WESTLAKE VILLAGE, Calif.--(BUSINESS WIRE)--LTC Properties, Inc. (NYSE: LTC), a real estate investment trust that primarily invests in seniors housing and health care properties, today announced operating results for its fourth quarter ended December 31, 2015, and recent investment activity.
Funds from Operations (“FFO”) and normalized FFO increased 21.9% to $27.8 million for the 2015 fourth quarter, up from $22.8 million for the comparable 2014 period. FFO per diluted common share and normalized FFO per diluted common share were $0.74 for the quarter ended December 31, 2015, compared with $0.64 for the same period in 2014, representing a 15.6% increase. The improvement in FFO and normalized FFO was primarily due to higher revenues from mortgage loan originations, acquisitions, completed development projects and income from an unconsolidated joint venture, partially offset by higher interest expense resulting from the sale of senior unsecured notes and increased utilization of LTC’s line of credit, as well as additional general and administrative expenditures related to increased investment activity.
Net income available to common stockholders was $17.8 million, or $0.48 per diluted share, for the 2015 fourth quarter compared with $20.0 million, or $0.57 per diluted share, for the same period in 2014. Net income available to common stockholders decreased primarily as a result of a $2.3 million impairment charge related to a contingent agreement to sell an assisted living community, partially offset by a gain of $0.6 million related to the sale of a skilled nursing center in the 2015 fourth quarter.
As previously announced, LTC completed the following accretive investments during the 2015 fourth quarter:
- Two skilled nursing properties in Texas totaling 254 beds for an aggregate purchase price of $23.0 million;
- A behavioral health care hospital in Nevada comprised of 118 beds for $9.3 million; and
- A parcel of land in Illinois for $2.8 million. Simultaneously with the acquisition, LTC entered into a development commitment to construct and equip a 66‐unit memory care property for a total commitment of $14.8 million including the land purchase.
Subsequent to December 31, 2015, LTC purchased a newly constructed 126-bed skilled nursing property in Texas for $16.0 million.
LTC originated the following loans during the 2015 fourth quarter:
- A $20.0 million mortgage loan, funding $9.5 million upon closing and $5.5 million subsequent to December 31, 2015. The remaining $5.0 million commitment will be available for approved capital improvement projects. The loan is secured by a first lien mortgage encumbering two skilled nursing properties in Michigan totaling 273 beds and bears interest at 9.41% for five years, escalating annually thereafter by 2.25%. The term is 30 years with interest-only payments for the initial three years. LTC has the option to purchase the property under certain circumstances, including a change in regulatory environment.
- A $2.9 million mezzanine loan to develop a senior housing community consisting of a total of 99 assisted living, independent living and memory care units. For accounting purposes this loan is recorded as an unconsolidated joint venture.
As previously announced, during the 2015 fourth quarter, LTC sold $100.0 million of 4.26% senior unsecured notes due November 20, 2028 to an insurance company.
During the 2015 fourth quarter, the sole holder of LTC’s Series C preferred stock converted all of its preferred shares into 2,000,000 shares of the Company’s common stock.
Conference Call Information
LTC will conduct a conference call on Monday, February 22, 2016, at 10:00 a.m. Pacific Time (1:00 p.m. Eastern Time), to provide commentary on its performance and operating results for the quarter ended December 31, 2015. The conference call is accessible by telephone and the internet. Telephone access will be available by dialing 877-510-2862 (domestically) or 412-902-4134 (internationally). To participate in the webcast, go to LTC’s website at www.LTCreit.com 15 minutes before the call to download the necessary software.
An audio replay of the conference call will be available from February 22 through March 7, 2016 and may be accessed by dialing 877-344-7529 (domestically) or 412-317-0088 (internationally) and entering conference number 10079352. Additionally, an audio archive will be available on LTC’s website on the “Presentations” page of the “Investor Information” section, which is under the “Investors” tab. LTC’s earnings release and supplemental information package for the current period will be available on its website on the “Press Releases” and “Presentations” pages, respectively, of the “Investor Information” section which is under the “Investors” tab.
LTC is a self-administered real estate investment trust that primarily invests in seniors housing and health care properties through lease transactions, mortgage loans and other investments. At December 31, 2015, LTC had 224 investments located in 30 states comprising 104 assisted living properties, 100 skilled nursing properties, 7 range of care properties, 1 school, 1 behavioral health care hospital, 7 parcels of land under development and 4 parcels of land held-for-use. Assisted living properties, independent living properties, memory care properties and combinations thereof are included in the assisted living property type. Range of care properties consist of properties providing skilled nursing and any combination of assisted living, independent living and/or memory care services. For more information on LTC Properties, Inc., visit the Company’s website at www.LTCreit.com.
Forward Looking Statements
This press release includes statements that are not purely historical and are “forward looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, including statements regarding the Company’s expectations, beliefs, intentions or strategies regarding the future. All statements other than historical facts contained in this press release are forward looking statements. These forward looking statements involve a number of risks and uncertainties. Please see LTC’s most recent Annual Report on Form 10-K, its subsequent Quarterly Reports on Form 10-Q, and its other publicly available filings with the Securities and Exchange Commission for a discussion of these and other risks and uncertainties. All forward looking statements included in this press release are based on information available to the Company on the date hereof, and LTC assumes no obligation to update such forward looking statements. Although the Company’s management believes that the assumptions and expectations reflected in such forward looking statements are reasonable, no assurance can be given that such expectations will prove to have been correct. The actual results achieved by the Company may differ materially from any forward looking statements due to the risks and uncertainties of such statements.
LTC PROPERTIES, INC.
CONSOLIDATED STATEMENTS OF INCOME
(amounts in thousands, except per share amounts)
|Three Months Ended||Twelve Months Ended|
|December 31,||December 31,|
|Interest income from mortgage loans||6,342||4,108||22,119||16,553|
|Interest and other income||296||173||1,004||559|
|Depreciation and amortization||8,310||6,594||29,431||25,529|
|Impairment on real estate for sale||2,250||—||2,250||—|
|Provision for doubtful accounts||156||(46||)||619||32|
|General and administrative expenses||3,954||3,213||15,116||11,680|
|Income from unconsolidated joint ventures||276||—||1,819||—|
|Gain on sale of real estate, net||586||3,819||586||4,959|
|Income allocated to participating securities||(114||)||(138||)||(484||)||(481||)|
|Income allocated to preferred stockholders||—||(819||)||(2,454||)||(3,273||)|
|Net income available to common stockholders||$||17,840||$||20,043||$||70,143||$||69,645|
|Basic earnings per common share:|
|Weighted average shares used to calculate earnings per|
|Dividends declared and paid per common share||$||0.54||$||0.51||$||2.07||$||2.04|
Supplemental Reporting Measures
FFO, adjusted FFO (“AFFO”), and Funds Available for Distribution (“FAD”) are supplemental measures of a real estate investment trust’s (“REIT”) financial performance that are not defined by U.S. generally accepted accounting principles (“GAAP”). Investors, analysts and the Company use FFO, AFFO and FAD as supplemental measures of operating performance. The Company believes FFO, AFFO and FAD are helpful in evaluating the operating performance of a REIT. Real estate values historically rise and fall with market conditions, but cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. We believe that by excluding the effect of historical cost depreciation, which may be of limited relevance in evaluating current performance, FFO, AFFO and FAD facilitate like comparisons of operating performance between periods. Additionally the Company believes that normalized FFO, normalized AFFO and normalized FAD provide useful information because they allow investors, analysts and our management to compare the Company’s operating performance on a consistent basis without having to account for differences caused by unanticipated items.
FFO, as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), means net income available to common stockholders (computed in accordance with GAAP) excluding gains or losses on the sale of real estate and impairment write-downs of depreciable real estate, plus real estate depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Normalized FFO represents FFO adjusted for certain items detailed in the reconciliations. The Company’s computation of FFO may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or have a different interpretation of the current NAREIT definition from that of the Company; therefore, caution should be exercised when comparing our Company’s FFO to that of other REITs.
We define AFFO as FFO excluding the effects of straight-line rent, amortization of lease inducement, effective interest income and deferred income from unconsolidated joint ventures. GAAP requires rental revenues related to non-contingent leases that contain specified rental increases over the life of the lease to be recognized evenly over the life of the lease. This method results in rental income in the early years of a lease that is higher than actual cash received, creating a straight-line rent receivable asset included in our consolidated balance sheet. At some point during the lease, depending on its terms, cash rent payments exceed the straight-line rent which results in the straight-line rent receivable asset decreasing to zero over the remainder of the lease term. Effective interest method, as required by GAAP, is a technique for calculating the actual interest rate for the term of a mortgage loan based on the initial origination value. Similar to the accounting methodology of straight-line rent, the actual interest rate is higher than the stated interest rate in the early years of the mortgage loan thus creating an effective interest receivable asset included in the interest receivable line item in our consolidated balance sheet and reduces down to zero when, at some point during the mortgage loan, the stated interest rate is higher than the actual interest rate. By excluding the non-cash portion of rental income, interest income from mortgage loans and income from unconsolidated joint ventures, investors, analysts and our management can compare AFFO between periods. Normalized AFFO represents AFFO adjusted for certain items detailed in the reconciliations.
We define FAD as AFFO excluding the effects of non-cash compensation charges, capitalized interest and non-cash interest charges. FAD is useful in analyzing the portion of cash flow that is available for distribution to stockholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. The FAD payout ratio, which represents annual distributions to common shareholders expressed as a percentage of FAD, facilitates the comparison of dividend coverage between REITs. Normalized FAD represents FAD adjusted for certain items detailed in the reconciliations.
While the Company uses FFO, Normalized FFO, AFFO, Normalized AFFO, FAD and Normalized FAD as supplemental performance measures of our cash flow generated by operations and cash available for distribution to stockholders, such measures are not representative of cash generated from operating activities in accordance with GAAP, and are not necessarily indicative of cash available to fund cash needs and should not be considered an alternative to net income available to common stockholders.
Reconciliation of FFO, AFFO and FAD
The following table reconciles GAAP net income available to common stockholders to each of NAREIT FFO attributable to common stockholders and normalized FFO attributable to common stockholders, as well as normalized AFFO and normalized FAD (unaudited, amounts in thousands, except per share amounts):
|Three Months Ended||Twelve Months Ended|
|December 31,||December 31,|
|GAAP net income available to common stockholders||$||17,840||$||20,043||$||70,143||$||69,645|
|Add: Depreciation and amortization||8,310||6,594||29,431||25,529|
|Add: Impairment on real estate for sale||2,250||—||2,250||—|
|Less: Gain on sale of real estate, net||(586||)||(3,819||)||(586||)||(4,959||)|
|NAREIT FFO attributable to common stockholders||27,814||22,818||101,238||90,215|
|Add: Non-recurring one-time items||—||—||937||
|Normalized FFO attributable to common stockholders||27,814||22,818||102,175||90,215|
|Less: Non-cash rental income||(2,559||)||(792||)||(8,456||)||(2,161||)|
|(Less) add: Effective interest income from mortgage loans||(1,232||)||(5||)||(3,912||)||33|
|Less: Deferred income from unconsolidated joint ventures||—||—||(1,000||)||—|
|Normalized adjusted FFO (AFFO)||24,023||22,021||88,807||88,087|
|Add: Non-cash compensation charges||913||927||4,006||3,253|
|Add: Non-cash interest related to earn-out liabilities||204||18||409||18|
|Less: Capitalized interest||(346||)||(290||)||(827||)||(1,506||)|
|Normalized funds available for distribution (FAD)||$||24,794||$||22,676||$||92,395||$||89,852|
(1) Represents $537 of acquisition costs related to the 10-property senior housing portfolio acquired and a $400 provision for loan loss reserve related to additional loan proceeds funded under an existing mortgage loan.
|NAREIT Basic FFO attributable to common stockholders per share||$||0.76||$||0.66||$||2.84||$||2.61|
|NAREIT Diluted FFO attributable to common stockholders per share||$||0.74||$||0.64||$||2.77||$||2.55|
|NAREIT Diluted FFO attributable to common stockholders||$||27,928||$||23,775||$||104,176||$||93,969|
Weighted average shares used to calculate NAREIT diluted FFO per share attributable to common stockholders
|Basic normalized FFO attributable to common stockholders per share||$||0.76||$||0.66||$||2.87||$||2.61|
|Diluted normalized FFO attributable to common stockholders per share||$||0.74||$||0.64||$||2.80||$||2.55|
|Diluted normalized FFO attributable to common stockholders||$||27,928||$||23,775||$||105,113||$||93,969|
Weighted average shares used to calculate diluted normalized FFO per share attributable to common stockholders
|Basic normalized AFFO per share||$||0.66||$||0.64||$||2.50||$||2.54|
|Diluted normalized AFFO per share||$||0.64||$||0.62||$||2.44||$||2.49|
|Diluted normalized AFFO||$||24,137||$||22,978||$||91,745||$||91,841|
Weighted average shares used to calculate diluted normalized AFFO per share
|Basic normalized FAD per share||$||0.68||$||0.65||$||2.60||$||2.60|
|Diluted normalized FAD per share||$||0.66||$||0.64||$||2.54||$||2.54|
|Diluted normalized FAD||$||24,908||$||26,633||$||95,333||$||93,606|
Weighted average shares used to calculate diluted normalized FAD per share
LTC PROPERTIES, INC.
CONSOLIDATED BALANCE SHEETS
(amounts in thousands, except per share)
|December 31, 2015||December 31, 2014|
|Buildings and improvements||1,091,845||869,814|
|Accumulated depreciation and amortization||(251,265||)||(223,315||)|
|Real property investments, net||947,421||726,523|
|Mortgage loans receivable, net of loan loss reserve: 2015—$2,190; 2014—$1,673||217,529||165,656|
|Real estate investments, net||1,164,950||892,179|
|Investments in unconsolidated joint ventures||24,042||—|
|Cash and cash equivalents||12,942||25,237|
|Debt issue costs related to bank borrowing||2,865||2,733|
|Straight-line rent receivable, net of allowance for doubtful accounts: 2015—$833; 2014—$731||42,685||32,651|
|Prepaid expenses and other assets||21,443||9,931|
|Senior unsecured notes, net of debt issue costs: 2015—$1,095; 2014—$1,049||451,372||280,584|
|Accrued incentives and earn-outs||12,722||3,258|
|Accrued expenses and other liabilities||27,654||17,251|
|Preferred stock $0.01 par value; 15,000 shares authorized; shares issued and outstanding: 2015—0; 2014—2,000||—||38,500|
|Common stock: $0.01 par value; 60,000 shares authorized; shares issued and outstanding: 2015—37,548; 2014—35,480||375||355|
|Capital in excess of par value||758,676||717,396|
|Cumulative net income||928,328||855,247|
|Accumulated other comprehensive income||47||82|
|Total liabilities and equity||$||1,275,424||$||964,770|