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Share Name | Share Symbol | Market | Type |
---|---|---|---|
Care Capital Properties, Inc. (delisted) | NYSE:CCP | NYSE | Common Stock |
Price Change | % Change | Share Price | High Price | Low Price | Open Price | Shares Traded | Last Trade | |
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0.00 | 0.00% | 24.21 | 0 | 01:00:00 |
Fourth Quarter 2015 Normalized FFO Totals $0.85 Per Diluted Share
2016 Normalized FFO Guidance of $2.85 to $2.95 Per Diluted Share
Care Capital Properties, Inc. (NYSE: CCP) (“CCP”) today announced operating results for the quarter ended December 31, 2015, its first full quarter as a standalone company, and for the full year 2015. CCP began operating as an independent, publicly traded company on August 18, 2015, following the completion of its spin-off from Ventas, Inc. (NYSE: VTR) (“Ventas”). The financial results reported for the full year represent a combination of operating results that have been “carved-out” of Ventas’s consolidated financial statements for the period prior to the spin-off and standalone operating results for the period subsequent to the spin-off.
“2015 was a monumental year for CCP, as we completed the spin-off from Ventas, and the company has accomplished a great deal in our first six months,” CCP Chief Executive Officer Raymond J. Lewis said. “We have posted strong results, paid an attractive dividend and made significant strides in each of our four strategic priorities: growing our portfolio; establishing our permanent capital structure; actively managing our assets; and building our team and infrastructure.”
2015 Highlights and Recent Events
“We are very pleased to report strong fourth quarter results and to announce our first annual guidance for 2016. Our guidance reflects the implementation of our strategic plan to optimize our portfolio and migrate to a permanent capital structure to enhance CCP’s long-term value and create a strong platform for growth,” CCP Executive Vice President and Chief Financial Officer Lori B. Wittman said.
2016 Normalized FFO Guidance
CCP currently expects its 2016 normalized FFO to range between $2.85 and $2.95 per diluted common share. NAREIT FFO is expected to range from $2.80 to $2.90 per diluted common share for the year. This 2016 guidance assumes:
CCP’s guidance is predicated on a number of other assumptions that are subject to change and many of which are outside of CCP’s control. If actual results vary from these assumptions, CCP’s expectations may change. There can be no assurance that CCP will achieve these results.
Fourth Quarter Conference Call
CCP will hold a conference call to discuss its fourth quarter and full year 2015 results and 2016 guidance in more detail today at 10:00 A.M. Eastern Time (9:00 A.M. Central Time). The dial-in number for the conference call is (888) 317-6016 or (412) 317-6016 for international callers and (855) 669-9657 for Canadian callers. Please ask to be joined to the Care Capital Properties, Inc. call. The call will also be webcast live and can be accessed at CCP’s website at www.carecapitalproperties.com. A replay of the call will be available at CCP’s website, or by calling (877) 344-7529 or (412) 317-0088 for international callers and (855) 669-9658 for Canadian callers, passcode 10081236, beginning on March 10, 2016 at approximately 2:00 P.M. Eastern Time, and will remain available until April 10, 2016.
Care Capital Properties, Inc. is a healthcare real estate investment trust with a diversified portfolio of triple-net leased properties focused on the post-acute sector. Its skilled management team is fully invested in delivering excellent returns by forging strong relationships with shareholders, operators and employees. More information about Care Capital Properties, Inc. can be found at: www.carecapitalproperties.com.
Supplemental information regarding CCP can be found on CCP’s website under the “Investors” section or at www.carecapitalproperties.com/investors/financial-information/documents.
This press release includes 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. All statements regarding CCP’s or its tenants’ or borrowers’ expected future financial condition, results of operations, cash flows, funds from operations, dividends and dividend plans, financing opportunities and plans, capital markets transactions, business strategy, budgets, projected costs, operating metrics, capital expenditures, competitive positions, acquisitions, investment opportunities, dispositions, growth opportunities, expected lease income, continued qualification as a real estate investment trust (“REIT”), plans and objectives of management for future operations and statements that include words such as “anticipate,” “if,” “believe,” “plan,” “estimate,” “expect,” “intend,” “may,” “could,” “should,” “will” and other similar expressions are forward-looking statements. These forward-looking statements are inherently uncertain, and actual results may differ from CCP’s expectations. CCP does not undertake a duty to update these forward-looking statements, which speak only as of the date on which they are made.
CCP’s actual future results and trends may differ materially from expectations depending on a variety of factors discussed in its filings with the Securities and Exchange Commission. These factors include without limitation: (a) the ability and willingness of CCP’s tenants, borrowers and other third parties to satisfy their obligations under their respective contractual arrangements with CCP, including, in some cases, their obligations to indemnify, defend and hold harmless CCP from and against various claims, litigation and liabilities; (b) the ability of CCP’s tenants and borrowers to maintain the financial strength and liquidity necessary to satisfy their respective obligations and liabilities to third parties, including without limitation obligations under their existing credit facilities and other indebtedness; (c) CCP’s success in implementing its business strategy and its ability to identify, underwrite, finance, consummate and integrate suitable acquisitions and investments; (d) macroeconomic conditions such as a disruption of or lack of access to the capital markets, changes in the debt rating on U.S. government securities, default or delay in payment by the United States of its obligations, and changes in the federal or state budgets resulting in the reduction or nonpayment of Medicare or Medicaid reimbursement rates; (e) the nature and extent of competition in the markets in which CCP’s properties are located; (f) the impact of pending and future healthcare reform and regulations, including cost containment measures, quality initiatives and changes in reimbursement methodologies, policies, procedures and rates; (g) increases in CCP’s borrowing costs as a result of changes in interest rates and other factors; (h) the ability of CCP’s tenants to operate CCP’s properties in compliance with applicable laws, rules and regulations, to deliver high-quality services, to hire and retain qualified personnel and to attract residents and patients; (i) changes in general economic conditions or economic conditions in the markets in which CCP may, from time to time, compete for investments, capital and talent, and the effect of those changes on CCP’s earnings and financing sources; (j) CCP’s ability to repay, refinance, restructure or extend its indebtedness as it becomes due; (k) CCP’s ability and willingness to maintain its qualification as a REIT in light of economic, market, legal, tax and other considerations; (l) final determination of CCP’s taxable net income for the year ended December 31, 2015 and for current and future years; (m) the ability and willingness of CCP’s tenants to renew their leases with CCP upon expiration of the leases, CCP’s ability to reposition its properties on the same or better terms in the event of nonrenewal or in the event CCP exercises its right to replace an existing tenant, and obligations, including indemnification obligations, CCP may incur in connection with the replacement of an existing tenant; (n) year-over-year changes in the Consumer Price Index and the effect of those changes on the rent escalators contained in CCP’s leases and on CCP’s earnings; (o) CCP’s ability and the ability of its tenants and borrowers to obtain and maintain adequate property, liability and other insurance from reputable, financially stable providers; (p) the impact of increased operating costs and uninsured professional liability claims on CCP’s or its tenants’ or borrowers’ liquidity, financial condition and results of operations, and the ability of CCP and its tenants and borrowers to accurately estimate the magnitude of those claims; (q) consolidation in the healthcare industry resulting in a change of control of, or a competitor’s investment in, one or more of CCP’s tenants or borrowers or significant changes in the senior management of CCP’s tenants or borrowers; (r) the impact of litigation or any financial, accounting, legal or regulatory issues that may affect CCP or its tenants or borrowers; and (s) changes in accounting principles, or their application or interpretation, and CCP’s ability to make estimates and the assumptions underlying the estimates, which could have an effect on CCP’s earnings. Many of these factors are beyond the control of CCP and its management.
COMBINED CONSOLIDATED BALANCE SHEETS (Unaudited) (In thousands, except per share amounts) 2015 Quarters 2014 Fourth Fourth Third Second First Quarter Assets Real estate investments: Land and improvements $ 287,193 $ 288,199 $ 282,034 $ 287,336 $ 249,504 Buildings and improvements 2,984,257 3,010,206 2,848,646 2,926,094 2,446,688 Construction in progress 33,646 19,457 16,713 15,711 10,433 Acquired lease intangibles 101,869 102,130 96,929 106,574 87,194 3,406,965 3,419,992 3,244,322 3,335,715 2,793,819 Accumulated deprecation and amortization (704,210 ) (685,727 ) (659,534 ) (633,175 ) (602,578 ) Net real estate property 2,702,755 2,734,265 2,584,788 2,702,540 2,191,241 Net investment in direct financing lease 22,075 21,960 21,844 21,730 21,626 Net real estate investments 2,724,830 2,756,225 2,606,632 2,724,270 2,212,867 Secured and unsecured loans receivable, net 29,727 29,480 8,659 8,741 9,491 Cash 16,995 10,444 1,497 1,376 2,424 Goodwill 145,374 146,017 135,736 162,705 88,959 Other assets 38,043 29,105 20,969 18,932 18,009 Total assets $ 2,954,969 $ 2,971,271 $ 2,773,493 $ 2,916,024 $ 2,331,750 Liabilities and equity Liabilities: Term loans and other debt $ 1,524,863 $ 1,518,437 $ — $ — $ — Tenant deposits 57,974 67,177 58,438 51,801 50,168 Lease intangible liabilities, net 130,348 135,354 140,942 147,328 145,640 Accounts payable and other liabilities 24,048 13,650 8,271 5,886 12,863 Deferred income taxes 1,889 2,341 — — — Total liabilities 1,739,122 1,736,959 207,651 205,015 208,671 Commitments and contingencies Equity: Preferred stock, $0.01 par value; 10,000 shares authorized, unissued — — — — — Common stock, $0.01 par value; 300,000 share authorized; 83,803 and 83,801 shares issued at December 31, 2015 and September 30, 2015, respectively 838 838 — — — Additional paid-in-capital 1,264,650 1,263,848 — — — Dividends in excess of net income (51,056 ) (35,084 ) — — — Net parent investment — — 2,561,082 2,706,205 2,118,216 Total CCP equity 1,214,432 1,229,602 2,561,082 2,706,205 2,118,216 Noncontrolling interests 1,415 4,710 4,760 4,804 4,863 Total equity 1,215,847 1,234,312 2,565,842 2,711,009 2,123,079 Total liabilities and equity $ 2,954,969 $ 2,971,271 $ 2,773,493 $ 2,916,024 $ 2,331,750COMBINED CONSOLIDATED STATEMENTS OF INCOME (Unaudited) (In thousands, except per share amounts) For the Three Months For the Year Ended December 31, Ended December 31, 2015 2014 2015 2014 Revenues: Rental income, net $ 84,685 $ 70,113 $ 321,785 $ 291,962 Income from investments in direct financing lease and loans 1,138 858 3,818 3,400 Real estate services fee income 1,484 — 2,247 — Interest and other income 24 — 91 2 Total revenues 87,331 70,971 327,941 295,364 Expenses: Interest 8,272 — 12,347 — Depreciation and amortization 31,064 22,889 111,752 91,612 Impairment on real estate investments 6,491 — 23,139 8,769 General, administrative and professional fees 7,723 4,098 29,222 22,412 Merger-related expenses and deal costs 1,608 583 6,354 1,547 Other 188 5,932 1,466 13,183 Total expenses 55,346 33,502 184,280 137,523 Income before income taxes, real estate dispositions and noncontrolling interests 31,985 37,469 143,661 157,841 Income tax expense 86 — (938 ) — Gain (loss) on real estate dispositions (224 ) — 632 (61 ) Net income 31,847 37,469 143,355 157,780 Net income attributable to noncontrolling interests 51 48 189 185 Net income attributable to CCP $ 31,796 $ 37,421 $ 143,166 $ 157,595 Earnings per common share: Basic: Net income attributable to CCP $ 0.38 $ 0.45 $ 1.71 $ 1.89 Diluted: Net income attributable to CCP $ 0.38 $ 0.45 $ 1.71 $ 1.88 Weighted average shares used in computing earnings per common share: Basic 83,488 83,488 83,488 83,488 Diluted 83,612 83,658 83,607 83,658
COMBINED CONSOLIDATED STATEMENTS OF CASH FLOWS (Unaudited) (In thousands) For the Three Months For the Year Ended December 31, Ended December 31, 2015 2014 2015 2014 Cash flows from operating activities: Net income $ 31,847 $ 37,469 $ 143,355 $ 157,780 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation, amortization and impairment on real estate investments 34,390 21,818 128,372 95,522 Amortization of above and below market lease intangibles, net (2,133 ) (2,414 ) (8,968 ) (11,184 ) Amortization of deferred financing fees 1,426 — 2,072 — Accretion of direct financing lease (355 ) (317 ) (1,351 ) (1,207 ) Amortization of leasing costs and other intangibles 3,166 1,072 6,519 4,859 Stock-based compensation 679 — 2,439 — Straight-lining of rental income, net (38 ) (52 ) (163 ) (294 ) Loss (gain) on real estate dispositions 224 — (632 ) 61 Income tax benefit (328 ) — (370 ) — Other (197 ) (21 ) (298 ) 36 Changes in operating assets and liabilities, net of effects of the September acquisition: Increase in other assets (7,296 ) (2,262 ) (11,085 ) (4,832 ) (Decrease) increase in tenant deposits (9,321 ) 6,920 5,627 15,466 Increase (decrease) in accounts payable and other liabilities 9,069 9,796 1,657 (1,125 ) Net cash provided by operating activities 61,133 72,009 267,174 255,082 Cash flows from investing activities: Net investment in real estate property (666 ) (596 ) (455,498 ) (13,194 ) Investment in loans receivable (1,372 ) 1 (21,463 ) (799 ) Proceeds from real estate disposals 4,510 — 6,020 975 Proceeds from loans receivable 1,382 309 2,422 1,226 Development project expenditures (10,225 ) (4,506 ) (22,854 ) (11,163 ) Capital expenditures (2,234 ) (2,606 ) (15,738 ) (6,022 ) Net cash used in investing activities (8,605 ) (7,398 ) (507,111 ) (28,977 ) Cash flows from financing activities: Net change in borrowings under credit facility 5,000 — 1,543,000 — Payment of deferred financing costs — — (20,209 ) — Purchase of noncontrolling interest (3,100 ) — (3,100 ) — Distributions to noncontrolling interest (109 ) (132 ) (375 ) (420 ) Net contribution from (distribution to) parent prior to separation — (64,751 ) 103,714 (225,428 ) Distribution to parent — — (1,273,000 ) — Cash distribution to common stockholders (47,768 ) — (95,522 ) — Net cash (used in) provided by financing activities (45,977 ) (64,883 ) 254,508 (225,848 ) Net increase (decrease) in cash 6,551 (272 ) 14,571 257 Cash at beginning of period 10,444 2,696 2,424 2,167 Cash at end of period $ 16,995 $ 2,424 $ 16,995 $ 2,424
NON-GAAP FINANCIAL MEASURES RECONCILIATION Funds From Operations (FFO) and Funds Available for Distribution (FAD)1 (Dollars in thousands, except per share amounts) For the Three Months For the Year Ended December 31, Ended December 31, 2015 2014 2015 2014 Net income attributable to CCP $ 31,796 $ 37,421 $ 143,166 $ 157,595 Net income attributable to CCP per share $ 0.38 $ 0.45 $ 1.71 $ 1.88 Adjustments: Real estate depreciation and amortization 30,875 14,016 111,242 91,199 Real estate depreciation related to noncontrolling interests (68 ) (106 ) (270 ) (427 ) Impairment on real estate investments 6,491 8,769 23,139 8,769 (Gain) loss on real estate dispositions 224 — (632 ) 61 Subtotal: FFO add-backs 37,522 22,679 133,479 99,602 Subtotal: FFO add-backs per share $ 0.45 $ 0.27 $ 1.60 $ 1.19 FFO (NAREIT) attributable to CCP $ 69,318 $ 60,100 $ 276,645 $ 257,197 FFO (NAREIT) attributable to CCP per share $ 0.83 $ 0.72 $ 3.31 $ 3.07 Adjustments: Income tax expense (86 ) — 938 — Stock-based compensation expense associated with spin-related conversion of awards — — 542 — Transition services fee expense 602 — 895 — Merger-related expenses and deal costs 1,608 583 6,354 1,547 Initial debt rating agency costs — — 477 — Amortization of other intangibles 172 — 261 — Initial stock exchange fee 236 — 236 — Non-recurring non-cash adjustment (1,003 ) — — — Subtotal: normalized FFO add-backs 1,529 583 9,703 1,547 Subtotal: normalized FFO add-backs per share $ 0.02 $ 0.01 $ 0.12 $ 0.02 Normalized FFO attributable to CCP $ 70,847 $ 60,683 $ 286,348 $ 258,744 Normalized FFO attributable to CCP per share $ 0.85 $ 0.73 $ 3.42 $ 3.09 Non-cash items included in normalized FFO:
Amortization of above and below market lease intangibles, net
(2,133 ) (2,414 ) (8,968 ) (11,184 ) Accretion of direct financing lease (355 ) (317 ) (1,351 ) (1,207 ) Other amortization(17
) (21 ) (298 ) 36 Straight-lining of rental income, net (38 ) (52 ) (163 ) (294 ) Other adjustments: Capital expenditures (2,235 ) (2,913 ) (15,888 ) (8,529 ) Stock-based compensation 848 — 2,647 — Merger-related expenses and deal costs (531 ) (583 ) (5,277 ) (1,547 ) Normalized FAD attributable to CCP $66,386
$ 54,383 $ 257,050 $ 236,019 Normalized FAD attributable to CCP per share $ 0.79 $ 0.65 $ 3.07 $ 2.82 Weighted average diluted shares 83,612 83,658 83,607 83,658 1 Totals and per share amounts may not add due to rounding.
Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market conditions, many industry investors deem presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. For that reason, CCP considers FFO, normalized FFO and normalized FAD to be appropriate measures of operating performance of an equity REIT. In particular, CCP believes that normalized FFO is useful because it allows investors, analysts and CCP management to compare CCP’s operating performance to the operating performance of other real estate companies and between periods on a consistent basis without having to account for differences caused by unanticipated items and other events such as transactions.
NAREIT defines FFO as net income (computed in accordance with GAAP), excluding gains (or losses) from sales of real estate property and impairment write-downs of depreciable real estate, plus real estate depreciation and amortization, and after adjustments for joint ventures. Adjustments for joint ventures will be calculated to reflect FFO on the same basis. CCP defines normalized FFO as FFO excluding income taxes, stock-based compensation expense associated with the spin-related conversion of awards, transition services fee expense, merger-related expenses and deal costs, initial debt rating agency costs and initial stock exchange fee and amortization of other intangibles (which may be recurring in nature). Normalized FAD represents normalized FFO excluding amortization of above and below market lease intangibles, accretion of direct financing lease, other amortization, straight-line rental adjustments, non-revenue enhancing capital expenditures and stock-based compensation, but including merger-related expenses and deal costs.
FFO, normalized FFO and normalized FAD presented herein may not be comparable to similar measures presented by other real estate companies due to the fact that not all real estate companies use the same definitions. FFO, normalized FFO and normalized FAD should not be considered as alternatives to net income (determined in accordance with GAAP) as indicators of CCP’s financial performance or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of CCP’s liquidity, nor are they necessarily indicative of sufficient cash flow to fund all of CCP’s needs. CCP believes that in order to facilitate a clear understanding of the consolidated historical operating results of CCP, FFO, normalized FFO and normalized FAD should be examined in conjunction with net income attributable to CCP as presented elsewhere herein.
NON-GAAP FINANCIAL MEASURES RECONCILIATION Funds From Operations (FFO) and Funds Available for Distribution (FAD) FY 2016 Guidance - Per Share Low High Net Income Attributable to Common Shareholders $ 1.57 $ 1.67 Depreciation & Amortization 1.22 1.22 NAREIT FFO $ 2.80 $ 2.90 Deal Costs 0.03 0.03 Other 0.02 0.02 Normalized FFO $ 2.85 $ 2.95 Deal Costs (0.03 ) (0.03 ) Non-Revenue-Generating CapEx (0.09 ) (0.09 ) Stock-Based Compensation 0.07 0.07 Deferred Financing Fees 0.05 0.05 Non-Cash Revenues (0.11 ) (0.11 ) Normalized FAD $ 2.74 $ 2.84
NON-GAAP FINANCIAL MEASURES RECONCILIATIONNet Debt to Adjusted Pro Forma EBITDA
The following information considers the pro forma effect on net income of non-recurring non-cash adjustments during the three months ended December 31, 2015. The following table illustrates net debt to pro forma earnings before interest, taxes, depreciation and amortization and impairment, excluding stock-based compensation, merger-related expenses and deal costs, gain on real estate disposition, transition services fee expense and initial stock exchange fee (“Adjusted Pro Forma EBITDA”) (dollars in thousands):
Net income $ 31,847Pro forma adjustments for non-recurring non-cash adjustments
(1,003 ) Pro forma net income $ 30,844 Add back: Interest 8,272 Income tax expense (86 ) Depreciation and amortization 31,064 Impairment on real estate investments 6,491 Stock-based compensation 848 Merger-related expenses and deal costs 1,608 Gain on real estate dispositions 224 Transition services fee expense 602 Initial stock exchange fee 236 Adjusted Pro Forma EBITDA $ 80,103 Adjusted Pro Forma EBITDA annualized $ 320,412 As of December 31, 2015: Debt $ 1,524,863 Unamortized debt issuance costs 18,137 Cash (16,995 ) Net debt (adjusted for unamortized debt issuance costs) $ 1,526,005 Net debt to Adjusted Pro Forma EBITDA 4.8 xNON-GAAP FINANCIAL MEASURES RECONCILIATION Same-Store Cash NOI 4Q15 vs 4Q14 4Q15 vs 3Q15 FY 2015 vs FY 2014
4Q15
4Q14
4Q15
3Q15
FY 2015
FY 2014
Rental income $84,685 $71,349 $84,685 $80,595 $321,985 $296,843 Adjustments: Less: NOI excluded from same-store (14,362) (2,980) (4,148) (1,725) (44,323) (11,259) Less: Non-cash rental income (2,343) (2,283) (2,300) (2,185) (9,063) (10,519) Plus: 3 campuses not included in prior year financials 1,698 1,629 0 0 6,652 6,443 Total Adjustments ($15,007) ($3,634) ($6,448) ($3,910) ($46,734) ($15,334) Same-Store Cash NOI $69,679 $67,714 $78,238 $76,685 $275,251 $281,508 Percentage Increase/Decrease 2.9% 2.0% -2.2%
View source version on businesswire.com: http://www.businesswire.com/news/home/20160310005695/en/
Care Capital Properties, Inc.Lori B. WittmanExecutive Vice President and Chief Financial Officerlwittman@carecapitalproperties.com312.881.4702
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