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8-K - FORM 8-K - MEDICAL PROPERTIES TRUST INC | g27107e8vk.htm |
EX-99.2 - EX-99.2 - MEDICAL PROPERTIES TRUST INC | g27107exv99w2.htm |
Exhibit 99.1
Contact: Charles Lambert | ||
Finance Director | ||
Medical Properties Trust, Inc. | ||
(205) 397-8897 | ||
clambert@medicalpropertiestrust.com |
MEDICAL PROPERTIES TRUST, INC. REPORTS
FIRST QUARTER 2011 RESULTS
FIRST QUARTER 2011 RESULTS
Total 2011 Investments of $250 Million Year-to-Date;
Closed $330 Million Unsecured Credit Facility
and Offering of $450 Million 10-Year Notes
Closed $330 Million Unsecured Credit Facility
and Offering of $450 Million 10-Year Notes
Birmingham, AL May 5, 2011 Medical Properties Trust, Inc. (NYSE: MPW) today
announced financial and operating results for the quarter ended March 31, 2011.
FIRST QUARTER AND RECENT HIGHLIGHTS
| Reported first quarter Normalized Funds from Operations (FFO) and Adjusted FFO (AFFO) per diluted share of $0.18 and $0.19, respectively; | ||
| Restructured debt in April to become virtually completely unsecured, reduced interest costs and extend maturities to 10 years, providing approximately $550 million in resources for acquisitions; | ||
| Completed offering of $450 million of 6.875% unsecured senior notes due 2021; | ||
| Achieved upgraded credit rating to BB from Standard & Poors and positive outlook from Moodys in conjunction with capital transactions; | ||
| Completed $175 million of investments in the first quarter of 2011 with a blended initial cap rate of 10.6%; | ||
| Executed binding agreements, subject to regulatory approvals and other customary conditions, for a $75 million investment involving HUMC Holdco, LLC and the Hoboken University Medical Center; | ||
| Paid 2011 first quarter cash dividend of $0.20 per share on April 14, 2011. |
Since late June 2010, we have committed approximately $475 million in high quality hospital
assets and we expect to complete at least $100 million of more acquisitions during the remainder of
2011, said Edward K. Aldag, Jr., Chairman, President and CEO of Medical Properties Trust, Inc. A
year ago, after raising almost $450 million in new debt and common equity, we predicted that we
would invest these resources by approximately September 2011. We are obviously well ahead of
schedule and are enjoying strong FFO as a result.
1
Just recently, we were able to transform our balance sheet to an unsecured model with the
issuance of $450 million of unsecured notes and an unsecured credit facility. The effects of these
transactions are to provide a much more flexible financing structure, make available substantial
new sources of acquisition capital, significantly lower our cost of capital and extend our weighted
average debt term by several years, said Aldag.
OPERATING RESULTS
The Company reported first quarter 2011 Normalized FFO and AFFO of $20.4 million and $21.2
million, or $0.18 and $0.19 per diluted share, respectively. Normalized FFO and AFFO for the first
quarter of 2010 were $15.8 million and $17.0 million, or $0.20 and $0.21 per diluted share,
respectively. All 2011 per share amounts were affected by a 39% increase in the weighted average
diluted common shares outstanding to 110.4 million for the quarter ended March 31, 2011, from 79.2
million for the same period in 2010, primarily due to the common stock offering of 29.9 million
shares completed in April of 2010. Even after taking this 39% dilution into account, the Company
achieved Normalized FFO and AFFO of only $0.02 per share less than the prior year results, which we
believe validates managements growth strategies and execution.
A reconciliation of Normalized FFO and AFFO to net income is included in the financial tables
accompanying this press release.
DIVIDEND
The Companys Board of Directors declared a quarterly dividend of $0.20 per share of common
stock, which was paid on April 14, 2011 to stockholders of record on March 17, 2011.
LIQUIDITY
In April 2011, the Company entered into an amended and restated $330 million unsecured credit
facility that matures in 2015 with a syndicate of banks. The facility provides for revolving loans
of up to $330 million at 260 to 340 basis points over LIBOR. The LIBOR interest rate will depend
on the Companys overall leverage of debt; if MPTs total debt to total assets ratio is between 40%
and 50%, the spread will be 285 basis points. In addition, the Company can increase the revolving
loans to $400 million through an accordion feature during the next 30 months.
MPT also completed a private offering of $450 million of 6.875% unsecured senior notes due
2021 in April. Currently, MPT has approximately $475 million of liquidity available through cash
balances and credit facilities.
2
PORTFOLIO UPDATE
Subsequent to March 31, 2011, the Company entered into definitive agreements for a transaction
involving HUMC Holdco, LLC and the Hoboken University Medical Center in New Jersey. HUMC is the
entity that has recently executed an asset purchase agreement to acquire the Hoboken University
Medical Center from the Hoboken Municipal Hospital Authority. The total investment for this
transaction will approximate $75 million and will include 100% ownership of the real estate which
will be leased at a double-digit initial cap rate, a secured working capital loan of up to $20
million, and a $5 million convertible note. Completion of this transaction is expected prior to
the end of the third quarter and is subject to regulatory approval and other customary closing
conditions.
At March 31, 2011, the Company had total real estate investments of approximately $1.4 billion
comprised of 58 healthcare properties in 22 states leased to 19 hospital operating companies. Two
of these investments are in the form of mortgage loans.
During the first quarter of 2011, the following previously disclosed transactions were
completed:
| Acquisition of the real estate of the 19-bed, 4-year old Gilbert Hospital in a rapidly growing suburb of Phoenix, Arizona area for $17.1 million; | ||
| Acquisition of the real estate of the 306-bed Alvarado Hospital in San Diego, California for $70.0 million; | ||
| Acquisition of the real estate of the 278-bed Bayonne Medical Center in Bayonne, New Jersey for $58.0 million; | ||
| Investment of $30.0 million in the real estate and operations of the 60-bed Atrium Medical Center at Corinth, Texas; | ||
| Completed the $19.5 million acquisition of a Kansas City area long term acute care hospital operated by RehabCare. |
FUTURE OPERATIONS OUTLOOK
Based solely on the portfolio as of March 31, 2011 and including the Hoboken acquisition and
the recent note offering, the Company estimates that annualized Normalized FFO per share would
approximate $0.67 to $0.71 per diluted share. The Company further estimates that its existing
portfolio of assets plus approximately $330 million of assets expected to be acquired with
available liquidity will generate Normalized FFO of between $0.92 and $0.96 per share on an
annualized basis once fully invested. This estimate assumes that average initial yields on new
investments will range from 9.75% to 10.5%. Total debt to total income producing investments
subsequent to acquisition of $330 million of new properties is expected to be approximately 50
percent.
3
These estimates do not include the effects, if any, of real estate operating costs, litigation
costs, debt refinancing costs, interest rate hedging activities, write-offs of straight-line rent
or other non-recurring or unplanned transactions; nor do they include earnings, if any, from the
Companys profits interests or other investments in lessees. In addition, this estimate will
change if $330 million in new acquisitions are not completed or such investments average initial
yields are lower or higher than the range of 9.75% to 10.5%, market interest rates change, debt is
refinanced, assets are sold, the River Oaks property is leased, other operating expenses vary or
existing leases do not perform in accordance with their terms.
CONFERENCE CALL AND WEBCAST
The Company has scheduled a conference call and webcast on Thursday, May 5, 2011 at 11:00 a.m.
Eastern Time to present the Companys financial and operating results for the quarter ended March
31, 2011. The dial-in telephone numbers for the conference call are 866-770-7146 (U.S.) and
617-213-8068 (International); using passcode 34990171. The conference call will also be available
via webcast in the Investor Relations section of the Companys website,
www.medicalpropertiestrust.com.
A telephone and webcast replay of the call will be available from shortly after the completion
through May 12, 2011. Telephone numbers for the replay are 888-286-8010 and 617-801-6888 for U.S.
and International callers, respectively. The replay passcode is 82187315.
The Companys supplemental information package for the current period will also be available
on the Companys website under the Investor Relations section.
About Medical Properties Trust, Inc.
Medical Properties Trust, Inc. is a Birmingham, Alabama based self-advised real estate
investment trust formed to capitalize on the changing trends in healthcare delivery by acquiring
and developing net-leased healthcare facilities. These facilities include inpatient rehabilitation
hospitals, long-term acute care hospitals, regional acute care hospitals, ambulatory surgery
centers and other single-discipline healthcare facilities, such as heart hospitals and orthopedic
hospitals. For more information, please visit the Companys website at
www.medicalpropertiestrust.com.
The statements in this press release that are forward looking are based on current expectations and
actual results or future events may differ materially. Words such as expects, believes,
anticipates, intends, will, should and variations of such words and similar expressions are
intended to identify such forward-looking statements. Forward-looking statements involve known and
unknown risks, uncertainties and other factors that may cause the actual results of the Company or
future events to differ materially from those expressed in or underlying such forward-looking
statements, including without limitation: the capacity of the Companys tenants to meet the terms
of their agreements; annual Normalized FFO per share; the amount of acquisitions of healthcare real
estate, if any; the repayment of debt arrangements; statements
4
concerning the additional income to the Company as a result of ownership interests in certain
hospital operations and the timing of such income; the restructuring of the Companys investments
in non-revenue producing properties; the payment of future dividends, if any; completion of
additional debt arrangements; and additional investments; national and economic, business, real
estate and other market conditions; the competitive environment in which the Company operates; the
execution of the Companys business plan; financing risks; the Companys ability to maintain its
status as a REIT for federal income tax purposes; acquisition and development risks; potential
environmental and other liabilities; and other factors affecting the real estate industry generally
or healthcare real estate in particular. For further discussion of the factors that could affect
outcomes, please refer to the Risk factors section of the Companys Form 10-K for the year ended
December 31, 2010, as amended, and as updated by our subsequently filed Quarterly Reports on Form
10-Q and our other SEC filings. Except as otherwise required by the federal securities laws, the
Company undertakes no obligation to update the information in this press release.
# # #
5
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Balance Sheets
March 31, 2011 | December 31, 2010 | |||||||
(Unaudited) | ||||||||
Assets |
||||||||
Real estate assets |
||||||||
Land, buildings and improvements, and intangible lease assets |
$ | 1,223,512,488 | $ | 1,032,369,288 | ||||
Mortgage loans |
165,000,000 | 165,000,000 | ||||||
Gross investment in real estate assets |
1,388,512,488 | 1,197,369,288 | ||||||
Accumulated depreciation and amortization |
(83,987,612 | ) | (76,094,356 | ) | ||||
Net investment in real estate assets |
1,304,524,876 | 1,121,274,932 | ||||||
Cash and cash equivalents |
7,009,911 | 98,408,509 | ||||||
Interest and rent receivable |
26,977,437 | 26,175,635 | ||||||
Straight-line rent receivable |
30,674,923 | 28,911,861 | ||||||
Other loans |
55,867,707 | 50,984,904 | ||||||
Other assets |
24,033,058 | 23,057,868 | ||||||
Total Assets |
$ | 1,449,087,912 | $ | 1,348,813,709 | ||||
Liabilities and Equity |
||||||||
Liabilities |
||||||||
Debt, net |
$ | 476,353,462 | $ | 369,969,691 | ||||
Accounts payable and accrued expenses |
37,817,906 | 35,974,314 | ||||||
Deferred revenue |
20,877,232 | 23,136,926 | ||||||
Lease deposits and other obligations to tenants |
23,768,362 | 20,156,716 | ||||||
Total liabilities |
558,816,962 | 449,237,647 | ||||||
Medical Properties Trust, Inc. stockholders equity
|
||||||||
Preferred stock, $0.001 par value. Authorized 10,000,000
shares; no shares outstanding |
| | ||||||
Common stock, $0.001 par value. Authorized 150,000,000 shares;
issued and outstanding - 110,404,517 at March 31, 2011,
and 110,225,052 shares at December 31, 2010 |
110,405 | 110,225 | ||||||
Additional paid in capital |
1,053,590,169 | 1,051,785,240 | ||||||
Distributions in excess of net income |
(160,154,152 | ) | (148,530,467 | ) | ||||
Accumulated other comprehensive loss |
(3,123,740 | ) | (3,640,751 | ) | ||||
Treasury shares, at cost |
(262,343 | ) | (262,343 | ) | ||||
Total Medical Properties Trust, Inc. stockholders equity |
890,160,339 | 899,461,904 | ||||||
Non-controlling interests |
110,611 | 114,158 | ||||||
Total Equity |
890,270,950 | 899,576,062 | ||||||
Total Liabilities and Equity |
$ | 1,449,087,912 | $ | 1,348,813,709 | ||||
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Statements of Operations
For the Three Months Ended | ||||||||
March 31, 2011 | March 31, 2010 | |||||||
(unaudited) | (unaudited) | |||||||
Revenues |
||||||||
Rent billed |
$ | 28,672,723 | $ | 21,248,292 | ||||
Straight-line rent |
1,734,674 | 1,810,770 | ||||||
Interest and fee income |
5,291,241 | 7,799,237 | ||||||
Total revenues |
35,698,638 | 30,858,299 | ||||||
Expenses |
||||||||
Real estate depreciation and amortization |
7,893,256 | 6,124,892 | ||||||
Property-related |
60,941 | 529,193 | ||||||
Loan impairment charge |
| 12,000,000 | ||||||
Acquisition
expenses |
2,039,971 | 64,640 | ||||||
General and administrative |
6,874,262 | 6,104,940 | ||||||
Total operating expenses |
16,868,430 | 24,823,665 | ||||||
Operating income |
18,830,208 | 6,034,634 | ||||||
Other income (expense) |
||||||||
Interest and other income (expense) |
(14,402 | ) | (15,626 | ) | ||||
Interest expense |
(8,139,927 | ) | (9,457,728 | ) | ||||
Net other expense |
(8,154,329 | ) | (9,473,354 | ) | ||||
Income (loss) from continuing operations |
10,675,879 | (3,438,720 | ) | |||||
Income from discontinued operations |
148,105 | 625,320 | ||||||
Net income (loss) |
10,823,984 | (2,813,400 | ) | |||||
Net income attributable to non-controlling interests |
(44,377 | ) | (8,570 | ) | ||||
Net income (loss) attributable to MPT common stockholders |
$ | 10,779,607 | $ | (2,821,970 | ) | |||
Net income (loss) per common share basic and diluted: |
||||||||
Income (loss) from continuing operations |
$ | 0.09 | $ | (0.05 | ) | |||
Income from discontinued operations |
| 0.01 | ||||||
Net income (loss) attributable to MPT common stockholders |
$ | 0.09 | $ | (0.04 | ) | |||
Dividends declared per common share |
$ | 0.20 | $ | 0.20 | ||||
Weighted average shares outstanding basic |
110,399,683 | 79,175,511 | ||||||
Weighted average shares outstanding diluted |
110,407,788 | 79,175,511 |
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Reconciliation of Net Income (Loss) to Funds From Operations
(Unaudited)
Reconciliation of Net Income (Loss) to Funds From Operations
(Unaudited)
For the Three Months Ended | ||||||||
March 31, 2011 | March 31, 2010 | |||||||
FFO information: |
||||||||
Net income (loss) attributable to MPT common stockholders |
$ | 10,779,607 | $ | (2,821,970 | ) | |||
Participating securities share in earnings |
(315,360 | ) | (350,721 | ) | ||||
Net income (loss) , less
participating securities share
in earnings |
$ | 10,464,247 | $ | (3,172,691 | ) | |||
Depreciation and amortization |
||||||||
Continuing operations |
7,893,256 | 6,124,892 | ||||||
Discontinued operations |
| 755,214 | ||||||
Gain on sale of real estate |
(5,324 | ) | (16,069 | ) | ||||
Funds from operations |
$ | 18,352,179 | $ | 3,691,346 | ||||
Acquisition costs |
2,039,971 | 64,640 | ||||||
Loan impairment charge |
| 12,000,000 | ||||||
Normalized funds from operations |
$ | 20,392,150 | $ | 15,755,986 | ||||
Share-based compensation |
1,837,709 | 1,529,734 | ||||||
Debt costs amortization |
986,955 | 1,477,390 | ||||||
Additional rent received in advance |
(300,000 | ) | | |||||
Straight-line rent revenue |
(1,734,673 | ) | (1,810,770 | ) | ||||
Adjusted funds from operations |
$ | 21,182,141 | $ | 16,952,340 | ||||
Per diluted share data: |
||||||||
Net income (loss) , less participating securities share in earnings |
$ | 0.09 | $ | (0.04 | ) | |||
Depreciation and amortization |
||||||||
Continuing operations |
0.08 | 0.08 | ||||||
Discontinued operations |
| 0.01 | ||||||
Gain on sale of real estate |
| | ||||||
Funds from operations |
$ | 0.17 | $ | 0.05 | ||||
Acquisition costs |
0.01 | | ||||||
Loan impairment charge |
| 0.15 | ||||||
Normalized funds from operations |
$ | 0.18 | $ | 0.20 | ||||
Share-based compensation |
0.02 | 0.02 | ||||||
Debt costs amortization |
0.01 | 0.01 | ||||||
Additional rent received in advance |
| | ||||||
Straight-line rent revenue |
(0.02 | ) | (0.02 | ) | ||||
Adjusted funds from operations |
$ | 0.19 | $ | 0.21 | ||||
Funds from operations, or FFO, represents net income (computed in accordance with GAAP),
excluding gains (or losses) from sales of property, plus real estate related depreciation and
amortization (excluding amortization of deferred financing costs). Management considers funds from
operations a useful additional measure of performance for an equity REIT because it facilitates an
understanding of the operating performance of our properties without giving effect to real estate
depreciation and amortization, which assumes that the value of real estate assets diminishes
predictably over time. Since real estate values have historically risen or fallen with market
conditions, we believe that funds from operations provides a meaningful supplemental indication of
our performance. We compute funds from operations in accordance with standards established by the
Board of Governors of the National Association of Real Estate Investment Trusts, or NAREIT, in its
March 1995 White Paper (as amended in November 1999 and April 2002), which may differ from the
methodology for calculating funds from operations utilized by other equity REITs and, accordingly,
may not be comparable to such other REITs. FFO does not represent amounts available for
managements discretionary use because of needed capital replacement or expansion, debt service
obligations, or other commitments and uncertainties, nor is it indicative of funds available to
fund our cash needs, including our ability to make distributions. Funds from operations should not
be considered as an alternative to net income (loss) (computed in accordance with GAAP) as
indicators of our financial performance or to cash flow from operating activities (computed in
accordance with GAAP) as an indicator of our liquidity.
We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to normalized
FFO (i) straight-line rent revenue, (ii) non-cash share-based compensation expense, and (iii)
amortization of deferred financing costs. AFFO is an operating measurement that we use to analyze
our results of operations based on the receipt, rather than the accrual, of our rental revenue and
on certain other adjustments. We believe that this is an important measurement because our leases
generally have significant contractual escalations of base rents and therefore result in
recognition of rental income that is not collected until future periods, and costs that are
deferred or are non-cash charges. Our calculation of AFFO may not be comparable to AFFO or
similarly titled measures reported by other REITs. AFFO should not be considered as an alternative
to net income (calculated pursuant to GAAP) as an indicator of our results of operations or to
cash flow from operating activities (calculated pursuant to GAAP) as an indicator of our
liquidity.