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

FRANKLIN, Tenn., July 30, 2024 /PRNewswire/ — Community Healthcare Trust Incorporated (NYSE:CHCT) (the “Company”) today announced results for the three months ended June 30, 2024. The Company reported a net loss for the three months ended June 30, 2024 of approximately $10.4 million, or $0.42 per diluted common share. Funds from operations (“FFO”) and adjusted funds from operations (“AFFO”) for the three months ended June 30, 2024 totaled $0.43 and $0.53, respectively, per diluted common share.

Items Impacting Our Results include:

During the three months ended June 30, 2024, the Company determined that the collectability of certain lease and interest payments with a geriatric inpatient behavioral hospital tenant were not reasonably assured. The Company has six leases with this hospital tenant. The tenant has experienced challenges with patient census and employee staffing, which has impacted cash flows from operations and the consistency of rent and interest payments to the Company. As a result, the Company recorded reserves on accounts receivable totaling $1.9 million, including $0.9 million of non-cash straight-line rent, and recorded a $1.4 million allowance on its interest receivables and placed them on non-accrual status, resulting in a reduction of FFO per diluted share of approximately $0.12 and a reduction in AFFO per diluted share, which adds back non-cash straight-line rent, by approximately $0.09 for the three months ended June 30, 2024. The Company also has a term loan and revolving credit facility with this tenant totaling approximately $22.7 million. Based on the Company’s valuation of the underlying collateral, the Company recorded an $11.0 million credit loss reserve on its notes receivable with the tenant at June 30, 2024 . Because the Company views its notes receivable as incidental to its business of acquiring and leasing real estate, the $11.0 million credit loss reserve was added back in calculating FFO and, therefore, does not impact FFO or AFFO per diluted share.
 
During the three months ended June 30, 2024, the Company acquired one inpatient rehabilitation facility for a purchase price of approximately $23.5 million. Upon acquisition, the 38,000 square foot property was 100.0% leased to a tenant with a lease expiration in 2039. These acquisitions were funded with proceeds from the Company’s Revolving Credit Facility and through net proceeds from equity sales through the ATM program.
 
Subsequent to June 30, 2024, the Company acquired one medical office building for a purchase price of approximately $6.2 million and cash consideration of approximately $6.3 million. Upon acquisition, the property was 100.0% leased with a lease expiration in 2027. The acquisition was funded with proceeds from the Company’s Revolving Credit Facility.
 
The Company 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 one of these properties in the fourth quarter of 2024 with the remainder throughout 2025, 2026 and 2027; however, the Company cannot provide assurance as to the timing of when, or whether, these transactions will actually close.
 
During the second quarter of 2024, the Company issued, through its at-the-market offering program, approximately 294,000 shares of common stock at an average gross sales price of $24.17 per share for net proceeds of approximately $7.0 million at an approximate 7.77% current equity yield.
 
On July 25, 2024, the Company’s Board of Directors declared a quarterly common stock dividend in the amount of $0.4625 per share. The dividend is payable on August 23, 2024 to stockholders of record on August 9, 2024.

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 June 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 two properties classified as held for sale). The properties are located in 35 states, totaling approximately 4.5 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, rising interest rates, supply chain disruptions, labor conditions, the conflict between Russia and Ukraine, new and ongoing hostilities between Israel and Hamas, 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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