Capital Senior Living Corporation Reports First Quarter 2013 Results; CFFO Increases 45% versus Prior Year
DALLAS--(BUSINESS WIRE)-- Capital Senior Living Corporation (the "Company") (NYS: CSU) , one of the country's largest operators of senior living communities, today announced operating results for the first quarter of 2013. Company highlights for the first quarter include:
Adjusted Cash From Facility Operations ("CFFO") increased 44.9% to $9.7 million, or $0.35 per share in the first quarter of 2013, an increase of $0.10 per share from the first quarter of 2012.
Adjusted EBITDAR increased 18.5% to $30.5 million in the first quarter of 2013, an increase of $4.8 million from the first quarter of 2012. EBITDAR margin was 35.3% in the first quarter of 2013.
Revenue increased 19.4% to $86.2 million in the first quarter of 2013, an increase of $14.0 million from the first quarter of 2012.
Average monthly rent for the consolidated communities increased 2.7% to $3,022 per occupied unit in the first quarter of 2013, an increase of $80 per occupied unit from the first quarter of 2012.
Same-community occupancies increased 70 basis points from the first quarter of 2012. Same-community operating income increased by 6.4% compared to the comparable quarter of the prior year. Same-community revenue grew by 3.1% and same-community expenses increased by 0.9%, with margins improving by 100 basis points.
The Company completed the acquisition of a senior living community for a purchase price of approximately $6.7 million.
"We are very pleased to report continued strong results for the first quarter, which is typically a challenging period," said Lawrence A. Cohen, Chief Executive Officer of the Company. "Excellent expense management has yielded significant growth in net operating income despite the effects of normal seasonality and an active and prolonged flu season. First quarter same-community occupancies increased 70 basis points from the comparable quarter of the prior year and CFFO grew by approximately 45%. Recent trends indicate solid growth in occupancy in the second quarter. Our robust pipeline allows us to continue our disciplined and strategic acquisition program that increases our ownership of high-quality senior living communities in geographically concentrated regions and generates meaningful increases in CFFO, earnings and real estate value. We differentiate Capital Senior Living as the value leader in providing quality seniors housing and care at reasonable prices. We are well positioned to make meaningful gains in shareholder value as a substantially all private-pay business in an industry that benefits from need-driven demand, limited new supply, and an improving economy and housing market."
Recent Investment Activity
The Company completed the acquisition of a senior living community in Nebraska for a purchase price of approximately $6.7 million. Highlights of this transaction include:
Additional CFFO of $0.3 million, or $0.01 per share.
Incremental earnings of $0.2 million, or $0.01 per share.
Increases annual revenue by $2.6 million.
Average occupancy 91%.
Average monthly rents are approximately $3,500.
This community was financed with approximately $4.0 million of 10-year fixed rate debt that is non-recourse to the Company with an interest rate of 4.66%.
The Company is conducting due diligence on additional transactions consisting of high-quality senior living communities in regions with extensive existing operations. Subject to completion of due diligence and customary closing conditions, the Company has acquisitions in the pipeline that are expected to close in the second and third quarters of the year.
For the first quarter of 2013, the Company reported revenue of $86.2 million, compared to revenue of $72.2 million in the first quarter of 2012. Resident and healthcare revenue increased from the first quarter of the prior year by approximately $13.8 million, or 19.4%, largely as a result of acquiring 12 communities since the first quarter of 2012. The number of consolidated communities increased from 87 in the first quarter of 2012 to 99 in the first quarter of 2013.
Average monthly rent for the consolidated communities was $3,022 per occupied unit in the first quarter of 2013, an increase of $80, or 2.7%, over the first quarter of 2012. Financial occupancy of the consolidated portfolio averaged 86.7% in the first quarter of 2013, 100 basis points higher than the first quarter of 2012.
As a percentage of resident and healthcare revenue, operating expenses were 59.1% in the first quarter of 2013, compared to 59.8% in the first quarter of 2012, an improvement of 70 basis points. Operating expenses for the first quarter of 2013 were $50.1 million, an increase of $7.6 million from the first quarter of 2012, primarily due to 12 additional communities now being consolidated.
General and administrative expenses as a percentage of revenues under management were 5.1% for the quarter, excluding transaction costs of approximately $0.4 million. Expenses this quarter were impacted by an abnormally high level of medical claims. The Company is self-insured for the costs of employee and dependent medical benefits and purchases stop-loss protection on an individual and aggregate basis. This self-insurance program significantly reduces the Company's health insurance costs. Occasionally, expenses are higher than average in a particular quarter as a few claims approach stop-loss insurance thresholds. Health care costs in the first quarter of 2013 exceeded the first quarter of 2012 by approximately $0.5 million.
Adjusted EBITDAR for the first quarter of 2013 was approximately $30.5 million, an increase of $4.8 million, or 18.5% from the first quarter of 2012. Adjusted EBITDAR margin was 35.3% for the period.
Adjusted net income for the first quarter of 2013 was $1.8 million, or $0.07 per share, excluding non-recurring or non-economic items reconciled on the final page of this release. This equals adjusted net income of $0.07 per share in the first quarter of 2012.
Adjusted CFFO was $9.7 million or $0.35 per share in the first quarter of 2013. Adjusted CFFO exceeded the first quarter of 2012 by $3.0 million, or $0.10 per share. In the fourth quarter of 2012, the Company initiated a tax consulting engagement to assist in reviewing the classification of costs incurred for the purchase of owned assets and improvements to its leased portfolio. The purpose of this study was to determine which costs may qualify for shorter depreciable lives for federal income tax purposes.
Approximately $0.09 per share of CFFO was realized in the fourth quarter of 2012, with an additional $0.20 per share of CFFO anticipated to be realized in 2013. The CFFO in 2013 is expected to result from tax savings of $5.5 million that will be recognized as nearly $15.0 million of taxable income is offset by this additional depreciation, of which the Company realized a benefit of approximately $0.6 million, or $0.02 per share, in the first quarter of 2013.
At communities under management, excluding one community that had a recent conversion, same-community revenue in the first quarter of 2013 increased 3.1% versus the first quarter of 2012. Same-community expenses increased 0.9% and net operating income increased 6.4% from the first quarter of the prior year.
Same-community occupancies were 70 basis points higher than the first quarter of 2012 and 80 basis points lower than the fourth quarter of 2012. Average rents were 2.1% higher than the first quarter of 2012 and 0.6% higher than last quarter. While the first quarter is typically a challenging period, positive trends in the second quarter indicate that occupancies are improving quickly.
Capital expenditures for the first quarter of 2013 were approximately $2.1 million, representing $1.1 million of investment spending and $1.0 million of recurring capital expenditures. If annualized, spending for recurring capital expenditures equaled approximately $400 per unit.
The Company ended the first quarter of 2013 with $27.9 million of cash and cash equivalents, including restricted cash. As of March 31, 2013, the Company financed its 49 owned communities with mortgages totaling $364.0 million at fixed interest rates averaging 5.2%. During the first quarter, the Company refinanced a bridge loan associated with a 2012 acquisition with permanent financing. The Company has no mortgage maturities before the third quarter of 2015.
Q1 2013 Conference Call Information
The Company will host a conference call with senior management to discuss the Company's first quarter 2013 financial results. The call will be held on Tuesday,May 7, 2013 at 11:00 a.m. Eastern Time. The call-in number is 913-312-0653, confirmation code 6058447. A link to a simultaneous webcast of the teleconference will be available at www.capitalsenior.com through Windows Media Player or RealPlayer.
For the convenience of the Company's shareholders and the public, the conference call will be recorded and available for replay starting May 7, 2013 at 2:00 p.m. Eastern Time, until May 16, 2013 at 8:00 p.m. Eastern Time. To access the conference call replay, call 719-457-0820, confirmation code 6058447. The conference call will also be made available for playback via the Company's corporate website, www.capitalsenior.com, beginning May 8, 2013.
About the Company
Capital Senior Living Corporation is one of the nation's largest operators of residential communities for senior adults. The Company's operating strategy is to provide value to residents by providing quality senior living services at reasonable prices. Its communities emphasize a continuum of care, which integrates independent living, assisted living and home care services, to provide residents the opportunity to age in place. During the first quarter of 2013, the Company operated 102 senior living communities in geographically concentrated regions with an aggregate capacity of approximately 13,700 residents.
The forward-looking statements in this release are subject to certain risks and uncertainties that could cause results to differ materially, including, but not without limitation to, the Company's ability to find suitable acquisition properties at favorable terms, financing, licensing, business conditions, risks of downturns in economic conditions generally, satisfaction of closing conditions such as those pertaining to licensure, availability of insurance at commercially reasonable rates, and changes in accounting principles and interpretations among others, and other risks and factors identified from time to time in our reports filed with the Securities and Exchange Commission. This release contains certain financial information not derived in accordance with generally accepted accounting principles (GAAP), including adjusted EBITDAR, adjusted EBITDAR margin, Adjusted CFFO, Adjusted CFFO per share and other items.The Company believes this information is useful to investors and other interested parties.Such information should not be considered as a substitute for any measures derived in accordance with GAAP, and may not be comparable to other similarly titled measures of other companies.Reconciliation of this information to the most comparable GAAP measures is included as an attachment to this release.
Contact Ralph A. Beattie, Chief Financial Officer, at 972-770-5600 for more information.
CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED BALANCE SHEETS
(in thousands, except per share data)
Cash and cash equivalents
Accounts receivable, net
Accounts receivable from affiliates
Federal and state income taxes receivable
Property tax and insurance deposits
Prepaid expenses and other
Total current assets
Property and equipment, net
Investments in unconsolidated joint ventures
Other assets, net
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable to affiliates
Current portion of notes payable
Current portion of deferred income
Current portion of capital lease and financing obligations
Total current liabilities
Capital lease and financing obligations, net of current portion
Other long-term liabilities
Notes payable, net of current portion
Commitments and contingencies
Preferred stock, $.01 par value:
Authorized shares — 15,000; no shares issued or outstanding
Common stock, $.01 par value:
Authorized shares — 65,000; issued and outstanding
shares 28,646 and 28,218 in 2013 and 2012, respectively
Additional paid-in capital
Treasury stock, at cost - 350 shares
Total shareholders' equity
Total liabilities and shareholders' equity
CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF (LOSS) INCOME AND COMPREHENSIVE (LOSS) INCOME
(unaudited, in thousands, except per share data)
Three Months Ended
Resident and health care revenue
Affiliated management services revenue
Community reimbursement revenue
Operating expenses (exclusive of facility lease expense and depreciation and amortization expense shown below)
General and administrative expenses
Facility lease expense
Stock-based compensation expense
Depreciation and amortization expense
Community reimbursement expense
Income from operations
Other income (expense):
Gain on disposition of assets, net
Equity in earnings (losses) of unconsolidated joint ventures, net
Other income (expense)
(Loss) Income before benefit (provision) for income taxes
Benefit (Provision) for income taxes
Net (loss) income
Per share data:
Basic net (loss) income per share
Diluted net (loss) income per share
Weighted average shares outstanding — basic
Weighted average shares outstanding — diluted
Comprehensive (loss) income
CAPITAL SENIOR LIVING CORPORATION
CONSOLIDATED STATEMENTS OF CASH FLOWS
(unaudited, in thousands)
Three Months Ended
Net (loss) income
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization
Amortization of deferred financing charges
Amortization of deferred lease costs and lease intangibles
Deferred income taxes
Loss (Gain) on disposition of assets, net
Equity in (earnings) losses of unconsolidated joint ventures, net
Provision for bad debts
Stock based compensation expense
Changes in operating assets and liabilities:
Accounts receivable from affiliates