0001503707-21-000048.txt : 20211207 0001503707-21-000048.hdr.sgml : 20211207 20211207160904 ACCESSION NUMBER: 0001503707-21-000048 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 13 CONFORMED PERIOD OF REPORT: 20211201 ITEM INFORMATION: Completion of Acquisition or Disposition of Assets ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20211207 DATE AS OF CHANGE: 20211207 FILER: COMPANY DATA: COMPANY CONFORMED NAME: NorthStar Healthcare Income, Inc. CENTRAL INDEX KEY: 0001503707 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 273663988 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 000-55190 FILM NUMBER: 211476062 BUSINESS ADDRESS: STREET 1: 590 MADISON AVENUE, 34TH FLOOR STREET 2: 18TH FLOOR CITY: NEW YORK STATE: NY ZIP: 10022 BUSINESS PHONE: 212-547-2600 MAIL ADDRESS: STREET 1: 590 MADISON AVENUE, 34TH FLOOR STREET 2: 18TH FLOOR CITY: NEW YORK STATE: NY ZIP: 10022 FORMER COMPANY: FORMER CONFORMED NAME: NorthStar Healthcare Income Trust, Inc. DATE OF NAME CHANGE: 20120404 FORMER COMPANY: FORMER CONFORMED NAME: NorthStar Senior Care Trust, Inc. DATE OF NAME CHANGE: 20101119 FORMER COMPANY: FORMER CONFORMED NAME: NorthStar Healthcare Trust, Inc. DATE OF NAME CHANGE: 20101018 8-K 1 nshi-20211201.htm 8-K nshi-20211201
0001503707false00015037072021-12-012021-12-01

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, DC 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): December 1, 2021
NorthStar Healthcare Income, Inc.
(Exact name of Registrant as Specified in its Charter)
Maryland
000-55190
27-3663988
(State or other jurisdiction of incorporation)(Commission File Number)
(I.R.S. Employer
Identification No.)
590 Madison Avenue, 34th Floor,
New York, NY 10022
(Address of Principal Executive Offices, Including Zip Code)

(212) 547-2600
(Registrant’s telephone number, including area code)

N/A
(Former name or former address, if changed since last report.)
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 (see General Instruction A.2. below):
☐            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(s)Name of each exchange on which registered
Common stock, par value $0.01 per shareNoneNone
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. o



Item 2.01. Completion of Acquisition or Disposition of Assets.

As previously disclosed, NorthStar Healthcare Income, Inc. (“NorthStar Healthcare”), acting through subsidiaries of its operating partnership, entered into a portfolio acquisition agreement (the “Purchase Agreement”) on November 1, 2021 to sell a portfolio of 14 independent living, assisted living/memory and/or continuing care retirement communities and related interests (collectively, the “Fountains Portfolio”), to subsidiaries of Welltower Inc. for $580 million, subject to certain closing adjustments and prorations (the “Transaction”). On December 1, 2021, NorthStar Healthcare successfully completed the Transaction and, after repayment of mortgage notes, transaction and other costs, distributions to non-controlling interests, releases of reserves and other prorations, generated net proceeds of approximately $117 million, subject to limited post-closing adjustments in accordance with the Purchase Agreement.

NorthStar Healthcare has included in this Current Report on Form 8-K certain pro forma financial information related to its disposition of the Fountains Portfolio as required by Item 9.01(b) of Form 8-K.

Item 9.01. Financial Statements and Exhibits.

(b) Pro Forma Financial Information.

The unaudited pro forma consolidated balance sheet of NorthStar Healthcare as of September 30, 2021 and the unaudited pro forma consolidated statements of operations of NorthStar Healthcare for the nine months ended September 30, 2021 and the year ended December 31, 2020 and notes thereto, each giving effect to the sale of the Fountains Portfolio, are filed as Exhibit 99.1 to this Current Report on Form 8-K.


(d) Exhibits.

Exhibit No.Description
104Cover Page Interactive Data File (embedded within the Inline XBRL Document)

2


SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
NorthStar Healthcare Income, Inc.
Date: December 7, 2021
By:
/s/ Neale W. Redington
Neale W. Redington
Chief Financial Officer and Treasurer
3

 EX-99.1 2 nshiproformafinancialsex991.htm EX-99.1 Document
EXHIBIT 99.1
NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
INDEX TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS


























1
NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
SUMMARY OF UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS
As previously disclosed, NorthStar Healthcare Income, Inc. (“NorthStar Healthcare”), acting through subsidiaries of its operating partnership, entered into a portfolio acquisition agreement (the “Purchase Agreement”) on November 1, 2021 to sell a portfolio of 14 independent living, assisted living/memory and/or continuing care retirement communities and related interests (collectively, the “Fountains Portfolio”), to subsidiaries of Welltower Inc. for $580 million, subject to certain closing adjustments and prorations (the “Transaction”). On December 1, 2021, NorthStar Healthcare successfully completed the Transaction and, after repayment of mortgage notes, transaction and other costs, distributions to non-controlling interests, releases of reserves and other prorations, generated net proceeds of approximately $117 million, subject to limited post-closing adjustments in accordance with the Purchase Agreement.
The unaudited pro forma consolidated financial statements are presented for illustrative purposes only and are not intended to represent or be indicative of NorthStar Healthcare’s financial position or results of operations had the Transaction been completed as of the beginning of the earliest period presented, nor are they indicative of NorthStar Healthcare’s future financial condition or results of operations.
The unaudited pro forma consolidated balance sheet as of September 30, 2021 is presented as if the Transaction closed on September 30, 2021. The unaudited pro forma consolidated statements of operations for the nine months ended September 30, 2021 and for the year ended December 31, 2020 have been presented as if the Transaction occurred on January 1, 2020.
The pro forma adjustments are based upon available information and assumptions that NorthStar Healthcare’s management believes are reasonable and factually supportable, and are directly attributable to the Transaction. Actual amounts could differ materially from these estimates. The unaudited pro forma consolidated financial statements should be read in conjunction with the historical consolidated financial statements and notes thereto in NorthStar Healthcare’s Annual Report on Form 10-K for the year ended December 31, 2020 and in NorthStar Healthcare’s Quarterly Report on Form 10-Q for the nine months ended September 30, 2021.
2

NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
UNAUDITED PRO FORMA CONSOLIDATED BALANCE SHEET
AS OF SEPTEMBER 30, 2021
(Dollars in Thousands, Except Share Data)
Historical(1)
Fountains Portfolio Disposition
Pro Forma
Assets 
Cash and cash equivalents$89,777 $113,335 
(2)
$203,112 
Restricted cash20,747 (9,832)
(3)
10,915 
Operating real estate, net972,437 — 972,437 
Investments in unconsolidated ventures220,936 — 220,936 
Assets held for sale488,241 (488,241)
(4)
— 
Receivables, net6,004 (4,306)
(3)
1,698 
Goodwill and intangible assets, net2,708 (35)
(3)
2,673 
Other assets17,341 (8,150)
(3)
9,191 
Total assets$1,818,191 $(397,229)$1,420,962 
Liabilities
Mortgage and other notes payable, net$1,384,765 $(451,601)
(5)
$933,164 
Due to related party2,897 — 2,897 
Escrow deposits payable5,609 (4,210)
(3)
1,399 
Accounts payable and accrued expenses30,918 (10,576)
(3)
20,342 
Other liabilities3,971 (630)
(3)
3,341 
Total liabilities1,428,160 (467,017)961,143 
Commitments and contingencies
Equity
NorthStar Healthcare Income, Inc. Stockholders’ Equity
Preferred stock, $0.01 par value, 50,000,000 shares authorized, no shares issued and outstanding as of September 30, 2021
— — — 
Common stock, $0.01 par value, 400,000,000 shares authorized, 192,406,582 shares issued and outstanding as of September 30, 2021
1,923 — 1,923 
Additional paid-in capital1,717,915 — 1,717,915 
Retained earnings (accumulated deficit)(1,331,734)70,179 
(6)
(1,261,555)
Accumulated other comprehensive income (loss)(786)— (786)
Total NorthStar Healthcare Income, Inc. stockholders’ equity387,318 70,179 457,497 
Non-controlling interests2,713 (391)
(7)
2,322 
Total equity390,031 69,788 459,819 
Total liabilities and equity$1,818,191 $(397,229)$1,420,962 













Refer to accompanying notes to unaudited pro forma consolidated financial statements.
3
NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
UNAUDITED PRO FORMA CONSOLIDATED
STATEMENT OF OPERATIONS FOR THE NINE MONTHS ENDED SEPTEMBER 30, 2021
(Dollars in Thousands, Except Per Share Data)
Historical(1)
Fountains Portfolio Disposition(2)
Pro Forma
Property and other revenues
Resident fee income$83,906 $(50,473)$33,433 
Rental income101,669 (15,341)86,328 
Other revenue80 — 80 
Total property and other revenues185,655 (65,814)119,841 
Interest income
Interest income on debt investments4,667 — 4,667 
Expenses
Real estate properties - operating expenses136,503 (41,647)94,856 
Interest expense47,767 (15,113)32,654 
Transaction costs54 — 54 
Asset management fees - related party8,307 — 8,307 
General and administrative expenses8,544 (171)8,373 
Depreciation and amortization44,772 (15,000)29,772 
Impairment loss5,386 — 5,386 
Total expenses251,333 (71,931)179,402 
Other income (loss)
Other income, net6,892 (5,017)1,875 
Realized gain (loss) on investments and other7,479 — 7,479 
Income (loss) before equity in earnings (losses) of unconsolidated ventures and income tax expense(46,640)1,100 (45,540)
Equity in earnings (losses) of unconsolidated ventures17,819 — 17,819 
Income tax expense(85)— (85)
Net income (loss) (28,906)1,100 (27,806)
Net (income) loss attributable to non-controlling interests(73)(63)(136)
Net income (loss) attributable to NorthStar Healthcare Income, Inc. common stockholders$(28,979)$1,037 $(27,942)
Net income (loss) per share of common stock, basic/diluted$(0.15)$(0.15)
Weighted average number of shares of common stock outstanding, basic/diluted
191,285,186 191,285,186 
Distributions declared per share of common stock$— $— 


















Refer to accompanying notes to unaudited pro forma consolidated financial statements.
4

NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
UNAUDITED PRO FORMA CONSOLIDATED
STATEMENT OF OPERATIONS FOR THE YEAR ENDED DECEMBER 31, 2020
(Dollars in Thousands, Except Per Share Data)
Historical (1)
Fountains Portfolio Disposition(2)
Pro Forma
Property and other revenues
Resident fee income$118,126 $(68,566)$49,560 
Rental income157,024 (22,284)134,740 
Other revenue198 — 198 
Total property and other revenues275,348 (90,850)184,498 
Interest income
Interest income on debt investments7,674 — 7,674 
Expenses
Real estate properties - operating expenses184,178 (55,935)128,243 
Interest expense65,991 (20,626)45,365 
Transaction costs65 (23)42 
Asset management fees - related party17,170 — 17,170 
General and administrative expenses16,505 (911)15,594 
Depreciation and amortization65,006 (22,390)42,616 
Impairment loss165,968 (42,700)123,268 
Total expenses514,883 (142,585)372,298 
Other income (loss)
Other income, net1,840 (1,268)572 
Realized gain (loss) on investments and other302 71,978 
(3)
72,280 
Income (loss) before equity in earnings (losses) of unconsolidated ventures and income tax expense(229,719)122,445 (107,274)
Equity in earnings (losses) of unconsolidated ventures(34,466)— (34,466)
Income tax expense(53)— (53)
Net income (loss) (264,238)122,445 (141,793)
Net (income) loss attributable to non-controlling interests2,780 (3,374)
(4)
(594)
Net income (loss) attributable to NorthStar Healthcare Income, Inc. common stockholders$(261,458)$119,071 $(142,387)
Net income (loss) per share of common stock, basic/diluted$(1.38)$(0.75)
Weighted average number of shares of common stock outstanding, basic/diluted
189,573,204 189,573,204 
Distributions declared per share of common stock$— $— 


















Refer to accompanying notes to unaudited pro forma consolidated financial statements.
5
NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS

Unaudited Pro Forma Consolidated Balance Sheet as of September 30, 2021
(1)Represents NorthStar Healthcare’s consolidated balance sheet as of September 30, 2021 as reported in NorthStar Healthcare’s Quarterly Report on Form 10-Q for the nine months ended September 30, 2021.
(2)Represents the net proceeds generated by the Transaction, after the repayment of mortgage notes, transaction and other costs, distributions to non-controlling interests and releases of reserves and other prorations, net of Fountains Portfolio working capital used to settle outstanding payables and accrued expenses.
Transaction net proceeds$119,376 
Less: proceeds attributable to non-controlling interests
(2,190)
Net proceeds attributable to NorthStar Healthcare117,186 
Less: Fountains Portfolio working capital(3,851)
Net adjustments to cash and cash equivalents$113,335 
(3)Represents the adjustments necessary to remove the assets and liabilities associated with the Fountains Portfolio.
(4)Represents the operating real estate, goodwill and intangible assets associated with the Fountains Portfolio.
(5)Represents the repayment of the mortgage notes payable collateralized by the properties in the Fountains Portfolio, net of unamortized deferred costs.
(6)Represents the preliminary net gain recognized on the Transaction. The preliminary net gain calculation, which is calculated as if the Transaction and associated mortgage repayments were consummated as of September 30, 2021, is subject to revision upon finalization of all closing contingencies and adjustments.
(7)Represents the preliminary net gain recognized on the Transaction attributable to non-controlling interests, less distributions of Transaction net proceeds to non-controlling interests.
Net gain recognized on the Transaction attributable to non-controlling interests$1,799 
Less: distributions of Transaction net proceeds to non-controlling interests(2,190)
Net adjustments attributable to non-controlling interests
$(391)
Unaudited Pro Forma Consolidated Statement of Operations for the Nine Months Ended September 30, 2021
(1)Represents NorthStar Healthcare’s consolidated statement of operations for the nine months ended September 30, 2021, as reported in NorthStar Healthcare’s Quarterly Report on Form 10-Q for the nine months ended September 30, 2021.
(2)Represents the adjustments to exclude revenues and expenses of the Fountains Portfolio for the nine months ended September 30, 2021.
Unaudited Pro Forma Consolidated Statement of Operations for the Year Ended December 31, 2020
(1)Represents NorthStar Healthcare’s consolidated statement of operations for the year ended December 31, 2020, as reported in NorthStar Healthcare’s Annual Report on Form 10-K for the year ended December 31, 2020.
(2)Represents the adjustments to exclude revenues and expenses of the Fountains Portfolio for the year ended December 31, 2020.
(3)Represents the preliminary net gain on the Transaction, which is calculated as if the Transaction and associated mortgage repayments were consummated as of January 1, 2020, subject to revision upon finalization of all closing contingencies and adjustments. The following table summarizes the calculation of the gain on the Transaction:
Transaction net proceeds$119,376 
Less: assets, net liabilities of the Fountains Portfolio(47,398)
Net gain recognized on the Transaction 71,978 
Less: net gain attributable to non-controlling interests(1,799)
Net gain attributable to NorthStar Healthcare
$70,179 
6
NORTHSTAR HEALTHCARE INCOME, INC. AND SUBSIDIARIES
NOTES TO UNAUDITED PRO FORMA CONSOLIDATED FINANCIAL STATEMENTS (Continued)
(4)Represents the preliminary net gain recognized on the Transaction attributable to non-controlling interests, less the net loss generated by the Fountains Portfolio during the year ended December 31, 2020 attributable to non-controlling interests.
7
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