964,490$ 154,024$ 1720 10A Street SW Calgary AB 5/3/2021 16 2,138,000$ 3,000,000$ 133,625$ 10730 105 Street NW Edmonton AB 5/5/2021 20 1,635,000$ 2,640,000$ 81,750$ 8880 Horton Road SW Calgary AB 6/15/2021 49 22,440,000$ 9,793,330$ 457,959$ 1722 5A Street SW Calgary AB 6/15/2021 18 2,556,000$ 3,880,000$ 142,000$ 10187 113 Street Edmonton AB 6/15/2021 36 3,888,621$ 5,150,000$ 108,017$ 10175 113 Street Edmonton AB 6/15/2021 22 2,376,379$ 3,350,000$ 108,017$ 8515 112 Street NW Edmonton AB 6/15/2021 329 44,150,000$ 64,580,000$ 134,195$ Q3 2026
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42 2021 Acquisitions-continued Q3 2026 Address City Province Acquisition Date Total Unit Purchase Price ( CAD ) Appraised Value Price Per Door 11310 109 Ave NW Edmonton AB 6/25/2021 112 10,640,000$ 14,120,000$ 95,000$ 1205 Fourth Avenue New WestminsterBC 7/22/2021 33 6,600,000$ 9,920,000$ 200,000$ 46109 Gore Ave Chilliwack BC 8/3/2021 25 3,750,000$ 4,033,073$ 150,000$ 832-4A Street NE Calgary AB 8/31/2021 12 1,670,000$ 2,390,000$ 139,167$ 1826 17 Street SW CALGARY AB 9/29/2021 12 1,913,222$ 2,420,000$ 159,435$ 1216 14 Street SW CALGARY AB 9/29/2021 15 2,232,092$ 3,110,000$ 148,806$ 4315 73 Street NW CALGARY AB 9/29/2021 6 956,611$ 1,390,000$ 159,435$ 4347 73 Street NW CALGARY AB 9/29/2021 7 1,116,046$ 1,720,000$ 159,435$ 641 Meredith Road NE CALGARY AB 9/29/2021 19 3,029,268$ 4,620,000$ 159,435$ 2124 15 Street SW CALGARY AB 9/29/2021 11 1,753,787$ 2,130,000$ 159,435$ 609 2 Avenue NE CALGARY AB 9/29/2021 24 3,826,444$ 5,540,000$ 159,435$ 1701 35 Street SE CALGARY AB 9/29/2021 26 4,145,314$ 5,710,000$ 159,435$ 1440 Memorial Drive NW CALGARY AB 9/29/2021 30 4,783,054$ 6,340,000$ 159,435$ 2131 17 Street SW CALGARY AB 9/29/2021 8 1,275,481$ 1,850,000$ 159,435$ 306 21 Avenue SW CALGARY AB 9/29/2021 16 2,550,962$ 3,200,000$ 159,435$ 1626 15 Avenue SW CALGARY AB 9/29/2021 28 4,464,184$ 6,320,000$ 159,435$ 1837 11 Avenue SW CALGARY AB 9/29/2021 10 1,594,351$ 2,280,000$ 159,435$ 2109 17 Street SW CALGARY AB 9/29/2021 28 4,464,184$ 5,930,000$ 159,435$ Total 2021 1,538 216,018,000$ 275,167,673$ 140,454$
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43 Appendix Q3 2026
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44 Governance - The CEO Bob Dhillon | Founder, President & CEO • Bob Dhillon is Founder, President & CEO of Mainstreet Equity Corp., a publicly traded real estate corporation on the Toronto Stock Exchange (TSX:MEQ). Based in Calgary, Alberta, Canada, as at Q4 2025, assets are valued at CDN$3.7B+ with 19,147 rental apartment units across western Canada (BC, AB, SK and Winnipeg). For over 26 years, Bob and Mainstreet have provided consistent, year over year, double digit returns to investors through MEQ’s continued organic growth. • In the 2019 Scotiabank Equity Research Daily Edge poll, MEQ led the Total Return Performance for the Canadian Listed Real Estate Sector, outperforming the TSX Real Estate Index at 89.9%. In a 20-year (2000 - 2020) stock performance comparison of the TSX, MEQ outperformed Amazon, Berkshire Hathaway and Royal Bank of Canada. • Along with its healthy balance sheet success, Mainstreet is a strong and proud champion of affordable housing in western Canada. Bob is also the owner of National Payments, a Visa and MasterCard approved merchant-processing business in the financial services sector. • In 2018, Bob gifted CDN$10M to the University of Lethbridge towards the creation of the Dhillon School of Business (DSB)*. Bob’s strong belief that education and entrepreneurship are the engines of national prosperity, along with his strong desire to give back to the province that provided him with so many opportunities, motivated his decision to make this substantial and transformative contribution. One of the primary areas of study at DSB is world class research and emerging technologies. Bob is also very proud of the fact that DSB was the first post-secondary institution in Canada to mandate an indigenous studies course requirement Q3 2026
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45 Governance - The Management Team Johnny Lam • Johnny joined Mainstreet as Chief Financial Officer when the company went public in 1998. A founding team member, Johnny brings over 30 years of senior management experience in Asia, the UK, Australia, and North America. Before coming to Mainstreet, he served as VP of Finance and Administration at HB Media Holding Pte. Ltd. in Singapore. In MEQ, Johnny held the titles of both Chief Operating Officer and Chief Financial Officer until deciding in 2017 to focus his energy on operational matters exclusively. As such, Johnny was responsible for all aspects of operations, integration and re-positioning of new properties, marketing of our brand and overall business development. • Johnny retired from MEQ in 2021, since then he has remained a part of the senior management team fulfilling key management roles and focuses on the development of the 2nd generation management team at Mainstreet. Q3 2026
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46 Governance - The Management Team Anthony Lam | Operating Officer • Anthony Lam is Mainstreet’s Operating Officer, joining the team in 2018. The title belies the number of roles he’s cycled through in that time, however. Anthony went through these various roles to obtain a thorough understanding of Mainstreet’s operational dynamics at all levels, believing that being in touch with challenges faced at the ground level is crucial to informed and responsive leadership. • Anthony obtained his CPA designation during his time at Ernst and Young, and has overseen the implementation and integration of the Yardi operational management system into Mainstreet, including the associated change management. • Anthony is a gourmand, with a passion for fine food and drink worth traveling for. Trina Cui | Chief Financial Officer • Trina Cui is Mainstreet’s Chief Financial Officer, responsible for the complete financial oversight of the company including external and internal reporting, capital allocation, business performance management, commercial management, and investor relations. • Trina joined the Mainstreet team in 2008, and has served in several roles specializing in fiscal oversight; boldly guiding the company through the challenging economic conditions of those times and overseeing a dramatic period of growth in the years since. Trina’s expertise and her experienced perspective • are informed by her CPA-CGA designation, her Bachelor of Commerce (High Honours) degree from Carleton University (double major in Accounting and Finance), and her Master of Business Administration degree from Queen’s University. • Trina has a passion for literature and fine art, often found playing the piano when not hiking, snowboarding, or traveling the world in her spare time. Trina’s favorite way to relax, though, is spending time with her family. Q3 2026
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47 Governance - The Board Joe Amantea | Executive Committee • Joe Amantea is a senior associate with the law firm Warren Benson Amantea LLP in Calgary, Alberta. Mr. Amantea has more than three decades of experience in real estate, multi-family acquisitions, construction law, foreclosures and corporate/commercial law. He deals mainly with small and medium- sized private companies. Mr. Amantea articled with Warren, Raymaker & Stewart (now known as Warren Benson Amantea LLP) in 1977 and was admitted to the Bar in 1978. He became a partner of the firm on February 1, 1982. • Mr. Amantea has an extensive record of professional and community service that has included roles as Past Director and Chairman, Columbus Savings and Credit Union Ltd.; Director, Calgary Italian Sportsmen’s Dinner Association; Past Unit Chairman, Western Canada Summer Games; Member and Executive Officer of the St. Joseph’s School Parent Council; Member, Calgary Winter Club; and Member, University of Calgary Chancellors Club. • Mr. Amantea acts as corporate counsel on real-estate-related matters on behalf of Mainstreet. Rich Grimaldi | Audit Committee • Rich Grimaldi is a seasoned real estate executive with over 25 years of experience in senior roles in the real estate industr y. He has held various positions in the Commercial Real Estate Division at GE Capital, including Managing Director of Institutional Accounts, Managing Director - Canadian Real Estate, and Managing Director - Large Transaction Group. He has extensive experience in financing public and private companies, structuring debt, equity and joint- venture new business opportunities. • As the Managing Director of GE Real Estate National Accounts from 2001 to 2004 (in New York), he was responsible for all debt investments in North America covering a customer base that consisted of Opportunity Funds, REITs and Public Companies. National Accounts consisted of a $4 billion portfolio and closed approximately $3 billion of new business during that term . Karanveer Dhillon | Chair, Cybersecurity Committee • K.V. Dhillon is the CEO and Managing Director of Guggenheim Capital Management (Asia) and Head of Guggenheim’s India operatio ns. Guggenheim Capital is a leading investment management firm with over $100 billion under management. Mr. Dhillon has over 16 years of experience in th e financial services area. Prior to joining Guggenheim Partners in 2008, he was a partner at Thomas Weisel Partners (TWP). Mr. Dhillon led TWP’s efforts in In dia by establishing its Mumbai office. Before joining the Institutional Sales team at TWP in 1999, He was a VP on the Sales team at First Analysis, and prio r to that, he was an Associate in Sales at Kidder Peabody. During his career, Mr. Dhillon has established strong relationships with leading investment managers including AIM Funds, Chartwell Investment Partners, Morgan Stanley Asset Management, T. Rowe Price and Turner Investment Partners. • Mr. Dhillon holds a Bachelor’s degree from the University of Calgary and an M.B.A. from the Kellogg School of Management, Nor thwestern University. Q3 2026
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48 Governance - The Board John Irwin | Chair, Audit Committee, Safety Committee • John Irwin, retired, served as Chief Financial Officer (CFO), Chief Information Officer (CIO) and Vice-President of the Ivey Companies for the Richard Ivey School of Business. He was primarily responsible for Ivey’s financial organization, information technology, conference centres, main campus facilities, and global asset management in Hong Kong, Shanghai, Beijing, and Mumbai. • Mr. Irwin holds a Bachelor’s Degree from Western University, as well as being a retired CPA-CGA. He was the project manager for the new $110 million Ivey Business School building. Mr. Irwin was a key player in Ivey’s strategic initiatives. He was responsible for the financial re- organization and privatization of business operations, expansion of the school’s operations in Asia, physical expansion and financing of Ivey’s Leadership Centres in London, Toronto, and Hong Kong. • In addition to Mainstreet, Mr. Irwin previously was a member of the Board of Directors of Richard Ivey School of Business Foundation, Richard Ivey School of Business (Asia) Limited, RISB Ltd (Beijing), and the London Convention Centre. He currently serves as the Chair of Mainstreet’s Audit Committee. Ron B Anderson | Chair, Executive Compensation Committee, Risk Management Committee • Ron Anderson has over 30 years of experience in real estate finance, private equity, M&A and corporate and commercial banking in Western Canada. He ran the British Columbia operations of National Bank of Canada from 1986 to 1993. Tallinn Capital, which he founded in 1999, has offices in Vancouver and Calgary and manages two private mezzanine loan funds, one focused on real estate finance and the other focused on financing the mid-market corporate and junior oil & gas sectors. • Mr. Anderson received his Certified General Accountant designation in 1987 and earned a Bachelor of Commerce from the University of British Columbia in 1979. In addition to sitting on the Mainstreet board, he is a director of The Nature Trust of British Columbia, a Governor and past- Treasurer of Crofton House School and has been a director of a number of public and private companies and non-profit organizations. Q3 2026