LTC LTC Properties Inc

LTC Properties, Inc. (NYSE: LTC) (“LTC” or the “Company”) announces today operating results for the quarter ended March 31, 2014. The Company reported an increase of 23.0% in Funds from Operations (“FFO”) to $22.4 million in the quarter ended March 31, 2014, from $18.2 million in the comparable 2013 period. FFO per diluted common share was $0.63 and $0.59 for the quarters ended March 31, 2014 and 2013, respectively. Normalized FFO increased by 17.7% to $22.4 million in the first quarter of 2014 from $19.0 million in the first quarter of 2013. Normalized FFO per diluted common share was $0.63 and $0.61 for the quarters ended March 31, 2014 and 2013, respectively. Net income available to common stockholders increased by 33.3% to $16.1 million in the first quarter of 2014, or $0.46 per diluted share, from $12.1 million, or $0.40 per diluted share, for the same period in 2013. The increase in FFO, normalized FFO and net income available to common stockholders was due to higher revenues from mortgage loan originations, acquisitions and completed property developments with 2014 FFO and net income available to common stockholders benefitting from lower general and administrative expense due to one-time charges in 2013.

Conference Call Information

The Company will conduct a conference call on Wednesday, May 7, 2014, at 8:00 a.m. Pacific Time (11:00 a.m. Eastern Time), to provide commentary on the Company’s performance and operating results for the quarter ended March 31, 2014. The conference call is accessible by telephone and the internet. Telephone access will be available by dialing 888-317-6016 (domestically) or 412-317-6016 (internationally). To participate in the webcast, log on to the Company’s website at www.LTCProperties.com 15 minutes before the call to download the necessary software.

An audio replay of the conference call will be available from May 7 through May 22, 2014 and may be accessed by dialing 877-344-7529 (domestically) or 412-317-0088 (internationally) and entering conference number 10044392. Additionally, an audio archive will be available on the Company’s website in the “Presentations” section of the “Investor Information” tab. The Company’s earnings release and supplemental information package for the current period will be available on the Company’s website in the “Press Releases” and “Presentations” sections, respectively, of the “Investor Information” tab.

About LTC

At March 31, 2014, LTC had 227 investments located in 30 states comprising of 101 skilled nursing properties, 106 assisted living properties, 9 range of care properties, two schools, five parcels of land under development and four parcels of land held-for-use. Assisted living properties, independent living properties, memory care properties and combinations thereof are included in the assisted living property type. Range of care properties consist of properties providing skilled nursing and any combination of assisted living, independent living and/or memory care services. The Company is a self-administered real estate investment trust that primarily invests in senior housing and long-term care facilities through facility lease transactions, mortgage loans and other investments. For more information on LTC Properties, Inc., visit the Company’s website at www.LTCProperties.com.

Forward Looking Statements

This press release includes statements that are not purely historical and are “forward looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, including statements regarding the Company’s expectations, beliefs, intentions or strategies regarding the future. All statements other than historical facts contained in this press release are forward looking statements. These forward looking statements involve a number of risks and uncertainties. Please see our most recent Annual Report on Form 10-K, our subsequent Quarterly Reports on Form 10-Q, and our other publicly available filings with the Securities and Exchange Commission for a discussion of these and other risks and uncertainties. All forward looking statements included in this press release are based on information available to the Company on the date hereof, and the Company assumes no obligation to update such forward looking statements. Although the Company’s management believes that the assumptions and expectations reflected in such forward looking statements are reasonable, no assurance can be given that such expectations will prove to have been correct. The actual results achieved by the Company may differ materially from any forward looking statements due to the risks and uncertainties of such statements.

  LTC PROPERTIES, INC. CONSOLIDATED STATEMENTS OF INCOME

(amounts in thousands, except per share amounts)

  Three Months EndedMarch 31, 2014   2013 (unaudited) Revenues: Rental income $ 25,252 $ 24,511 Interest income from mortgage loans 4,093 1,059 Interest and other income   93     93   Total revenues   29,438     25,663     Expenses: Interest expense 3,187 3,133 Depreciation and amortization 6,298 6,136 General and administrative expenses   2,949     3,418   Total expenses   12,434     12,687   Net income 17,004 12,976   Income allocated to participating securities (103 ) (98 ) Income allocated to preferred stockholders   (818 )   (818 ) Net income available to common stockholders $ 16,083   $ 12,060     Earnings per common share: Basic $ 0.47   $ 0.40   Diluted $ 0.46   $ 0.40     Weighted average shares used to calculate earnings per common share: Basic   34,586     30,365   Diluted   36,611     30,399     Dividends declared and paid per common share $ 0.510   $ 0.465  

Supplemental Reporting Measures

FFO, adjusted FFO (“AFFO”), and Funds Available for Distribution (“FAD”) are supplemental measures of a real estate investment trust’s (“REIT”) financial performance that are not defined by U.S. generally accepted accounting principles (“GAAP”). Investors, analysts and the Company use FFO, AFFO and FAD as supplemental measures of operating performance. The Company believes FFO, AFFO and FAD are helpful in evaluating the operating performance of a REIT. Real estate values historically rise and fall with market conditions, but cost accounting for real estate assets in accordance with U.S. GAAP assumes that the value of real estate assets diminishes predictably over time. We believe that by excluding the effect of historical cost depreciation, which may be of limited relevance in evaluating current performance, FFO, AFFO and FAD facilitate like comparisons of operating performance between periods. Additionally the Company believes that normalized FFO, normalized AFFO and normalized FAD provide useful information because they allow investors, analysts and our management to compare the Company’s operating performance on a consistent basis without having to account for differences caused by unanticipated items.

FFO, as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), means net income available to common stockholders (computed in accordance with U.S. GAAP) excluding gains or losses on the sale of real estate and impairment write-downs of depreciable real estate plus real estate depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. Normalized FFO represents FFO adjusted for certain items detailed in the reconciliations. The Company’s computation of FFO may not be comparable to FFO reported by other REITs that do not define the term in accordance with the current NAREIT definition or have a different interpretation of the current NAREIT definition from that of the Company; therefore, caution should be exercised when comparing our Company’s FFO to that of other REITs.

We define AFFO as FFO excluding the effects of straight-line rent and amortization of lease inducement. U.S. GAAP requires rental revenues related to non-contingent leases that contain specified rental increases over the life of the lease to be recognized evenly over the life of the lease. This method results in rental income in the early years of a lease that is higher than actual cash received, creating a straight-line rent receivable asset included in our consolidated balance sheet. At some point during the lease, depending on its terms, cash rent payments exceed the straight-line rent which results in the straight-line rent receivable asset decreasing to zero over the remainder of the lease term. By excluding the non-cash portion of straight-line rental revenue and amortization of lease inducement, investors, analysts and our management can compare AFFO between periods. Normalized AFFO represents AFFO adjusted for certain items detailed in the reconciliations.

We define FAD as AFFO excluding the effects of non-cash compensation charges. FAD is useful in analyzing the portion of cash flow that is available for distribution to stockholders. Investors, analysts and the Company utilize FAD as an indicator of common dividend potential. The FAD payout ratio, which represents annual distributions to common shareholders expressed as a percentage of FAD, facilitates the comparison of dividend coverage between REITs. Normalized FAD represents FAD adjusted for certain items detailed in the reconciliations.

While the Company uses FFO, normalized FFO, normalized AFFO and normalized FAD as supplemental performance measures of our cash flow generated by operations and cash available for distribution to stockholders, such measures are not representative of cash generated from operating activities in accordance with U.S. GAAP, and are not necessarily indicative of cash available to fund cash needs and should not be considered an alternative to net income available to common stockholders.

Reconciliation of FFO, Normalized FFO, Normalized AFFO and Normalized FAD

The following table reconciles each of net income, FFO and normalized FFO available to common stockholders, as well as normalized AFFO and normalized FAD (unaudited, amounts in thousands, except per share amounts):

  Three Months EndedMarch 31, 2014   2013 Net income available to common stockholders $ 16,083 $ 12,060 Add: Depreciation and amortization   6,298     6,136   FFO available to common stockholders 22,381 18,196 Add: Non-cash interest related to earn-out liabilities — 110 Add: Non-recurring one-time items   —     707  

(1)

Normalized FFO available to common stockholders 22,381 19,013 Less: Non-cash rental income   (474 )   (772 ) Normalized adjusted FFO (AFFO) 21,907 18,241 Add: Non-cash compensation charges 666 528 Less: Capitalized interest   (307 )   (177 ) Normalized funds available for distribution (FAD) $ 22,266   $ 18,592  

___________________

(1) Represents the one-time severance and accelerated restricted stock vesting charges related to the retirement of our former Senior Vice President, Marketing and Strategic Planning.

            Basic FFO available to common stockholders per share $ 0.65   $ 0.60   Diluted FFO available to common stockholders per share $ 0.63   $ 0.59     Diluted FFO available to common stockholders $ 23,302   $ 19,112   Weighted average shares used to calculate diluted FFO per share available to common stockholders   36,806     32,609               Basic normalized FFO available to common stockholders per share $ 0.65   $ 0.63   Diluted normalized FFO available to common stockholders per share $ 0.63   $ 0.61     Diluted normalized FFO available to common stockholders $ 23,302   $ 19,929   Weighted average shares used to calculate diluted normalized FFO per share available to common stockholders   36,806     32,609               Basic normalized AFFO per share $ 0.63   $ 0.60   Diluted normalized AFFO per share $ 0.62   $ 0.59     Diluted normalized AFFO $ 22,828   $ 19,157   Weighted average shares used to calculate diluted normalized AFFO per share   36,806     32,609               Basic normalized FAD per share $ 0.64   $ 0.61   Diluted normalized FAD per share $ 0.63   $ 0.60     Diluted normalized FAD $ 23,187   $ 19,508   Weighted average shares used to calculate diluted normalized FAD per share   36,806     32,609  

  LTC PROPERTIES, INC. CONSOLIDATED BALANCE SHEETS

(amounts in thousands)

    March 31, 2014 December 31, 2013 ASSETS (unaudited) (audited) Real estate investments: Land $ 80,993 $ 80,993 Buildings and improvements 870,498 856,624 Accumulated depreciation and amortization   (224,966 )   (218,700 ) Net real estate property 726,525 718,917 Mortgage loans receivable, net of allowance for doubtfulaccounts: 2014 — $1,691; 2013 — $1,671   167,472     165,444   Real estate investments, net 893,997 884,361 Other assets: Cash and cash equivalents 7,542 6,778 Debt issue costs, net 2,276 2,458 Interest receivable 677 702 Straight-line rent receivable, net of allowance for doubtfulaccounts: 2014 — $1,548; 2013 — $1,541 30,393 29,760 Prepaid expenses and other assets 6,761 6,756 Notes receivable   595     595   Total assets $ 942,241   $ 931,410     LIABILITIES Bank borrowings $ 41,000 $ 21,000 Senior unsecured notes 251,633 255,800 Bonds payable 1,400 2,035 Accrued interest 2,350 3,424 Accrued expenses and other liabilities   14,088     16,713   Total liabilities 310,471 298,972   EQUITY Stockholders' equity: Preferred stock $0.01 par value; 15,000 shares authorized; shares issued and outstanding: 2014 — 2,000; 2013 — 2,000 38,500 38,500 Common stock: $0.01 par value; 60,000 shares authorized;shares issued and outstanding: 2014 — 34,817; 2013 — 34,746 348 347 Capital in excess of par value 689,551 688,654 Cumulative net income 798,852 781,848 Accumulated other comprehensive income 108 117 Cumulative distributions   (895,589 )   (877,028 ) Total equity 631,770 632,438     Total liabilities and equity $ 942,241   $ 931,410  

LTC Properties, Inc.Wendy L. SimpsonPam Kessler(805) 981-8655