Community Healthcare Trust Announces Results for the Three Months Ended September 30, 2024 Form 8 K

Community Healthcare Trust Announces Results for the Three Months Ended September 30, 2024

FRANKLIN, Tenn., October 29, 2024 / PRNewswire / -- Community Healthcare Trust Incorporated (NYSE: CHCT) (the "Company") today announced results for the three months ended September 30, 2024. The Company reported net income for the three months ended September 30, 2024 of approximately $1.7 million, or $0.04 per diluted common share. Funds from operations ("FFO") and adjusted funds from operations ("AFFO") for the three months ended September 30, 2024 totaled $0.48 and $0.55, respectively, per diluted common share.

Items Impacting Our Results include:

•During the three months ended September 30, 2024, the Company acquired one physician clinic for a purchase price of approximately $6.2 million. Upon acquisition, the 20,400 square foot property was 100.0% leased to a tenant with a lease expiration in 2027. This acquisition was funded with proceeds from the Company's Revolving Credit Facility.

•During the third quarter of 2024, the Company disposed of an 11,200 square foot surgical center in Texas, received net proceeds of approximately $1.0 million, and recognized an immaterial gain on sale.

•The Company has four properties under definitive purchase agreements for an aggregate expected purchase price of approximately $8.8 million. The Company's expected returns on these investments range from 9.29% to 9.50%. The Company expects to close on these properties in the fourth quarter of 2024; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

•The Company also has seven properties under definitive purchase agreements, to be acquired after completion and occupancy, for an aggregate expected purchase price of approximately $169.5 million. The Company's expected returns on these investments are approximately 9.1% to 9.75%. The Company anticipates closing on these properties throughout 2025, 2026 and 2027; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.

•On October 16, 2024, the Company entered into a second Amendment to the third amended and restated credit agreement (the "Amended Credit Facility") with a syndicate of lenders, under which Truist Bank serves as administrative agent. The Amended Credit Facility, among other things, (i) increased the Company's Revolving Credit Facility from $150.0 million to $400.0 million, (ii) extended the maturity date of the Revolving Credit Facility from March 19, 2026 to October 16, 2029, and (iii) lowered pricing on the Revolving Credit Facility by 10 to 30 basis points, depending on the Company's leverage ratio. Proceeds from the increased Revolving Credit Facility were used to repay the existing A-3 Term Loan which was scheduled to mature on March 29, 2026. In addition, amounts outstanding under the Revolving Credit Facility prior to the second Amendment will remain outstanding. Interest rate swaps previously entered into to fix the interest rates on the A-3 Term Loan will remain in place on the Revolving Credit Facility through their maturity on March 29, 2026.

•During the third quarter of 2024, the Company did not issue any shares under its at-the-market offering program.

•On October 24, 2024, the Company's Board of Directors declared a quarterly common stock dividend in the amount of $0.465 per share. The dividend is payable on November 22, 2024 to stockholders of record on November 8, 2024.

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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. As of September 30, 2024, the Company had investments of approximately $1.1 billion in 198 real estate properties (including a portion of one property accounted for as a sales-type lease and one property classified as held for sale). The properties are located in 35 states, totaling approximately 4.4 million square feet in the aggregate.

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

In addition to the historical information contained within, the matters discussed in this press release may contain "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", "will," "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 control of Community Healthcare Trust Incorporated (the "Company"). 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, changes in governmental regulations, the degree and nature of the Company's competition, the ability to consummate acquisitions under contract, catastrophic or extreme weather and other natural events and the physical effects of climate change, the occurrence of cyber incidents, effects on global and national markets as well as businesses resulting from increased inflation, changes in interest rates, supply chain disruptions, labor conditions, the conflicts in Ukraine and the Middle East, and/or uncertainties related to the 2024 U.S. presidential election, 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, 2023, 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 press release and 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

CONSOLIDATED BALANCE SHEETS

(Dollars and shares in thousands, except per share amounts)

(Unaudited)
September 30, 2024	December 31, 2023
ASSETS
Real estate properties:
Land and land improvements	$	146,118	$	136,532
Buildings, improvements, and lease intangibles	989,019	913,416
Personal property	326	299
Total real estate properties	1,135,463	1,050,247
Less accumulated depreciation	(232,747)	(200,810)
Total real estate properties, net	902,716	849,437
Cash and cash equivalents	2,836	3,491
Restricted cash	-	1,142
Real estate properties held for sale	6,351	7,466
Other assets, net	69,876	83,876
Total assets	$	981,779	$	945,412
LIABILITIES AND STOCKHOLDERS' EQUITY
Liabilities
Debt, net	$	473,716	$	403,256
Accounts payable and accrued liabilities	14,422	12,032
Other liabilities, net	16,489	16,868
Total liabilities	504,627	432,156
Commitments and contingencies
Stockholders' Equity
Preferred stock, $0.01 par value; 50,000 shares authorized; none issued and outstanding	-	-
Common stock, $0.01 par value; 450,000 shares authorized; 28,242 and 27,613 shares issued and outstanding at September 30, 2024 and December 31, 2023, respectively	282	276
Additional paid-in capital	702,014	688,156
Cumulative net income	83,843	88,856
Accumulated other comprehensive gain	10,016	16,417
Cumulative dividends	(319,003)	(280,449)
Total stockholders' equity	477,152	513,256
Total liabilities and stockholders' equity	$	981,779	$	945,412

The 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 OPERATIONS

FOR THE THREE AND NINE MONTHS ENDED SEPTEMBER 30, 2024 AND 2023

(Unaudited; Dollars and shares in thousands, except per share amounts)

Three Months Ended September 30,	Nine Months Ended September 30,
2024	2023	2024	2023
REVENUES
Rental income	$	29,335	$	27,690	$	85,582	$	80,582
Other operating interest, net	304	1,045	906	3,139
29,639	28,735	86,488	83,721
EXPENSES
Property operating	5,986	5,456	17,349	15,115
General and administrative (1)	4,935	3,618	14,249	23,610
Depreciation and amortization	10,927	11,208	31,981	29,445
21,848	20,282	63,579	68,170
OTHER (EXPENSE) INCOME
Gain on sale (impairment) of depreciable real estate asset	5	(102)	(135)	(102)
Interest expense	(6,253)	(4,641)	(17,301)	(12,773)
Credit loss reserve	-	-	(11,000)	-
Deferred income tax expense	-	(221)	-	(306)
Interest and other income, net	206	3	514	777
(6,042)	(4,961)	(27,922)	(12,404)
NET INCOME (LOSS)	$	1,749	$	3,492	$	(5,013)	$	3,147
NET INCOME (LOSS) PER COMMON SHARE (1)
Net income (loss) per common share - Basic	$	0.04	$	0.11	$	(0.27)	$	0.05
Net income (loss) per common share - Diluted	$	0.04	$	0.11	$	(0.27)	$	0.05
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING-BASIC	26,660	25,514	26,479	24,940
WEIGHTED AVERAGE COMMON SHARES OUTSTANDING-DILUTED	26,660	25,514	26,479	24,940
___________
(1) General and administrative expenses for the nine months ended September 30, 2024 included stock-based compensation expense totaling approximately $7.4 million. General and administrative expenses for the nine months ended September 30, 2023 included stock-based compensation expense totaling approximately $17.9 million, including the accelerated amortization of stock-based compensation totaling approximately $11.8 million, recognized upon the passing of our former CEO and President in the first quarter of 2023.

The 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; Dollars and shares in thousands, except per share amounts)

Three Months Ended September 30,
2024	2023
Net income	$	1,749	$	3,492
Real estate depreciation and amortization	11,077	11,375
(Gain on sale) impairment of depreciable real estate asset	(5)	102
Total adjustments	11,072	11,477
FFO (1)	$	12,821	$	14,969
Straight-line rent	(679)	(444)
Stock-based compensation	2,497	1,898
AFFO (1)	$	14,639	$	16,423
FFO per Common Share-Diluted (1)	$	0.48	$	0.58
AFFO per Common Share-Diluted (1)	$	0.55	$	0.63
Weighted Average Common Shares Outstanding-Diluted (2)	26,853	26,025

(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 is an operating performance measure 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, gains and losses from change in control, 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, plus depreciation and amortization related to real estate properties, and after adjustments for unconsolidated partnerships and joint ventures. 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. In addition to FFO, the Company presents AFFO and AFFO per share. The Company defines AFFO as FFO, excluding certain expenses related to closing costs of properties acquired accounted for as business combinations and mortgages funded, excluding straight-line rent and the amortization of stock-based compensation, and including or excluding other non-cash items from time to time. 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 and AFFO are calculated based on the treasury method, rather than the 2-class method used to calculate earnings per share.

CONTACT: Bill Monroe, 615-771-3052

SOURCE: Community Healthcare Trust Incorporated

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