Press Release

Care Investment Trust Inc. Announces Second Quarter 2012 Results

Company Release - 8/22/2012 7:00 AM ET

NEW YORK, Aug. 22, 2012 /PRNewswire/ --

2012 Second Quarter Highlights

  • Announced FFO and AFFO per common share, basic and diluted, for the second quarter of 2012 of $0.07 and $0.11, respectively
  • Declared cash dividend of $0.135 per common share
  • Closed a $15.7 million, 10-year refinancing of the bridge loan debt on the Greenfield portfolio with a fixed interest rate of 4.76%
  • Ended second quarter 2012 with cash and cash equivalents of approximately $48.0 million

Care Investment Trust Inc. (OTCQX: CVTR) ("Care" or the "Company"), a real estate investment company that invests in healthcare-related real estate, today reported financial results for its second quarter ended June 30, 2012, and announced that it has declared a quarterly cash dividend of $0.135 per share for the quarter. 

The Company reported a net loss of approximately $0.2 million, or $0.03 per basic and diluted common share for the three months ended June 30, 2012.  Net loss was impacted by a non-cash depreciation charge from the Company's real estate investments of approximately $1.0 million, or $0.10 per basic and diluted common share, as well as an unrealized loss on derivative instruments related to a derivative instrument the Company entered into in anticipation of obtaining term financing with respect to the properties purchased from Greenfield Senior Living, Inc. ("Greenfield") of approximately $0.4 million, or $0.04 per basic and diluted common share.

Funds From Operations (FFO) for the second quarter of 2012 was approximately $0.7 million, or $0.07 per basic and diluted common share.  Adjusted Funds From Operations (AFFO) amounted to approximately $1.1 million, or $0.11 per basic and diluted common share.  FFO is computed by adding back to net income (loss) the depreciation and amortization of real estate related to Care's investment in the properties purchased from Bickford Senior Living Group, L.L.C. ("Bickford") and Greenfield.  AFFO reflects additional adjustments for other non-cash and related income and expense items including amortization of above-market leases, deferred financing costs, stock-based compensation, straight-lining of lease revenue, transaction costs and the unrealized loss on derivative investments.  These adjustments are detailed in the attached reconciliation of Non-GAAP Financial Measures. 

Portfolio Activity

Wholly-owned and Partially-owned Real Estate

Wholly-owned real estate totaled approximately $120.6 million at June 30, 2012, consisting of investments in 17 assisted living, independent living and memory care facilities acquired in the Bickford and Greenfield transactions, all of which are triple net leased.  In addition, Care had real estate investments in partially-owned entities of approximately $2.5 million as of June 30, 2012, maintaining its joint venture interest in one independent / assisted living facility with Senior Management Concepts, LLC ("SMC").

Loan Portfolio

The net investment in Care's loan investment was approximately $5.6 million as of June 30, 2012.  The weighted average spread on the loan investment, which is floating-rate, was 6.00% over the 30-day London Interbank Offered Rate ("Libor") and had an effective interest rate of 7.20% as of June 30, 2012.  The remaining loan investment is part of a larger credit facility, in which the Company has an approximately one-third interest, and is secured by a total of ten (10) properties consisting of skilled nursing facilities, assisted living facilities and a multifamily property located in Louisiana.

Operating Activities

Care generated total revenue of approximately $4.0 million during the 2012 second quarter which consisted primarily of rental revenue of approximately $3.4 million and interest income from investments in loans of approximately $0.2 million.  The Company also recognized approximately $0.4 million of reimbursable income on its Bickford and Greenfield properties during the three months ended June 30, 2012.  Reimbursable income includes real estate taxes and certain other escrows that Care collects on behalf of its Bickford and Greenfield properties and which are used to pay such expense as they come due.   

The Company incurred approximately $2.4 million in operating expenses during the three months ended June 30, 2012, which included approximately $0.1 million in base services fees payable to its advisor TREIT Management LLC and approximately $0.9 million in marketing, general and administrative expenses.  General and administrative expenses include fees for professional services, including audit, legal and investor relations; directors & officers and other insurance; general overhead costs for the Company and employee salaries and benefits as well as fees paid to its directors, rent for its corporate offices and transaction costs.  Care also incurred approximately $1.0 million of depreciation and amortization expense relating to its investment in the Bickford and Greenfield properties.  For the three months ended June 30, 2012, the Company also recognized $0.4 million in reimbursable property expenses, which include real estate taxes and other escrows that the Company collects and disburses on behalf of its tenants in its owned properties.     

Care recognized income from investments in partially-owned entities of approximately $0.1 million for the three months ended June 30, 2012 which consisted of its equity income from the Company's SMC joint venture.

During the three month period ended June 30, 2012, Care recognized an unrealized loss on derivative instruments of approximately $0.4 million.  In February 2012, the Company entered into a transaction in which it sold short $15.5 million of the 2.0% U.S. Treasury Note due November 15, 2021 in anticipation of obtaining a ten-year fixed rate mortgage from Freddie Mac secured by its Greenfield properties, the interest rate on which would be determined by a fixed spread over the 10-year U.S. Treasury Note.  In April 2012, the Company closed on the aforementioned term financing with Freddie Mac.  Total proceeds were approximately $15.7 million and the loan provides for a fixed interest rate of 4.76%, a 30-year amortization schedule and a maturity date of May 1, 2022.  Proceeds of the Freddie Mac mortgage were used to satisfy the existing mortgage bridge loan the Company obtained from KeyBank National Association to acquire the Greenfield properties in September 2011.  The Company closed the short position with a net realized gain of approximately $0.1 million when it rate locked the Freddie Mac loan.   

Interest expense totaled approximately $1.6 million for the three months ended June 30, 2012, which related primarily to the mortgage debt incurred to finance the acquisition of the Bickford properties and the bridge loan pertaining to the acquisition of the Greenfield properties.  The effective interest rates for the second quarter of 2012 on the Company's mortgage debt borrowings incurred to finance the acquisition of the Bickford and Greenfield properties were 6.88% and 4.76%, respectively.

Liquidity and Funding

At June 30, 2012, Care had approximately $48.0 million in cash and cash equivalents. 

Quarterly Dividend

On August 9, 2012, the Company's Board of Directors declared a quarterly cash dividend of $0.135 per share for the quarter ended on June 30, 2012 payable on September 6, 2012 to stockholders of record as of August 23, 2012.       

Conference Call Details

Care will host a conference call on Wednesday, August 22, 2012, at 10:00 a.m. Eastern Time to discuss the second quarter results.  The call may be accessed live by dialing (877) 941-8609 or by visiting the Company's website at www.carereit.com.

Investors may access a replay by dialing (800) 406-7325, passcode 4559881, which will be available through August 29, 2012.  The webcast replay will also be archived in the "Investor Relations" section of the Company's website.

About Care Investment Trust

Care Investment Trust Inc. is a real estate investment company that invests in healthcare-related real estate. 

Safe Harbor Statement under the Private Securities Litigation Reform Act of 1995

This release contains "forward-looking statements" which involve risks, uncertainties and contingencies, many of which are beyond Care Investment Trust Inc.'s control, which may cause actual results, performance, or achievements to differ materially from anticipated results, performance, or achievements.  All statements contained in this release that are not clearly historical in nature are forward-looking, and the words "anticipate," "believe," "estimate," "expect," "plan," "target," and similar expressions are generally intended to identify forward-looking statements.  Such risks are set forth under the captions "Forward-Looking Statements" and "Management's Discussion and Analysis of Financial Condition and Results of Operations" (or similar captions) in Care's most recent Annual Report on Form 10-K and 10-K/A and its quarterly reports on Form 10-Q, and as described in the Company's other filings with the Securities and Exchange Commission.  Economic, business, funding market, competitive and/or regulatory factors, among others, affecting Care Investment Trust Inc.'s businesses are examples of factors that could cause actual results to differ materially from those described in the forward-looking statements in addition to those factors specified in Care Investment Trust Inc.'s Annual Report on Form 10-K and 10-K/A, as well as Care Investment Trust Inc.'s Quarterly Reports on Form 10-Q.  Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as to the date of this press release.  We cannot guarantee the accuracy of any such forward-looking statements contained in this press release, and Care Investment Trust Inc. is under no obligation to (and expressly disclaims any such obligation to) update or alter its forward-looking statements, whether as a result of new information, future events or otherwise.

Funds from Operations and Adjusted Funds from Operations

Funds From Operations, or FFO, which is a non-GAAP financial measure, is a widely recognized measure of REIT performance. The Company computes FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently.

The revised White Paper on FFO, approved by the Board of Governors of NAREIT in April 2002, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of property, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis.

Adjusted Funds from Operations

Adjusted Funds From Operations, or AFFO, is a non-GAAP financial measure. The Company calculates AFFO as net income (loss) (computed in accordance with GAAP), excluding gains (losses) from debt restructuring and gains (losses) from sales of property, the effects of straight lining lease revenue, plus the expenses associated with depreciation and amortization on real estate assets, certain expenses associated with real estate acquisitions, non-cash equity compensation expenses, and excess cash distributions from the Company's equity method investments and one-time events pursuant to changes in GAAP and other non-cash charges. Proportionate adjustments for unconsolidated partnerships and joint ventures will also be taken when calculating the Company's AFFO.

The Company believes that FFO and AFFO provide additional measures of its core operating performance by eliminating the impact of certain noncash and capitalized expenses and facilitating a comparison of its financial results to those of other comparable REITs with fewer or no non-cash charges and comparison of the Company's own operating results from period to period.  The Company uses FFO and AFFO in this way and also uses AFFO as one performance metric in its executive compensation program as well as a variation of AFFO in calculating the Incentive Fee payable to its advisor, TREIT (as adjusted pursuant to the Services Agreement).  Additionally, the Company believes that its investors also use FFO and AFFO to evaluate and compare the performance of the Company and its peers, and as such, the Company believes that the disclosure of FFO and AFFO is useful to (and expected by) its investors.

However, the Company cautions that neither FFO nor AFFO represent cash generated from operating activities in accordance with GAAP and they should not be considered as an alternative to net income (determined in accordance with GAAP), or an indication of the Company's cash flow from operating activities (determined in accordance with GAAP), as a measure of its liquidity, or an indication of funds available to fund the Company's cash needs, including its ability to make cash distributions.  In addition, the Company's methodology for calculating FFO and/or AFFO may differ from the methodologies employed by other REITs to calculate the same or similar supplemental performance measures, and accordingly, the Company's reported FFO and/or AFFO may not be comparable to the FFO and AFFO reported by other REITs.

For more information on the Company, please visit the Company's website at www.carereit.com

-Financial Tables to Follow-

 

Care Investment Trust Inc. and Subsidiaries

Condensed Consolidated Balance Sheets

(dollars in thousands — except share and per share data)



















June 30, 2012



December 31, 2011



(Unaudited)




Assets:








Real estate:








Land


$

10,620



$

10,620

Buildings and improvements



116,222




116,222

Less: accumulated depreciation and amortization



(6,263)




(4,540)

Total real estate, net



120,579




122,302

Investment in loans



5,593




5,766

Investments in partially-owned entities



2,491




2,491

Identified intangible assets — leases in place, net



6,616




6,939

Cash and cash equivalents



48,040




52,306

Other assets



5,752




4,412

Total Assets


$

189,071



$

194,216












Liabilities and Stockholders' Equity








Liabilities:








Mortgage notes payable


$

95,880



$

96,079

Accounts payable and accrued expenses



1,268




2,170

Accrued expenses payable to related party



89




1,794

Other liabilities



609




593

Total Liabilities



97,846




100,636

Commitments and Contingencies








Stockholders' Equity








Preferred stock: $0.001 par value, 100,000,000 shares

  authorized, none issued or outstanding






Common stock: $0.001 par value, 250,000,000 shares

  authorized 10,215,551 and 10,171,550 shares issued

  and outstanding, respectively



11




11

Additional paid-in capital



83,993




83,615

Retained earnings



7,221




9,954

Total Stockholders' Equity



91,225




93,580

Total Liabilities and Stockholders' Equity


$

189,071



$

194,216


















 

Care Investment Trust Inc. and Subsidiaries

Condensed Consolidated Statement of Operations (Unaudited)

(dollars in thousands — except share and per share data)



























Three Months Ended

June 30, 2012



Three Months Ended

June 30, 2011



Six Months Ended

June 30, 2012



Six Months Ended

June 30, 2011













Revenue












Rental income

$

3,442


$

2,961


$

6,884


$

5,923

Reimbursable income


353



315



705



629

Income from investments in loans


182



198



364



443

Total Revenue


3,977



3,474



7,953



6,995













Expenses












Base services fees to related party


133



99



245



203

Incentive fee to related party




176





481

Marketing, general and administrative (including

  stock-based compensation of $36, $15, $105

  and $45, respectively)


898



878



2,070



1,707

Reimbursed property expenses


358



324



710



633

Depreciation and amortization


994



868



1,976



1,736

Operating Expenses


2,383



2,345



5,001



4,760













Other (Income) Expense












(Income) from investments in partially-owned entities, net


(81)



(1,384)



(162)



(771)

Unrealized loss on derivative instruments, net


420







255

Realized (gain) or loss on derivative instruments, net


(86)





(86)



Impairment of investments




77





77

Interest income


(19)



(5)



(40)



(8)

Interest expense including amortization of deferred financing costs


1,599



1,374



3,185



2,728

Net income (loss)

$

(239)


$

1,067


$

55


$

(46)













Net income (loss) allocated to common stockholders per share of common stock












Net income (loss), basic

$

(0.03)


$

0.11


$

0.00


$

(0.00)

Net income (loss), diluted

$

(0.03)


$

0.10


$

0.00


$

(0.00)

Weighted average common shares outstanding,

  basic


10,224,845



10,149,562



10,200,141



10,145,018

Weighted average common shares outstanding,

  diluted


10,224,845



10,167,272



10,214,265



10,145,018













 Dividends declared per common share

$

0.270


$

0.135


$

0.270


$

0.135

 

Care Investment Trust Inc. and Subsidiaries

Reconciliation of Non-GAAP Financial Measures

(dollars in thousands — except share and per share data)















For the three months ended

 June 30, 2012



For the six months ended

 June 30, 2012



FFO



AFFO



FFO



AFFO

Net income (loss)


$

(239)



$

(239)



$

55



$

55

Add:
















Depreciation and amortization on owned
     properties



975




975




1,943




1,943

Stock-based compensation



--




36




--




105

Amortization of above-market leases



--




52




--




104

Amortization of deferred financing costs



--




67




--




134

Transaction costs



--




233




--




233

Other non-cash



--




--




--




79

Straight-line effect of lease revenue



--




(399)




--




(799)

Unrealized loss on derivative instruments



--




420




--




--

















Funds From Operations and Adjusted Funds From Operations


$

736



$

1,145



$

1,998



$

1,854

















FFO and Adjusted FFO per share basic


$

0.07



$

0.11



$

0.20



$

0.18

FFO and Adjusted FFO per share diluted


$

0.07



$

0.11



$

0.20



$

0.18

Weighted average shares outstanding — basic
     (1)



10,224,845




10,224,845




10,200,141




10,200,141

Weighted average shares outstanding —
     diluted (1) (2)



10,239,979




10,239,979




10,214,265




10,214,265













(1)

The diluted FFO and AFFO per share calculations exclude the dilutive effect of the 2008 Warrant convertible into 652,500 common shares for the three and six month periods ended June 30, 2012, because the exercise price was more than the average market price for each of those periods.



(2)

The diluted FFO and AFFO per share calculations include the dilutive effect of 69,384 remaining unvested restricted stock units which were granted to certain officers and employees on December 30, 2011.

 

SOURCE Care Investment Trust Inc.