8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K 

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d)

OF THE SECURITIES EXCHANGE ACT OF 1934

Date of report (Date of earliest event reported): October 31, 2019 

MEDICAL PROPERTIES TRUST, INC.

(Exact Name of Registrant as Specified in Charter)

Commission File Number 001-32559

Maryland	20-0191742
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

1000 Urban Center Drive, Suite 501 Birmingham, AL	35242
(Address of principal executive offices)	(Zip Code)

Registrant’s telephone number, including area code

(205) 969-3755 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the Registrant under any of the following provisions:

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol	Name of each exchange on which registered
Common Stock, par value $0.001 per share, of Medical Properties Trust, Inc.	MPW	The New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company  ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.  ☐

Item 2.02. Results of Operations and Financial Condition.

On October 31, 2019, Medical Properties Trust, Inc. issued a press release announcing its financial results for the three and nine months ended September 30, 2019. A copy of the press release is attached as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference. The information in this Current Report on Form 8-K, including the information set forth in Exhibit 99.1 and Exhibit 99.2 attached hereto, shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liability of that section or Sections 11 and 12(a)(2) of the Securities Act of 1933, as amended. In addition, this information shall not be deemed incorporated by reference in any filing of Medical Properties Trust, Inc. with the Securities and Exchange Commission, except as expressly set forth by specific reference in any such filing.

Item 9.01. Financial Statements and Exhibits.

(d) Exhibits.

Exhibit Number		Description
	99.1	Press release dated October 31, 2019 reporting financial results for the three and nine months ended September 30, 2019
	99.2	Medical Properties Trust, Inc. 3rd Quarter 2019 Supplemental Information
	104	Cover Page Interactive Data File (embedded within the Inline XBRL document).

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunder duly authorized.

MEDICAL PROPERTIES TRUST, INC.
By:	/s/ R. Steven Hamner
Name:	R. Steven Hamner
Title:	Executive Vice President and Chief Financial Officer

Date: October 31, 2019

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EX-99.1

Exhibit 99.1

Contact: Tim Berryman

Director – Investor Relations

Medical Properties Trust, Inc.

(205) 969-3755

tberryman@medicalpropertiestrust.com

MEDICAL PROPERTIES TRUST, INC. REPORTS THIRD QUARTER RESULTS

Per Share Net Income of $0.20 and Normalized FFO of $0.33

Continues to Deliver Accretive Acquisitions; $5 Billion Pipeline Opportunities

Birmingham, AL – October 31, 2019 – Medical Properties Trust, Inc. (the “Company” or “MPT”) (NYSE: MPW) today announced financial and operating results for the third quarter ended September 30, 2019 and recent highlights.

“We are delighted with where we stand at the end of the third quarter of this record breaking year,” said Edward K. Aldag, Jr., MPT’s Chairman, President and Chief Executive Officer. “On top of the $3.4 billion of previously announced accretive investments, we added another $282 million in high-quality assets recently and are poised for even more significant acquisitions soon.”

Year-to-date, MPT has acquired and leased to well-positioned hospital operators approximately $3.7 billion of hospital real estate, a growth in assets of 40% since the beginning of the year. The acquired facilities, which are 100% leased, generate an average GAAP rate of approximately 8.0% resulting in immediately accretive results to Normalized FFO per share. Notwithstanding the record level of investments and FFO and dividend growth already achieved in 2019, the Company expects additional near-term acquisition opportunities as described by Aldag. “The market activity for hospital real estate continues to expand as operators across the globe recognize opportunities to access low cost permanent capital through efficient use of their real estate assets,” said Aldag. “MPT’s demonstrated ability to execute large acquisitions promptly and with certainty has provided us a competitive advantage over other hospital investors and has led to our commanding market share. We continue to actively pursue transactions totaling as much as $5.0 billion, some of which may close during the next few quarters.”

THIRD QUARTER AND RECENT HIGHLIGHTS

• Net income of $0.20 and Normalized Funds from Operations (“NFFO”) of $0.33 in the third quarter, both on a per diluted share basis;

• Acquired three inpatient rehabilitation facilities for $196 million and seven long-term acute care facilities for $58 million, with lease coverages of approximately two times and five times, respectively;

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• Commenced development of a $28 million, 92-bed freestanding behavioral health facility in Houston, Texas to be operated by NeuroPsychiatric Hospitals with an estimated opening in the third quarter of 2020;

• Completed the previously announced investment in real estate and other assets of Watsonville Community Hospital for $55 million;

• Sold $250 million of equity in the third quarter under MPT’s “at-the market” program at an average price of $18.62.

Previously announced acquisitions and capital markets activities completed in the third quarter:

• $423 million acquisition of eight acute care hospitals in the UK operated by Ramsay Health Care;

• $1.55 billion acquisition of 14 acute care hospitals and two behavioral health hospital facilities operated by Prospect Medical Holdings, Inc.;

• 51.75 million share issuance of common stock for net proceeds of approximately $858 million;

• $900 million issuance of 4.625% senior notes due 2029 at issue price of 99.5% of par value for net proceeds of approximately $885 million.

Included in the financial tables accompanying this press release is information about the Company’s assets and liabilities, net income and reconciliations of net income to NFFO, all on a basis comparable to 2018 results. In addition, a reconciliation of pro forma total gross assets to total assets is included in the financial tables accompanying this press release.

PORTFOLIO UPDATE

The Company has pro forma total gross assets of approximately $13.6 billion, including $10.5 billion in general acute care hospitals, $1.7 billion in inpatient rehabilitation hospitals, and $0.4 billion in long-term acute care hospitals. This pro forma portfolio includes 349 properties representing approximately 39,000 licensed beds in 33 U.S. states and in Germany, the United Kingdom, Switzerland, Italy, Spain and Australia.

OPERATING RESULTS AND OUTLOOK

Net income for the third quarter of 2019 was $89.8 million (or $0.20 per diluted share), compared to $736.0 million (or $2.00 per diluted share) in the third quarter of 2018 resulting from $695.2 million of gains from sales that include a joint venture transaction by which MPT sold a 50% interest in a portfolio of 71 German post-acute hospitals.

NFFO for the third quarter of 2019 was $147.5 million compared to $127.2 million in the third quarter of 2018. Per share NFFO was $0.33 per diluted share in the third quarter of 2019, compared to $0.35 per diluted share in the third quarter of 2018.

The Company expects an annual run-rate of $1.10 to $1.12 per diluted share for net income and $1.56 to $1.58 per diluted share for NFFO based on year-to-date transactions in 2019.

A reconciliation of NFFO guidance to net income is included with the financial tables accompanying this press release.

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These estimates do not include the effects, if any, of unexpected real estate operating costs, changes in accounting pronouncements, litigation costs, debt refinancing costs, acquisition costs, currency exchange rate movements, interest rate hedging activities, write-offs of straight-line rent or other non-recurring or unplanned transactions. These estimates may change if the Company acquires or sells assets in amounts that are different from estimates, market interest rates change, debt is refinanced, new shares are issued, additional debt is incurred, other operating expenses vary, income from our equity investments vary from expectations, or existing leases do not perform in accordance with their terms.

CONFERENCE CALL AND WEBCAST

The Company has scheduled a conference call and webcast for Thursday, October 31, 2019 at 11:00 a.m. Eastern Time to present the Company’s financial and operating results for the quarter ended September 30, 2019. The dial-in numbers for the conference call are 844-535-3969 (U.S. and Canada) and 409-937-8903 (International); both numbers require passcode 4549247. The conference call will also be available via webcast in the Investor Relations’ section of the Company’s website, www.medicalpropertiestrust.com.

A telephone and webcast replay of the call will be available beginning shortly after the call’s completion through November 14, 2019. Dial-in numbers for the replay are 855-859-2056 and 404-537-3406 for U.S./Canada and International callers, respectively. The replay passcode for all callers is 4549247.

The Company’s supplemental information package for the current period will also be available on the Company’s website under the “Investor Relations” section.

About Medical Properties Trust, Inc.

Medical Properties Trust, Inc. is a self-advised real estate investment trust formed to acquire and develop net-leased hospital facilities. The Company’s financing model facilitates acquisitions and recapitalizations and allows operators of hospitals to unlock the value of their real estate assets to fund facility improvements, technology upgrades and other investments in operations. For more information, please visit the Company’s 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 satisfaction of all conditions to, and the timely closing (if at all) of transactions; annual run-rate net income and NFFO per share; the amount of acquisitions of healthcare real estate, if any; results from potential sales and joint venture arrangements, if any; capital markets conditions; estimated leverage metrics; the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in equity investments and the timing of such income; the payment of future dividends, if any; completion of additional debt arrangements, and additional investments; national and international economic, business, real estate and other market conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s ability to maintain its status as a REIT for income tax

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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 Company’s Annual Report on Form 10-K for the year ended December 31, 2018 and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and 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.

# # #

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MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Balance Sheets

(Amounts in thousands, except for per share data)	September 30, 2019			December 31, 2018
	(Unaudited)			(A)
Assets
Real estate assets
Land, buildings and improvements, intangible lease assets, and other	$	7,310,604		$	5,268,459
Mortgage loans		1,268,563			1,213,322
Net investment in direct financing leases		688,891			684,053
Investment in sale leaseback transactions		1,390,619			—
Gross investment in real estate assets		10,658,677			7,165,834
Accumulated depreciation and amortization		(571,589	)		(464,984	)
Net investment in real estate assets		10,087,088			6,700,850
Cash and cash equivalents		461,622			820,868
Interest and rent receivables		25,653			25,855
Straight-line rent receivables		299,993			220,848
Equity investments		777,102			520,058
Other loans		521,398			373,198
Other assets		279,297			181,966
Total Assets	$	12,452,153		$	8,843,643
Liabilities and Equity
Liabilities
Debt, net	$	6,096,232		$	4,037,389
Accounts payable and accrued expenses		249,642			204,325
Deferred revenue		16,377			13,467
Obligations to tenants and other lease liabilities		103,084			27,524
Total Liabilities		6,465,335			4,282,705
Equity
Preferred stock, $0.001 par value. Authorized 10,000 shares; no shares outstanding		—			—
Common stock, $0.001 par value. Authorized 500,000 shares; issued and outstanding - 459,778 shares at September 30, 2019 and 370,637 shares at December 31, 2018		460			371
Additional paid-in capital		5,972,341			4,442,948
Retained earnings		51,702			162,768
Accumulated other comprehensive loss		(50,186	)		(58,202	)
Treasury shares, at cost		(777	)		(777	)
Total Medical Properties Trust, Inc. Stockholders’ Equity		5,973,540			4,547,108
Non-controlling interests		13,278			13,830
Total Equity		5,986,818			4,560,938
Total Liabilities and Equity	$	12,452,153		$	8,843,643

(A) Financials have been derived from the prior year audited financial statements.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Consolidated Statements of Income

(Unaudited)

(Amounts in thousands, except for per share data)	For the Three Months Ended						For the Nine Months Ended
	September 30, 2019			September 30, 2018			September 30, 2019			September 30, 2018
Revenues
Rent billed	$	124,361		$	118,238		$	343,841		$	369,076
Straight-line rent		31,026			18,293			76,813			49,157
Income from direct financing leases		17,502			18,998			52,168			55,613
Interest and other income		51,867			41,467			124,937			130,098
Total revenues		224,756			196,996			597,759			603,944
Expenses
Interest		64,519			57,215			167,396			172,364
Real estate depreciation and amortization		40,833			29,949			108,161			100,217
Property-related (A)		4,038			2,719			15,394			6,823
General and administrative		23,286			20,982			69,009			58,352
Acquisition costs		—			506			—			917
Total expenses		132,676			111,371			359,960			338,673
Other income (expense)
Gain on sale of real estate and other, net		209			647,204			62			672,822
Earnings from equity interests		3,474			3,116			11,635			10,542
Unutilized financing fees		(3,959	)		—			(4,873	)		—
Other		(2,282	)		2,595			(1,497	)		(4,297	)
Total other income		(2,558	)		652,915			5,327			679,067
Income before income tax		89,522			738,540			243,126			944,338
Income tax benefit (expense)		745			(2,064	)		3,352			(4,802	)
Net income		90,267			736,476			246,478			939,536
Net income attributable to non-controlling interests		(481	)		(442	)		(1,432	)		(1,334	)
Net income attributable to MPT common stockholders	$	89,786		$	736,034		$	245,046		$	938,202
Earnings per common share - basic:
Net income attributable to MPT common stockholders	$	0.20		$	2.01		$	0.60		$	2.56
Earnings per common share - diluted:
Net income attributable to MPT common stockholders	$	0.20		$	2.00		$	0.60		$	2.56
Weighted average shares outstanding - basic		439,581			365,024			404,902			364,934
Weighted average shares outstanding - diluted		440,933			366,467			406,100			365,784
Dividends declared per common share	$	0.26		$	0.25		$	0.76		$	0.75

(A) Includes $2.9 million and $11.4 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three and nine months ended September 30, 2019, respectively. These costs are required to be presented on a gross basis (with offset included in Interest and other income), following our adoption of the new lease accounting standard on January 1, 2019. We presented similar items in the prior year on a net basis.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Reconciliation of Net Income to Funds From Operations

(Unaudited)

(Amounts in thousands, except for per share data)	For the Three Months Ended						For the Nine Months Ended
	September 30, 2019			September 30, 2018			September 30, 2019			September 30, 2018
FFO information:
Net income attributable to MPT common stockholders	$	89,786		$	736,034		$	245,046		$	938,202
Participating securities’ share in earnings		(432	)		(290	)		(1,354	)		(808	)
Net income, less participating securities’ share in earnings	$	89,354		$	735,744		$	243,692		$	937,394
Depreciation and amortization		50,163			32,641			130,424			104,314
Gain on sale of real estate and other, net		(209	)		(647,204	)		(62	)		(672,822	)
Funds from operations	$	139,308		$	121,181		$	374,054		$	368,886
Write-off of straight-line rent and other, net of tax benefit		4,230			4,321			7,232			17,615
Unutilized financing fees		3,959			—			4,873			—
Acquisition costs, net of tax benefit		—			1,661			—			2,072
Normalized funds from operations	$	147,497		$	127,163		$	386,159		$	388,573
Share-based compensation		9,087			4,970			22,119			11,695
Debt costs amortization		2,659			1,952			6,914			5,543
Straight-line rent revenue and other		(39,204	)		(26,743	)		(96,762	)		(74,544	)
Adjusted funds from operations	$	120,039		$	107,342		$	318,430		$	331,267
Per diluted share data:
Net income, less participating securities’ share in earnings	$	0.20		$	2.00		$	0.60		$	2.56
Depreciation and amortization		0.12			0.09			0.32			0.29
Gain on sale of real estate and other, net		—			(1.76	)		—			(1.84	)
Funds from operations	$	0.32		$	0.33		$	0.92		$	1.01
Write-off of straight-line rent and other, net of tax benefit		0.01			0.01			0.02			0.04
Unutilized financing fees		—			—			0.01			—
Acquisition costs, net of tax benefit		—			0.01			—			0.01
Normalized funds from operations	$	0.33		$	0.35		$	0.95		$	1.06
Share-based compensation		0.02			0.01			0.05			0.03
Debt costs amortization		0.01			0.01			0.02			0.02
Straight-line rent revenue and other		(0.09	)		(0.08	)		(0.24	)		(0.20	)
Adjusted funds from operations	$	0.27		$	0.29		$	0.78		$	0.91

Notes:

(A) Certain line items above (such as real estate depreciation) include our share of such income/expense from unconsolidated joint ventures. These amounts are included with the activity of all of our equity interests in the “Earnings from equity interests” line on the consolidated statements of income.

(B) Investors and analysts following the real estate industry utilize funds from operations, or FFO, as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or NAREIT, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.

In addition to presenting FFO in accordance with the NAREIT definition, we also disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companies more meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered 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) non-cash 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.

MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES

Annual Run-Rate Guidance Reconciliation

(Unaudited)

	Annual Run-Rate Guidance - Per  Share(1)
	Low		High
Net income attributable to MPT common stockholders	$	1.10	$	1.12
Participating securities’ share in earnings		—		—
Net income, less participating securities’ share in earnings	$	1.10	$	1.12
Depreciation and amortization		0.46		0.46
Funds from operations	$	1.56	$	1.58
Other adjustments		—		—
Normalized funds from operations	$	1.56	$	1.58

(1) The guidance is based on current expectations and actual results or future events may differ materially from those expressed in this table, which is a forward-looking statement within the meaning of the federal securities laws. Please refer to the forward-looking statement included in this press release and our filings with the Securities and Exchange Commission for a discussion of risk factors that affect our performance.

Pro Forma Total Gross Assets

(Unaudited)

(Amounts in thousands)	September 30, 2019
Total Assets	$	12,452,153
Add:
Binding real estate commitments on new investments(2)		27,500
Unfunded amounts on development deals and commenced capital improvement projects(3)		130,096
Accumulated depreciation and amortization		571,589
Incremental gross assets of our joint ventures(4)		530,593
Less:
Cash and cash equivalents		(157,596	)
Pro Forma Total Gross Assets(5)	$	13,554,335

(2) Reflects a commitment to finance the development of a facility in Texas.

(3) Includes $43.3 million unfunded amounts on ongoing development projects and $86.8 million unfunded amounts on capital improvement projects and development projects that have commenced rent.

(4) Adjustment needed to reflect our share of our joint ventures’ gross assets.

(5) Pro forma total gross assets is total assets before accumulated depreciation/amortization and assumes all real estate binding commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. We believe pro forma total gross assets is useful to investors as it provides a more current view of our portfolio and allows for a better understanding of our concentration levels as our binding commitments close and our other commitments are fully funded.

EX-99.2

Exhibit 99.2

Medical Properties Trust THIRD QUARTER 2019 Supplemental Information

MEDICALPROPERTIESTRUST.COM TABLE OF CONTENTS COMPANY OVERVIEW Company Information 3 FINANCIAL INFORMATION Reconciliation of Net Income to Funds from Operations 5Debt Summary 6Debt Maturity Schedule 7 Pro Forma Net Debt /Annualized Adjusted EBITDA 8 PORTFOLIO INFORMATION Lease and Loan Maturity Schedule 9 Total Pro Forma Gross Assets and Actual Revenue by Asset Type, Operator, State and Country 10EBITDARM to Rent Coverage 13Summary of Acquisitions and Development Projects 14 FINANCIAL STATEMENTS Consolidated Statements of Income 15Consolidated Balance Sheets 16Unconsolidated Joint Venture Investments 17 FORWARD-LOOKING STATEMENT 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: Normalized FFO per share; expected payout ratio, the amount of acquisitions of healthcare real estate, if any; estimated debt metrics, portfolio diversification, capital markets conditions, the repayment of debt arrangements; statements concerning the additional income to the Company as a result of ownership interests in certain hospital operations and the timing of such income; the payment of future dividends, if any; completion of additional debt arrangement, and additional investments; national and international economic, business, real estate and other market conditions; the competitive environment in which the Company operates; the execution of the Company’s business plan; financing risks; the Company’s 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 Company’s Annual Report on Form 10-K for the year ended December 31, 2018, and as updated by the Company’s subsequently filed Quarterly Reports on Form 10-Q and other SEC filings. Except as otherwise required by the federal securities laws, the Company undertakes no obligation to update the information in this report. Certain information in the supplemental package is shown pro forma for the consummation of pending transactions. The pro forma adjustments are based upon available information and assumptions that we believe are reasonable. There is no assurance that the pending transactions will occur. On the cover: Southern California Hospital in Culver City, California, and Manchester Memorial Hospital in Connecticut, both MPT-owned acute care hospitals. On page 2: Southern California Hospital in Culver City, California. Q3 2019 | SUPPLEMENTAL INFORMATION 2

MEDICALPROPERTIESTRUST.COM COMPANY OVERVIEW Medical Properties Trust, Inc. is a self-advised real estate investment trust that provides capital to hospital operators located throughout the U.S. and other countries. We focus exclusively on hospitals, which is where the highest intensity of care is provided to patients. MPT is currently the second-largest non-governmental owner of hospital beds in the U.S. Our financing model allows owners of hospitals to unlock the value of their underlying real estate, primarily through sale leaseback transactions. OFFICERS Edward K. Aldag, Jr. Chairman, President and Chief Executive Officer R. Steven Hamner Executive Vice President and Chief Financial Officer Emmett E. McLean Executive Vice President, Chief Operating Officer and Secretary J. Kevin Hanna Vice President, Controller and Chief Accounting Officer Rosa H. Hooper Vice President, Managing Director of Asset Management and Underwriting Charles R. Lambert Treasurer and Managing Director of Capital Markets BOARD OF DIRECTORS Edward K. Aldag, Jr. G. Steven Dawson R. Steven Hamner Elizabeth N. Pitman D. Paul Sparks, Jr. Michael G. Stewart C. Reynolds Thompson, III CORPORATE HEADQUARTERS Medical Properties Trust, Inc. 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 (205) 969-3756 (fax) www.medicalpropertiestrust.com MPT Officers: R. Steven Hamner, Emmett E. McLean, Edward K. Aldag, Jr., Rosa H. Hooper, J. Kevin Hanna and Charles R. Lambert Q3 2019 | SUPPLEMENTAL INFORMATION 3

MEDICALPROPERTIESTRUST.COM

COMPANY OVERVIEW (continued) INVESTOR RELATIONS Tim Berryman Director of Investor Relations (205) 397-8589 tberryman@medicalpropertiestrust.com CAPITAL MARKETS Charles Lambert Treasurer and Managing Director of Capital Markets (205) 397-8897 clambert@medicalpropertiestrust.com

STOCK EXCHANGE LISTING AND TRADING SYMBOL New York Stock Exchange (NYSE): MPW SENIOR UNSECURED DEBT RATINGS Moody’s – Ba1 Standard & Poor’s – BBB- TRANSFER AGENT American Stock Transfer and Trust Company 6201 15th Avenue Brooklyn, NY 11219 Above: Privatklinik Obach, an acute care hospital in Solothurn, Switzerland owned by Infracore SA. MPT owns a 46% interest in Infracore. 4 Q3 2019 | SUPPLEMENTAL INFORMATION

MEDICALPROPERTIESTRUST.COM FINANCIAL INFORMATION RECONCILIATION OF NET INCOME TO FUNDS FROM OPERATIONS (Unaudited) (Amounts in thousands, except per share data) For the Three Months EndedFor the Nine Months Ended September 30, 2019September 30, 2018September 30, 2019 September 30, 2018 FFO INFORMATION: Net income attributable to MPT common stockholders $ 89,786 $ 736,034 $ 245,046 $ 938,202 Participating securities’ share in earnings (432) (290) (1,354) (808) Net income, less participating securities’ share in earnings $ 89,354 $ 735,744 $ 243,692 $ 937,394 Depreciation and amortization 50,163 32,641 130,424 104,314 Gain on sale of real estate and other, net (209) (647,204) (62) (672,822) Funds from operations $ 139,308 $ 121,181 $ 374,054 $ 368,886 Write-off of straight-line rent and other, net of tax benefit 4,230 4,321 7,232 17,615 Unutilized financing fees 3,959 — 4,873 — Acquisition costs, net of tax benefit — 1,661 — 2,072 Normalized funds from operations $ 147,497 # $ 127,163 $ 386,159 # $ 388,573 Share-based compensation 9,087 4,970 22,119 11,695 Debt costs amortization 2,659 1,952 6,914 5,543 Straight-line rent revenue and other (39,204) (26,743) (96,762) (74,544) Adjusted funds from operations $ 120,039 $ 107,342 $ 318,430 $ 331,267 PER DILUTED SHARE DATA: Net income, less participating securities’ share in earnings $ 0.20 $ 2.00 $ 0.60 $ 2.56 Depreciation and amortization 0.12 0.09 0.32 0.29 Gain on sale of real estate and other, net — (1.76) — (1.84) Funds from operations $ 0.32 $ 0.33 $ 0.92 $ 1.01 Write-off of straight-line rent and other, net of tax benefit 0.01 0.01 0.02 0.04 Unutilized financing fees — — 0.01 — Acquisition costs, net of tax benefit — 0.01 — 0.01 Normalized funds from operations $ 0.33 $ 0.35 $ 0.95 $ 1.06 Share-based compensation 0.02 0.01 0.05 0.03 Debt costs amortization 0.01 0.01 0.02 0.02 Straight-line rent revenue and other (0.09) (0.08) (0.24) (0.20) Adjusted funds from operations $ 0.27 $ 0.29 $ 0.78 $ 0.91 Notes: (A) Certain line items above (such as real estate depreciation) include our share of such income/expense from unconsolidated joint ventures. These amounts are included with the activity of all of our equity interests in the “Earnings from equity interests” line on the consolidated statements of income. (B) Investors and analysts following the real estate industry utilize funds from operations, or FFO, as a supplemental performance measure. FFO, reflecting the assumption that real estate asset values rise or fall with market conditions, principally adjusts for the effects of GAAP depreciation and amortization of real estate assets, which assumes that the value of real estate diminishes predictably over time. We compute FFO in accordance with the definition provided by the National Association of Real Estate Investment Trusts, or NAREIT, which represents net income (loss) (computed in accordance with GAAP), excluding gains (losses) on sales of real estate and impairment charges on real estate assets, plus real estate depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures. In addition to presenting FFO in accordance with the NAREIT definition, we also disclose normalized FFO, which adjusts FFO for items that relate to unanticipated or non-core events or activities or accounting changes that, if not noted, would make comparison to prior period results and market expectations less meaningful to investors and analysts. We believe that the use of FFO, combined with the required GAAP presentations, improves the understanding of our operating results among investors and the use of normalized FFO makes comparisons of our operating results with prior periods and other companies more meaningful. While FFO and normalized FFO are relevant and widely used supplemental measures of operating and financial performance of REITs, they should not be viewed as a substitute measure of our operating performance since the measures do not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which can be significant economic costs that could materially impact our results of operations. FFO and normalized FFO should not be considered 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) non-cash 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. Q3 2019 | SUPPLEMENTAL INFORMATION 5

MEDICALPROPERTIESTRUST.COM FINANCIAL INFORMATION    DEBT SUMMARY (As of September 30, 2019) ($ amounts in thousands)    Debt Instrument    Rate Type RateBalance 2021 Credit Facility Revolver (£367M) (A)Variable1.970%$451,006 2022 Term LoanVariable3.610%200,000 4.000% Notes Due 2022 (€500M) (A)Fixed4.000%544,950 2024 AUD Term Loan (AUD$1.2B)(A)Fixed(B)2.450%810,000 6.375% Notes Due 2024Fixed6.375%500,000 5.500% Notes Due 2024Fixed5.500%300,000 3.325% Notes Due 2025 (€500M) (A)Fixed3.325%544,950 5.250% Notes Due 2026Fixed5.250%500,000 5.000% Notes Due 2027Fixed5.000%1,400,000 4.625% Notes Due 2029Fixed4.625%900,000 $6,150,906 Debt issuance costs and discount(54,674) Weighted average rate4.261%$6,096,232    Rate Type as Percentage of Total Debt Variable 10.6% Fixed 89.4%    (A) Non-USD denominated debt converted to U.S. dollars at September 30, 2019. (B) We entered into an interest rate swap transaction, effective July 3, 2019, to fix the interest rate to 2.45% for the duration of the loan. Q3 2019 | SUPPLEMENTAL INFORMATION    6    

MEDICALPROPERTIESTRUST.COM    FINANCIAL INFORMATION     DEBT MATURITY SCHEDULE ($ amounts in thousands) Debt Instrument20192020202120222023202420252026202720282029 2021 Credit Facility Revolver (£367M)$-$-$ 451,006$-$- $-$-$-$-$-$- 2022 Term Loan---200,000------- 4.000% Notes Due 2022 (€500M)---544,950------- 2024 AUD Term Loan (AUD$1.2B)-----810,000----- 6.375% Notes Due 2024-----500,000----- 5.500% Notes Due 2024-----300,000----- 3.325% Notes Due 2025 (€500M)------544,950---- 5.250% Notes Due 2026-------500,000--- 5.000% Notes Due 2027--------1,400,000-- 4.625% Notes Due 2029----------900,000 $-$-$ 451,006$744,950$- $1,610,000$ 544,950$500,000$ 1,400,000$-$900,000    $1,800,000 $1,600,000$1,610,000 $1,400,000$1,400,000 $1,200,000 $1,000,000 $900,000 $800,000 $744,950 $600,000 $544,950 $500,000 $451,006 $400,000 $200,000 $-$-$-$- $- 20192020202120222023202420252026202720282029 2021 Credit Facility Revolver (£367M)2022 Term Loan4.000% Notes Due 2022 (€500M) 2024 AUD Term Loan (AUD$1.2B)6.375% Notes Due 20245.500% Notes Due 2024 3.325% Notes Due 2025 (€500M)5.250% Notes Due 20265.000% Notes Due 2027 4.625% Notes Due 2029    Q3 2019 | SUPPLEMENTAL INFORMATION    7    

MEDICALPROPERTIESTRUST.COM    FINANCIAL INFORMATION    PRO FORMA NET DEBT / ANNUALIZED ADJUSTED EBITDA (Unaudited) (Amounts in thousands)

For the Three Months Ended

September 30, 2019

Net income attributable to MPT common stockholders    $89,786

Pro forma adjustments for acquisitions and other â½á´¬â¾     30,206

Pro forma net income    $119,992

Add back:    

Interest (B)     64,817

Depreciation and amortization (B)     47,556

Share-based compensation     9,087

Gain on sale of real estate, net     (209)

Write-off of straight-line rent and other, net of tax benefit     4,230

Unutilized financing fees     3,959

Income tax (B)     459

3Q 2019 Pro forma adjusted EBITDA    $249,891

Annualization    $999,564

Total debt    $6,096,232

Pro forma changes to cash and debt balance after September 30, 2019 (A)     (566,463)

Pro forma net debt    $5,529,769

Pro forma net debt / annualized adjusted EBITDA     5.5x

(A) Reflects full quarter impact of our mid-Q3 2019 investments and building improvement fundings subsequent to quarter-end. (B) Includes our share of interest, real estate depreciation and income tax expense from unconsolidated joint ventures. Investors and analysts following the real estate industry utilize net debt (debt less cash) to EBITDA (net income before interest expense, income taxes, depreciation and amortization) as a measurement of leverage that shows how many years it would take for us to pay back our debt, assuming net debt and EBITDA are held constant. The table above considers the pro forma effects on net debt and EBITDA from investments and capital transactions that were either completed during the period or disclosed as firm commitments, assuming such transactions were consummated/fully funded as of the beginning of the period. In addition, we show EBITDA adjusted to exclude stock compensation expense, gains or losses on real estate and other dispositions, debt refinancing or similar charges, and impairment charges to derive Pro forma Annualized Adjusted EBITDA, which is a non-GAAP measure. We believe Pro forma Net Debt and Pro forma Annualized Adjusted EBITDA are useful to investors and analysts as they allow for a more current view of our credit quality and allow for the comparison of our credit strength between periods and to other real estate companies without the effect of items that by their nature are not comparable from period to period. Q3 2019 | SUPPLEMENTAL INFORMATION    8    

MEDICALPROPERTIESTRUST.COM    PORTFOLIO INFORMATION     LEASE AND LOAN MATURITY SCHEDULE (A) (As of September 30, 2019) ($amounts in thousands) (B)(C)(D)Percentage of Total Years of MaturitiesTotal PropertiesBase Rent/Interest Base Rent/Interest 20191$2,4310.3% 202019250.1% 202123,4440.4% 20221885,5109.3% 2023413,4761.5% 202425,4590.6% 2025520,4302.2% 2026526,3702.9% 202713,1290.3% 202845,4810.6% 20292254,4775.9% Thereafter276697,57475.9% 341### $918,706100.0%

Percentage of    

Total Base    

80%     75.9%

70%    

60%    

50%    

40%    

30%    

20%    

9.3%

10%     5.9%

0.3%    0.1% 0.4%1.5%0.6%2.2%2.9%0.3%0.6%

0%    

2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 Thereafter (A) Schedule includes leases, mortgage loans and investments in sale leaseback transactions. (B) Lease/Loan expiration is based on the fixed term of the lease/loan and does not factor in potential renewal options provided for in our agreements. (C) Includes all properties, including those that are part of joint ventures, except four vacant properties representing less than 1.0% of total pro forma gross assets and four facilities that are under development. (D) Represents base rent/interest income on an annualized basis but does not include tenant recoveries, additional rents and other lease-related adjustments to revenue (i.e., straight-line rents and deferred revenues). Q3 2019 | SUPPLEMENTAL INFORMATION    9    

MEDICALPROPERTIESTRUST.COM    PORTFOLIO INFORMATION    TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY ASSET TYPE (September 30, 2019) ($ amounts in thousands)         Percentage ofPercentage of Total Pro FormaYTD Actual Asset TypesPro FormaTotal Actual Gross Assets (A)Revenue (B) Gross AssetsRevenue General Acute Care Hospitals$10,545,28577.8%$530,38380.6% Inpatient Rehabilitation Hospitals1,746,81912.9%105,36916.0% Long-Term Acute Care Hospitals353,2622.6%22,4263.4% Other assets908,9696.7%-- Total$13,554,335100.0%$658,178100.0%    Domestic Pro Forma Gross Assets by Asset TypeDomestic Actual Revenue by Asset Type 4% 3%7%9% General Acute Care 7%Hospitals Inpatient Rehabilitation Hospitals 83%Long-Term Acute Care Hospitals87% Other assets Total Pro Forma Gross Assets by Asset TypeTotal Actual Revenue by Asset Type 7%3% 2%16% General Acute Care Hospitals 13%Inpatient Rehabilitation Hospitals Long-Term Acute Care 78%Hospitals81% Other assets    (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real                estate commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded.                See press release dated October 31, 2019 for reconciliation of total assets to pro forma total gross assets at September 30, 2019. (B) Includes revenue from properties owned through joint venture arrangements. Q3 2019 | SUPPLEMENTAL INFORMATION    10                

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION     TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY OPERATOR (September 30, 2019) ($ amounts in thousands) Percentage ofPercentage of Total Pro FormaYTD Actual OperatorsPro FormaTotal Actual Gross Assets (A)Revenue (C) Gross Assets (B)Revenue Steward Massachusetts market$1,483,95910.9%$102,83615.6% Utah market1,030,8047.6%62,2629.5% Texas/Arkansas/Louisiana market715,4495.3%51,2037.8% Arizona market325,5362.4%23,4233.6% Ohio/Pennsylvania market199,1501.5%14,4342.2% Florida market198,2011.5%10,9021.5% Prospect1,554,82311.5%16,7802.5% Prime Healthcare1,143,5578.4%95,96114.6% MEDIAN999,7327.4%66,23110.1% Healthscope863,0026.4%17,4532.7% 34 operators4,131,15330.4%196,69329.9% Other assets908,9696.7%-- Total$13,554,335100.0%$658,178100.0%    (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real estate commitments on new                investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. See press release dated October 31, 2019 for reconciliation of total assets                to pro forma total gross assets at September 30, 2019. (B ) No single facility accounts for more than 2.7% of total pro forma gross assets. (C) Includes revenue from properties owned through joint venture arrangements.    Total Pro Forma Gross Assets by OperatorTotal Actual Revenue by Operator Steward 7% 29%Prospect 30% 40% 31%Prime Healthcare MEDIAN 12%Healthscope 6%8% 7%34 operators15% 3% Other assets 10% 2%    Q3 2019 | SUPPLEMENTAL INFORMATION    11    

MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION     TOTAL PRO FORMA GROSS ASSETS AND ACTUAL REVENUE BY U.S. STATE AND COUNTRY (September 30, 2019) ($ amounts in thousands) Percentage of Total Pro FormaYTD ActualPercentage of U.S. States and Other CountriesPro Forma(B) Gross Assets â½á´¬â¾ RevenueTotal Actual Revenue Gross Assets Massachusetts$1,489,35911.0%$102,89315.6% California1,294,9379.6%56,1438.5% Texas1,254,3979.3%88,81813.5% Utah1,065,6747.9%65,1289.9% Pennsylvania575,2644.2%16,0512.4% 28 Other States3,850,83628.4%218,15533.2% Other assets710,5125.2%-- United States$10,240,97975.6%$547,18883.1% Germany$1,088,9368.0%$72,13511.0% Australia863,0026.4%17,4532.7% United Kingdom582,5214.3%7,5551.2% Switzerland467,3513.4%5,3780.8% Italy87,8590.6%5,9300.9% Spain25,2300.2%2,5390.3% Other assets198,4571.5%-- International$3,313,35624.4%$110,99016.9% Total$13,554,335100.0%$658,178100.0% (A) Includes gross real estate assets, other loans, equity investments, and pro rata portion of gross assets in joint venture arrangements, assuming all binding real estate commitments on new investments and unfunded amounts on development deals and commenced capital improvement projects are fully funded. See press release dated October 31, 2019 for reconciliation of total assets to pro forma total gross assets at September 30, 2019. (B) Includes revenue from properties owned through joint venture arrangements.    Total Pro Forma Gross Assets by CountryTotal Actual Revenue by Country <1% <1%<1% 3%2%3% 1%<1% 4%<1% 11% 6%United States Germany 8%Australia United Kingdom Switzerland Italy 76%83% Spain Other assets Pro Forma Gross Assets by U.S. StateActual Revenue by U.S. State 5% 11%Massachusetts16% California 10%Texas33% 9% 29%Utah 9%Pennsylvania 28 Other States13% 8%10% 4%Other assets 2% Q3 2019 | SUPPLEMENTAL INFORMATION12

     MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION SAME STORE EBITDARM(A) RENT COVERAGE YOY and Sequential Quarter Comparisons by Property Type 5.00x 4.00x3.3x 3.2x3.3x 3.2x2.9x2.8x2.8x 2.8x 3.00x2.0x x 2.02.0x 2.0x 2.00x1.5x 1.5x1.4x 1.5x 1.00x 0.00x General Acute CareInpatient RehabilitationLong-Term Acute CareTotal Portfolio HospitalsFacilitiesHospitals Q2 2018 (YoY)Q2 2019 (YoY)Q1 2019 (QoQ) Q2 2019 (QoQ)    Stratification of Portfolio EBITDARM Rent Coverage InvestmentPercentage of EBITDARM Rent Coverage TTMNo. of Facilities (in thousands)Investment Greater than or equal to 4.50x$253,80454.3% 3.00x—4.49x$-00.0% 1.50x—2.99x$37,77860.7% Less than 1.50x$53,43330.9% Total Master Leased, Cross-Defaulted and/or with Parent $5,536,66516194.1% Guaranty: 2.6x General Acute Care Hospitals Master Leased, Cross- $4,007,7455968.1% Defaulted and/or with Parent Guaranty: 3.0x Inpatient Rehabilitation Facilities Master Leased, Cross- $1,280,2528921.8% Defaulted and/or with Parent Guaranty: 2.0x Long-Term Acute Care Hospitals Master Leased, Cross- $248,668134.2% Defaulted and/or with Parent Guaranty: 1.5x 4.2% 4.3%0.7% Greater than or equal to 4.50x 0.9% 3.00x—4.49x 21.8% 1.50x—2.99x Less than 1.50x 68.1%General Acute Master Lease, Cross-Default or Parent Guaranty Rehab Master Lease, Cross-Default or Parent Guaranty LTACH Master Lease, Cross-Default or Parent Guaranty    Notes: Same Store represents properties with at least 24 months of financial reporting data. Properties that do not provide financial reporting and disposed assets are not included. All data presented is on a trailing twelve month basis. (A) EBITDARM adjusted for non-recurring items. Q3 2019 | SUPPLEMENTAL INFORMATION    13

     MEDICALPROPERTIESTRUST.COM PORTFOLIO INFORMATION SUMMARY OF COMPLETED ACQUISITIONS / DEVELOPMENT PROJECTS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2019 (Amounts in thousands) Rent CommencementAcquisition/ OperatorLocationInvestment (A) DateDevelopment MEDIANGermany$6,0642/10/2019Acquisition BMI HealthcareUnited Kingdom45,1244/3/2019Acquisition StewardTexas26,0004/12/2019Acquisition Swiss Medical NetworkSwitzerland283,8445/27/2019Acquisition(B) HealthscopeAustralia846,4316/7/2019Acquisition Saint Luke’s Health SystemKansas145,3716/10/2019Acquisition Ramsay Health CareUnited Kingdom422,8168/16/2019Acquisition California, Connecticut & Prospect1,550,0008/23/2019Acquisition Pennsylvania VibraVarious268,4008/30/2019Acquisition HalsenCalifornia55,0009/30/2019Acquisition $3,649,050    SUMMARY OF CURRENT INVESTMENT COMMITMENTS (Amounts in thousands) Acquisition/ OperatorLocationCommitment Development NeuroPsychiatric HospitalsTexas$27,500Development $27,500    SUMMARY OF CURRENT DEVELOPMENT PROJECTS AS OF SEPTEMBER 30, 2019 (Amounts in thousands) Costs Incurred as ofEstimated Rent OperatorLocationCommitment 9/30/2019Commencement Date (C) Circle HealthUnited Kingdom$44,061$35,108Q2 2020 (D) Circle Health RehabilitationUnited Kingdom19,86216,320Q2 2020 Surgery PartnersIdaho113,46882,651Q1 2020 $177,391$134,079    (A) Excludes transaction costs, including real estate transfer and other taxes. (B) Reflects our acquisition of a 46% stake in Infracore SA and a 4.9% stake in Aevis. (C) Represents £35.9 million commitment converted to USD at September 30, 2019. (D) Represents £16.2 million commitment converted to USD at September 30, 2019. Q3 2019 | SUPPLEMENTAL INFORMATION    14

     MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES Consolidated Statements of Income (Unaudited) (Amounts in thousands, except per share data) For the Three Months EndedFor the Nine Months Ended September 30, 2019September 30, 2018September 30, 2019September 30, 2018 REVENUES Rent billed$124,361$118,238$343,841$369,076 Straight-line rent31,02618,29376,81349,157 Income from direct financing leases17,50218,99852,16855,613 Interest and other income51,86741,467124,937130,098 Total revenues224,756196,996597,759603,944 EXPENSES Interest64,51957,215167,396172,364 Real estate depreciation and amortization40,83329,949108,161100,217 Property-related (A)4,0382,71915,3946,823 General and administrative23,28620,98269,00958,352 Acquisition costs-506-917 Total expenses132,676111,371359,960338,673 OTHER INCOME (EXPENSE) Gain on sale of real estate and other, net209647,20462672,822 Earnings from equity interests3,4743,11611,63510,542 Unutilized financing fees(3,959)-(4,873)- Other(2,282)2,595(1,497)(4,297) Total other income(2,558)652,9155,327679,067 Income before income tax89,522738,540243,126944,338 Income tax benefit (expense)745(2,064)3,352(4,802) Net income90,267736,476246,478939,536 Net income attributable to non-controlling interests(481)(442)(1,432)(1,334) Net income attributable to MPT common stockholders$89,786$736,034$245,046$938,202 EARNINGS PER COMMON SHARE—BASIC Net income attributable to MPT common stockholders$0.20$2.01$0.60$2.56 EARNINGS PER COMMON SHARE—DILUTED Net income attributable to MPT common stockholders$0.20$2.00$0.60$2.56 WEIGHTED AVERAGE SHARES OUTSTANDING—BASIC439,581365,024404,902364,934 WEIGHTED AVERAGE SHARES OUTSTANDING—DILUTED440,933366,467406,100365,784 DIVIDENDS DECLARED PER COMMON SHARE$0.26$0.25$0.76$0.75    A) Includes $2.9 million and $11.4 million of ground lease and other expenses (such as property taxes and insurance) paid directly by us and reimbursed by our tenants for the three and nine months ended September 30, 2019, respectively. These costs are required to be presented on a gross basis (with offset included in Interest and other income), following our adoption of the new lease accounting standard on January 1, 2019. We presented similar items in the prior year on a net basis.    Q3 2019 | SUPPLEMENTAL INFORMATION    15

     MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES Consolidated Balance Sheets (Amounts in thousands, except per share data) September 30, 2019December 31, 2018 (Unaudited)(A) ASSETS Real estate assets Land, buildings and improvements, intangible lease assets, and other$7,310,604$5,268,459 Mortgage loans1,268,5631,213,322 Net investment in direct financing leases688,891684,053 Investment in sale leaseback transactions1,390,619- Gross investment in real estate assets10,658,6777,165,834 Accumulated depreciation and amortization(571,589)(464,984) Net investment in real estate assets10,087,0886,700,850 Cash and cash equivalents461,622820,868 Interest and rent receivables25,65325,855 Straight-line rent receivables299,993220,848 Equity investments777,102520,058 Other loans521,398373,198 Other assets279,297181,966 Total Assets$12,452,153$8,843,643 LIABILITIES AND EQUITY Liabilities Debt, net$6,096,232$4,037,389 Accounts payable and accrued expenses249,642204,325 Deferred revenue16,37713,467 Obligations to tenants and other lease liabilities103,08427,524 Total Liabilities6,465,3354,282,705 Equity Preferred stock, $0.001 par value. Authorized 10,000 shares; no shares outstanding-- Common stock, $0.001 par value. Authorized 500,000 shares; issued and outstanding—459,778 shares at September 30, 2019 and 370,637 shares at December 31, 2018460371 Additional paid-in capital5,972,3414,442,948 Retained earnings51,702162,768 Accumulated other comprehensive loss(50,186)(58,202) Treasury shares, at cost(777)(777) Total Medical Properties Trust, Inc. Stockholders’ Equity5,973,5404,547,108 Non-controlling interests13,27813,830 Total Equity5,986,8184,560,938 Total Liabilities and Equity$12,452,153$8,843,643 (A) Financials have been derived from the prior year audited financial statements. Q3 2019 | SUPPLEMENTAL INFORMATION 16

     MEDICALPROPERTIESTRUST.COM FINANCIAL STATEMENTS UNCONSOLIDATED JOINT VENTURE INVESTMENTS (As of and for the three months ended September 30, 2019) (Unaudited) ($ amounts in thousands) Real Estate Joint Venture Details Income Statement Total revenues$48,076 Expenses: Interest14,856 Real estate depreciation and amortization19,013 General and administrative1,689 Other2,198 Income taxes(1,425) Total expenses36,331 Net income$11,745 Balance Sheet Information Total Assets$3,049,992 Debt, (third party)1,028,823 Shareholder loans657,237 Other liabilities348,443 Total Liabilities$2,034,503 Leverage Metrics (Third-party debt only) Debt to EBITDA (annualized)5.8x Debt to Total Assets33.7% Joint Venture Impact Income Statement Impact to MPTAmountsFinancial Statement Location Real estate joint venture income(1)$5,216Earnings from equity interests Operator joint venture loss(1,742)Earnings from equity interests Total joint venture income$3,474 Management fee revenue$140Interest and other income Shareholder loan interest revenue$4,296Interest and other income Balance Sheet Impact to MPTAmountsFinancial Statement Location Real estate joint venture investments$551,934Equity investments Other joint venture investments225,168Equity investments Total joint venture investments$777,102 Shareholder loans$328,618Other loans (1) Includes $1.7 million of straight-line rent revenue and $9.2 million of depreciation and amortization expense. Q3 2019 | SUPPLEMENTAL INFORMATION 17

Medical Properties Trust 1000 Urban Center Drive, Suite 501 Birmingham, AL 35242 (205) 969-3755 NYSE: MPW www.medicalpropertiestrust.com Contact: Tim Berryman, Director of Investor Relations (205) 397-8589 or tberryman@medicalpropertiestrust.com or Charles Lambert, Treasurer and Managing Director of Capital Markets (205) 397-8897 or clambert@medicalpropertiestrust.com AT THE VERY HEART OF HEALTHCARE® .

XML

Document and Entity Information	Oct. 31, 2019
Cover [Abstract]
Entity Registrant Name	MEDICAL PROPERTIES TRUST INC
Amendment Flag	false
Entity Central Index Key	0001287865
Document Type	8-K
Document Period End Date	Oct. 31, 2019
Entity File Number	001-32559
Entity Incorporation State Country Code	MD
Entity Tax Identification Number	20-0191742
Entity Address, Address Line One	1000 Urban Center Drive
Entity Address, Address Line Two	Suite 501
Entity Address, City or Town	Birmingham
Entity Address, State or Province	AL
Entity Address, Postal Zip Code	35242
City Area Code	(205)
Local Phone Number	969-3755
Written Communications	false
Soliciting Material	false
Pre Commencement Tender Offer	false
Pre Commencement Issuer Tender Offer	false
Security 12b Title	Common Stock, par value $0.001 per share, of Medical Properties Trust, Inc.
Trading Symbol	MPW
Security Exchange Name	NYSE
Entity Emerging Growth Company	false