LTC Reports Second Quarter 2013 Results

LTC Reports Second Quarter 2013 Results

WESTLAKE VILLAGE, Calif.--(BUSINESS WIRE)-- LTC Properties, Inc. (NYS: LTC) ("LTC" or the "Company") announced operating results for the quarter ended June 30, 2013. The Company reported a 9.0% increase in Funds from Operations ("FFO") to $19.1 million in the quarter ended June 30, 2013, from $17.6 million in the comparable 2012 period. FFO per diluted common share was $0.57 for the quarters ended June 30, 2013 and 2012. Normalized FFO was $19.2 million in the second quarter of 2013 compared to $17.3 million in the second quarter of 2012. Normalized FFO per diluted common share was $0.57 for the second quarter of 2013 compared to $0.56 for the second quarter of 2012. The increase in normalized FFO and normalized FFO per diluted common share was due to higher revenues resulting from acquisitions partially offset by an increase in interest expense and higher weighted average shares outstanding.

FFO for the six months ended June 30, 2013 increased 7.5% to $37.3 million from $34.7 million in the comparable 2012 period. FFO per diluted common share for the six months ended June 30, 2013 increased 2.7% to $1.16 from $1.13 in the comparable 2012 period. The Company reported a 10.6% increase to $38.3 million in normalized FFO for the six months ended June 30, 2013 from $34.6 million in the comparable 2012 period. The six month 2013 normalized adjustment excludes a $0.7 million non-recurring charge related to the retirement of the Company's former Senior Vice President, Marketing and Strategic Planning. Normalized FFO for the six months ended June 30, 2012 excludes a $0.3 million non-recurring bankruptcy settlement distribution from Sunwest Management, Inc. Normalized FFO per diluted common share was $1.18 for the six months ended June 30, 2013, an increase of 5.4% from $1.12 for the comparable 2012 period. The increase in FFO, normalized FFO, FFO per diluted common share and normalized FFO per diluted common share was due to higher revenues resulting from acquisitions partially offset by an increase in interest expense, general and administrative expenses and higher weighted average shares outstanding.


Net income available to common stockholders for the quarter ended June 30, 2013 was $12.0 million or $0.36 per diluted share. For the same period in 2012, net income available to common stockholders was $12.2 million or $0.40 per diluted share. Net income available to common stockholders for the six months ended June 30, 2013 was $24.1 million or $0.76 per diluted share. For the same period in 2012, net income available to common stockholders was $24.2 million or $0.80 per diluted share. The decrease in net income available to common stockholders was due primarily to the loss on sale of a 47-bed skilled nursing property, increases in expenses and the non-recurring charges related to the retirement of the Company's former Senior Vice President, Marketing and Strategic Planning offset by higher revenues from acquisitions.

As previously announced on August 7, 2013, the Company entered into a $141.0 million mortgage loan agreement secured by 15 properties with a total of 2,092 skilled nursing beds and 24 independent living units in Michigan. The loan is for a term of 30 years and will bear interest at an initial rate of 9.41% for five years, escalating annually thereafter by 2.25%. Payments will be interest-only for a period of three years, after which the borrower will make interest along with annual principal payments of $1.0 million.

Conference Call Information

The Company will conduct a conference call on Friday, August 9, 2013, at 8:00 a.m. Pacific Time, in order to comment on the Company's performance and operating results for the quarter ended June 30, 2013. The conference call is accessible by dialing 888-317-6016. The international number is 412-317-6016. An audio replay of the conference call will be available from August 9 through August 26, 2013. Callers can access the replay by dialing 877-344-7529 or 412-317-0088 and entering conference number 10031879. The earnings release will be available on our website. The Company's supplemental information package for the current period will also be available on the Company's website at www.LTCProperties.com in the "Presentations" section of the "Investor Information" tab.

About LTC

At June 30, 2013, LTC had investments in 90 skilled nursing properties, 104 assisted living properties, 9 range of care properties, two schools and five parcels of land under development. These properties are located in 29 states. 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. The Company is a self-administered real estate investment trust that primarily invests in senior housing and long-term care facilities through facility lease transactions, mortgage loans and other investments. For more information on LTC Properties, Inc., visit the Company's website at www.LTCProperties.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 our most recent Annual Report on Form 10-K, our subsequent Quarterly Reports on Form 10-Q, and in our 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 the Company 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, unaudited)

Three Months Ended
June 30,

Six Months Ended
June 30,

2013

2012

2013

2012

Revenues:

Rental income

$

24,539

$

21,139

$

49,015

$

41,975

Interest income from mortgage loans

1,050

1,431

2,109

2,963

Interest and other income

92

485

185

722

Total revenues

25,681

23,055

51,309

45,660

Expenses:

Interest expense

2,798

2,004

5,931

4,037

Depreciation and amortization

6,124

5,355

12,250

10,509

General and administrative expenses

2,869

2,604

6,287

5,128

Total expenses

11,791

9,963

24,468

19,674

Income from continuing operations

13,890

13,092

26,841

25,986

Discontinued operations:

Net Income from discontinued operations

27

21

52

43

(Loss) gain on real estate assets, net

(1,014

)

(1,014

)

16

Net (loss) income from discontinued operations

(987

)

21

(962

)

59

Net income

12,903

13,113

25,879

26,045

Income allocated to non-controlling interests

(10

)

(21

)

Net income attributable to LTC Properties, Inc.

12,903

13,103

25,879

26,024

Income allocated to participating securities

(91

)

(91

)

(189

)

(185

)

Income allocated to preferred stockholders

(818

)

(818

)

(1,636

)

(1,636

)

Net income available to common stockholders

$

11,994

$

12,194

$

24,054

$

24,203

Basic earnings per common share:

Continuing operations

$

0.39

$

0.40

$

0.79

$

0.80

Discontinued operations

($0.03

)

$

0.00

($0.03

)

$

0.00

Net income available to common stockholders

$

0.36

$

0.40

$

0.76

$

0.80

Diluted earnings per common share:

Continuing operations

$

0.39

$

0.40

$

0.79

$

0.80

Discontinued operations

($0.03

)

$

0.00

($0.03

)

$

0.00

Net income available to common stockholders

$

0.36

$

0.40

$

0.76

$

0.80

Weighted average shares used to calculate earnings per common share:

Basic

32,913

30,213

31,645

30,201

Diluted

32,946

30,258

31,679

30,246

NOTE: Computations of per share amounts from continuing operations, discontinued operations and net income are made independently. Therefore, the sum of per share amounts from continuing operations and discontinued operations may not agree with the per share amounts from net income allocable to common stockholders.

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 and we believe they 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 U.S. 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 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 U.S. 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 that have a different interpretation of the current NAREIT definition from 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 and amortization of lease inducement. U.S. 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. By excluding the non-cash portion of straight-line rental revenue and amortization of lease inducement, 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. 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.

The Company uses FFO, normalized FFO, normalized AFFO and normalized FAD as supplemental performance measures of our cash flow generated by operations and cash available for distribution to stockholders. FFO, normalized FFO, normalized AFFO and normalized FAD do not represent cash generated from operating activities in accordance with U.S. 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, Normalized FFO, Normalized AFFO and Normalized FAD

The following table reconciles net income available to common stockholders to FFO available to common stockholders, normalized FFO available to common stockholders, normalized AFFO and normalized FAD (unaudited, amounts in thousands, except per share amounts):

Three Months Ended
June 30,

Six Months Ended
June 30,

2013

2012

2013

2012

Net income available to common stockholders

$

11,994

$

12,194

$

24,054

$

24,203

Add: Depreciation and amortization (continuing and discontinued operations)

6,131

5,369

12,267

10,536

Add (Less): Loss (gain) on sale of real estate, net

1,014

1,014

(16

)

FFO available to common stockholders

19,139

17,563

37,335

34,723

Add: Non-cash interest related to earn-out liabilities

110

110

220

220

Less: Non-recurring one time items

(347

)

(2)

707

(1)

(347

)

(2)

Normalized FFO available to common stockholders

19,249

17,326

38,262

34,596

Less: Non-cash rental income

(758

)

(521

)

(1,530

)

(1,003

)

Normalized adjusted FFO (AFFO)

18,491

16,805

36,732

33,593

Add: Non-cash compensation charges

523

458

1,051

910

Normalized funds available for distribution (FAD)

$

19,014

$

17,263