Executives with LTC Properties (NYSE: LTC) are in search of to additional cut back the corporate’s Senior Life-style holdings this 12 months, whereas on the identical time constructing new operator relationships and rising current ones.
The Westlake Village, California-based actual property funding belief (REIT) yesterday disclosed it had transitioned 11 of its 23 assisted living communities leased to Senior Lifestyle to different operators. However the firm is planning to trim its portfolio with the Chicago-based operator even additional this 12 months, executives mentioned through the firm’s fourth-quarter earnings name Friday.
As of the tip of the fourth quarter of 2020, LTC had a senior housing portfolio consisting of 107 assisted residing and 73 expert nursing properties in 29 states.
Engaged on potential operator transitions for Senior Life-style properties has been a months-long process for LTC, as Senior Life-style had fallen behind on its hire funds through the pandemic.
Within the fourth quarter of 2020, Senior Life-style paid $3.9 million in hire, equaling 83% of its $4.7 million whole due. LTC utilized the operator’s letter of credit score and deposits, totaling $3.7 million, to its 2020 second-quarter hire receivable; notes receivable; and its third- and fourth-quarter hire. As of Dec. 31, 2020, the operator’s remaining delinquent steadiness was $1 million, in accordance with LTC.
LTC reported funds from operations (FFO) of $30.4 million, or $0.78 per share, within the fourth quarter of 2020, beating analysts’ expectations. The corporate didn’t supply steerage for 2021, citing many present unknowns associated to the pandemic.
“We do imagine that the trade census is near or has hit backside,” mentioned LTC Properties CEO and Chairman Wendy Simpson throughout Friday’s fourth-quarter earnings name with traders and analysts. “Nevertheless… we are able to’t predict when which may occur, or when the trade will have the ability to totally get better from the results of the pandemic.”
Whereas the portfolio transitions with Senior Life-style will seemingly weigh on LTC’s future outcomes, the corporate’s different working companions are in fine condition with regard to hire, in accordance with Jordan Sadler, fairness analysis analyst at KeyBanc Capital Markets.
“The remainder of LTC’s portfolio noticed comparatively regular hire collections within the quarter, regardless of difficult circumstances and falling occupancies/coverages, as supplier aid funds supplied help,” Sadler wrote.
LTC’s share worth fell about 0.2% to $40.68 by the point the markets closed Friday.
Filling in to handle the 11 former Senior Life-style communities are Lawton, Michigan-based Randall Residence, a present LTC working associate that’s taking over six of the communities in Ohio and Illinois; and Chicago-based Encore Senior Residing, a brand new working associate for LTC that’s taking over 5 of the communities in Wisconsin, the place it’s a “main participant,” in accordance with Clint Malin, LTC’s co-president and chief funding officer.
“Partnering with regional operators is a crucial a part of LTC’s long-term technique,” Malin mentioned through the firm’s fourth-quarter earnings name Friday. “And increasing our relationship with Randall, whereas constructing a brand new one with Encore, are nice examples of our means to associate with operators who’ve a stable presence of their native markets and areas.”
Of the 12 communities nonetheless leased to Senior Life-style, LTC plans to switch 5 to different operators and unload three extra within the first and second quarters of this 12 months.
The corporate will proceed to weigh its choices for the Senior Life-style communities not transferred or offered, which have a web ebook worth of about $4.5 million. Already, LTC executives have determined to shut one of many 4 and promote it for an “various use.”
“We’re evaluating our choices for the remaining three,” Malin added.
Occupancy for the corporate’s private-pay senior housing portfolio was 71% as of Jan. 31 — although Malin famous that determine consists of barely lower than three-quarters of the corporate’s private-pay models.
LTC additionally collected 98% of its contractual hire and mortgage curiosity within the fourth quarter of 2020.
For its current operators, LTC has pledged to work in 2021 to supply them with extra help, ought to they want it. The corporate’s leaders are additionally hopeful that senior residing operators will obtain extra monetary help from the roughly $30 billion of still-unallocated assist within the federal authorities’s Supplier Reduction Fund.
“We don’t count on to have interaction in any massive transactions for the foreseeable future, however we’re seeing fascinating alternatives to take part in development via structured finance offers with diminished danger profiles and powerful returns, particularly for growth tasks that aren’t dependent for achievement on rapid lease-upor present census,” Simpson mentioned. “When the market begins to open up, we plan to make use of our appreciable steadiness sheet to supply a variety of regional working companions with the financing they should assist develop their companies.”
Till the corporate’s leaders are assured LTC can full offers for the precise value and the precise return, the REIT will deal with smaller investments whereas constructing new and current relationships, Malin famous.
One massive unknown in LTC’s portfolio is Brookdale Senior Residing (NYSE: BKD), which continues to be ready to determine whether or not to resume a grasp lease with the REIT. Final 12 months, LTC consolidated 4 Brookdale leases into one grasp lease and prolonged the time period till Dec. 31, 2021. Brookdale has till April 30 to decide on amongst three renewal choices.
Though Malin famous he was uncertain whether or not Brookdale would finally lengthen the lease, he’s inspired by the truth that Brookdale is working to spend the roughly $2 million LTC offered for capital enhancements.
“Even when Brookdale chooses to not renew this, there’s been capital that’s been put into the buildings, which is a constructive,” Malin mentioned.
Trying forward, the corporate believes that there could also be some potential acquisition alternatives coming within the spring or summer time of this 12 months, as LTC is approached by sellers out there.
“We’re wanting ahead to with the ability to spend a few of the cash that Clint might be creating by promoting a few of the Senior Life-style belongings,” Simpson mentioned