EX-99.3 4 ex99303312024.htm EX-99.3 Document


Exhibit 99.3


 
  
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Discussion and

Reconciliation of Non-

GAAP Financial Measures
 
March 31, 2024
 
 
 
 
 
(Unaudited)



Definitions
Adjusted Fixed Charge Coverage Adjusted EBITDAre divided by Fixed Charges. Adjusted Fixed Charge Coverage is a supplemental measure of liquidity and our ability to meet interest payments on our outstanding debt and pay dividends to our preferred stockholders, if applicable. Our various debt agreements contain covenants that require us to maintain ratios similar to Adjusted Fixed Charge Coverage and credit rating agencies utilize similar ratios in evaluating and determining the credit rating on certain of our debt instruments. Adjusted Fixed Charge Coverage is subject to the same limitations and qualifications as Adjusted EBITDAre and Fixed Charges.
Adjusted Funds From Operations (“AFFO”) AFFO is defined as FFO as Adjusted after excluding the impact of the following: (i) stock-based compensation amortization expense, (ii) amortization of deferred financing costs and debt discounts (premiums), (iii) straight-line rents, (iv) deferred income taxes, (v) amortization of above (below) market lease intangibles, net, and (vi) other AFFO adjustments, which include: (a) lease incentive amortization (reduction of straight-line rents), (b) actuarial reserves for insurance claims that have been incurred but not reported, and (c) amortization of deferred revenues, excluding amounts amortized into rental income that are associated with tenant funded improvements owned/recognized by us and up-front cash payments made by tenants to reduce their contractual rents. Also, AFFO is computed after deducting recurring capital expenditures, including second generation leasing costs and second generation tenant and capital improvements (“AFFO capital expenditures”). All adjustments are reflective of our pro rata share of both our consolidated and unconsolidated joint ventures (reported in “other AFFO adjustments”). We reflect our share of AFFO for unconsolidated joint ventures by applying our actual ownership percentage for the period to the applicable reconciling items on an entity by entity basis. We reflect our share for consolidated joint ventures in which we do not own 100% of the equity by adjusting our AFFO to remove the third-party ownership share of the applicable reconciling items based on actual ownership percentage for the applicable periods. See “Nareit FFO” below for further disclosures regarding our use of pro rata share information and its limitations. We believe AFFO is an alternative run-rate earnings measure that improves the understanding of our operating results among investors and makes comparisons with: (i) expected results, (ii) results of previous periods, and (iii) results among REITs more meaningful. AFFO does not represent cash generated from operating activities determined in accordance with GAAP and is not indicative of cash available to fund cash needs as it excludes the following items which generally flow through our cash flows from operating activities: (i) adjustments for changes in working capital or the actual timing of the payment of income or expense items that are accrued in the period, (ii) transaction-related costs, (iii) litigation settlement expenses, and (iv) restructuring and severance-related charges. Furthermore, AFFO is adjusted for recurring capital expenditures, which are generally not considered when determining cash flows from operations or liquidity. Other REITs or real estate companies may use different methodologies for calculating AFFO, and accordingly, our AFFO may not be comparable to those reported by other REITs. Management believes AFFO provides a meaningful supplemental measure of our performance and is frequently used by analysts, investors, and other interested parties in the evaluation of our performance as a REIT, and by presenting AFFO, we are assisting these parties in their evaluation. AFFO is a non-GAAP supplemental financial measure and should not be considered as an alternative to net income (loss) determined in accordance with GAAP and should only be considered together with and as a supplement to our financial information prepared in accordance with GAAP.
Adjusted Net Operating Income and Cash (Adjusted) Net Operating Income (“NOI”) Adjusted NOI is a non-U.S. generally accepted accounting principles (“GAAP”) supplemental financial measure used to evaluate the operating performance of real estate. Adjusted NOI is defined as real estate revenues (inclusive of rental and related revenues, resident fees and services, and government grant income and exclusive of interest income), less property level operating expenses; Adjusted NOI excludes all other financial statement amounts included in net income (loss). Adjusted NOI eliminates the effects of straight-line rents, amortization of market lease intangibles, termination fees, actuarial reserves for insurance claims that have been incurred but not reported, and the impact of deferred community fee income and expense. Adjusted NOI is calculated as Adjusted NOI from consolidated properties, plus our share of Adjusted NOI from unconsolidated joint ventures (calculated by applying our actual ownership percentage for the period), less noncontrolling interests’ share of Adjusted NOI from consolidated joint ventures (calculated by applying our actual ownership percentage for the period). We utilize our share of Adjusted NOI in assessing our performance as we have various joint ventures that contribute to our performance. We do not control our unconsolidated joint ventures, and our share of amounts from unconsolidated joint ventures do not represent our legal claim to such items. Our share of Adjusted NOI should not be considered a substitute for, and should only be considered together with and as a supplement to, our financial information presented in accordance with GAAP.
Adjusted NOI is oftentimes referred to as “Cash NOI.” Management believes Adjusted NOI is an important supplemental measure because it provides relevant and useful information by reflecting only income and operating expense items that are incurred at the property level and present them on an unlevered basis. We use Adjusted NOI to make decisions about resource allocations, to assess and compare property level performance, and to evaluate our Merger-Combined Same-Store (“Merger-Combined SS”) performance, as described below. We believe that net income (loss) is the most directly comparable GAAP measure to Adjusted NOI. Adjusted NOI should not be viewed as an alternative measure of operating performance to net income (loss) as defined by GAAP since it does not reflect various excluded items. Further, our definition of Adjusted NOI may not be comparable to the definitions used by other REITs or real estate companies, as they may use different methodologies for calculating Adjusted NOI.
Operating expenses generally relate to leased outpatient medical and lab buildings, as well as CCRC facilities. We generally recover all or a portion of our leased outpatient medical and lab property expenses through tenant recoveries, which are recognized within rental and related revenues.
Consolidated Debt The carrying amount of bank line of credit, commercial paper, term loans, senior unsecured notes, and mortgage debt, as reported in our consolidated financial statements.
Consolidated Gross Assets The carrying amount of total assets, excluding investments in and advances to our unconsolidated JVs, after adding back accumulated depreciation and amortization, as reported in our consolidated financial statements. Consolidated Gross Assets is a supplemental measure of our financial position, which, when used in conjunction with debt-related measures, enables both management and investors to analyze our leverage and to compare our leverage to that of other companies.
Consolidated Secured Debt  Mortgage and other debt secured by real estate, as reported in our consolidated financial statements.
Continuing Care Retirement Community (“CCRC”) A senior housing facility which provides at least three levels of care (i.e., independent living, assisted living and skilled nursing).
Debt Investments Loans secured by a direct interest in real estate and mezzanine loans.
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Definitions
Development Includes ground-up construction. Newly completed developments are considered fully operating once the property is placed in service.
EBITDAre and Adjusted EBITDAre EBITDAre, or EBITDA for Real Estate, is a supplemental performance measure defined by the National Association of Real Estate Investment Trusts (“Nareit”) and intended for real estate companies. It represents earnings before interest expense, income taxes, depreciation and amortization, gains or losses from sales of depreciable property (including gains or losses on change in control), and impairment charges (recoveries) related to depreciable property. Adjusted EBITDAre is defined as EBITDAre excluding other impairments (recoveries) and other losses (gains), transaction and merger-related items, prepayment costs (benefits) associated with early retirement or payment of debt, restructuring and severance-related charges, litigation costs (recoveries), casualty-related charges (recoveries), stock-based compensation amortization expense, and foreign currency remeasurement losses (gains), adjusted to reflect the impact of transactions that closed during the period as if the transactions were completed at the beginning of the period. EBITDAre and Adjusted EBITDAre include our pro rata share of our unconsolidated JVs presented on the same basis. We consider EBITDAre and Adjusted EBITDAre important supplemental measures to net income (loss) because they provide an additional manner in which to evaluate our operating performance and serve as additional indicators of our ability to service our debt obligations. Net income (loss) is the most directly comparable U.S. generally accepted accounting principles (“GAAP”) measure to EBITDAre and Adjusted EBITDAre.
Enterprise Debt Consolidated Debt plus our pro rata share of total debt from our unconsolidated JVs. Enterprise Debt is a supplemental measure of our financial position, which enables both management and investors to analyze our leverage and to compare our leverage to that of other companies. Our pro rata share of total debt from our unconsolidated JVs is not intended to reflect our actual liability or ability to access assets should there be a default under any or all such loans or a liquidation of the JVs.
Enterprise Gross Assets Consolidated Gross Assets plus our pro rata share of total gross assets from our unconsolidated JVs, after adding back accumulated depreciation and amortization. Enterprise Gross Assets is a supplemental measure of our financial position, which, when used in conjunction with debt-related measures, enables both management and investors to analyze our leverage and to compare our leverage to that of other companies.
Enterprise Secured Debt Consolidated Secured Debt plus our pro rata share of mortgage debt from our unconsolidated JVs. Enterprise Secured Debt is a supplemental measure of our financial position, which enables both management and investors to analyze our leverage and to compare our leverage to that of other companies. Our pro rata share of Enterprise Secured Debt from our unconsolidated JVs is not intended to reflect our actual liability or ability to access assets should there be a default under any or all such loans or a liquidation of the JVs.
Entrance Fees Certain of our CCRC communities have residency agreements which require the resident to pay an upfront entrance fee prior to taking occupancy at the community. For net income, NOI, Adjusted NOI, Nareit FFO, FFO as Adjusted, and AFFO, the non-refundable portion of the entrance fee is recorded as deferred entrance fee revenue and amortized over the estimated stay of the resident based on an actuarial valuation. The refundable portion of a resident’s entrance fee is generally refundable within a certain number of months or days following contract termination or upon the sale of the unit. All refundable amounts due to residents at any time in the future are classified as liabilities.
Financial Leverage Enterprise Debt divided by Enterprise Gross Assets. Financial Leverage is a supplemental measure of our financial position, which enables both management and investors to analyze our leverage and to compare our leverage to that of other companies. Our pro rata share information is calculated by applying our actual ownership percentage for the period and excludes debt funded by us to our JVs. Our pro rata share of total debt from our unconsolidated JVs is not intended to reflect our actual liability or ability to access assets should there be a default under any or all such loans or a liquidation of the JVs.
Fixed Charges Total interest expense plus capitalized interest plus preferred stock dividends (if applicable). Fixed Charges also includes our pro rata share of the interest expense plus capitalized interest plus preferred stock dividends (if applicable) of our unconsolidated JVs. Fixed Charges is a supplemental measure of our interest payments on outstanding debt and dividends to preferred stockholders for purposes of presenting Fixed Charge Coverage and Adjusted Fixed Charge Coverage. Fixed Charges is subject to limitations and qualifications, as, among other things, it does not include all contractual obligations.
Funds From Operations (“Nareit FFO”) and FFO as Adjusted Nareit FFO. Funds from Operations (“FFO”), as defined by the National Association of Real Estate Investment Trusts (“Nareit”), is net income (loss) applicable to common shares (computed in accordance with GAAP), excluding gains or losses from sales of depreciable property, including any current and deferred taxes directly associated with sales of depreciable property, impairments of, or related to, depreciable real estate, plus real estate-related depreciation and amortization, and adjustments to compute our share of Nareit FFO from joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of both our consolidated and unconsolidated joint ventures. We reflect our share of Nareit FFO for unconsolidated joint ventures by applying our actual ownership percentage for the period to the applicable reconciling items on an entity by entity basis. For consolidated joint ventures in which we do not own 100%, we reflect our share of the equity by adjusting our Nareit FFO to remove the third-party ownership share of the applicable reconciling items based on actual ownership percentage for the applicable periods. Our pro rata share information is prepared on a basis consistent with the comparable consolidated amounts, is intended to reflect our proportionate economic interest in the operating results of properties in our portfolio and is calculated by applying our actual ownership percentage for the period. We do not control the unconsolidated joint ventures, and the pro rata presentations of reconciling items included in Nareit FFO do not represent our legal claim to such items. The joint venture members or partners are entitled to profit or loss allocations and distributions of cash flows according to the joint venture agreements, which provide for such allocations generally according to their invested capital.
The presentation of pro rata information has limitations, which include, but are not limited to, the following: (i) the amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses and (ii) other companies in our industry may calculate their pro rata interest differently, limiting the usefulness as a comparative measure. Because of these limitations, the pro rata financial information should not be considered independently or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP financial statements, using the pro rata financial information as a supplement.
We believe Nareit FFO applicable to common shares and diluted FFO applicable to common shares are important supplemental non-GAAP measures of operating performance for a REIT. Because the historical cost accounting convention used for real estate assets utilizes straight-line
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Definitions
depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen and fallen with market conditions, presentations of operating results for a REIT that use historical cost accounting for depreciation could be less informative. The term Nareit FFO was designed by the REIT industry to address this issue.
Nareit FFO does not represent cash generated from operating activities in accordance with GAAP, is not necessarily indicative of cash available to fund cash needs and should not be considered an alternative to net income (loss). We compute Nareit FFO in accordance with the current Nareit definition; however, other REITs may report Nareit FFO differently or have a different interpretation of the current Nareit definition from ours. For a reconciliation of net income (loss) to Nareit FFO and other relevant disclosures, refer to “Non-GAAP Financial Measures Reconciliations” below.
FFO as Adjusted. In addition, we present Nareit FFO on an adjusted basis before the impact of non-comparable items including, but not limited to, transaction and merger-related items, other impairments (recoveries) and other losses (gains), restructuring and severance-related charges, prepayment costs (benefits) associated with early retirement or payment of debt, litigation costs (recoveries), casualty-related charges (recoveries), deferred tax asset valuation allowances, and changes in tax legislation (“FFO as Adjusted”). These adjustments are net of tax, when applicable, and are reflective of our share from our joint ventures. Adjustments for joint ventures are calculated to reflect our pro rata share of both our consolidated and unconsolidated joint ventures. We reflect our share of FFO as Adjusted for unconsolidated joint ventures by applying our actual ownership percentage for the period to the applicable reconciling items on an entity by entity basis. We reflect our share for consolidated joint ventures in which we do not own 100% of the equity by adjusting our FFO as Adjusted to remove the third-party ownership share of the applicable reconciling items based on actual ownership percentage for the applicable periods. See “Nareit FFO” above for further disclosures regarding our use of pro rata share information and its limitations. Transaction and merger-related items include transaction expenses and gains/charges incurred as a result of mergers and acquisitions and lease amendment or termination activities. Prepayment costs (benefits) associated with early retirement of debt include the write-off of unamortized deferred financing fees, or additional costs, expenses, discounts, make-whole payments, penalties or premiums incurred as a result of early retirement or payment of debt. Other impairments (recoveries) and other losses (gains) include interest income associated with early and partial repayments of loans receivable and other losses or gains associated with non-depreciable assets including goodwill, undeveloped land parcels, and loans receivable. Management believes that FFO as Adjusted provides a meaningful supplemental measurement of our FFO run-rate and is frequently used by analysts, investors, and other interested parties in the evaluation of our performance as a REIT. At the same time that Nareit created and defined its FFO measure for the REIT industry, it also recognized that “management of each of its member companies has the responsibility and authority to publish financial information that it regards as useful to the financial community.” We believe stockholders, potential investors, and financial analysts who review our operating performance are best served by an FFO run-rate earnings measure that includes certain other adjustments to net income (loss), in addition to adjustments made to arrive at the Nareit defined measure of FFO. FFO as Adjusted is used by management in analyzing our business and the performance of our properties and we believe it is important that stockholders, potential investors, and financial analysts understand this measure used by management. We use FFO as Adjusted to: (i) evaluate our performance in comparison with expected results and results of previous periods, relative to resource allocation decisions, (ii) evaluate the performance of our management, (iii) budget and forecast future results to assist in the allocation of resources, (iv) assess our performance as compared with similar real estate companies and the industry in general, and (v) evaluate how a specific potential investment will impact our future results. Other REITs or real estate companies may use different methodologies for calculating an adjusted FFO measure, and accordingly, our FFO as Adjusted may not be comparable to those reported by other REITs.
Investment and Portfolio Investment Represents: (i) the carrying amount of real estate assets and intangibles, after adding back accumulated depreciation and amortization and (ii) the carrying amount of Debt Investments. Portfolio Investment also includes our pro rata share of the real estate assets and intangibles held in our unconsolidated JVs, presented on the same basis as Investment, and excludes noncontrolling interests' pro rata share of the real estate assets and intangibles held in our consolidated JVs, presented on the same basis. Investment and Portfolio Investment include land held for development.
Merger-Combined Same-Store (“SS”) Merger-Combined Same-Store Cash (Adjusted) NOI includes legacy Physicians Realty Trust properties that met the same-store criteria as if they were owned by the Company for the full analysis period. This information allows our investors, analysts, and Company management to evaluate the performance of our property portfolio under a consistent population by eliminating changes in the composition of our portfolio of properties, excluding properties within the other non-reportable segments. We include properties from our consolidated portfolio, as well as properties owned by our unconsolidated joint ventures in Merger-Combined Same-Store Adjusted NOI (see Cash (Adjusted) NOI definitions above for further discussion regarding our use of pro-rata share information and its limitations). Properties are included in Merger-Combined Same-Store once they are fully operating for the entirety of the comparative periods presented. A property is removed from Merger-Combined Same-Store when it is classified as held for sale, sold, placed into redevelopment, experiences a casualty event that significantly impacts operations, or a significant tenant relocates from a Merger-Combined Same-Store property to a Merger-Combined non Same-Store property and that change results in a corresponding increase in revenue. We do not report Merger-Combined Same-Store metrics for our other non-reportable segments.
Management believes that continued reporting of the same-store portfolio for only pre-merger Healthpeak Properties, Inc. offers minimal value to investors who are seeking to understand the operating performance and growth potential of the combined company. The Company was provided access to the underlying financial statements of legacy Physicians Realty Trust (which financial statements have been audited or, in the case of interim periods, reviewed) and other detailed information about each property, such as the acquisition date. Based on this available information, the Company was able to consistently apply its same-store definition across the combined portfolio. As a result of the Merger, approximately 98% of the combined portfolio is represented in the Merger-Combined Same-Store presentation for the outpatient medical segment.
Merger-Combined Same-Store Cash (Adjusted) NOI Merger-Combined Same-Store Cash (Adjusted) NOI is Merger-Combined Same-Store Cash Real Estate Revenues less Merger-Combined Same-Store Cash Operating Expenses.
Merger-Combined Same-Store Cash Operating Expenses Merger-Combined Same-Store Cash Operating Expenses are non-GAAP supplemental measures. Merger-Combined Same-Store Cash Operating Expenses represent property level operating expenses (which exclude transition costs) and exclude certain non-property specific operating expenses that are allocated to each operating segment on a consolidated basis. Merger-Combined Same-Store Cash Operating Expenses include consolidated operating expenses plus the Company's pro rata share of operating expenses from its unconsolidated JVs less noncontrolling interests' pro rata share of operating expenses from consolidated JVs.
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Definitions
Merger-Combined Same-Store Cash Operating Expenses eliminates the effects of straight-line rents, lease termination fees, actuarial reserves for insurance claims that have been incurred but not reported, and the impact of deferred community fee expense.
Merger-Combined Same-Store Cash Real Estate Revenues Merger-Combined Same-Store Cash Real Estate Revenues are non-GAAP supplemental measures. Merger-Combined Same-Store Cash Real Estate Revenues include rental related revenues, resident fees and services and exclude amortization of deferred revenue from tenant-funded improvements. Merger-Combined Same-Store Cash Real Estate Revenues include the Company's pro rata share from unconsolidated JVs presented on the same basis and exclude noncontrolling interests' pro rata share from consolidated JVs presented on the same basis. Merger-Combined Same-store Cash Real Estate Revenues eliminates the effects of straight-line rents, amortization of market lease intangibles, lease termination fees, and the impact of deferred community fee income.
Net Debt Enterprise Debt less the carrying amount of cash and cash equivalents, restricted cash, and expected net proceeds from the future settlement of shares issued through our equity forward contracts, as reported in our consolidated financial statements and our pro rata share of cash and cash equivalents and restricted cash from our unconsolidated JVs. Consolidated Debt is the most directly comparable GAAP measure to Net Debt. Net Debt is a supplemental measure of our financial position, which enables both management and investors to analyze our leverage and to compare our leverage to that of other companies.
Net Debt to Adjusted EBITDAre Net Debt divided by Adjusted EBITDAre is a supplemental measure of our ability to decrease our debt. Because we may not be able to use our cash to reduce our debt on a dollar-for-dollar basis, this measure may have material limitations.
Portfolio Adjusted NOI Portfolio Adjusted NOI is Portfolio Cash Real Estate Revenues less Portfolio Cash Operating Expenses.
Portfolio Cash Operating Expenses Portfolio Cash Operating Expenses are non-GAAP supplemental measures. Portfolio Cash Operating Expenses represent property level operating expenses (which exclude transition costs). Portfolio Cash Operating Expenses include consolidated operating expenses plus the Company's pro rata share of operating expenses from its unconsolidated JVs less noncontrolling interests' pro rata share of operating expenses from consolidated JVs. Portfolio Cash Operating Expenses eliminates the effects of straight-line rents, lease termination fees, actuarial reserves for insurance claims that have been incurred but not reported, and the impact of deferred community fee expense.
Portfolio Cash Real Estate Revenues Portfolio Cash Real Estate Revenues are non-GAAP supplemental measures. Portfolio Cash Real Estate Revenues include rental related revenues, resident fees and services, and government grant income which is included in Other income (expense), net in our Consolidated Statement of Operations. Portfolio Cash Real Estate Revenues include the Company's pro rata share from unconsolidated JVs presented on the same basis and exclude noncontrolling interests' pro rata share from consolidated JVs presented on the same basis. Portfolio Cash Real Estate Revenues eliminates the effects of straight-line rents, amortization of market lease intangibles, lease termination fees, and the impact of deferred community fee income.
Portfolio Income Cash (Adjusted) NOI plus interest income plus our pro rata share of Cash (Adjusted) NOI from our unconsolidated JVs less noncontrolling interests' pro rata share of Cash (Adjusted) NOI from consolidated JVs. Management believes that Portfolio Income is an important supplemental measure because it provides relevant and useful information regarding our performance; specifically, it is a measure of our property level profitability of the Company inclusive of interest income. Management believes that net income (loss) is the most directly comparable GAAP measure to Portfolio Income. Portfolio Income should not be viewed as an alternative measure of operating performance to net income (loss) as defined by GAAP since it does not reflect various excluded items.
Projected Stabilized Cash Yield Projected Cash (Adjusted) NOI at stabilization divided by the expected total development costs. Management considers Projected Stabilized Yield a useful metric for investors as it helps provide context to the expected effects that development projects will have on the Company’s future performance once stabilized.
Redevelopment Properties that incur major capital expenditures to significantly improve, change the use, or reposition the property pursuant to a formal redevelopment plan. Newly completed redevelopments, are considered fully operating once the property is placed in service. Redevelopment costs include only the incremental costs for the project.
REVPOR The 3-month average Cash Real Estate Revenues per occupied unit for the most recent period available. REVPOR excludes newly completed assets under lease-up, assets sold, acquired or converted to a new operating structure during the relevant period, assets in redevelopment, assets that are held for sale, and assets that experienced a casualty event that significantly impacted operations. REVPOR cannot be derived from the information presented for the Other portfolio as units reflect 100% of the unit capacities for unconsolidated JVs and revenue is at the Company's pro rata share. All facility occupancy data was derived solely from information provided by operators without independent verification by us. REVPOR relates to our Other non-reportable segment. REVPOR is a metric used to evaluate the revenue-generating capacity and profit potential of our other assets independent of fluctuating occupancy rates. It is also used in comparison against industry and competitor statistics, if known, to evaluate the quality of our other assets.
REVPOR CCRC The 3-month average Cash Real Estate Revenues per occupied unit excluding Cash NREFs for the most recent period available. REVPOR CCRC excludes newly completed assets under lease-up, assets sold, or acquired during the relevant period, assets in redevelopment, assets that are held for sale, and assets that experienced a casualty event that significantly impacted operations. All facility occupancy data was derived solely from information provided by operators without independent verification by us. REVPOR CCRC is a metric used to evaluate the revenue-generating capacity and profit potential of our CCRC assets independent of fluctuating occupancy rates. It is also used in comparison against industry and competitor statistics, if known, to evaluate the quality of our CCRC assets.
RIDEA A structure whereby a taxable REIT subsidiary is permitted to rent a healthcare facility from its parent REIT and hire an independent contractor to operate the facility.
Secured Debt Ratio Enterprise Secured Debt divided by Enterprise Gross Assets. Secured Debt Ratio is a supplemental measure of our financial position, which enables both management and investors to analyze our leverage and to compare our leverage to that of other companies. Our pro rata share information is calculated by applying our actual ownership percentage for the period and excludes debt funded by us to our JVs. Our pro rata share of Total Secured Debt from our unconsolidated JVs is not intended to reflect our actual liability or ability to access assets should there be a default under any or all such loans or a liquidation of the JVs.
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Definitions
Segments The Company’s diverse portfolio is comprised of investments in the following reportable healthcare segments: (i) outpatient medical; (ii) lab; and (iii) continuing care retirement community (“CCRC”).
Share of Consolidated Joint Ventures ("JVs") Noncontrolling interests' pro rata share information is prepared by applying noncontrolling interests' actual ownership percentage for the period and is intended to reflect noncontrolling interests' proportionate economic interest in the financial position and operating results of properties in our portfolio.
Share of Unconsolidated Joint Ventures ("JVs") Our pro rata share information is prepared by applying our actual ownership percentage for the period and is intended to reflect our proportionate economic interest in the financial position and operating results of properties in our portfolio. Certain unconsolidated joint ventures are excluded from leasing statistics when leasing information is not available.
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Reconciliations
Funds From Operations
In thousands, except per share data
Three Months Ended
March 31,
 20242023
Net income (loss) applicable to common shares$6,477 $117,698 
Real estate related depreciation and amortization219,219 179,225 
Healthpeak’s share of real estate related depreciation and amortization from unconsolidated joint ventures 8,772 5,993 
Noncontrolling interests’ share of real estate related depreciation and amortization(4,452)(4,783)
Loss (gain) on sales of depreciable real estate, net(3,255)(81,578)
Noncontrolling interests’ share of gain (loss) on sales of depreciable real estate, net— 11,546 
Loss (gain) upon change of control, net(1)
(77,781)— 
Taxes associated with real estate dispositions(2)
11,608 — 
Nareit FFO applicable to common shares160,588 228,101 
Distributions on dilutive convertible units and other1,618 2,342 
Diluted Nareit FFO applicable to common shares$162,206 $230,443 
Weighted average shares outstanding - Diluted Nareit FFO608,807 554,400 
Impact of adjustments to Nareit FFO:
Transaction and merger-related items(3)
$102,829 $2,364 
Other impairments (recoveries) and other losses (gains), net(4)
11,853 (1,272)
Casualty-related charges (recoveries), net(5)
— 348 
Total adjustments$114,682 $1,440 
FFO as Adjusted applicable to common shares$275,270 $229,541 
Distributions on dilutive convertible units and other2,210 2,340 
Diluted FFO as Adjusted applicable to common shares$277,480 $231,881 
Weighted average shares outstanding - Diluted FFO as Adjusted610,632 554,400 
FFO as Adjusted applicable to common shares$275,270 $229,541 
Stock-based compensation amortization expense3,366 3,287 
Amortization of deferred financing costs and debt discounts (premiums)4,522 2,821 
Straight-line rents(6)
(12,093)(747)
AFFO capital expenditures(17,517)(22,789)
Deferred income taxes724 (261)
Amortization of above (below) market lease intangibles, net(7,351)(5,803)
Other AFFO adjustments(1,485)1,610 
AFFO applicable to common shares245,436 207,659 
Distributions on dilutive convertible units and other2,321 1,640 
Diluted AFFO applicable to common shares$247,757 $209,299 
Weighted average shares outstanding - Diluted AFFO610,632 552,575 
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Reconciliations
Funds From Operations
In thousands, except per share data
Three Months Ended
March 31,
 20242023
Diluted earnings per common share$0.01 $0.22 
Depreciation and amortization0.37 0.33 
Loss (gain) on sales of depreciable real estate, net— (0.13)
Loss (gain) upon change of control, net(1)
(0.13)— 
Taxes associated with real estate dispositions(2)
0.02 — 
Diluted Nareit FFO per common share$0.27 $0.42 
Transaction and merger-related items(3)
0.17 0.00 
Other impairments (recoveries) and other losses (gains), net(4)
0.01 0.00 
Casualty-related charges (recoveries), net(5)
— 0.00 
Diluted FFO as Adjusted per common share$0.45 $0.42 
Stock-based compensation amortization expense0.01 0.01 
Amortization of deferred financing costs and debt discounts (premiums)0.01 0.00 
Straight-line rents(6)
(0.02)0.00 
AFFO capital expenditures(0.03)(0.04)
Deferred income taxes0.00 0.00 
Amortization of above (below) market lease intangibles, net(0.01)(0.01)
Other AFFO adjustments0.00 0.00 
Diluted AFFO per common share$0.41 $0.38 
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(1)The three months ended March 31, 2024 includes a gain upon change of control related to the sale of a 65% interest in two lab buildings in San Diego, California. The gain upon change of control is included in other income (expense), net in the Consolidated Statements of Operations.
(2)The three months ended March 31, 2024 includes non-cash income tax expense related to the sale of a 65% interest in two lab buildings in San Diego, California.
(3)The three months ended March 31, 2024 includes costs related to the Merger, which are primarily comprised of advisory, legal, accounting, tax, post-combination severance and stock compensation expense, and other costs that were incurred during the period, partially offset by $4 million of termination fee income associated with Graphite Bio, Inc., for which the lease terms were modified to accelerate expiration of the lease to December 2024. Termination fee income is included in rental and related revenues on the Consolidated Statements of Operations.
(4)The three months ended March 31, 2024 and 2023 includes reserves and (recoveries) for expected loan losses recognized in impairments and loan loss reserves (recoveries), net in the Consolidated Statements of Operations.
(5)Casualty-related charges (recoveries), net are recognized in other income (expense), net and equity income (loss) from unconsolidated joint ventures in the Consolidated Statements of Operations.
(6)The three months ended March 31, 2023 includes an $9 million write-off of straight-line rent receivable associated with Sorrento Therapeutics, Inc., which commenced voluntary reorganization proceedings under Chapter 11 of the U.S. Bankruptcy Code. This activity is reflected as a reduction of rental and related revenues in the Consolidated Statements of Operations.
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Reconciliations
2024 Guidance(1)
Per share data

2024 Guidance Ranges
LowHigh
Diluted earnings per common share$0.16 $0.20 
Real estate related depreciation and amortization1.56 1.56 
Healthpeak's share of real estate related depreciation and amortization from unconsolidated joint ventures0.07 0.07 
Noncontrolling interests' share of real estate related depreciation and amortization(0.03)(0.03)
Loss (gain) on sales of depreciable real estate, net(0.10)(0.10)
Loss (gain) upon change of control, net(0.12)(0.12)
Taxes associated with real estate dispositions0.02 0.02 
Diluted Nareit FFO per common share$1.56 $1.60 
Transaction and merger-related items$0.18 $0.18 
Other impairments (recoveries) and other losses (gains), net0.02 0.02 
Diluted FFO as Adjusted per common share$1.76 $1.80 
Stock-based compensation amortization expense$0.03 $0.03 
Amortization of deferred financing costs and debt discounts (premiums)0.05 0.05 
Straight-line rents(0.07)(0.07)
AFFO capital expenditures(0.18)(0.18)
Amortization of above (below) market lease intangibles, net(0.05)(0.05)
Other AFFO adjustments(0.01)(0.01)
Diluted AFFO per common share$1.53 $1.57 
______________________________________
(1)The foregoing projections reflect management's view of current and future market conditions as of April 25, 2024 including assumptions with respect to rental rates, occupancy levels, development items, and the earnings impact of the events referenced in our earnings press release that was issued on April 25, 2024. However, these projections do not reflect the impact of unannounced future transactions, except as described herein. Our actual results may differ materially from the projections set forth above. Except as otherwise required by law, management assumes no, and hereby disclaims any, obligation to update any of the foregoing projections as a result of new information or new or future developments.
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Reconciliations
2024 Guidance(1)
In millions

For the projected year 2024 (low)
Total Portfolio
Net Income$140 
Other income, costs, and expense adjustments for Cash (Adjusted) NOI1,359 
Cash (Adjusted) NOI$1,498 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
61 
Merger-Combined non-SS Adjusted NOI(145)
Total Merger-Combined Same-Store Cash (Adjusted) NOI$1,414 

For the projected year 2024 (high)
Total Portfolio
Net Income$162 
Other income, costs, and expense adjustments for Cash (Adjusted) NOI1,357 
Cash (Adjusted) NOI$1,518 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
61 
Merger-Combined non-SS Adjusted NOI(144)
Total Merger-Combined Same-Store Cash (Adjusted) NOI$1,435 

For the year-ended December 31, 2023
Total Portfolio
Net Income$335 
Other income, costs, and expense adjustments for Cash (Adjusted) NOI870 
Cash (Adjusted) NOI$1,205 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
363 
Merger-Combined non-SS Adjusted NOI(188)
Total Merger-Combined Same-Store Cash (Adjusted) NOI$1,380 

Projected Merger-Combined Cash Same-Store for the full year 2024
Low2.50 %
High4.00 %
______________________________________
(1)The foregoing projections reflect management's view of current and future market conditions as of April 25, 2024 including assumptions with respect to rental rates, occupancy levels, development items, and the earnings impact of the events referenced in our earnings press release that was issued on April 25, 2024. However, these projections do not reflect the impact of unannounced future transactions, except as described herein. Our actual results may differ materially from the projections set forth above. Except as otherwise required by law, management assumes no, and hereby disclaims any, obligation to update any of the foregoing projections as a result of new information or new or future developments. May not foot or recalculate due to the rounding.
(2)Total Merger-Combined Same-Store Cash (Adjusted) NOI include the results from operations of the legacy Physicians Realty Trust properties that met the same-store definition as if they were owned by the Company for the entirety of the periods presented.

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10

Reconciliations

Enterprise Gross Assets
In thousands
March 31, 2024
Consolidated total assets(1)
$20,542,040 
Investments in and advances to unconsolidated joint ventures(930,559)
Accumulated depreciation and amortization of real estate3,723,173 
Accumulated amortization of real estate intangibles459,157 
Consolidated Gross Assets$23,793,811 
Healthpeak's share of unconsolidated joint venture gross assets1,356,221 
Enterprise Gross Assets$25,150,032 
______________________________________
(1)Consolidated total assets represents total assets on the Consolidated Balance Sheet as of March 31, 2024 presented on page 8 within the Earnings Release and Supplemental Report for the quarter ended March 31, 2024.

Portfolio Investment
In thousands
March 31, 2024
Outpatient MedicalLabCCRCOtherTotal
Net real estate$7,733,352 $7,263,475 $1,666,162 $— $16,662,989 
Intangible assets, net977,305 68,385 114,756 — 1,160,446 
Accumulated depreciation and amortization of real estate1,848,369 1,497,925 376,879 — 3,723,173 
Accumulated amortization of real estate intangibles assets173,869 63,366 221,922 — 459,157 
Healthpeak's share of unconsolidated joint venture gross real estate assets234,650 550,771 — 472,416 1,257,837 
Fully depreciated and amortized real estate and intangibles assets705,485 576,888 24,720 — 1,307,093 
Leasing commissions and other168,298 89,571 — — 257,869 
Debt investments— — — 229,849 229,849 
Real estate intangible liabilities, gross(257,209)(190,922)— — (448,131)
Noncontrolling interests' share of consolidated joint venture real estate and related intangibles(414,240)(5,103)— — (419,343)
Portfolio Investment $11,169,879 $9,914,356 $2,404,439 $702,265 $24,190,939 
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Reconciliations

Revenues
In thousands
Three Months Ended
March 31,
2024
March 31,
2023
Outpatient Medical$238,272 $186,967 
Lab223,761 205,464 
CCRC138,776 127,084 
Other5,059 6,163 
Corporate Non-segment692 — 
Total revenues$606,560 $525,678 
Outpatient Medical— — 
Lab— — 
CCRC— 137 
Other— — 
Corporate Non-segment— — 
Government grant income$ $137 
Outpatient Medical— — 
Lab— — 
CCRC— — 
Other(5,059)(6,163)
Corporate Non-segment(692)— 
Less: Interest income and other$(5,751)$(6,163)
Outpatient Medical2,739 745 
Lab4,861 2,165 
CCRC— — 
Other21,533 20,346 
Corporate Non-segment— — 
Healthpeak's share of unconsolidated joint venture real estate revenues$29,133 $23,256 
Outpatient Medical— — 
Lab— — 
CCRC— — 
Other— 228 
Corporate Non-segment— — 
Healthpeak's share of unconsolidated joint venture government grant income$ $228 
Outpatient Medical(8,876)(8,963)
Lab(163)(143)
CCRC— — 
Other— — 
Corporate Non-segment— — 
Noncontrolling interests' share of consolidated joint venture real estate revenues$(9,039)$(9,106)

Continued
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12

Reconciliations

Revenues
In thousands
Three Months Ended
March 31,
2024
March 31,
2023
Outpatient Medical(7,011)(4,470)
Lab(21,127)(842)
CCRC— 
Other(56)(8)
Corporate Non-segment— — 
Non-cash adjustments to real estate revenues(1)
$(28,193)$(5,320)
Outpatient Medical225,124 174,279 
Lab207,332 206,644 
CCRC138,777 127,221 
Other21,477 20,566 
Corporate Non-segment— — 
Portfolio Cash Real Estate Revenues$592,710 $528,710 
Outpatient Medical90,529 134,722 
Lab— — 
CCRC— — 
Other— — 
Corporate Non-segment— — 
Pre-Merger legacy Physicians Realty Trust Cash Real Estate Revenue(2)
$90,529 $134,722 
Outpatient Medical(9,862)(9,911)
Lab(34,195)(35,362)
CCRC(299)(137)
Other(21,477)(20,566)
Corporate Non-segment— — 
Merger-Combined non-SS Cash Real Estate Revenues$(65,833)$(65,976)
Outpatient Medical305,791 299,090 
Lab173,137 171,282 
CCRC138,478 127,084 
Other— — 
Corporate Non-segment— — 
Merger-Combined SS Cash Real Estate Revenues$617,406 $597,456 
______________________________________
(1)Portfolio Cash Real Estate Revenues eliminates the effects of straight-line rents, amortization of market lease intangibles, lease termination fees, and the impact of deferred community fee income
(2)Merger-Combined Same-Store Cash Real Estate Revenues include the results from operations of the legacy Physicians Realty Trust properties that met the same-store definition as if they were owned by the Company for the entirety of the periods presented.
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Reconciliations

Operating Expenses
In thousands
Three Months Ended
March 31,
2024
March 31,
2023
Outpatient Medical$81,268 $64,398 
Lab56,840 57,566 
CCRC105,621 101,124 
Other— — 
Corporate Non-segment— — 
Operating expenses$243,729 $223,088 
Outpatient Medical1,083 305 
Lab1,324 1,182 
CCRC— — 
Other16,099 15,006 
Corporate Non-segment— — 
Healthpeak's share of unconsolidated joint venture operating expenses$18,506 $16,493 
Outpatient Medical(2,430)(2,595)
Lab(43)(40)
CCRC— — 
Other— — 
Corporate Non-segment— — 
Noncontrolling interests' share of consolidated joint venture operating expenses$(2,473)$(2,635)
Outpatient Medical(884)(649)
Lab308 (10)
CCRC(50)
Other(9)13 
Corporate Non-segment— — 
Non-cash adjustments to operating expenses(1)
$(584)$(696)
Outpatient Medical79,037 61,459 
Lab58,429 58,698 
CCRC105,622 101,074 
Other16,090 15,019 
Corporate Non-segment— — 
Portfolio Cash Operating Expenses$259,178 $236,250 

Continued
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14

Reconciliations

Operating Expenses
In thousands
Three Months Ended
March 31,
2024
March 31,
2023
Outpatient Medical29,131 44,536 
Lab— — 
CCRC— — 
Other— — 
Corporate Non-segment— — 
Pre-Merger legacy Physicians Realty Trust Cash Operating Expenses(2)
$29,131 $44,536 
Outpatient Medical(4,687)(4,083)
Lab(8,667)(7,549)
CCRC(627)(446)
Other(16,090)(15,019)
Corporate Non-segment— — 
Merger-Combined non-SS Cash Operating Expenses$(30,071)$(27,097)
Outpatient Medical103,481 101,912 
Lab49,762 51,149 
CCRC104,995 100,628 
Other— — 
Corporate Non-segment— — 
Merger-Combined SS Cash Operating Expenses$258,238 $253,689 
______________________________________
(1)Portfolio Cash Operating Expenses eliminates the effects of straight-line rents, lease termination fees, actuarial reserves for insurance claims that have been incurred but not reported, and the impact of deferred community fees expense.
(2)Merger-Combined Same-Store Cash Operating Expenses include the results from operations of the legacy Physicians Realty Trust properties that met the same-store definition as if they were owned by the Company for the entirety of the periods presented.
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15

Reconciliations

Segment Portfolio NOI and Cash (Adjusted) NOI, Portfolio Income, and SS
In thousands

Total PortfolioThree Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$11,177 $134,507 
Interest income and other(5,751)(6,163)
Interest expense60,907 47,963 
Depreciation and amortization219,219 179,225 
General and administrative23,299 24,547 
Transaction and merger-related costs107,220 2,425 
Impairments and loan loss reserves, net11,458 (2,213)
(Gain) loss on sales of real estate, net(3,255)(81,578)
Other (income) expense, net(78,516)(772)
Government grant income— 137 
Income tax (benefit) expense13,698 302 
Equity (income) loss from unconsolidated joint ventures(2,376)(1,816)
Healthpeak's share of unconsolidated joint venture NOI10,627 6,991 
Noncontrolling interests' share of consolidated joint venture NOI(6,566)(6,471)
Adjustments to NOI(1)
(27,609)(4,624)
Portfolio Adjusted NOI$333,532 $292,460 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
61,398 90,186 
Merger-Combined non-SS Adjusted NOI(35,763)(38,879)
Merger-Combined SS Adjusted NOI$359,167 $343,767 

Continued

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16

Reconciliations

Segment Portfolio NOI and Cash (Adjusted) NOI, Portfolio Income, and SS
In thousands

Outpatient Medical
Three Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$49,684 $71,064 
Interest expense3,131 1,920 
Depreciation and amortization106,292 71,158 
Transaction and merger-related costs113 132 
(Gain) loss on sales of real estate, net(3,255)(21,312)
Other (income) expense, net(71)(204)
Equity (income) loss from unconsolidated joint ventures1,110 (189)
Healthpeak's share of unconsolidated joint venture NOI1,656 440 
Noncontrolling interests' share of consolidated joint venture NOI(6,446)(6,368)
Adjustments to NOI(1)
(6,127)(3,821)
Portfolio Adjusted NOI$146,087 $112,820 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
61,398 90,186 
Merger-Combined non-SS Adjusted NOI(5,175)(5,828)
Merger-Combined SS Adjusted NOI$202,310 $197,178 


LabThree Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$169,798 $133,258 
Depreciation and amortization78,908 75,582 
Transaction and merger-related costs158 
(Gain) loss on sales of real estate, net— (60,498)
Other (income) expense, net(78,983)(4)
Equity (income) loss from unconsolidated joint ventures(2,811)(598)
Healthpeak's share of unconsolidated joint venture NOI3,537 983 
Noncontrolling interests' share of consolidated joint venture NOI(120)(103)
Adjustments to NOI(1)
(21,435)(832)
Portfolio Adjusted NOI$148,903 $147,946 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
— — 
Merger-Combined non-SS Adjusted NOI(25,528)(27,813)
Merger-Combined SS Adjusted NOI$123,375 $120,133 

Continued
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17

Reconciliations

Segment Portfolio NOI and Cash (Adjusted) NOI, Portfolio Income, and SS
In thousands

CCRCThree Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$(2,172)$(9,227)
Interest expense996 1,816 
Depreciation and amortization34,019 32,485 
Transaction and merger-related costs73 219 
Other (income) expense, net239 667 
Government grant income— 137 
Adjustments to NOI(1)
— 50 
Portfolio Adjusted NOI$33,155 $26,147 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
— — 
Merger-Combined non-SS Adjusted NOI328 309 
Merger-Combined SS Adjusted NOI$33,483 $26,456 

OtherThree Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$(5,724)$9,173 
Interest income and other(5,059)(6,163)
Impairments and loan loss reserves, net11,458 (2,213)
(Gain) loss on sales of real estate, net— 232 
Equity (income) loss from unconsolidated joint ventures(675)(1,029)
Healthpeak's share of unconsolidated joint venture NOI5,434 5,568 
Adjustments to NOI(1)
(47)(21)
Portfolio Adjusted NOI$5,387 $5,547 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
— — 
Merger-Combined non-SS Adjusted NOI(5,387)(5,547)
Merger-Combined SS Adjusted NOI$ $ 

Continued

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18

Reconciliations

Segment Portfolio NOI and Cash (Adjusted) NOI, Portfolio Income, and SS
In thousands

Corporate Non-Segment
Three Months Ended
 March 31,
2024
March 31,
2023
Net income (loss)$(200,409)$(69,761)
Interest income and other(692)— 
Interest expense56,780 44,227 
General and administrative23,299 24,547 
Transaction and merger-related costs107,025 1,916 
Other (income) expense, net299 (1,231)
Income tax (benefit) expense13,698 302 
Portfolio Adjusted NOI$ $ 
Pre-Merger legacy Physicians Realty Trust Adjusted NOI(2)
— — 
Merger-Combined non-SS Adjusted NOI— — 
Merger-Combined SS Adjusted NOI$ $ 
______________________________________
(1)Adjustments to NOI eliminates the effects of straight-line rents, amortization of market lease intangibles, lease termination fees, the impact of deferred community fee income, actuarial reserves for insurance claims that have been incurred but not reported, and the impact of deferred community fees expense.
(2)Merger-Combined Same-Store Adjusted NOI include the results from operations of the legacy Physicians Realty Trust properties that met the same-store definition as if they were owned by the Company for the entirety of the periods presented.
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19

Reconciliations

Property Count Reconciliations
As of March 31, 2024
Property Count Reconciliation
Outpatient MedicalLabCCRCOtherTotal
Prior Quarter Total Property Count2971461519477
Physician Realty Trust Merger299299
Assets sold(2)(2)
Current Quarter Total Property Count5941461519774
Recent acquisitions(5)(5)
Assets in Development(5)(4)(9)
Recently completed Developments(2)(2)
Assets in Redevelopment(17)(17)
Recently completed Redevelopments (4)(2)(6)
Segment exclusions(19)(19)
Significant tenant relocation(2)(2)
Three-Month SS Property Count58011915714


Sequential SS
Outpatient MedicalLabCCRCOtherTotal
Prior Quarter Three-Month SS Property Count28012015415
Physician Realty Trust Merger292292
Assets in Redevelopment(6)(6)
Prior Development/Redevelopment 9413
Significant tenant relocation11
Assets sold(1)(1)
Current Quarter Three-Month SS Property Count58011915714
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20

Reconciliations

Common Stock and Equivalents
In thousands
Weighted Average Shares
Three Months Ended
March 31, 2024
Shares Outstanding
March 31, 2024
Diluted EPSDiluted Nareit FFODiluted FFO as AdjustedDiluted AFFO
Common stock703,733600,898600,898600,898600,898
Common stock equivalent securities(1):
Restricted stock units783 181 181 181 181 
OP Units3,177 109 109 109 109 
Convertible partnership units13,765 — 7,619 9,444 9,444 
Total common stock and equivalents721,458601,188608,807610,632610,632
______________________________________
(1)The weighted average shares for the three months ended March 31, 2024 represent the current dilutive impact, using the treasury stock method, of approximately 0.8 million restricted stock units, 3.2 million OP Units, and 13.8 million DownREIT units.
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21

Reconciliations

Net Income to Adjusted EBITDAre
In thousands
Three Months Ended
March 31, 2024
Net income (loss)$11,177 
Interest expense60,907 
Income tax expense (benefit)13,698 
Depreciation and amortization219,219 
Other depreciation and amortization914 
Loss (gain) on sales of real estate(3,255)
Loss (gain) upon change of control(77,781)
Share of unconsolidated JV:
  Interest expense1,454 
  Income tax expense (benefit)147 
  Depreciation and amortization8,772 
EBITDAre$235,252 
Transaction and merger-related items102,829 
Other impairments (recoveries) and other losses (gains)11,853 
Stock-based compensation amortization expense3,366 
Impact of transactions closed during the period(1)
64,374 
Adjusted EBITDAre$417,674 


Adjusted Fixed Charge Coverage
In thousands
Three Months Ended
March 31, 2024
Interest expense, including unconsolidated JV interest expense at share$62,361 
Capitalized interest, including unconsolidated JV capitalized interest at share15,418 
Fixed Charges$77,779 
Adjusted Fixed Charge Coverage  5.4x
  ______________________________________
(1)Adjustment reflects the impact of transactions that closed during the period as if the transactions were completed at the beginning of the period. Current quarter activity is primarily related to the merger with Physicians Realty Trust, which closed on March 1, 2024.
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22

Reconciliations

Enterprise Debt and Net Debt
In thousands
March 31, 2024
Bank line of credit and commercial paper$183,000 
Term loans1,645,180 
Senior unsecured notes6,545,209 
Mortgage debt382,406 
Consolidated Debt$8,755,795 
Share of unconsolidated JV mortgage debt188,846 
Enterprise Debt$8,944,641 
Cash and cash equivalents(101,763)
Share of unconsolidated JV cash and cash equivalents(37,807)
Restricted cash(55,395)
Share of unconsolidated JV restricted cash(7,703)
Net Debt$8,741,973 
Financial Leverage
In thousands
March 31, 2024
Enterprise Debt$8,944,641 
Enterprise Gross Assets25,150,032 
Financial Leverage35.6%
Secured Debt Ratio
In thousands
March 31, 2024
Mortgage debt$382,406 
Share of unconsolidated JV mortgage debt188,846 
Enterprise Secured Debt$571,252 
Enterprise Gross Assets$25,150,032 
Secured Debt Ratio2.3%
Net Debt to Adjusted EBITDAre
In thousands
Three Months Ended
March 31, 2024
Net Debt$8,741,973 
Annualized Adjusted EBITDAre(1)
1,670,696 
Net Debt to Adjusted EBITDAre  5.2x
  ______________________________________
(1)Represents the current quarter Adjusted EBITDAre multiplied by a factor of four.
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23

Reconciliations

Healthpeak's Share of Unconsolidated Joint Venture NOI
In thousands

Total PortfolioThree Months Ended
March 31,
2024
March 31,
2023
Equity income (loss) from unconsolidated joint ventures$2,376 $1,816 
Depreciation and amortization8,772 5,993 
General and administrative337 444 
Other (income) expense, net(1,005)(1,478)
Income tax (benefit) expense147 216 
Healthpeak's share of unconsolidated joint venture NOI$10,627 $6,991 

Outpatient MedicalThree Months Ended
March 31,
2024
March 31,
2023
Equity income (loss) from unconsolidated joint ventures$(1,110)$189 
Interest Expense1,099 — 
Depreciation and amortization1,615 238 
General and administrative44 
Income tax (benefit) expense
Healthpeak's share of unconsolidated joint venture NOI$1,656 $440 

LabThree Months Ended
March 31,
2024
March 31,
2023
Equity income (loss) from unconsolidated joint ventures$2,811 $598 
Depreciation and amortization2,573 1,521 
General and administrative217 345 
Other (income) expense, net(2,064)(1,481)
Healthpeak's share of unconsolidated joint venture NOI$3,537 $983 

OtherThree Months Ended
March 31,
2024
March 31,
2023
Equity income (loss) from unconsolidated joint ventures$675 $1,029 
Depreciation and amortization4,584 4,234 
General and administrative76 92 
Other (income) expense, net(40)
Income tax (benefit) expense139 210 
Healthpeak's share of unconsolidated joint venture NOI$5,434 $5,568 

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24

Reconciliations

Noncontrolling Interests' Share of Consolidated Joint Venture NOI
In thousands

Total PortfolioThree Months Ended
March 31,
2024
March 31,
2023
Income (loss) from continuing operations attributable to noncontrolling interest$4,501 $15,555 
(Gain) loss on sales of real estate, net— (11,546)
Depreciation and amortization4,452 4,691 
Other (income) expense, net124 113 
Dividends attributable to noncontrolling interest(2,511)(2,342)
Noncontrolling interests' share of consolidated joint venture NOI$6,566 $6,471 
Outpatient MedicalThree Months Ended
March 31,
2024
March 31,
2023
Income (loss) from continuing operations attributable to noncontrolling interest$3,266 $14,072 
(Gain) loss on sales of real estate, net— (11,133)
Depreciation and amortization4,402 4,654 
Other (income) expense, net215 216 
Dividends attributable to noncontrolling interest(1,437)(1,441)
Noncontrolling interests' share of consolidated joint venture NOI$6,446 $6,368 

LabThree Months Ended
March 31,
2024
March 31,
2023
Income (loss) from continuing operations attributable to noncontrolling interest$1,044 $1,483 
(Gain) loss on sales of real estate, net— (413)
Depreciation and amortization50 37 
Other (income) expense, net(91)(103)
Dividends attributable to noncontrolling interest(883)(901)
Noncontrolling interests' share of consolidated joint venture NOI$120 $103 


Corporate Non-segmentThree Months Ended
March 31,
2024
March 31,
2023
Income (loss) from continuing operations attributable to noncontrolling interest$191 $ 
Dividends attributable to noncontrolling interest(191)— 
Noncontrolling interests' share of consolidated joint venture NOI$ $ 
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Reconciliations

REVPOR CCRC(1)
In thousands, except per month data

Three Months Ended
REVPOR CCRCMarch 31,
2024
March 31,
2023
Portfolio Cash Real Estate Revenues(2)
$138,777 $127,221 
REVPOR CCRC revenues$138,777 $127,221 
Average occupied units/month6,043 5,908 
REVPOR CCRC per month(3)
$7,655 $7,179 
Three Months Ended
REVPOR CCRC excluding NREF AmortizationMarch 31,
2024
March 31,
2023
REVPOR CCRC revenues$138,777 $127,221 
NREF Amortization(21,577)(19,887)
REVPOR CCRC revenues excluding NREF Amortization$117,200 $107,334 
Average occupied units/month6,043 5,908 
REVPOR CCRC excluding NREF Amortization per month(3)
$6,465 $6,056 
_____________________________________
(1)May not foot due to rounding.
(2)See pages 12 and 13 of this document for a reconciliation of Portfolio Cash Real Estate Revenues.
(3)Represents the quarter REVPOR CCRC divided by a factor of three.

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Reconciliations

REVPOR(1)
In thousands, except per month data

Three Months Ended
REVPOR OtherMarch 31,
2024
March 31,
2023
Portfolio Cash Real Estate Revenues(2)
$21,477 $20,566 
Other adjustments to REVPOR(3)
— (2,532)
REVPOR revenues$21,477 $18,034 
Average occupied units/month1,401 1,297 
REVPOR per month(4)
$5,109 $4,633 
______________________________________
(1)May not foot due to rounding.
(2)See pages 12 and 13 of this document for a reconciliation of Portfolio Cash Real Estate Revenues.
(3)Includes revenue for assets in redevelopment or recently completed redevelopments that were not yet stabilized for the three months ended March 31, 2023.
(4)Represents the quarter REVPOR divided by a factor of three.
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FORWARD-LOOKING STATEMENTS

This Discussion and Reconciliation of Non-GAAP Financial Measures may include “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act. All statements other than statements of historical fact are “forward-looking statements” for purposes of federal and state securities laws. These forward-looking statements, which are based on current expectations, estimates and projections about the industry and markets in which we operate and beliefs of and assumptions made by our management, involve uncertainties that could significantly affect our financial or operating results. Words such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “predicts,” “projects,” “forecasts,” “will,” “may,” “potential,” “can,” “could,” “should,” “pro forma,” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements include, but are not limited to, statements about our 2024 outlook. These statements are not guarantees of future performance and involve certain risks, uncertainties and assumptions that are difficult to predict. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance that our expectations will be attained and, therefore, actual outcomes and results may differ materially from what is expressed or forecasted in such forward-looking statements. For example, these forward-looking statements could be affected by factors including, without limitation, risks associated with macroeconomic trends, including inflation, interest rates, construction and labor costs, and unemployment; risks associated with our merger with Physicians Realty Trust, including, but not limited to, our ability to integrate the operations of the Company and Physicians Realty Trust successfully and realize the anticipated synergies and other benefits of the merger or do so within the anticipated time frame; changes within the industries in which we operate; significant regulation, funding requirements, and uncertainty faced by our lab tenants; factors adversely affecting our tenants’, operators’, or borrowers’ ability to meet their financial and other contractual obligations to us; the insolvency or bankruptcy of one or more of our major tenants, operators, or borrowers; our concentration of real estate investments in the healthcare property sector, which makes us more vulnerable to a downturn in that specific sector than if we invested across multiple sectors; the illiquidity of real estate investments; our ability to identify and secure new or replacement tenants and operators; our property development, redevelopment, and tenant improvement risks, including project abandonments, project delays, and lower profits than expected; the ability of the hospitals on whose campuses our outpatient medical buildings are located and their affiliated healthcare systems to remain competitive or financially viable; our ability to develop, maintain, or expand hospital and health system client relationships; operational risks associated with third-party management contracts, including the additional regulation and liabilities of our properties operated through structures permitted by the Housing and Economic Recovery Act of 2008, which includes most of the provisions previously proposed in the REIT Investment Diversification and Empowerment Act of 2007 (commonly referred to as “RIDEA”); economic conditions, natural disasters, weather, and other conditions that negatively affect geographic areas where we have concentrated investments; uninsured or underinsured losses, which could result in significant losses and/or performance declines by us or our tenants and operators; our use of joint ventures may limit our returns on and our flexibility with jointly owned investments; our use of fixed rent escalators, contingent rent provisions, and/or rent escalators based on the Consumer Price Index; competition for suitable healthcare properties to grow our investment portfolio; our ability to foreclose or exercise rights on collateral securing our real estate-related loans; any requirement that we recognize reserves, allowances, credit losses, or impairment charges; investment of substantial resources and time in transactions that are not consummated; our ability to successfully integrate or operate acquisitions; the potential impact on us and our tenants, operators, and borrowers from litigation matters, including rising liability and insurance costs; environmental compliance costs and liabilities associated with our real estate investments; our ability to satisfy environmental, social, and governance and sustainability commitments and requirements, as well as stakeholder expectations; epidemics, pandemics, or other infectious diseases, including the coronavirus disease (“Covid”), and health and safety measures intended to reduce their spread; human capital risks, including the loss or limited availability of our key personnel; our reliance on information technology systems and any material failure, inadequacy, interruption, or security failure of that technology; volatility, disruption, or uncertainty in the financial markets; increased borrowing costs, including due to rising interest rates; cash available for distribution to stockholders and our ability to make dividend distributions at expected levels; the availability of external capital on acceptable terms or at all, including due to rising interest rates, changes in our credit ratings and the value of our common stock, bank failures or other events affecting financial institutions, and other factors; our ability to manage our indebtedness level and covenants in and changes to the terms of such indebtedness; the failure of our tenants, operators, and borrowers to comply with federal, state, and local laws and regulations, including resident health and safety requirements, as well as licensure, certification, and inspection requirements; required regulatory approvals to transfer our senior housing properties; compliance with the Americans with Disabilities Act and fire, safety, and other regulations; laws or regulations prohibiting eviction of our tenants; the requirements of, or changes to, governmental reimbursement programs such as Medicare or Medicaid; legislation to address federal government operations and administrative decisions affecting the Centers for Medicare and Medicaid Services; our participation in the Coronavirus Aid, Relief, and Economic Security Act Provider Relief Fund and other Covid-related stimulus and relief programs; our ability to maintain our qualification as a real estate investment trust (“REIT”); our taxable REIT subsidiaries being subject to corporate level tax; tax imposed on any net income from “prohibited transactions”; changes to U.S. federal income tax laws, and potential deferred and contingent tax liabilities from corporate acquisitions; calculating non-REIT tax earnings and profits distributions; ownership limits in our charter that restrict ownership in our stock; provisions of Maryland law and our charter that could prevent a transaction that may otherwise be in the interest of our stockholders; conflicts of interest between the interests of our stockholders and the interests of holders of Healthpeak OP, LLC (“Healthpeak OP”) common units; provisions in the operating agreement of Healthpeak OP and other agreements that may delay or prevent unsolicited acquisitions and other transactions; our status as a holding company of Healthpeak OP; and those additional risks and factors discussed in our reports filed with the SEC. Moreover, other risks and uncertainties of which we are not currently aware may also affect our forward-looking statements and may cause actual results and the timing of events to differ materially from those anticipated. The forward-looking statements made in this communication are made only as of the date hereof or as of the dates indicated in the forward-looking statements,
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even if they are subsequently made available by us on our website or otherwise. We do not undertake any obligation to update or supplement any forward-looking statements to reflect actual results, new information, future events, changes in its expectations or other circumstances that exist after the date as of which the forward-looking statements were made.
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