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UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
[X] ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934 [NO FEE REQUIRED]
For the fiscal year ended December 31, 1999.
[ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF
THE SECURITIES EXCHANGE ACT OF 1934 [NO FEE REQUIRED]
For the transition period from to
Commission file number 1-11316
OMEGA HEALTHCARE INVESTORS, INC.
(Exact name of Registrant as specified in its charter)
Maryland 38-3041398
(State or other jurisdiction (I.R.S. Employer Identification No.)
or organization)
900 Victors Way, Suite 350 48108
Ann Arbor, Michigan (Zip Code)
(Address of Principal Executive
Offices)
Registrant's telephone number, including area code: 734-887-0200
Securities Registered Pursuant to Section 12(b) of the Act:
Name of Exchange on
Title of Each Class Which Registered
------------------- ----------------
Common Stock, $.10 Par Value New York Stock Exchange
8.5% Convertible Debentures, Due 2001 New York Stock Exchange
9.25% Series A Preferred Stock, $1 Par Value New York Stock Exchange
8.625% Series B Preferred Stock, $1 Par Value New York Stock Exchange
Securities registered pursuant to Section 12(g) of the Act:
None
Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities and Exchange Act
of 1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports) and (2) has been subject to such
filing requirements for the past 90 days. Yes [X] No [ ]
Indicate by check mark if disclosure of delinquent filers pursuant to Item
405 of Regulation S-K is not contained herein, and will not be contained, to the
best of registrant's knowledge, in definitive proxy or information statements
incorporated by reference in Part III of this Form 10-K or any amendment to this
Form 10-K. [X]
The aggregate market value of the voting stock of the registrant held by
non-affiliates was $244,815,000 based on the $12.6875 closing price per share
for such stock on the New York Stock Exchange on December 31, 1999.
As of December 31, 1999 there were 19,877,371 shares outstanding.
DOCUMENTS INCORPORATED BY REFERENCE
The Registrant's definitive Proxy Statement, which will be filed with the
Commission on or before February 29, 2000, is incorporated by reference in Part
III of this Form 10-K.
PART I
Item 1 -- Business of the Company
Omega Healthcare Investors, Inc. (the "Company") was incorporated in the
state of Maryland on March 31, 1992. It is a self-administered real estate
investment trust ("REIT") which invests in income-producing healthcare
facilities, principally long-term care facilities located in the United States.
The Company anticipates providing lease or mortgage financing for healthcare
facilities to qualified operators and acquiring additional healthcare facility
types, including assisted living and acute care facilities. Financing for such
future investments may be provided by borrowings under the Company's revolving
line of credit, private placements or public offerings of debt or equity, the
assumption of secured indebtedness, or a combination of these methods. The
Company also may finance acquisitions through the exchange of properties or the
issuance of shares of its capital stock, if such transactions otherwise satisfy
the Company's investment criteria.
During 1995, the Company became a primary sponsor of Principal Healthcare
Finance Limited ("Principal"), an Isle of Jersey (United Kingdom) company
established to provide sale/leaseback and mortgage financing to the
private-sector healthcare industry in the United Kingdom.
In November 1997, the Company formed Omega Worldwide, Inc. ("Worldwide"), a
company which provides asset management services and management advisory
services, as well as equity and debt capital to the healthcare industry,
particularly residential healthcare services to the elderly. On April 2, 1998
the Company contributed substantially all of its Principal assets to Worldwide
in exchange for approximately 8.5 million shares of Worldwide common stock and
260,000 shares of Series B preferred stock. Of the 8,500,000 shares of Worldwide
received by the Company, approximately 5,200,000 were distributed on April 2,
1998 to the shareholders of the Company on the basis of one Worldwide share for
every 3.77 common shares of the Company held by shareholders of the Company on
the record date of February 1, 1998. Of the remaining 3,300,000 shares of
Worldwide received by the Company, 2,300,000 shares were sold by the Company on
April 3, 1998 for net proceeds of approximately $16,250,000 in a secondary
offering pursuant to a registration statement of Worldwide. The market value of
the distribution to shareholders approximated $39 million or $1.99 per share. A
non-recurring gain of $30.2 million was recorded on the distribution and
secondary offerings of Worldwide common shares during 1998. (See Note 10 to the
Consolidated Financial Statements).
As of December 31, 1999, the Company holds an $8,015,000 investment in
Worldwide represented by 1,163,000 shares of common stock and 260,000 shares of
Preferred stock. It also holds a $1,615,000 investment in Principal represented
by 990,000 ordinary shares of Principal.
The Company and Worldwide have entered into an Opportunity Agreement to
provide each other with rights to participate in certain transactions and make
certain investments. The Opportunity Agreement provides, subject to certain
terms, that, regardless of whether the following kinds of investments (each a
"REIT Opportunity") first come to the attention of the Company or Worldwide, the
Company will have the right to: make any investment within the United States (a)
in real estate, real estate mortgages, real estate derivatives or entities that
invest exclusively in or have a substantial portion of their assets in any of
the foregoing, so long as the Company's REIT status would not be jeopardized by
the investment; and (b) that, if made by a REIT, would not result in the
termination of the REIT's status as a REIT under Sections 856 through 860 of the
Internal Revenue Code ("Code"). However, Worldwide will have the right,
regardless of whether the following kinds of investments (each a "Worldwide
Opportunity") first come to the attention of the Company or Worldwide, to: (a)
provide advisory services and/or management services to any healthcare
investors, wherever located; (b) acquire or make debt and/or equity investments
(through a joint venture or otherwise) in any healthcare investor or in
healthcare real estate-related assets outside the United States; (c) make
investments in any entity conducting healthcare operations; and (d) make any
other real estate, finance or other investments not customarily undertaken by a
qualified REIT. If Worldwide declines to pursue a Worldwide Opportunity, it must
offer that opportunity to the Company, and if the Company declines to pursue a
REIT Opportunity, it must offer that opportunity to Worldwide. Each of the
Company and Worldwide may participate, in its discretion, in any REIT
Opportunity or Worldwide Opportunity that the other requests be pursued jointly.
The terms upon which each of the Company and Worldwide elect to participate in
such an opportunity will be negotiated in good faith and must be mutually
acceptable to the respective boards of directors of the Company and Worldwide,
1
with the affirmative votes of the independent directors of the board of
directors of the Company and Worldwide. Each of the Company and Worldwide has
agreed to notify the other of and make available to the other investment
opportunities developed by such party or of which such party becomes aware but
is unable or unwilling to pursue. The Opportunity Agreement has a term of ten
years and automatically renews for successive five-year terms unless terminated.
In response to an opportunity offered to the Company by Worldwide, the Company
acquired the equivalent of up to 9.9% of the common shares of Principal
Healthcare Finance Trust ("the Trust"), an Australian Unit Trust, which owns 40
nursing home facilities and 475 assisted living units in New South Wales.
As of December 31, 1999, the Company's portfolio of domestic investments
consisted of 211 long-term care facilities, 3 medical office buildings and 2
rehabilitation hospitals. The Company owns and leases 147 long-term facilities,
3 medical office buildings and 2 rehabilitation hospitals, and provides
mortgages, including participating and convertible participating mortgages on 64
long-term healthcare facilities. The facilities are located in 28 states and
operated by 24 unaffiliated operators. The Company's gross real estate
investments at December 31, 1999 totaled $892 million.
The Company initiated a plan during 1998 to dispose of certain properties
judged to have limited incremental potential and to re-deploy the proceeds from
sale. Following a review of the portfolio, assets identified for sale had a cost
of $95 million, a net carrying value of $83 million, and annualized revenues of
approximately $11.4 million. After consideration of the results of sales and
other developments identified as part of the continuing evaluation of the assets
held for sale, the Company recorded a provision for impairment of $6.8 million
to adjust the carrying value of those assets judged to be impaired to their
estimated fair value, less cost of disposal. During 1998, the Company completed
sales of two groups of assets, yielding sales proceeds of $42,036,000. Gains
realized in the dispositions approximated $2.8 million.
During 1999, new investments approximated $103 million as a result of
entering into sale/leaseback transactions and making mortgage loans and other
investments. Also during 1999, the Company completed asset sales yielding net
proceeds of $18.2 million. In 1999 a loss of $10.5 million was recognized on
these assets. In the 1999 fourth quarter, management initiated a plan for
additional asset sales. The assets identified as for sale in 1999 had a cost of
$33.8 million, a net carrying amount of $28.6 million and annualized revenue of
approximately $3.4 million. As a result of this review, the Company recorded a
provision for impairment of $19.5 million to adjust the carrying value of assets
targeted for sale to their estimated fair value, less cost of disposal. The
Company is committed to sell the remaining facilities as soon as practicable.
At January 15, 1999 the Company employed 28 full-time employees. The
executive offices of the Company are located at 900 Victors Way, Suite 350, Ann
Arbor, Michigan, 48108. Its telephone number is (734) 887-0200.
Investment Objectives
The investment objectives of the Company are to pay regular cash dividends
to shareholders; to provide the opportunity for increased dividends from annual
increases in rental and interest income from revenue participations and from
portfolio growth; to preserve and protect shareholders' capital; and to provide
the opportunity to realize capital growth.
Given the current challenging operating environment and the Company's
limited access to new equity capital, the Company may invest through joint
ventures or partnerships with capital partners rather than directly.
Investment Strategies and Policies
The Company maintains a diversified portfolio of income-producing healthcare
facilities or mortgages thereon, with a primary focus on long-term care
facilities located in the United States. In making investments, the Company
generally seeks and intends to focus on established, creditworthy, middle-market
healthcare operators which meet the Company's standards for quality and
experience of management. Although the Company has emphasized long-term care
investments, it intends to diversify prudently into other types of healthcare
facilities or other properties. The Company seeks to diversify its investments
in terms of geographic locations, operators and facility types.
In evaluating potential investments, the Company considers such factors as:
(i) the quality and experience of management and the credit worthiness of the
2
operator of the facility; (ii) the facility's historical, current and forecasted
cash flow and its adequacy to meet operational needs, capital expenditures and
lease or debt service obligations, while providing a competitive return on
investment to the Company; (iii) the construction quality, condition and design
of the facility; (iv) the geographic area and type of facility; (v) the tax,
growth, regulatory and reimbursement environment of the community in which the
facility is located; (vi) the occupancy and demand for similar healthcare
facilities in the same or nearby communities; and (vii) the payor mix of
private, Medicare and Medicaid patients.
A fundamental investment strategy of the Company is to obtain contractual
rent escalations under long-term, non-cancelable, "triple-net" leases and
revenue participation through participating mortgage loans, and to obtain
substantial liquidity deposits. Additional security is typically provided by
covenants regarding minimum working capital and net worth, liens on accounts
receivable and other operating assets, and various provisions for cross-default,
cross-collateralization and corporate/personal guarantees, when appropriate.
The Company prefers to invest in equity ownership of properties. Due to
regulatory, tax or other considerations, the Company sometimes pursues
alternative investment structures, including convertible participating and
participating mortgages, that achieve returns comparable to equity investments.
The following summarizes the four primary structures currently used by the
Company:
Purchase/Leaseback. The Company's owned properties are generally leased
under provisions of leases for terms ranging from 8 to 17 years, plus renewal
options. The leases originated by the Company generally provide for minimum
annual rentals which are subject to annual formula increases (i.e., based upon
such factors as increases in the Consumer Price Index ("CPI") or increases in
the revenues of the underlying properties), with certain fixed minimum and
maximum levels. Generally, the operator holds an option to repurchase at set
dates at prices based on specified formulas. The average annualized yield from
leases was 11.42% at January 1, 2000.
Convertible Participating Mortgage. Convertible Participating Mortgages are
secured by first mortgage liens on the underlying real estate and personal
property of the mortgagor. Interest rates are usually subject to annual
increases based upon increases in the CPI or increases in revenues of the
underlying long-term care facilities, with certain maximum limits. Convertible
Participating Mortgages afford the Company an option to convert its mortgage
into direct ownership of the property, generally at a point six to nine years
from inception; they are then subject to a leaseback to the operator for the
balance of the original agreed term and for the original agreed participations
in revenues or CPI adjustments. This allows the Company to capture a portion of
the potential appreciation in value of the real estate. The operator has the
right to buy out the Company's option at prices based on specified formulas. The
average annualized yield on these mortgages was approximately 13.08 % at January
1, 2000.
Participating Mortgage. Participating Mortgages are secured by first
mortgage liens on the underlying real estate and personal property of the
mortgagor. Interest rates are usually subject to annual increases based upon
increases in the CPI or increases in revenues of the underlying long-term care
facilities, with certain maximum limits. The average annualized yield on these
investments was approximately 13.01% at January 1, 2000.
Fixed-Rate Mortgage. These Mortgages have a fixed interest rate for the
mortgage term and are secured by first mortgage liens on the underlying real
estate and personal property of the mortgagor. The average annualized yield on
these investments was 11.17% at January 1, 2000.
3
The following table summarizes as of December 31, 1999 the years of
expiration of the Company's revenues based on the contractual maturity dates of
the leases and mortgages:
Mortgage
Rent Interest Total %
---- -------- ----- --
(In thousands)
2000 ................. $ - $ - $ - 0%
2001 ................. 3,180 1,846 5,026 4.82
2002 ................. 8,849 9,645 18,494 17.75
2003 ................. 518 3,920 4,438 4.26
2004 ................. 1,221 587 1,808 1.73
Thereafter ........... 63,762 10,690 74,452 71.44
------ ------ ------ -----
$77,530 $26,688 $104,218 100.00%
======= ======= ======== ======
- ---------------
The table set forth in Item 2 -- Properties, herein, contains information
regarding the Company's real estate properties, their locations, and the types
of investment structures as of December 31, 1999.
Borrowing Policies
The Company may incur additional indebtedness and anticipates it will
generally maintain a long-term debt-to-capitalization ratio in the range of 40%
to 45%. The Company intends to review periodically its policy with respect to
its debt-to-equity ratio and to adapt such policy as its management deems
prudent in light of prevailing market conditions. The Company's strategy
generally has been to match the maturity of its indebtedness with the maturity
of its assets, and to employ long-term, fixed-rate debt to the extent
practicable.
The Company will use the proceeds of any additional indebtedness to provide
permanent financing for investments in additional healthcare facilities. The
Company may obtain either secured or unsecured indebtedness, which may be
convertible into capital stock or accompanied by warrants to purchase capital
stock. Where debt financing is present on terms deemed favorable, the Company
generally may invest in properties subject to existing loans, secured by
mortgages, deeds of trust or similar liens on properties.
The Company has an unsecured acquisition line of credit (the revolving
credit facility) which permits borrowings of up to $200,000,000 and a secured
acquisition line of credit which permits borrowings of up to $50,000,000. These
credit facilities provide temporary funds for new investments in healthcare
facilities. The Company intends to periodically replace funds drawn on the
acquisition lines through long-term, fixed-rate borrowings, the issuance of
equity linked borrowings, or the issuance of additional shares of capital stock.
The Company has approximately $80 million of indebtedness that matures July
15, 2000 and the term of its unsecured revolving credit facility expires
September 30, 2000. The Company intends to extend the maturity of its revolving
credit facility and to refinance the term indebtedness and may fix debt
represented by the revolving credit facility and liquidate assets to pay such
indebtedness or implement a plan which includes a combination of the foregoing.
There can be no assurance the Company will be able to successfully extend the
maturity of its unsecured line of credit or implement other alternatives, and
any failure to do so could lead to an Event of Default under certain of the
Company's indebtedness. Industry turmoil and continuing adverse economic
conditions could cause the terms on which the Company can obtain additional
borrowings to become unfavorable. If the Company is in need of capital to repay
indebtedness as it matures, the Company may be required to liquidate investments
in properties at times which may not permit realization of the maximum recovery
on such investments. This also could result in adverse tax consequences to the
Company.
Item 7 -- Management's Discussion and Analysis of Financial Condition and
Results of Operations contains additional information concerning liquidity and
capital resources.
4
Government Healthcare Regulation and Reimbursements
The healthcare industry is highly regulated by federal, state and local law,
and is directly affected by state and local licensure, fines and loss of
certification to participate in the Medicare and Medicaid programs, as well as
potential criminal penalties. The Balanced Budget Act of 1997 (Budget Act)
enacted a number of anti-fraud and abuse provisions and contains civil monetary
penalties for an operator's violation of the anti-kickback laws. The Budget Act
also imposes an affirmative duty on operators to ensure they do not employ or
contract with persons excluded from the Medicare or other governmental programs.
It also provides a minimum ten-year period for exclusion for participation in
federal healthcare programs for operators convicted of a prior healthcare
offense.
Governmental investigations and enforcement of healthcare laws have
increased dramatically and are expected to continue to increase. The increase in
governmental investigations could have adverse effects on an operator's results
of operations, liquidity and financial condition which could also adversely
affect an operator's ability to make timely rent or interest payments to the
Company. Additionally, the Budget Act, future healthcare legislation or other
changes in administration or interpretation of governmental healthcare programs
may have a material adverse effect on the liquidity, financial condition or
results of operations of the Company's operators, which could also have a
material adverse effect on their ability to make rent and interest payments to
the Company.
Potential Reduction in Revenues of Lessees/Borrowers Due to Healthcare
Reform. All of the Company's properties are used as healthcare facilities, and
therefore, the Company is directly affected by the risk associated with the
healthcare industry. The Company's lessees and mortgagors derive a substantial
portion of their net operating revenues from third party payers, including the
Medicare and Medicaid programs. Such programs are highly regulated and subject
to frequent and substantial changes. Effective January 1, 1999, the majority of
skilled nursing facilities shifted from payments based on reimbursable cost to a
prospective payment system (PPS) for services provided to Medicare
beneficiaries. Implementation of PPS will affect each long-term care facility to
a different degree depending upon the amount of revenue it derives from Medicare
patients. Long-term care facilities may need to restructure their operations to
operate profitably under the new Medicare PPS reimbursement.
In addition, private payers, including managed care payers, are
increasingly demanding discounted fee structures and the assumption by
healthcare providers of all or a portion of the financial risk of operating a
healthcare facility. Efforts to impose greater discounts and more stringent cost
controls are expected to continue. Any changes in reimbursement policies which
reduce reimbursement levels could adversely affect revenues of the Company's
lessees and borrowers and thereby adversely affect those lessees' and borrowers'
abilities to make their monthly lease or debt payments to the Company.
The possibility that the healthcare facilities will not generate income
sufficient to meet operating expenses or will yield returns lower than those
available through investments in comparable real estate or other investments are
additional risks of investing in healthcare related real estate. Income from
properties and yields from investments in such properties may be affected by
many factors, including changes in governmental regulation (such as zoning
laws), general or local economic conditions (such as fluctuations in interest
rates and employment conditions), the available local supply and demand for
improved real estate, a reduction in rental income as the result of an inability
to maintain occupancy levels, natural disasters (such as earthquakes and floods)
or similar factors.
Real estate investments are relatively illiquid and, therefore, tend to
limit the ability of the Company to vary its portfolio promptly in response to
changes in economic or other conditions. All of the Company's properties are
"special purpose" properties that could not be readily converted to general
residential, retail or office use. Healthcare facilities that participate in
Medicare and/or Medicaid programs must meet extensive program requirements,
including physical plant and operational requirements, which are revised from
time to time. Such requirements may include a duty to admit Medicare and
Medicaid patients, limiting the ability of the facility to increase its private
pay census beyond certain limits. Medicare and Medicaid facilities are regularly
inspected to determine compliance and may be excluded from the programs -- in
some cases without a prior hearing -- for failure to meet program requirements.
Transfers of nursing homes and other healthcare-related facilities between
operators are subject to regulatory approvals not required for transfers of
other types of commercial operations and other types of real estate. Thus, if
the operation of any of the Company's properties becomes unprofitable due to
competition, age of improvements or other factors such that the lessee or
borrower becomes unable to meet its obligations on the lease or mortgage loan,
5
the liquidation value of the property may be substantially less, particularly
relative to the amount owing on any related mortgage loan, than would be the
case if the property were readily adaptable to other uses.
Other changes in the healthcare industry include continuing trends toward
shorter lengths of stay, increased use of outpatient services, increased
federal, state and third party regulation and oversight of healthcare company
operations and business practices and increased demand for capitated healthcare
services (delivery of services at a fixed price per capita basis to a defined
group of covered parties). The entrance of insurance companies into managed care
programs is also accelerating the introduction of managed care in new
localities, and states and insurance companies continue to negotiate actively
the amounts they will pay for services. Moreover, the percentage of healthcare
services that are reimbursed under Medicare and Medicaid programs continues to
increase as the population ages and as states expand their Medicaid programs.
Continued eligibility to participate in these programs is crucial to a
provider's financial strength. Finally, healthcare regulation through
Certificates of Need ("CON") has tended to limit construction of new long-term
care facilities in many states. Several states in which the Company has
investments have repealed CON legislation, including California and Texas. As a
result of the foregoing, the revenues and margins of the operators of the
Company's facilities may decrease, resulting in a reduction of the Company's
rent/interest coverage from investments.
Potential Risks from Bankruptcies
Generally, the Company's lease arrangements with a single operator who
operates more than one of the Company's facilities is pursuant to a single
master lease (a "Master Lease" or collectively, the "Master Leases"). Although
each lease or Master Lease provides that the Company may terminate the Master
Lease upon the bankruptcy or insolvency of the tenant, the Bankruptcy Reform Act
of 1978 ("Bankruptcy Code") provides that a trustee in a bankruptcy or
reorganization proceeding under the Bankruptcy Code (or debtor-in-possession in
a reorganization under the Bankruptcy Code) has the power and the option to
assume or reject the unexpired lease obligations of a debtor-lessee. In the
event that the unexpired lease is assumed on behalf of the debtor-lessee, all
the rental obligations thereunder generally would be entitled to a priority over
other unsecured claims. However, the court also has the power to modify a lease
if a debtor-lessee in a reorganization were required to perform certain
provisions of a lease that the court determined to be unduly burdensome. It is
not possible to determine at this time whether or not any lease or Master Lease
contains any such provisions. If a lease is rejected, the lessor has a general
unsecured claim limited to any unpaid rent already due plus an amount equal to
the rent reserved under the lease, without acceleration, for the greater of one
year or 15% of the remaining term of such lease, not to exceed three years. If
any lease is rejected, the Company may also lose the benefit of any
participation interest or conversion right.
Generally, with respect to the Company's mortgage loans, the imposition of
an automatic stay under the Bankruptcy Code precludes lenders from exercising
foreclosure or other remedies against the debtor. A mortgagee also is treated
differently from a landlord in three key respects. First, the mortgage loan is
not subject to assumption or rejection because it is not an executory contract
or a lease. Second, the mortgagee's loan may be divided into (1) a secured loan
for the portion of the mortgage debt that does not exceed the value of the
property and (2) a general unsecured loan for the portion of the mortgage debt
that exceeds the value of the property. A secured creditor such as the Company
is entitled to the recovery of interest and costs only if and to the extent that
the value of the collateral exceeds the amount owed. If the value of the
collateral is less than the debt, a lender such as the Company would not receive
or be entitled to any interest for the time period between the filing of the
case and confirmation. If the value of the collateral does exceed the debt,
interest and allowed costs may not be paid during the bankruptcy proceeding, but
accrue until confirmation of a plan or reorganization or some other time as the
court orders. Finally, while a lease generally would either be rejected or
assumed with all of its benefits and burdens intact, the terms of a mortgage,
including the rate of interest and timing of principal payments, may be modified
if the debtor is able to effect a "cramdown" under the Bankruptcy Code.
The receipt of liquidation proceeds or the replacement of an operator that
has defaulted on its lease or loan could be delayed by the approval process of
any federal, state or local agency necessary for the transfer of the property or
the replacement of the operator licensed to manage the facility. In addition,
certain significant expenditures associated with real estate investment (such as
real estate taxes and maintenance costs) are generally not reduced when
circumstances cause a reduction in income from the investment. In order to
protect its investments, the Company may take possession of a property or even
become licensed as an operator, which might expose the Company to successorship
liability to government programs or require indemnity of subsequent operators to
whom it might transfer the operating rights and licenses. Should such events
6
occur, the Company's income and cash flows from operations would be adversely
affected. See Note 3 - Mortgage Notes Receivable and Note 4 - Concentration of
Risk to the Company's consolidated financial statements with respect to certain
of the Company's tenants and mortgagors.
Competition
The Company competes for additional healthcare facility investments with
other healthcare investors, including other real estate investment trusts. The
operators of the facilities compete with other regional or local nursing care
facilities for the support of the medical community, including physicians and
acute care hospitals, as well as the general public. Some significant
competitive factors for the placing of patients in skilled and intermediate care
nursing facilities include quality of care, reputation, physical appearance of
the facilities, services offered, family preferences, physician services and
price.
Possible Change of Investment Strategies and Policies and Capital Structure
The Board of Directors, without the approval of the shareholders, may alter
the Company's investment strategies and policies if they determine in the future
that such a change is in the best interests of the Company and its shareholders.
The methods of implementing the Company's investment strategies and policies may
vary as new investments and financing techniques are developed.
Federal Income Tax Considerations
At all times, the Company intends to make and manage its investments
(including the sale or disposition of property or other investments) and to
operate in such a manner as to be consistent with the requirements of the
Internal Revenue Code of 1986, as amended (the "Code") (or regulations
thereunder) to qualify as a REIT, unless, because of changes in circumstances or
changes in the Code (or regulations thereunder), the Board of Directors
determines that it is no longer in the best interests of the Company to qualify
as a REIT. As such, it generally will not pay federal income taxes on the
portion of its income which is distributed to shareholders.
Executive Officers of the Company
At the date of this report, the executive officers of the Company are:
Essel W. Bailey, Jr. (55) has been President and Chief Executive Officer of
the Company since March 1992, and Chairman of the Board of Directors since July
1995. Prior to that he was a Managing Director of Omega Capital, a healthcare
investment partnership, from 1986 to 1992. He was previously a partner in a
major Michigan law firm. Mr. Bailey was formerly a director of Evergreen
Healthcare, Inc., which was a NYSE Company engaged in the operation of long-term
healthcare facilities, and of Vitalink Pharmacy Services Inc., a NYSE listed
company and the operator of institutional pharmacies serving the long-term care
industry in the United States. Mr. Bailey serves as President, Chief Executive
Officer and a director of Omega Worldwide Inc. and is the Managing Director of
Principal Healthcare Finance Limited and Principal Healthcare Finance Trust.
F. Scott Kellman (43) joined the Company as Senior Vice
President-Acquisitions in August 1993, and was appointed Executive Vice
President in August 1994 and Chief Operating Officer in March 1998. From 1986 to
1989, he was Vice President of Meritor Savings Bank, the last two years as
director of the healthcare lending unit. From 1989 to 1991, he served as Vice
President of Van Kampen Merritt, Inc., an investment banking subsidiary of
Xerox. From September 1991 to December 1992, he was employed by Philadelphia
First Group, and from January 1993 through August of 1993 he was the Chief
Operating Officer of Medical REIT. Since April 1998 Mr. Kellman also has been a
Vice President of Omega Worldwide Inc.
David A. Stover (54) joined the Company as Vice President and Chief
Financial Officer in September 1994. Mr. Stover is a Certified Public Accountant
and has 23 years' experience with the international accounting firm of Ernst &
Young LLP and its predecessor firms. From 1981 through 1990, he was an audit,
tax and consulting partner, spending the last of those years as area
partner-in-charge of services for the firm's healthcare clients in Western
7
Michigan. From 1992 to 1994, Mr. Stover was principal of his own consulting firm
and, from 1990 to 1992, he was Chief Financial Officer of International Research
and Development Corporation. From April 1998 through February 1999, Mr. Stover
was the Vice President and Chief Financial Officer of Omega Worldwide Inc.
James P. Flaherty (52) joined the Company in 1996 and was appointed Vice
President-International and Managing Director of Omega U.K. Limited in January
1997. Before he joined the Company, he was Chairman of Black Rock Capital
Corporation, a leasing and merchant banking firm he founded in 1994. From April
1991 until December of 1993 Mr. Flaherty was Managing Partner of Pareto
Partners, a London based investment management firm. Prior to 1991, he was
employed by American Express Bank Ltd. in London and Geneva in a number of
senior management capacities and by State National Bank of Connecticut and its
successor, The Connecticut Bank & Trust Co. Since April 1998 Mr. Flaherty also
has been Chief Operating Officer of Omega Worldwide Inc.
Susan A. Kovach (40) joined the Company in December 1997 as Vice President,
General Counsel and Secretary. Before she joined the Company, she was a lawyer
with Dykema Gossett PLLC in Detroit, Michigan for 12 years, the last three years
as a senior member of the firm. Since April 1998 Ms. Kovach has served as Vice
President, General Counsel and Secretary of Omega Worldwide Inc.
Laurence Rich (40) joined the Company in January 1998 after five years as a
lawyer with the firms of Dykema Gossett PLLC and Pepper, Hamilton & Scheetz. He
was appointed Vice President of Acquisitions in January 1999. Previously, Mr.
Rich was Director of Operations for The Ivanhoe Companies, a residential and
commercial land development and construction company located in West Bloomfield,
Michigan from 1988 to 1992, and from 1983 to 1987 was Director of Marketing for
Acorn Building Components, Inc., a national manufacturer of residential and
commercial building products located in Detroit, Michigan.
Other Key Personnel
Carol Albaugh (37), Controller, joined the Company in December 1996 after
completing her MBA at the University of Michigan. Prior to joining the Company,
she held various progressively responsible positions at Borders Group
Incorporated, most recently serving as Manager of Financial Planning and
Analysis through March 1996.
Mike Clark (45), Managing Director of Information Technology, joined the
Company in May 1998. Prior to joining the Company, he was the Vice President of
Information Technology for Argonaut Relocation Services. Mr. Clark has over
20 years experience in all aspects of information technology, with particular
expertise in information modeling and database design. He holds a B.S. in
chemical engineering from the University of Michigan.
Thomas Peterson (40), Managing Director -- Acquisitions, joined the Company
in May 1998 after 13 years of investment banking and financial advisory
experience. Prior to joining the Company, he served as a Principal with
Cornerstone Resources in New York, a venture capital and financial advisory
firm, and from 1993 to 1996 as a Vice President for First Albany Corporation.
Prior to 1993, he managed various financial advisory and investment banking
activities, ultimately serving as a partner in a senior services company. He has
an MBA in finance from the State University of New York at Albany.
Stephen E. Kile (34), Credit and Compliance Manager, joined the Company
in June, 1998. Prior to joining the Company, he was the Controller for Arbor
Intelligent Systems and a Commercial Lending Officer and Credit Analyst with
Comerica Bank. Mr. Kile holds an MBA from the University of Michigan.
Jonathan M. Veniar (50) Managing Director, joined the Company in December
1999. Prior to joining the Company, he was Vice President of Acquisitions for
the Arnold Palmer Golf Management Company in San Francisco, California. Mr.
Veniar received his MBA, with a concentration in finance, from Rutgers
University in Newark, New Jersey.
8
Item 2 -- Properties
At December 31, 1999, the Company's real estate investments were in
long-term care facilities, medical office buildings and rehabilitation
hospitals. The investments are either in the form of purchased facilities, which
are leased to operators, or mortgages on facilities which are operated by the
mortgagors or their affiliates. The facilities are located in 28 states and are
operated by 24 unaffiliated operators. Basic information regarding investments
as of December 31, 1999 is as follows:
No. Of No. Of
Investment Structure/Operator Beds Facilities Occupancy % (1)
----------------------------- ---- ---------- ---------------
Purchase/Leaseback
Sun Healthcare Group, Inc ................................ 5,410 50 91
Advocat, Inc ............................................. 2,976 28 80
RainTree Healthcare Corporation .......................... 1,780 18 81
Integrated Health Services, Inc .......................... 1,581 11 82
TLC Healthcare, Inc ...................................... 1,260 9 81
Alden Management Services, Inc ........................... 868 4 81
USA Healthcare, Inc ...................................... 668 8 73
Alterra Healthcare Corporation (f.k.a. Alternative
Living Services) ....................................... 361 * 10 N/A
Hunter Management Group, Inc ............................. 300 1 81
HQM of Floyd County, Inc ................................. 283 3 97
Peak Medical of Idaho, Inc ............................... 224 2 78
Eldorado Care Center, Inc. & Magnolia Manor, Inc ......... 171 2 78
Kansas & Missouri, Inc ................................... 120 1 88
Liberty Assisted Living Centers, LP ...................... 120 1 89
Tutera Evergreen, LLC .................................... 57 1 85
Tenet Healthcare Corp .................................... 0 3 N/A
------ ----- -----
16,179 152 84
Convertible Participating Mortgages
Colony of North Carolina/Sun Healthcare Group, Inc ....... 546 4 94
Integrated Health Services, Inc .......................... 180 1 82
Senior Care Properties, Inc .............................. 150 2 70
----- ----- -----
876 7 87
Participating Mortgages
Mariner Post-Acute Network ............................... 2,310 16 85
Integrated Health Services, Inc .......................... 1,144 9 91
Advocat, Inc ............................................. 317 3 67
TLC Healthcare, Inc ...................................... 75 1 95
----- ----- -----
3,846 29 86
Fixed Rate Mortgages
Texas Health Enterprises/HEA Mgmt. Group, Inc ............ 679 5 64
Essex Healthcare Corporation ............................. 633 6 82
Advocat, Inc ............................................. 423 4 74
Emerald Healthcare, Inc .................................. 300 2 92
Tiffany Care Centers, Inc ................................ 319 5 79
Integrated Health Services, Inc .......................... 160 2 92
Covenant Care, Inc ....................................... 150 1 69
TLC Healthcare, Inc ...................................... 100 1 84
Rocky Mountain Health Care ............................... 86 1 76
Senior Care Properties, Inc .............................. 76 1 83
----- ----- -----
2,926 28 77
----- ----- -----
Total ............................................. 23,827 216 84
====== ===== =====
(1) Generally represents data for the twelve month period ending September 30,
1999.
*Represents Assisted Living Units.
N/A - Data not reported or not applicable.
9
Total
Number of Total Investment Investment
Investment Structure/State Facilities Beds (1) (in $1,000) Yield
- -------------------------- ---------- -------- ----------- -----
Purchase/Leaseback Properties:
Florida ........................................ 9 1,469 $74,643 11.17 %
Illinois ....................................... 12 1,736 66,067 10.57
California ..................................... 18 1,454 65,913 10.22
Texas .......................................... 14 1,874 50,499 12.36
Pennsylvania ................................... 5 413 49,931 13.06
Ohio ........................................... 7 649 39,908 10.77
Arkansas ....................................... 12 1,281 39,361 14.10
Alabama ........................................ 9 1,152 35,932 12.70
West Virginia .................................. 7 734 30,579 10.82
Kentucky ....................................... 9 757 26,963 12.80
Arizona ........................................ 4 378 24,029 9.74
Indiana ........................................ 8 523 23,026 11.99
North Carolina ................................. 5 709 22,709 10.61
Washington ..................................... 3 362 21,574 11.53
Tennessee ...................................... 6 636 21,553 12.13
Colorado ....................................... 5 314 17,504 9.60
Iowa ........................................... 8 668 17,213 10.61
Missouri ....................................... 2 286 12,302 10.20
Idaho .......................................... 3 264 11,100 10.33
Massachusetts .................................. 1 135 8,300 11.47
Kansas.. ....................................... 2 154 5,919 9.63
New Hampshire .................................. 1 68 5,800 10.61
Louisiana ...................................... 1 131 4,603 11.97
Oklahoma ....................................... 1 32 3,177 10.37
--- ------ ------- -----
Total Purchase/Leaseback .................... 152 16,179 678,605 11.42
Convertible Participating Mortgages:
Tennessee ...................................... 4 546 21,560 14.20
Florida ........................................ 3 330 10,796 10.86
- --- ------ -----
Total Convertible Participating Mortgages ... 7 876 32,356 13.08
Participating Mortgages:
Michigan ....................................... 13 1,863 46,240 15.47
Florida ........................................ 8 917 35,899 10.97
North Carolina ................................. 3 447 12,560 15.47
Georgia ........................................ 2 304 12,000 10.08
Texas .......................................... 2 240 8,633 10.20
Indiana ........................................ 1 75 4,438 10.40
-- ----- ------- -----
Total Participating Mortgages ............... 29 3,846 119,770 13.01
Fixed Rate Mortgages:
Florida ........................................ 6 723 25,860 11.62
Ohio ........................................... 6 633 16,656 11.01
Texas .......................................... 6 755 7,033 9.73
Missouri ....................................... 5 319 5,122 11.45
Iowa ........................................... 2 250 3,589 12.00
Utah ........................................... 1 86 1,886 11.00
California ..................................... 1 87 1,056 9.00
Nevada ......................................... 1 73 289 9.00
- -- --- ----
Total Fixed Rate Mortgages .................. 28 2,926 61,491 11.17
-- ----- ------ -----
Total Real Estate Investments ............... 216 23,827 $892,222 11.68 %
=== ====== ======== =====
(1) Beds include a total of 361 assisted living units.
10
Item 3 -- Legal Proceedings
There were no legal proceedings pending as of December 31, 1999, or as of
the date of this report, to which the Company is a party or to which the
properties are subject, which were likely to have a material adverse effect on
the operations of the Company or on its financial condition.
Item 4 -- Submission of Matters to a Vote of Security Holders
No matters were submitted to shareholders during the fourth quarter of the
year covered by this report.
PART II
Item 5 -- Market for Registrants' Common Equity and Related Shareholder Matters
The Company's shares of common stock are traded on the New York Stock
Exchange under the symbol OHI. The following table sets forth, for the periods
shown, the high and low closing prices as reported on the New York Stock
Exchange Composite and cash dividends per share:
1999 1998
------------------------------------------- -------------------------------------------
Dividends Dividends
Quarter High Low Per Share Quarter High Low Per Share
--------- ------- ------- ---------- ---------- -------- -------- ---------
First $30.5000 $21.1875 $ 0.70 First $ 39.9375 $ 37.9375 $ 0.67
Second 28.6875 21.3750 0.70 Second 39.7500 33.8125 0.67
Third 25.8125 19.8125 0.70 Third 35.6250 27.4375 0.67
Fourth 21.0000 12.5625 0.70 Fourth 32.6250 28.0625 0.67
------- -----
$ 2.80 $ 2.68
The closing price on December 31, 1999 was $12.6875 per share. As of
December 31, 1999, there were 19,877,371 shares of common stock outstanding with
approximately 2,800 registered holders and approximately 26,000 beneficial
owners.
11
Item 6 -- Selected Financial Data
The following selected financial data with respect to the Company should be
read in conjunction with the Company's Consolidated Financial Statements which
are listed herein under Item 14 and are included on pages F-1 through F-20.
Year ended December 31,
-----------------------
1999 1998 1997 1996 1995
---- ---- ---- ---- ----
(In thousands, except per share amounts)
Operating Data
Revenues ......................................... $122,375 $108,738 $ 90,820 $ 73,127 $ 61,430
Net Earnings Available to Common (before
loss on assets sold and held for sale
in 1999, gain on asset dispositions
in 1998 and Extraordinary Charge in 1995) ...... 40,047 41,777 41,305 34,590 29,490
Net Earnings Available to Common ................. 10,040 68,015 41,305 34,590 23,011
Per Share Amounts:
Net Earnings (before loss on assets sold
and held for sale in 1999, gain on asset
dispositions in 1998 and Extraordinary
Charge in 1995):
Basic ....................................... $2.01 $2.09 $2.16 $2.01 $1.83
Diluted ..................................... 2.01 2.08 2.16 2.01 1.83
Net Earnings Available to Common:
Basic .......................................... 0.51 3.39 2.16 2.01 1.43
Diluted ........................................ 0.51 3.39 2.16 2.01 1.43
Dividends, Common Stock (1) ...................... 2.80 2.68 2.58 2.48 2.36
Dividends, Series A Preferred (1) ................ 2.31 2.31 1.16
Dividends, Series B Preferred (1) ................ 2.16 1.08
Weighted Average Shares Outstanding, Basic ....... 19,877 20,034 19,085 17,196 16,071
Weighted Average Shares Outstanding, Diluted ..... 19,877 20,041 19,137 17,240 16,081
December 31,
------------
1999 1998 1997 1996 1995
---- ---- ---- ---- ----
Balance Sheet Data
Cost of Investments .................... $953,927 $1,025,586 $839,927 $643,261 $547,923
Other Real Estate ...................... 65,847 - - - -
Assets Held for Sale ................... 36,406 35,289 - - -
Total Assets ........................... 1,013,851 1,032,645 816,108 634,836 551,188
Acquisition Line of Credit ............. 166,600 123,000 58,300 6,000 74,690
Long-Term Borrowings ................... 326,947 333,354 208,966 135,659 120,453
Subordinated Convertible Debentures .... 48,405 48,405 62,485 94,810 -
Shareholders' Equity ................... 457,081 505,762 468,221 383,007 347,129
- ----------
(1) Dividends per share are those declared and paid during such period.
Item 7 -- Management's Discussion and Analysis of Financial Condition and
Results of Operations
"Safe Harbor" Statement Under the United States Private Securities Litigation
Reform Act of 1995
Statements contained in this document that are not based on historical fact
are "forward-looking statements" within the meaning of the Private Securities
Litigation Reform Act of 1995. Forward-looking statements include statements
regarding the Company's future development activities, the future condition and
expansion of the Company's markets, the Company's ability to meet its liquidity
requirements and the Company's growth strategies, as well as other statements
which may be identified by the use of forward-looking terminology such as "may,"
12
"will," "expect," "estimate," "anticipate," or similar terms, variations of
those terms or the negative of those terms. Statements that are not historical
facts contained in Management's Discussion and Analysis are forward-looking
statements that involve risks and uncertainties that could cause actual results
to differ from projected results. Some of the factors that could cause actual
results to differ materially include: The financial strength of the operators of
the Company's facilities as it affects their continuing ability to meet their
obligations to the Company under the terms of the Company's agreements with such
operators; changes in the reimbursement levels under the Medicare and Medicaid
programs; operators' continued eligibility to participate in the Medicare and
Medicaid programs; changes in reimbursement by other third party payors;
occupancy levels at the Company's facilities; the availability and cost of
capital; the strength and financial resources of the Company's competitors; the
Company's ability to make additional real estate investments at attractive
yields; and changes in tax laws and regulations affecting real estate investment
trusts.
Following is a discussion of the consolidated results of operations,
financial position and liquidity and capital resources of the Company, which
should be read in conjunction with the consolidated financial statements and
accompanying notes.
Results of Operations
Year Ended December 31, 1999 compared to Year Ended December 31, 1998
Revenues for the year ended December 31, 1999 totaled $122,375,000,
increasing $13.6 million over 1998 revenues. The 1999 revenue growth stems
primarily from additional investments during 1998 and 1999. A partial year of
revenues from 1999 investments provided revenue increases of approximately $7.4
million, while a full year of revenues from 1998 investments added $13.5 million
to revenues. Revenues for 1999 also include $1.1 million from assets classified
as Other Real Estate, $852,000 from prepayment penalties on mortgage payoffs and
approximately $1.6 million of the revenue growth which stems from participating
incremental revenues which became effective during 1999. A $10.7 million
decrease in revenues resulted from the early payoff of mortgages, disposition of
real estate and the designation of assets as "held for sale."
Real estate investments of $892.2 million as of December 31, 1999 will
provide 2000 annualized revenues of $104.2 million, which reflects no revenues
from assets designated as "other real estate" or as "held for sale." Revenues
from the investment portfolio will continue at this level until additional 2000
investments are made, if any, and additional escalation provisions commence in
2000. Annualized revenues for 2000 represent a $8.1 million decrease from the
1999 annualized revenues of $112.3 million based on real estate investments of
$983.8 million as of January 1, 1999.
Expenses for the year ended December 31, 1999 totaled $72,697,000,
increasing approximately $13.9 million over expenses of $58.8 million for 1998.
The 1999 provision for depreciation and amortization of real estate totaled
$24,211,000, increasing $2.7 million over 1998. This increase stems from a full
year provision for 1998 investments, plus a partial year provision for 1999
investments.
Interest expense for the year ended December 31, 1999 was approximately
$42,366,000, compared with $31.9 million for 1998. The increase in 1999 is
primarily due to higher average outstanding borrowings during the 1999 period
offset by lower average interest rates.
General and administrative expenses for 1999 totaled $6,120,000 or
approximately 5.0% of revenues as compared to 4.9% for 1998.
No provision for Federal income taxes has been made since the Company
intends to continue to qualify as a real estate investment trust under the
provisions of Sections 856 through 860 of the Internal Revenue Code of 1986, as
amended. Accordingly, the Company will not be subject to Federal income taxes on
amounts distributed to shareholders, provided it distributes at least 95% of its
real estate investment trust taxable income and meets certain other conditions.
Funds from operations (FFO) for the year ended December 31, 1999 totaled
$67,482,000, an increase of $2.4 million over the $65.1 million for 1998. FFO is
net earnings available to common shareholders, excluding any gains or losses
from debt restructuring and the effects of asset dispositions, plus depreciation
and amortization associated with real estate investments and charges to earnings
for non-cash common stock based compensation. The 1999 increase in cash flow is
primarily due to new additions to investments, offset by early payment of
mortgages and disposition of real estate assets.
13
Year Ended December 31, 1998 compared to Year Ended December 31, 1997
Revenues for the year ended December 31, 1998 totaled $108,738,000,
increasing $17.9 million over 1997 revenues. The 1998 revenue growth stems
primarily from additional investments during 1997 and 1998. A partial year of
revenues from 1998 investments provided revenue increases of approximately $9.5
million, while a full year of revenues from 1997 investments added $11.3 million
to revenues. Additionally, approximately $2.3 million of the revenue growth
stems from participating incremental revenues which became effective during
1998.
Real estate investments of $983.8 million as of December 31, 1998 will
provide 1999 annualized revenues of $112.3 million, which reflects no additional
revenues for assets held for sale. Revenues will continue at this level until
additional 1999 investments are made and additional escalation provisions
commence in 1999. Annualized revenues for 1999, excluding assets held for sale,
represent a $19.2 million increase over the 1998 annualized revenues of $93.1
million based on real estate investments of $779.4 million as of January 1,
1998.
Expenses for the year ended December 31, 1998 totaled $58,767,000,
increasing approximately $12.8 million over expenses of $45.9 million for 1997.
The 1998 provision for depreciation and amortization of real estate totaled
$21,542,000, increasing $4.6 million over 1997. This increase stems from a full
year provision for 1997 investments, plus a partial year provision for 1998
investments.
Interest expense for the year ended December 31, 1998 was approximately
$31,860,000, compared with $24.4 million for 1997. The increase in 1998 is
primarily due to higher average outstanding borrowings during the 1998 periods,
offset partially by interest rate savings from conversions of subordinated
debentures and reduced spreads on line of credit borrowings.
General and administrative expenses for 1998 totaled $5,365,000 or
approximately 4.9% of revenues as compared to 5.1% for 1997. The 1998 percentage
decrease stems primarily from economies of scale resulting from additional
investments made in 1998.
No provision for Federal income taxes has been made since the Company
intends to continue to qualify as a real estate investment trust under the
provisions of Sections 856 through 860 of the Internal Revenue Code of 1986, as
amended. Accordingly, the Company will not be subject to Federal income taxes on
amounts distributed to shareholders, provided it distributes at least 95% of its
real estate investment trust taxable income and meets certain other conditions.
Funds from operations (FFO) for the year ended December 31, 1998 totaled
$65,050,000, an increase of $6.3 million over the $58.8 million for 1997. FFO is
net earnings available to common shareholders, excluding any gains or losses
from debt restructuring and the effects of asset dispositions, plus depreciation
and amortization associated with real estate investments and charges to earnings
for non-cash common stock based compensation. The 1998 growth in cash flow is
primarily due to net additions to investments in 1998 and 1997.
Liquidity and Capital Resources
The Company expects to continue to seek new investments in healthcare
properties, primarily long-term care facilities, with the objective of
profitable growth and further diversification of the investment portfolio.
Permanent financing for future investments is expected to be provided through a
combination of private and public offerings of debt and equity securities.
At December 31, 1999, the Company has total assets of $1.01 billion,
shareholders' equity of $457.1 million, and long-term debt of $375.4 million,
representing approximately 37% of total capitalization. Long-term debt excludes
funds borrowed under its acquisition credit agreements. The Company has $250
million available under its revolving credit facilities, of which $166.6 million
was drawn at year-end. Proceeds from asset sales and mortgage payments are
expected to reduce borrowings on the credit facility by approximately $40
million during 2000.
The Company has approximately $80 million of indebtedness that matures July
15, 2000 and the term of its revolving credit facility expires September 30,
2000. The Company intends to extend the maturity of its revolving credit
14
facility and to refinance the term indebtedness, and may fix debt represented by
the revolving credit facility and liquidate assets to pay such indebtedness or
implement a plan which includes a combination of the foregoing. Management
believes the Company's liquidity and various sources of available capital are
adequate to finance operations, meet debt service requirements and fund future
investments.
On January 14, 1999, the Company's Form S-3 registration statement
permitting the issuance of up to $300 million related to common stock,
unspecified debt, preferred stock and convertible securities was declared
effective by the Securities and Exchange Commission.
The Company distributes a large portion of the cash available from
operations. The Company's historical policy has been to make distributions on
common stock of approximately 80% of FFO. Cash dividends paid totaled $2.80 per
share for 1999, compared with $2.68 per share for the year ended December 31,
1998. The dividend payout ratio, that is the ratio of per share amounts for
dividends paid to the diluted per share amounts of funds from operations, was
approximately 84.3% for 1999 and 1998. The Company believes that cash provided
from quarterly operating activities at current levels will continue to be
sufficient to fund normal working capital requirements and common stock
dividends.
New investments generally are funded from temporary borrowings under the
Company's acquisition credit line agreements. Interest cost incurred by the
Company on borrowings under the revolving credit line facilities will vary
depending upon fluctuations in prime and/or LIBOR rates. With respect to the
unsecured acquisition credit line, interest rates depend in part upon changes in
the Company's ratings by national agencies. The term of the $200 million
unsecured facility expires on September 30, 2000. Borrowings under the facility
bear interest at LIBOR plus 1.125% or, at the Company's option, at the prime
rate. Borrowings under the $50 million facility bear interest at LIBOR plus
2.00% or, at the Company's option, at the prime rate. The Company expects to
periodically replace funds drawn on the revolving credit facilities through
fixed-rate long-term borrowings, the placement of convertible debentures, or the
issuance of additional shares of common and/or preferred stock. Historically,
the Company's strategy has been to match the maturity of its indebtedness with
the maturity of its assets and to employ fixed-rate long-term debt to the extent
practicable.
Market Risk
The Company is exposed to various market risks, including the potential loss
arising from adverse changes in interest rates. The Company does not enter into
derivatives or other financial instruments for trading or speculative purposes.
The Company seeks to mitigate the effects of fluctuations in interest rates by
matching the term of new investments with new long-term fixed rate borrowing to
the extent possible.
The market value of the Company's long-term fixed rate borrowings and
mortgages are subject to interest rate risk. Generally, the market value of
fixed rate financial instruments will decrease as interest rates rise and
increase as interest rates fall. The estimated fair value of the Company's total
long-term borrowings at December 31, 1999 was $330 million. A 1% increase in
interest rates would result in a decrease in fair value of long-term borrowings
by approximately $9.0 million. The estimated fair value of the Company's total
mortgages portfolio at December 31, 1999 was $231 million. A 1% increase in
interest rates would result in a decrease in fair value of the mortgage
portfolio by approximately $9.1 million.
The Company is subject to risks associated with debt or preferred equity
financing, including the risk that existing indebtedness may not be refinanced
or that the terms of such refinancing may not be as favorable as the terms of
current indebtedness. If the Company were unable to refinance its indebtedness
on acceptable terms, it might be forced to dispose of properties on
disadvantageous terms, which might result in losses to the Company and might
adversely affect the cash available for distribution to shareholders. If
interest rates or other factors at the time of the refinancing result in higher
interest rates upon refinancing, the Company's interest expense would increase,
which might affect the Company's ability to make common stock distributions to
its shareholders.
The majority of the Company's borrowings were completed pursuant to
indentures which limit the amount of indebtedness the Company may incur.
Accordingly, in the event that the Company is unable to raise additional equity
or borrow money because of these limitations, the Company's ability to acquire
15
additional properties may be limited. If the Company is unable to acquire
additional properties, its ability to increase the distributions with respect to
common shares, as it has done in the past, will be limited to management's
ability to increase funds from operations, and thereby cash available for
distribution, from the existing properties in the Company's portfolio.
Year 2000 Compliance
The Company is not aware of any significant adverse effects of Year 2000 on
its systems and operations.
Item 8 -- Financial Statements and Supplementary Data
The consolidated financial statements and report of independent auditors are
filed as part of this report on pages F-1 through F-20.
The summary of quarterly results of operations for the years ended December
31, 1999 and 1998 is included in unaudited Note 15 to the financial statements
which is incorporated herein by reference in response to Item 302 of Regulation
S-K.
Item 9 -- Changes in and Disagreements with Accountants on Accounting and
Financial Disclosure
Not applicable.
16
PART III
Item 10 -- Directors and Executive Officers of the Registrant
The information required by this item is contained in Item 1 herein or
incorporated herein by reference to the Company's definitive proxy statement for
the Annual Meeting of Shareholders to be held on April 18, 2000 at 11:00 a.m.
EST, which will be filed on or before February 29, 2000 with the Securities and
Exchange Commission pursuant to Regulation 14A.
Item 11 -- Executive Compensation
The information required by this item is incorporated herein by reference to
the Company's definitive proxy statement for the Annual Meeting of Shareholders
to be held on April 18, 2000, which will be filed on or before February 29, 2000
with the Securities and Exchange Commission pursuant to Regulation 14A.
Item 12 -- Security Ownership of Certain Beneficial Owners and Management
The information required by this item is incorporated herein by reference to
the Company's definitive proxy statement for the Annual Meeting of Shareholders
to be held on April 18, 2000, which will be filed on or before February 29, 2000
with the Securities and Exchange Commission pursuant to Regulation 14A.
Item 13 -- Certain Relationships and Related Transactions
The information required by this item is incorporated herein by reference to
the Company's definitive proxy statement for the Annual Meeting of Shareholders
to be held on April 18, 2000, which will be filed on or before February 29, 2000
with the Securities and Exchange Commission pursuant to Regulation 14A.
17
PART IV
Item 14 -- Exhibits, Financial Statements, Financial Statement Schedules and
Reports on Form 8-K
(a)(1) Listing of Consolidated Financial Statements
Page
Title of Document Number
----------------- ------
Report of Independent Auditors .................................... F-1
Consolidated Balance Sheets as of December 31, 1999 and 1998 ...... F-2
Consolidated Statements of Operations for the years ended
December 31, 1999, 1998 and 1997 ................................ F-3
Consolidated Statements of Shareholders' Equity for the
years ended December 31, 1999, 1998 and 1997 .................... F-4
Consolidated Statements of Cash Flows for the years ended
December 31, 1999, 1998 and 1997 ................................ F-5
Notes to Consolidated Financial Statements ........................ F-6
(a)(2) Listing of Financial Statement Schedules. The following consolidated
financial statement schedules are included herein:
Schedule III -- Real Estate and Accumulated Depreciation
Schedule IV -- Mortgage Loans on Real Estate
All other schedules for which provision is made in the applicable accounting
regulation of the Securities and Exchange Commission are not required under the
related instructions or are inapplicable and therefore have been omitted.
(a)(3) Listing of Exhibits -- See Index to Exhibits beginning on Page I-1 of
this report.
(b) Reports on Form 8-K. There were no 8-K filings in the fourth quarter of
1999.
(c) Exhibits -- See Index to Exhibits beginning on Page I-1 of this report.
(d) Financial Statement Schedules -- The following consolidated financial
statement schedules are included herein:
Schedule III Real Estate and Accumulated Depreciation
Schedule IV Mortgage Loans on Real Estate
18
REPORT OF INDEPENDENT AUDITORS
Board of Directors
Omega Healthcare Investors, Inc.
We have audited the accompanying consolidated balance sheets of Omega
Healthcare Investors, Inc. and subsidiaries as of December 31, 1999 and 1998 and
the related consolidated statements of operations, shareholders' equity and cash
flows for each of the three years in the period ended December 31, 1999. Our
audits also included the financial statement schedules listed in the Index at
Item 14(a). These financial statements and schedules are the responsibility of
the Company's management. Our responsibility is to express an opinion on these
financial statements and schedules based on our audits.
We conducted our audits in accordance with auditing standards generally
accepted in the United States. Those standards require that we plan and perform
the audit to obtain reasonable assurance about whether the financial statements
are free of material misstatement. An audit includes examining, on a test basis,
evidence supporting the amounts and disclosures in the financial statements. An
audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall financial
statement presentation. We believe that our audits provide a reasonable basis
for our opinion.
In our opinion, the consolidated financial statements referred to above
present fairly, in all material respects, the consolidated financial position of
Omega Healthcare Investors, Inc. and subsidiaries at December 31, 1999 and 1998,
and the consolidated results of their operations and their cash flows for each
of the three years in the period ended December 31, 1999, in conformity with
accounting principles generally accepted in the United States. Also, in our
opinion, the related financial statement schedules, when considered in relation
to the basic financial statements taken as a whole, present fairly in all
material respects the information set forth therein.
/s/ Ernst & Young LLP
Detroit, Michigan
January 21, 2000
F-1
OMEGA HEALTHCARE INVESTORS, INC.
CONSOLIDATED BALANCE SHEETS
December 31,
1999 1998
------------------
(In Thousands)
ASSETS
Investments in real estate:
Real estate properties - net ....................................... $ 612,751 $ 586,993
Mortgage notes receivable .......................................... 213,617 340,455
------- -------
826,368 927,448
Other real estate - net .............................................. 65,847 -
Other investments .................................................... 61,705 41,753
------ ------
953,920 969,201
Assets held for sale ................................................. 36,406 35,289
Cash and short-term investments ...................................... 4,105 1,877
Non-compete agreements and goodwill - net ............................ 3,013 4,422
Other assets ......................................................... 16,407 21,856
------ ------
Total assets .................................................... $1,013,851 $1,032,645
========== ==========
LIABILITIES AND SHAREHOLDERS' EQUITY
Liabilities:
Acquisition lines of credit ........................................ $ 166,600 $ 123,000
Unsecured Notes due 2000 ........................................... 81,381 81,381
6.95% Unsecured Notes due 2002 ..................................... 125,000 125,000
6.95% Unsecured Notes due 2007 ..................................... 100,000 100,000
Other long-term borrowings ......................................... 20,566 26,973
Subordinated convertible debentures due 2001 ....................... 48,405 48,405
Accrued expenses and other liabilities ............................. 14,818 22,124
------ ------
Total liabilities ............................................... 556,770 526,883
Shareholders' equity:
Preferred Stock $1.00 par value:
Authorized - 10,000 shares
Issued and outstanding - 2,300 shares Class A
with an aggregate liquidation preference of $57,500 ......... 57,500 57,500
Issued and outstanding - 2,000 shares Class B
with an aggregate liquidation preference of $50,000 ......... 50,000 50,000
Common stock $.10 par value:
Authorized - 100,000 shares in 1999 and 50,000 shares in 1998
Issued and outstanding - 19,877 shares in 1999 and
20,057 shares in 1998 ....................................... 1,988 2,006
Additional paid-in capital ........................................ 447,304 452,439
Cumulative net earnings ........................................... 232,105 212,434
Cumulative dividends paid ......................................... (331,341) (266,054)
Stock option loans ................................................ (2,499) (2,863)
Unamortized restricted stock awards ............................... (526) (461)
Accumulated other comprehensive income ............................ 2,550 761
----- ---
Total shareholders' equity ...................................... 457,081 505,762
------- -------
Total liabilities and shareholders' equity ...................... $1,013,851 $1,032,645
========== ==========
See accompanying notes.
F-2
OMEGA HEALTHCARE INVESTORS, INC.
CONSOLIDATED STATEMENTS OF OPERATIONS
Year Ended December 31,
1999 1998 1997
---- ---- ----
(In thousands, except per share amounts)
Revenue:
Rental income ................................................... $76,389 $72,072 $54,073
Mortgage interest income ........................................ 36,369 30,399 28,727
Other investment income ......................................... 6,770 5,652 6,888
Other real estate income ........................................ 1,151 - -
Miscellaneous ................................................... 1,696 615 1,132
----- --- -----
122,375 108,738 90,820
Expenses:
Depreciation and amortization ................................... 24,211 21,542 16,910
Interest ........................................................ 42,366 31,860 24,423
General and administrative ...................................... 6,120 5,365 4,636
----- ----- -----
72,697 58,767 45,969
------ ------ ------
Earnings before gain (loss) on asset dispositions ................. 49,678 49,971 44,851
Gain (loss) on asset dispositions:
Gain on distribution of Omega Worldwide, Inc. ................... - 30,240 -
Loss on assets sold and held for sale - net ..................... (30,007) (4,002) -
------- ------ ------
Net earnings ...................................................... 19,671 76,209 44,851
Preferred stock dividends ......................................... (9,631) (8,194) (3,546)
------ ------ ------
Net earnings available to common .................................. $ 10,040 $ 68,015 $ 41,305
======== ======== ========
Net Earnings Available to Common per share:
Basic net earnings before gain (loss) on asset dispositions ..... $2.01 $2.09 $2.16
===== ===== =====
Diluted net earnings before gain (loss) on asset dispositions ... $2.01 $2.08 $2.16
===== ===== =====
Basic net earnings .............................................. $0.51 $3.39 $2.16
===== ===== =====
Diluted net earnings ............................................ $0.51 $3.39 $2.16
===== ===== =====
Weighted Average Shares Outstanding:
Basic ........................................................... 19,877 20,034 19,085
====== ====== ======
Diluted ......................................................... 19,877 20,041 19,137
====== ====== ======
Total comprehensive income ........................................ $ 21,460 $ 76,970 $ 44,851
======== ======== ========
See accompanying notes.
F-3
OMEGA HEALTHCARE INVESTORS, INC.
CONSOLIDATED STATEMENTS OF SHAREHOLDERS' EQUITY
(In thousands, except per share amounts)
Common Additional Cumulative
Stock Paid-in Preferred Net
Par Value Capital Stock Earnings
--------- ------- ----- --------
Balance at December 31, 1996 (18,175 Shares) ....................... $ 1,817 $ 404,311 $ 91,374
Issuance of common stock:
Grant of restricted stock (39 shares at an average of
$34.488 per share) net of provision charged to operations ....... 4 1,310
Dividend Reinvestment Plan (53 shares) ........................... 5 1,676
Conversion of debentures, net of issue costs (1,129 shares) ...... 113 31,535
Stock options exercised (12 shares) .............................. 1 270
Acquisition of real estate (67 shares) ........................... 7 2,423
Issuance of preferred stock ....................................... (2,311) $ 57,500
Net earnings for 1997 ............................................. 44,851
Common dividends paid ($2.58 per share)
Preferred dividends paid ($1.156 per share)
------------------------------------------------------
Balance at December 31, 1997 (19,475 shares) ...................... 1,947 439,214 57,500 136,225
Issuance of common stock:
Grant of restricted stock (3 shares at an average of $38.112
per share) net of provision charged to operations .............. 42
Dividend Reinvestment Plan (58 shares) .......................... 6 1,826
Conversion of debentures, net of issue costs (522 shares) ....... 52 13,810
Stock options exercised (151 shares) ............................ 15 3,780
Acquisition of real estate (8 shares) ........................... 1 282
Stock option loans from directors, officers and employees
Shares purchased and retired (156 shares) ....................... (15) (4,515)
Issuance of preferred stock ...................................... (2,000) 50,000
Net earnings for 1998 ............................................ 76,209
Distribution of common shares of Omega Worldwide, Inc.
Common dividends paid ($2.68 per share)
Preferred dividends paid (Series A of $2.312 per share and
Series B of $1.078 per share)
Unrealized Gain on Omega Worldwide, Inc.
------------------------------------------------------
Balance at December 31, 1998 (20,057 shares) ....................... 2,006 452,439 107,500 212,434
Issuance of common stock:
Grant of restricted stock (1 shares at an average of $29.709
per share) net of provision charged to operations ................ 270
Dividend Reinvestment Plan (113 shares) ........................... 11 2,370
Acquisition of real estate (8 shares) ............................. 1 301
Payments on stock option loans from directors, officers and employees
Shares purchased and retired (320 shares) ........................ (30) (8,076)
Net earnings for 1999 ............................................. 19,671
Common dividends paid ($2.80 per share)
Preferred dividends paid (Series A of $2.313 per share and
Series B of $2.156 per share)
Unrealized Gain on Omega Worldwide, Inc.
------------------------------------------------------
Balance at December 31, 1999 (19,877 shares) ...................... $ 1,988 $ 447,304 $ 107,500 $ 232,105
======================================================
F-4
Accumulated
Unamortized Stock Other
Cumulative Restricted Option Comprehensive
Dividends Stock Awards Loans Income
--------- ------------ ----- ------
Balance at December 31, 1996 (18,175 Shares) ..................... $(114,393) $ (102)
Issuance of common stock:
Grant of restricted stock (39 shares at an average of
$34.488 per share) net of provision charged to operations ..... (739)
Dividend Reinvestment Plan (53 shares)
Conversion of debentures, net of issue costs (1,129 shares)
Stock options exercised (12 shares)
Acquisition of real estate (67 shares)
Issuance of preferred stock
Net earnings for 1997
Common dividends paid ($2.58 per share) ......................... (48,772)
Preferred dividends paid ($1.156 per share) ..................... (2,659)
---------------------------------------------------------
Balance at December 31, 1997 (19,475 shares) ..................... (165,824) (841)
Issuance of common stock:
Grant of restricted stock (3 shares at an average of $38.112
per share) net of provision charged to operations ............. 380
Dividend Reinvestment Plan (58 shares)
Conversion of debentures, net of issue costs (522 shares)
Stock options exercised (151 shares)
Acquisition of real estate (8 shares)
Stock option loans from directors, officers and employees ...... $ (2,863)
Shares purchased and retired (156 shares)
Issuance of preferred stock
Net earnings for 1998
Distribution of common shares of Omega Worldwide, Inc. ........... (39,062)
Common dividends paid ($2.68 per share) .......................... (53,693)
Preferred dividends paid (Series A of $2.312 per share and
Series B of $1.078 per share) .................................... (7,475)
Unrealized Gain on Omega Worldwide, Inc. ......................... $ 761
---------------------------------------------------------
Balance at December 31, 1998 (20,057 shares) ...................... (266,054) (461) (2,863) 761
Issuance of common stock:
Grant of restricted stock (1 shares at an average of $29.709
per share) net of provision charged to operations ................ (65)
Dividend Reinvestment Plan (113 shares)
Acquisition of real estate (8 shares)
Payments on stock option loans from directors,
officers and employees ......................................... 67
Shares purchased and retired (320 shares) ........................ 297
Net earnings for 1999
Common dividends paid ($2.80 per share) .......................... (55,655)
Preferred dividends paid (Series A of $2.313 per share and
Series B of $2.156 per share) ................................... (9,632)
Unrealized Gain on Omega Worldwide, Inc. ......................... 1,789
-----------------------------------------------------------
Balance at December 31, 1999 (19,877 shares) ...................... $(331,341) $ (526) $(2,499) $ 2,550
===========================================================
See accompanying notes.
F-4
OMEGA HEALTHCARE INVESTORS, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
Year Ended December 31,
-----------------------
1999 1998 1997
---- ---- ----
(In thousands)
Operating activities
Net earnings ...................................................... $ 19,671 $76,209 $44,851
Adjustment to reconcile net earnings to cash provided
by operating activities:
Depreciation and amortization .................................... 24,211 21,543 16,910
Cash collected on assets held for sale ........................... 2,774 1,281 -
Provision for impairment loss and loss on sales,
less realized gains ............................................. 30,007 4,002 -
Other non-cash charges ........................................... 763 898 1,232
Gain on distribution of Omega Worldwide .......................... - (30,240) -
Funds from operations available for distribution
and investment .................................................... 77,426 73,693 62,993
------ ------ ------
Net change in operating assets and liabilities ..................... (3,114) (3,980) (2,562)
------ ------ ------
Net cash provided by operating activities .......................... 74,312 69,713 60,431
Cash flows from financing activities
Proceeds of acquisition lines of credit ........................... 43,600 64,700 52,300
Proceeds from unsecured note offering ............................. - 125,000 100,000
Proceeds from preferred stock offering ............................ - 50,000 57,500
Payments of bank term loan ........................................ - - (25,000)
Payments of long-term borrowings .................................. (1,078) (612) (6,578)
Receipts from Dividend Reinvestment Plan .......................... 2,381 1,832 1,681
Dividends paid .................................................... (65,287) (61,168) (51,431)
Purchase of Company common stock .................................. (8,106) (3,545) -
Costs of raising capital .......................................... - (3,290) (4,702)
Other ............................................................. (957) 356 (587)
---- --- ----
Net cash (used in) provided by financing activities ................ (29,447) 173,273 123,183
Cash flows from investing activities
Acquisition of real estate ........................................ (79,844) (157,474) (184,877)
Placement of mortgage loans ....................................... (22,987) (125,850) (11,155)
Proceeds from sale of real estate investments - net ............... 18,198 37,771 -
Investment in Principal Healthcare Finance Limited ................ - - (760)
Net proceeds from sale of Omega Worldwide shares .................. - 16,938 -
Funding of other investments - net ................................ (14,714) (17,488) (6,237)
Collection of mortgage principal .................................. 54,749 3,748 13,365
Other ............................................................. 1,961 746 306
----- --- ---
Net cash used in investing activities .............................. (42,637) (241,609) (189,358)
------- -------- --------
Increase (decrease) in cash and short-term investments ............. 2,228 1,377 (5,744)
Cash and short-term investments at beginning of year ............... 1,877 500 6,244
----- --- -----
Cash and short-term investments at end of year ..................... $ 4,105 $ 1,877 $ 500
======= ======= =====
See accompanying notes.
F-5
OMEGA HEALTHCARE INVESTORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
NOTE 1 -- ORGANIZATION AND SIGNIFICANT ACCOUNTING POLICIES
Organization
Omega Healthcare Investors, Inc., a Maryland corporation ("the Company"), is
a self-administered real estate investment trust (REIT). From the date the
Company commenced operations in 1992, it has invested primarily in long-term
care facilities, which include nursing homes, assisted living facilities and
rehabilitation hospitals. It currently has investments in 216 income-producing
healthcare facilities, with a principal focus on diversified investments in
long-term care facilities located in the United States.
Consolidation
The consolidated financial statements include the accounts of the Company
and its wholly-owned subsidiaries after elimination of all material intercompany
accounts and transactions.
Real Estate Investments
Investments in leased real estate properties and mortgage notes are recorded
at cost and original mortgage amount, respectively. The cost of the properties
acquired is allocated between land and buildings based generally upon
independent appraisals. Depreciation for buildings is recorded on the
straight-line basis, using estimated useful lives ranging from 20 to 39 years.
Other Real Estate Investments and Assets Held for Sale
In the ordinary course of its business activities, the Company periodically
evaluates investment opportunities and extends credit to customers. It also is
regularly engaged in lease and loan extensions and modifications. Additionally,
the Company actively monitors and manages its investment portfolio with the
objectives of improving credit quality and increasing returns. In connection
with portfolio management, it engages in various collection and foreclosure
activities.
When the Company acquires real estate pursuant to a foreclosure proceeding,
it is classified as other real estate and recorded at the lower of cost or fair
value generally based on appraisal. Additionally, when a formal plan to sell
real estate is adopted, the real estate is classified as "assets held for sale,"
with the net carrying amount adjusted to the lower of cost or estimated fair
value, less cost of disposal. Residual income from the investment and
depreciation of the facilities are excluded from operations after management has
committed to a plan to sell the asset.
Impairment of Assets
Provisions for impairment losses related to long-lived assets are recognized
when expected future cash flows are less than the carrying values of the assets.
If indicators of impairment are present, the Company evaluates the carrying
value of the related real estate investments in relationship to the future
undiscounted cash flows of the underlying facilities. The Company adjusts the
net carrying value of leased properties, assets held for sale and other
long-lived assets to fair value, if the sum of the expected future cash flow or
sales proceeds is less than carrying value.
Cash and Short-Term Investments
Short-term investments consist of highly liquid investments with a maturity
date of three months or less when purchased. These investments are stated at
cost which approximates fair value.
F-6
OMEGA HEALTHCARE INVESTORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)
Investments in Equity Securities
Marketable securities held as available-for-sale are stated at fair value
with unrealized gains and losses for the securities reported in accumulated
other comprehensive income. Realized gains and losses and declines in value
judged to be other-than-temporary on securities held as available-for-sale are
included in investment income. The cost of securities sold is based on the
specific identification method. Interest and dividends on securities
available-for-sale are included in investment income.
Deferred Financing Costs
Deferred financing costs are amortized on a straight-line basis over the
terms of the related borrowings. Amortization of financing costs totaling
$1,342,000, $1,042,000 and $829,000 in 1999, 1998, and 1997, respectively, is
classified as interest expense in the Consolidated Statements of Operations.
Unamortized deferred financing costs applicable to debt which is converted to
common stock are charged to paid-in capital at the date of conversion.
Non-Compete Agreements and Goodwill
Non-compete agreements and the excess of the purchase price over the value
of tangible net assets acquired (i.e., goodwill) are amortized on a
straight-line basis over periods ranging from five to ten years. Non-compete
agreements, which have cost of $4,982,000 became fully amortized and were
eliminated in 1999 by a charge to accumulated amortization. Accumulated
amortization was $3,363,000 and $6,935,000 at December 31, 1999 and 1998,
respectively.
Revenue Recognition
Rental income and mortgage interest income is recognized as earned over the
terms of the related master leases and mortgage notes, respectively. Such income
includes periodic increases based on pre-determined formulas as defined in the
master leases and mortgage loan agreements. Certain mortgage agreements include
provisions for deferred interest which is not payable by the borrower until
maturity of the related note. The portion of deferred interest recognized as
earned approximates $600,000 for each of the three years in the period ended
December 31, 1999.
Federal and State Income Taxes
As a qualified real estate investment trust, the Company will not be subject
to Federal income taxes on its income, and no provisions for Federal income
taxes have been made. The reported amounts of the Company's assets and
liabilities as of December 31, 1999 exceeds the tax basis of assets by
approximately $63 million.
Earnings per Share
Basic earnings per share is computed based on the weighted average number of
common shares outstanding during the respective periods. Average shares
outstanding for basic earnings per share were 19,877,000, 20,034,000 and
19,085,000 for 1999, 1998 and 1997, respectively. The calculation of diluted
earnings per share amounts reflects the dilutive effect of stock options (none
for 1999, 5,999 shares for 1998 and 52,394 shares for 1997). The assumed
conversion of debentures is anti-dilutive for all periods presented.
F-7
OMEGA HEALTHCARE INVESTORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)
Stock Based Compensation
The Company grants stock options to employees and directors with an exercise
price equal to the fair value of the shares at the date of the grant. In
accordance with the provisions of APB Opinion No. 25, Accounting for Stock
Issued to Employees, compensation expense is not recognized for these stock
option grants.
Accounting Estimates
The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities, the
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.
Risks and Uncertainties
The Company is subject to certain risks and uncertainties affecting the
healthcare industry as a result of healthcare legislation and growing regulation
by federal, state and local governments. Additionally, the Company is subject to
risks and uncertainties as a result of changes affecting operators of nursing
home facilities due to the desire of governmental agencies and insurers to limit
the growth in cost of healthcare services. (See Note 4 - Concentration of Risk).
NOTE 2 -- PROPERTIES
Leased Property
The Company's real estate properties, represented by 147 long-term care
facilities, 3 medical office buildings and 2 rehabilitation hospitals at
December 31, 1999, are leased under provisions of master leases with initial
terms ranging from 8 to 17 years, plus renewal options. Substantially all of the
master leases provide for minimum annual rentals which are subject to annual
increases based upon increases in the Consumer Price Index or increases in
revenues of the underlying properties, with certain maximum limits. Under the
terms of the leases, the lessee is responsible for all maintenance, repairs,
taxes and insurance on the leased properties.
A summary of the Company's investment in real estate properties is as
follows:
December 31,
------------
1999 1998
---- ----
(In thousands)
Buildings......................... $648,306 $615,846
Land.............................. 30,299 27,532
-------- --------
678,605 643,378
Less accumulated depreciation..... (65,854) (56,385)
--------- --------
Total........................ $612,751 $586,993
======== ========
F-8
OMEGA HEALTHCARE INVESTORS, INC.
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS - (Continued)
The following table summarizes the changes in real estate properties and
accumulated depreciation during 1999, 1998, and 1997:
Real Estate Accumulated
Properties Depreciation
---------- ------------
(In thousands)
Balance at December 31, 1996......................... $376,177 $32,884
Additions/provisions for 1997...................... 184,877 15,263
-------- --------
Balance at December 31, 1997......................... 561,054 48,147
Additions/provisions for 1998...................... 157,474 19,749
Disposals and transfer to assets held for sale..... (75,150) (11,511)
-------- --------
Balance at December 31, 1998......................... 643,378 56,385
Additions/provisions for 1999...................... 79,844 21,119
Disposals and transfer to assets held for sale..... (44,617) (11,650)
--------- --------
Balance at December 31, 1999......................... $678,605 $ 65,854
======== ========
The future minimum rentals expected to be received for the remainder of the
initial terms of the leases are as fol