EX-99.1 2 earningspressrelease20.htm EX-99.1 Document

Exhibit 99.1


News Release

Community Healthcare Trust Announces Results for the Three Months Ended September 30, 2020

FRANKLIN, Tenn., November 3, 2020 / PRNewswire / -- Community Healthcare Trust Incorporated (NYSE: CHCT) (the "Company") today announced results for the three months ended September 30, 2020. The Company reported net income for the third quarter of approximately $5.2 million, or $0.22 per diluted common share. Funds from operations and adjusted funds from operations ("AFFO") for the three months ended September 30, 2020 totaled $0.52 and $0.53, respectively, per diluted common share. 

Highlights include:
•During the third quarter of 2020, the Company issued, through its at-the-market offering program ("ATM Program"), 536,839 shares of common stock at an average gross sales price of $47.40 per share and received net proceeds of approximately $24.9 million at an approximate 3.64% current equity yield.

•During the third quarter of 2020, the Company acquired a land parcel adjacent to one of our existing properties for a purchase price and cash consideration of approximately $1.1 million.

•During the fourth quarter of 2020, through November 3, 2020, the Company acquired 10 properties for an aggregate purchase price and cash consideration of approximately $67.9 million. The facilities were 100% leased in the aggregate with lease expirations through 2035.

•The Company has three properties under definitive purchase agreements for an aggregate expected purchase price of approximately $12.8 million and expected aggregate returns ranging from approximately 9.2% to 10.8%. The Company expects to close on these properties through the first quarter of 2021; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

•The Company has two properties under definitive purchase agreements, to be acquired after completion and occupancy, for an aggregate expected purchase price of approximately $38.0 million. The Company's expected aggregate returns on these investments of approximately 11.0%. The Company expects to close on these properties during the first half of 2021; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

•On November 2, 2020, the Company’s Board of Directors declared a quarterly common stock dividend in the amount of $0.425 per share. The dividend is payable on November 27, 2020 to stockholders of record on November 16, 2020.

Highland Update:
•On July 1, 2020, the bankruptcy sale of Highland Hospital was completed and the operator who had been managing the facility acquired its operations and entered into a lease with the Company.

•The Company provided debtor in possession financing (the “DIP”) to facilitate the sale and held a note receivable with a net investment of $0.6 million (the "Note"), secured by all assets of Highland Hospital. The DIP and the Note were subsequently combined into a single net receivable with a net balance of approximately $0.2 million as of September 30, 2020. This amount was subsequently collected in October 2020.

COVID-19 Pandemic
•Many healthcare providers have been impacted by the COVID-19 pandemic. Some of them were unable to see patients for a period of time; others have seen a reduced number of elective procedures and/or patient visits; while others have experienced limited impact, or have even seen improved cash flows from either increases in census or from government funding.
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•As of October 31, 2020, the Company has entered into deferral agreements with 18 tenants and anticipates entering into an additional agreement with a tenant, in the aggregate representing less than one percent of our annualized rent. Pursuant to these agreements, the tenants are generally required to repay the deferred amounts in equal monthly installments during the third and fourth quarters of 2020. The Company received substantially all of the installments that were due during the third quarter of 2020.

About Community Healthcare Trust Incorporated
Community Healthcare Trust Incorporated is a real estate investment trust that focuses on owning income-producing real estate properties associated primarily with the delivery of outpatient healthcare services in our target sub-markets throughout the United States. The Company had investments of approximately $667.3 million in 131 real estate properties as of September 30, 2020, located in 33 states, totaling approximately 2.8 million square feet.
Additional information regarding the Company, including this quarter's operations, can be found at www.chct.reit.  Please contact the Company at 615-771-3052 to request a printed copy of this information.

Cautionary Note Regarding Forward-Looking Statements
This press release contains statements that are "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are generally identifiable by use of forward-looking terminology such as "believes", "expects", "may", "should", "seeks", "approximately", "intends", "plans", "estimates", "anticipates" or other similar words or expressions, including the negative thereof. Forward-looking statements are based on certain assumptions and can include future expectations, future plans and strategies, financial and operating projections or other forward-looking information. Such forward-looking statements reflect management’s current beliefs and are based on information currently available to management. Because forward-looking statements relate to future events, they are subject to inherent uncertainties, risks and changes in circumstances that are difficult to predict and many of which are outside of the Company's control. Thus, the Company’s actual results and financial condition may differ materially from those indicated in such forward-looking statements. Some factors that might cause such a difference include the following: general volatility of the capital markets and the market price of the Company's common stock, changes in the Company's business strategy, availability, terms and deployment of capital, the Company's ability to refinance existing indebtedness at or prior to maturity on favorable terms, or at all, changes in the real estate industry in general, interest rates or the general economy, adverse developments related to the healthcare industry, the degree and nature of the Company's competition, the ability to consummate acquisitions under contract, effects on global and national markets as well as businesses resulting from the COVID-19 pandemic, and the other factors described in the section entitled "Risk Factors" in the Company's Annual Report on Form 10-K for the year ended December 31, 2019, in the Quarterly Report on Form 10-Q for the Quarter Ending March 31, 2020, and the Company's other filings with the Securities and Exchange Commission from time to time. Readers are therefore cautioned not to place undue reliance on the forward-looking statements contained herein which speak only as of the date hereof. The Company intends these forward-looking statements to speak only as of the time of this release and the Company undertakes no obligation to update forward-looking statements, whether as a result of new information, future developments, or otherwise, except as may be required by law.

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COMMUNITY HEALTHCARE TRUST INCORPORATED
CONDENSED CONSOLIDATED BALANCE SHEETS
(Unaudited; Dollars in thousands, except per share amounts)
September 30, 2020December 31, 2019
ASSETS
Real estate properties:
Land and land improvements
$80,123 $68,129 
Buildings, improvements, and lease intangibles
586,978 534,503 
Personal property
241 220 
Total real estate properties
667,342 602,852 
Less accumulated depreciation
(95,993)(77,523)
Total real estate properties, net
571,349 525,329 
Cash and cash equivalents
12,158 1,730 
Restricted cash
340 293 
Other assets, net
31,825 35,179 
Total assets
$615,672 $562,531 
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Debt, net
$179,342 $194,243 
Accounts payable and accrued liabilities
5,800 3,606 
Other liabilities
20,909 11,271 
Total liabilities
206,051 209,120 
Commitments and contingencies
Stockholders' Equity
Preferred stock, $0.01 par value; 50,000,000 shares authorized; none issued and outstanding
— — 
Common stock, $0.01 par value; 450,000,000 shares authorized; 23,407,498 and 21,410,578 shares issued and outstanding at September 30, 2020 and December 31, 2019, respectively
234 214 
Additional paid-in capital
526,636 447,916 
Cumulative net income
31,391 17,554 
Accumulated other comprehensive (loss) income
(13,135)(4,808)
Cumulative dividends
(135,505)(107,465)
Total stockholders’ equity
409,621 353,411 
Total liabilities and stockholders' equity
$615,672 $562,531 
The Condensed Consolidated Balance Sheets do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.
 

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COMMUNITY HEALTHCARE TRUST INCORPORATED
CONDENSED CONSOLIDATED STATEMENTS OF INCOME
FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2020 AND 2019
(Unaudited; Dollars in thousands, except per share amounts)
Three Months Ended
September 30,		Nine Months Ended
September 30,
2020201920202019
REVENUES
Rental income
$18,939 $15,718 $54,197 $41,977 
Other operating interest
405 541 1,363 2,039 
19,344 16,259 55,560 44,016 
EXPENSES
Property operating
3,563 3,327 10,129 9,395 
General and administrative
2,211 2,041 6,322 5,602 
Depreciation and amortization
6,295 5,774 18,473 16,319 
12,069 11,142 34,924 31,316 
OTHER INCOME (EXPENSE)
Loss on sale of real estate
— — (313)— 
Interest expense
(2,064)(2,483)(6,496)(6,788)
Interest and other income, net
— 13 10 251 
(2,064)(2,470)(6,799)(6,537)
NET INCOME
$5,211 $2,647 $13,837 $6,163 
NET INCOME PER COMMON SHARE:
Net income per common share – Basic
$0.22 $0.12 $0.59 $0.28 
Net income per common share – Diluted
$0.22 $0.12 $0.59 $0.28 
WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-BASIC
21,866 18,833 21,290 18,348 
WEIGHTED AVERAGE COMMON SHARE OUTSTANDING-DILUTED
21,866 18,833 21,290 18,348 
The Condensed Consolidated Statements of Income do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America for complete financial statements.


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COMMUNITY HEALTHCARE TRUST INCORPORATED
RECONCILIATION OF FFO and AFFO (1)
(Unaudited; Amounts in thousands, except per share amounts)
Three Months Ended September 30,
20202019
Net income$5,211 $2,647 
   Real estate depreciation and amortization6,387 5,812 
   Total adjustments6,387 5,812 
Funds From Operations$11,598 $8,459 
   Straight-line rent(914)(603)
   Stock-based compensation1,284 1,007 
AFFO$11,968 $8,863 
   Funds from Operations per Common Share-Diluted
$0.52 $0.44 
   AFFO Per Common Share-Diluted$0.53 $0.46 
Weighted Average Common Shares Outstanding-Diluted (2)
22,468 19,315 
 
(1)
Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market conditions, many industry investors deem presentations of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. For that reason, the Company considers funds from operations ("FFO") and adjusted funds from operations ("AFFO") to be appropriate measures of operating performance of an equity real estate investment trust ("REIT"). In particular, the Company believes that AFFO is useful because it allows investors, analysts and Company management to compare the Company's operating performance to the operating performance of other real estate companies and between periods on a consistent basis without having to account for differences caused by unanticipated items and other events.


The Company uses the National Association of Real Estate Investment Trusts, Inc. ("NAREIT") definition of FFO. FFO and FFO per share are operating performance measures adopted by NAREIT. NAREIT defines FFO as the most commonly accepted and reported measure of a REIT’s operating performance equal to net income (calculated in accordance with GAAP), excluding gains or losses from the sale of certain real estate assets and gains or losses from change in control, plus depreciation and amortization related to real estate, plus impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and after adjustments for unconsolidated partnerships and joint ventures, as well as other items discussed in NAREIT's Funds From Operations White Paper - 2018 Restatement. NAREIT also provides REITs with an option to exclude gains, losses and impairments of assets that are incidental to the main business of the REIT from the calculation of FFO. AFFO presented herein may not be comparable to similar measures presented by other real estate companies due to the fact that not all real estate companies use the same definition.


FFO and AFFO should not be considered as alternatives to net income (determined in accordance with GAAP) as indicators of the Company's financial performance or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company’s liquidity, nor are they necessarily indicative of sufficient cash flow to fund all of the Company’s needs. The Company believes that in order to facilitate a clear understanding of the consolidated historical operating results of the Company, FFO and AFFO should be examined in conjunction with net income as presented elsewhere herein.
(2)Diluted weighted average common shares outstanding for FFO are calculated based on the treasury method, rather than the 2-class method used to calculate earnings per share.
 
CONTACT: David H. Dupuy, 615-771-3052
SOURCE: Community Healthcare Trust Incorporated
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