false000149229800014922982023-08-072023-08-07
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 8-K
CURRENT REPORT
PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934
Date of Report (Date of earliest event reported): August 7, 2023
SABRA HEALTH CARE REIT, INC.
(Exact name of registrant as specified in its charter)
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| Maryland | | 001-34950 | | 27-2560479 |
(State of
Incorporation) | | (Commission
File Number) | | (I.R.S. Employer
Identification No.) |
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| 18500 Von Karman Avenue | | Suite 550 | | Irvine | | CA | | 92612 |
| (Address of principal executive offices) | | | | | | | | (Zip Code) |
Registrant's telephone number including area code: (888) 393-8248
(Former name or former address, if changed since last report.)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
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| ☐ | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
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| ☐ | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
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| ☐ | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
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| ☐ | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) |
Securities registered pursuant to Section 12(b) of the Act:
| | | | | | | | |
| Title of each class | Trading symbol(s) | Name of each exchange on which registered |
| Common stock, $0.01 par value | SBRA | The Nasdaq Stock Market LLC |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
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| Item 2.02 | Results of Operations and Financial Condition. |
On August 7, 2023, Sabra Health Care REIT, Inc. (“Sabra”) issued a press release reporting its results of operations for the three month period ended June 30, 2023. The press release refers to the Reconciliations of Non-GAAP Financial Measures that is available on the Investors section of Sabra’s website, free of charge, at www.sabrahealth.com. The text of the press release and the Reconciliations of Non-GAAP Financial Measures are furnished herewith as Exhibits 99.1 and 99.3, respectively, and are specifically incorporated by reference herein.
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| Item 7.01 | Regulation FD Disclosure. |
The press release furnished herewith as Exhibit 99.1 refers to a supplemental information package that is available on the Investors section of Sabra’s website, free of charge, at www.sabrahealth.com. The text of the supplemental information package is furnished herewith as Exhibit 99.2 and is specifically incorporated by reference herein.
Sabra intends to present the materials attached to this report as Exhibit 99.4 in investor presentations. The furnishing of these materials is not intended to constitute a representation that such furnishing is required by Regulation FD or other securities laws, or that the presentation materials include material investor information that is not otherwise publicly available. In addition, Sabra does not assume any obligation to update such information in the future.
The information in Items 2.02 and 7.01 of this Form 8-K and the information in Exhibits 99.1, 99.2, 99.3 and 99.4 attached hereto shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section and shall not be incorporated by reference into any filing of Sabra under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in any such filing.
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| Item 9.01 | Financial Statements and Exhibits. |
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| (d) | | Exhibits. |
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| 99.1 | | |
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| 99.2 | | |
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| 99.3 | | |
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| 99.4 | | |
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| 104 | | Cover Page Interactive Data File (embedded within the Inline XBRL document). |
SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
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| SABRA HEALTH CARE REIT, INC. |
| |
| Date: August 7, 2023 | /S/ MICHAEL COSTA |
| Name: | | Michael Costa |
| Title: | | Chief Financial Officer, Secretary and Executive Vice President |
FOR IMMEDIATE RELEASE
SABRA REPORTS SECOND QUARTER 2023 RESULTS
IRVINE, CA, August 7, 2023 — Sabra Health Care REIT, Inc. (“Sabra,” the “Company” or “we”) (Nasdaq: SBRA) today announced its results of operations for the second quarter of 2023.
SECOND QUARTER 2023 RESULTS AND RECENT EVENTS
•Results per diluted common share for the second quarter of 2023 were as follows:
•Net Income: $0.09
•FFO: $0.32
•Normalized FFO: $0.33
•AFFO: $0.33
•Normalized AFFO: $0.34
•EBITDARM Coverage Summary:
•Skilled Nursing/Transitional Care: 1.65x (1.57x excluding Provider Relief Funds)
•Senior Housing - Leased: 1.15x
•Behavioral Health: 1.87x
•Specialty Hospitals & Other: 6.68x
•During the second quarter of 2023, Sabra generated $18 million of gross proceeds from the disposition of four skilled nursing facilities.
•On July 6, 2023, Sabra successfully transitioned 11 wholly-owned managed senior housing properties formerly managed by Enlivant to Inspirit Senior Living, an existing Sabra operator.
•As illustrated in the Supplemental Information presentation we issued today, we believe the Annualized Cash NOI upside opportunity for Sabra’s portfolio is attractive. The upside is a result of the Company's internal growth initiatives over the past several years, as well as the benefits of the broader healthcare industry's continued recovery from the pandemic.
•On August 7, 2023, Sabra’s Board of Directors declared a quarterly cash dividend of $0.30 per share of common stock. The dividend will be paid on August 31, 2023 to common stockholders of record as of the close of business on August 17, 2023.
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BUSINESS UPDATE
Update on Reimbursement Trends
Reimbursement trends continue to move in a positive direction. In terms of Medicare Part A, which accounts for nearly 25% of revenue for Sabra’s skilled nursing tenants, CMS recently finalized a 4.0% rate increase that goes into effect on October 1, 2023.
In addition, and in recognition of skilled nursing’s vital role of providing high-quality, high-acuity care at a relatively low cost, many states have also increased support for the industry through various means, including Medicaid base rate increases, Federal Medical Assistance Percentage (“FMAP”) add-on extensions, and rebasing cost measures to better capture inflationary pressures. Notable examples include Texas, which increased its Medicaid rate to more than offset the expiration of FMAP, while Kentucky recently passed an 8% rate increase, which will have a significant positive impact on Sabra’s largest tenant, Signature Healthcare. In addition, Avamere (Sabra’s third largest tenant), will benefit from a blended 6% base rate increase in Oregon and Washington. Medicaid accounts for nearly half of the revenue received by Sabra’s skilled nursing tenants, and while not all states have finalized rates for the upcoming year, we estimate the increase in Medicaid rates across Sabra’s portfolio will average over 5%.
Commenting on the second quarter’s results, Rick Matros, CEO and Chair, said, “Sabra's portfolio continues to strengthen as occupancy gains and easing labor pressures drive improved rent coverages. Reimbursement trends also remain encouraging, highlighted by Medicaid rate increases that are trending higher than they have been in many years. We recently held an operators’ conference and while our operators are not yet where they want to be, these encouraging operating trends underpinned a sense of optimism among attendees that was evident and appreciated. Additionally, we are pleased we were able to expeditiously transition the 11 wholly-owned properties that were formerly managed by Enlivant to an existing operator. Our progress this year gives us increased confidence that we are moving past the pandemic, and have greater clarity on future earnings growth as illustrated in the Supplemental Information presentation we issued today.”
LIQUIDITY
As of June 30, 2023, we had approximately $926.7 million of liquidity, consisting of unrestricted cash and cash equivalents of $27.2 million and available borrowings of $899.5 million under our revolving credit facility. As of June 30, 2023, we also had $500.0 million available under the ATM program.
CONFERENCE CALL AND COMPANY INFORMATION
A conference call with a simultaneous webcast to discuss the 2023 second quarter results will be held on Tuesday, August 8, 2023 at 10:00 am Pacific Time. The webcast URL is https://events.q4inc.com/attendee/659208545. The dial-in number for U.S. participants is (888) 880-4448. For participants outside the U.S., the dial-in number is (646) 960-0572. The conference ID number is 1382596. A digital replay of the call will be available on the Company’s website at www.sabrahealth.com. The Company’s supplemental information package for the second quarter will also be available on the Company’s website in the “Investors” section.
ABOUT SABRA
As of June 30, 2023, Sabra’s investment portfolio included 392 real estate properties held for investment (consisting of (i) 253 Skilled Nursing/Transitional Care facilities, (ii) 45 senior housing communities (“Senior Housing - Leased”), (iii) 61 senior housing communities operated by third-party property managers pursuant to property management agreements (“Senior Housing - Managed”), (iv) 18 Behavioral Health facilities and (v) 15 Specialty Hospitals and Other facilities), 13 investments in loans receivable (consisting of two mortgage loans and 11 other loans), five preferred equity investments and two investments in unconsolidated joint ventures. As of June 30, 2023, Sabra’s real estate properties held for investment included 38,899 beds/units, spread across the United States and Canada.
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FORWARD-LOOKING STATEMENTS SAFE HARBOR
This release contains “forward-looking” statements as defined in the Private Securities Litigation Reform Act of 1995. Any statements that do not relate to historical or current facts or matters are forward-looking statements. These statements may be identified, without limitation, by the use of “expects,” “believes,” “intends,” “should” or comparable terms or the negative thereof. Examples of forward-looking statements include all statements regarding our expectations regarding reimbursement rates and trends; our expectations regarding the upside opportunity for Sabra’s portfolio; our expectations regarding labor and occupancy trends; our expectations regarding the transition of the Enlivant facilities; our expectations regarding continued recovery from the pandemic; and our other expectations regarding our future financial position, results of operations, cash flows, liquidity, business strategy, growth opportunities, potential investments and dispositions, and plans and objectives for future operations and capital raising activity.
Our actual results may differ materially from those projected or contemplated by our forward-looking statements as a result of various factors, including, among others, the following: pandemics or epidemics, including COVID-19, and the related impact on our tenants, borrowers and Senior Housing - Managed communities; increased labor costs and historically low unemployment; increases in market interest rates and inflation; operational risks with respect to our Senior Housing - Managed communities; competitive conditions in our industry; the loss of key management personnel; uninsured or underinsured losses affecting our properties; potential impairment charges and adjustments related to the accounting of our assets; the potential variability of our reported rental and related revenues as a result of Accounting Standards Update (“ASU”) 2016-02, Leases, as amended by subsequent ASUs; risks associated with our investment in our unconsolidated joint ventures; catastrophic weather and other natural or man-made disasters, the effects of climate change on our properties and a failure to implement sustainable and energy-efficient measures; increased operating costs and competition for our tenants, borrowers and Senior Housing - Managed communities; increased healthcare regulation and enforcement; our tenants’ dependency on reimbursement from governmental and other third-party payor programs; the effect of our tenants, operators or borrowers declaring bankruptcy or becoming insolvent; our ability to find replacement tenants and the impact of unforeseen costs in acquiring new properties; the impact of litigation and rising insurance costs on the business of our tenants; the impact of required regulatory approvals of transfers of healthcare properties; environmental compliance costs and liabilities associated with real estate properties we own; our tenants’, borrowers’ or operators’ failure to adhere to applicable privacy and data security laws, or a material breach of our or our tenants’, borrowers’ or operators’ information technology; our concentration in the healthcare property sector, particularly in skilled nursing/transitional care facilities and senior housing communities, which makes our profitability more vulnerable to a downturn in a specific sector than if we were investing in multiple industries; the significant amount of and our ability to service our indebtedness; covenants in our debt agreements that may restrict our ability to pay dividends, make investments, incur additional indebtedness and refinance indebtedness on favorable terms; adverse changes in our credit ratings; our ability to make dividend distributions at expected levels; our ability to raise capital through equity and debt financings; changes and uncertainty in macroeconomic conditions and disruptions in the financial markets; risks associated with our ownership of property outside the U.S., including currency fluctuations; the relatively illiquid nature of real estate investments; our ability to maintain our status as a real estate investment trust (“REIT”) under the federal tax laws; compliance with REIT requirements and certain tax and tax regulatory matters related to our status as a REIT; changes in tax laws and regulations affecting REITs; the ownership limits and takeover defenses in our governing documents and under Maryland law, which may restrict change of control or business combination opportunities; and the exclusive forum provisions in our bylaws.
Additional information concerning risks and uncertainties that could affect our business can be found in our filings with the Securities and Exchange Commission (the “SEC”), including in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2022. We do not intend, and we undertake no obligation, to update any forward-looking information to reflect events or circumstances after the date of this release or to reflect the occurrence of unanticipated events, unless required by law to do so.
TENANT AND BORROWER INFORMATION
This release includes information regarding certain of our tenants that lease properties from us and our borrowers, most of which are not subject to SEC reporting requirements. The information related to our tenants and borrowers that is provided in this release has been provided by, or derived from information provided by, such tenants and borrowers. We have not independently verified this information. We have no reason to believe that such information is inaccurate in any material respect. We are providing this data for informational purposes only.
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NOTE REGARDING NON-GAAP FINANCIAL MEASURES
This release includes the following financial measures defined as non-GAAP financial measures by the SEC: Annualized Cash NOI, funds from operations (“FFO”), Normalized FFO, Adjusted FFO (“AFFO”), Normalized AFFO, FFO per diluted common share, Normalized FFO per diluted common share, AFFO per diluted common share and Normalized AFFO per diluted common share. These measures may be different than non-GAAP financial measures used by other companies, and the presentation of these measures is not intended to be considered in isolation or as a substitute for financial information prepared and presented in accordance with U.S. generally accepted accounting principles. An explanation of these non-GAAP financial measures is included under “Reporting Definitions” in this release, and reconciliations of these non-GAAP financial measures to the GAAP financial measures we consider most comparable are included on the Investors section of our website at https://ir.sabrahealth.com/investors/financials/quarterly-results.
CONTACT
Investor & Media Inquiries: (888) 393-8248 or investorinquiries@sabrahealth.com
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SABRA HEALTH CARE REIT, INC.
CONSOLIDATED STATEMENTS OF INCOME
(dollars in thousands, except per share data)
| | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended June 30, | | Six Months Ended June 30, |
| | 2023 | | 2022 | | 2023 | | 2022 |
| Revenues: | | | | | | | |
Rental and related revenues (1) | $ | 94,274 | | | $ | 103,168 | | | $ | 190,144 | | | $ | 213,054 | |
| Resident fees and services | 58,428 | | | 44,136 | | | 115,149 | | | 86,363 | |
| Interest and other income | 8,464 | | | 8,653 | | | 17,197 | | | 19,645 | |
| | | | | | | |
| Total revenues | 161,166 | | | 155,957 | | | 322,490 | | | 319,062 | |
| | | | | | | |
| Expenses: | | | | | | | |
| Depreciation and amortization | 44,142 | | | 45,172 | | | 96,969 | | | 90,428 | |
| Interest | 28,328 | | | 25,530 | | | 56,868 | | | 50,502 | |
| Triple-net portfolio operating expenses | 4,771 | | | 4,852 | | | 8,939 | | | 9,863 | |
| Senior housing - managed portfolio operating expenses | 43,964 | | | 34,026 | | | 87,601 | | | 67,130 | |
| General and administrative | 9,532 | | | 8,649 | | | 20,034 | | | 19,045 | |
| | | | | | | |
| Provision for (recovery of) loan losses and other reserves | 429 | | | (270) | | | 221 | | | 205 | |
| Impairment of real estate | — | | | 11,745 | | | 7,064 | | | 11,745 | |
| | | | | | | |
| Total expenses | 131,166 | | | 129,704 | | | 277,696 | | | 248,918 | |
| | | | | | | |
| Other (expense) income: | | | | | | | |
| Loss on extinguishment of debt | — | | | — | | | (1,541) | | | (271) | |
| Other (expense) income | — | | | (2,163) | | | 341 | | | (2,095) | |
| Net loss on sales of real estate | (7,833) | | | (4,501) | | | (29,348) | | | (4,501) | |
| | | | | | | |
| Total other expense | (7,833) | | | (6,664) | | | (30,548) | | | (6,867) | |
| | | | | | | |
| Income before loss from unconsolidated joint ventures and income tax expense | 22,167 | | | 19,589 | | | 14,246 | | | 63,277 | |
| | | | | | | |
| Loss from unconsolidated joint ventures | (653) | | | (2,529) | | | (1,491) | | | (5,331) | |
| Income tax expense | (326) | | | (255) | | | (1,054) | | | (539) | |
| | | | | | | |
| Net income | $ | 21,188 | | | $ | 16,805 | | | $ | 11,701 | | | $ | 57,407 | |
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| Net income, per: | | | | | | | |
| | | | | | | |
| Basic common share | $ | 0.09 | | | $ | 0.07 | | | $ | 0.05 | | | $ | 0.25 | |
| | | | | | | |
| Diluted common share | $ | 0.09 | | | $ | 0.07 | | | $ | 0.05 | | | $ | 0.25 | |
| | | | | | | |
| Weighted average number of common shares outstanding, basic | 231,204,531 | | | 230,967,163 | | | 231,184,355 | | | 230,913,462 | |
| | | | | | | |
| Weighted average number of common shares outstanding, diluted | 232,244,588 | | | 231,681,536 | | | 232,214,443 | | | 231,641,958 | |
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(1) See page 6 for additional details regarding Rental and related revenues.
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SABRA HEALTH CARE REIT, INC.
CONSOLIDATED STATEMENTS OF INCOME - SUPPLEMENTAL INFORMATION
(in thousands)
| | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended June 30, | | Six Months Ended June 30, |
| | 2023 | | 2022 | | 2023 | | 2022 |
| Cash rental income | $ | 87,381 | | | $ | 95,209 | | | $ | 177,038 | | | $ | 195,566 | |
| Straight-line rental income | 1,503 | | | 2,342 | | | 2,850 | | | 5,036 | |
| Straight-line rental income receivable write-offs | — | | | (323) | | | (518) | | | (462) | |
| Above/below market lease amortization | 1,568 | | | 1,568 | | | 3,136 | | | 3,161 | |
| Above/below market lease intangible write-offs | — | | | — | | | — | | | 326 | |
| Operating expense recoveries | 3,822 | | | 4,372 | | | 7,638 | | | 9,427 | |
| | | | | | | |
| Rental and related revenues | $ | 94,274 | | | $ | 103,168 | | | $ | 190,144 | | | $ | 213,054 | |
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SABRA HEALTH CARE REIT, INC.
CONSOLIDATED BALANCE SHEETS
(dollars in thousands, except per share data)
| | | | | | | | | | | |
| June 30, 2023 | | December 31, 2022 |
| | | |
| Assets | | | |
Real estate investments, net of accumulated depreciation of $992,222 and $913,345 as of June 30, 2023 and December 31, 2022, respectively | $ | 4,751,898 | | | $ | 4,959,343 | |
| Loans receivable and other investments, net | 417,019 | | | 411,396 | |
| Investment in unconsolidated joint ventures | 140,402 | | | 134,962 | |
| Cash and cash equivalents | 27,234 | | | 49,308 | |
| Restricted cash | 5,146 | | | 4,624 | |
| | | |
| Lease intangible assets, net | 35,990 | | | 40,131 | |
| Accounts receivable, prepaid expenses and other assets, net | 146,641 | | | 147,908 | |
| Total assets | $ | 5,524,330 | | | $ | 5,747,672 | |
| | | |
| Liabilities | | | |
| Secured debt, net | $ | 48,273 | | | $ | 49,232 | |
| Revolving credit facility | 100,517 | | | 196,982 | |
| Term loans, net | 536,391 | | | 526,129 | |
| Senior unsecured notes, net | 1,734,855 | | | 1,734,431 | |
| | | |
| Accounts payable and accrued liabilities | 121,865 | | | 142,259 | |
| Lease intangible liabilities, net | 38,685 | | | 42,244 | |
| | | |
| Total liabilities | 2,580,586 | | | 2,691,277 | |
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| Equity | | | |
Preferred stock, $0.01 par value; 10,000,000 shares authorized, zero shares issued and outstanding as of June 30, 2023 and December 31, 2022 | — | | | — | |
Common stock, $0.01 par value; 500,000,000 shares authorized, 231,218,658 and 231,009,295 shares issued and outstanding as of June 30, 2023 and December 31, 2022, respectively | 2,312 | | | 2,310 | |
| Additional paid-in capital | 4,489,107 | | | 4,486,967 | |
| Cumulative distributions in excess of net income | (1,579,914) | | | (1,451,945) | |
| Accumulated other comprehensive income | 32,239 | | | 19,063 | |
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| Total equity | 2,943,744 | | | 3,056,395 | |
| Total liabilities and equity | $ | 5,524,330 | | | $ | 5,747,672 | |
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SABRA HEALTH CARE REIT, INC.
CONSOLIDATED STATEMENTS OF CASH FLOWS
(in thousands)
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| | Six Months Ended June 30, |
| 2023 | | 2022 |
| Cash flows from operating activities: | | | |
| Net income | $ | 11,701 | | | $ | 57,407 | |
| Adjustments to reconcile net income to net cash provided by operating activities: | | | |
| Depreciation and amortization | 96,969 | | | 90,428 | |
| Non-cash rental and related revenues | (5,469) | | | (8,061) | |
| Non-cash interest income | (388) | | | (1,094) | |
| Non-cash interest expense | 6,091 | | | 5,502 | |
| Stock-based compensation expense | 3,233 | | | 3,250 | |
| | | |
| | | |
| Loss on extinguishment of debt | 1,541 | | | 271 | |
| Provision for loan losses and other reserves | 221 | | | 205 | |
| Net loss on sales of real estate | 29,348 | | | 4,501 | |
| Impairment of real estate | 7,064 | | | 11,745 | |
| | | |
| Loss from unconsolidated joint ventures | 1,491 | | | 5,331 | |
| Distributions of earnings from unconsolidated joint ventures | 1,112 | | | — | |
| Other non-cash items | — | | | 2,167 | |
| Changes in operating assets and liabilities: | | | |
| Accounts receivable, prepaid expenses and other assets, net | (6,277) | | | (6,074) | |
| Accounts payable and accrued liabilities | (8,019) | | | (25,895) | |
| | | |
| Net cash provided by operating activities | 138,618 | | | 139,683 | |
| Cash flows from investing activities: | | | |
| Acquisition of real estate | (39,630) | | | (20,573) | |
| Origination and fundings of loans receivable | (9,050) | | | — | |
| Origination and fundings of preferred equity investments | (10,676) | | | (4,990) | |
| Additions to real estate | (37,995) | | | (19,495) | |
| Escrow deposits for potential investments | — | | | (836) | |
| Repayments of loans receivable | 8,062 | | | 4,466 | |
| Repayments of preferred equity investments | 4,130 | | | 1,333 | |
| Investment in unconsolidated joint ventures | (4,797) | | | (128,007) | |
| Net proceeds from the sales of real estate | 168,904 | | | 40,003 | |
| Net proceeds from sales-type lease | 25,490 | | | — | |
| | | |
| Distributions in excess of earnings from unconsolidated joint ventures | 544 | | | — | |
| | | |
| Net cash provided by (used in) investing activities | 104,982 | | | (128,099) | |
| Cash flows from financing activities: | | | |
| Net (repayments of) borrowings from revolving credit facility | (98,857) | | | 142,353 | |
| | | |
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| Proceeds from term loans | 12,188 | | | — | |
| Principal payments on term loans | — | | | (40,000) | |
| Principal payments on secured debt | (983) | | | (16,547) | |
| Payments of deferred financing costs | (18,128) | | | (6) | |
| | | |
| | | |
| Payment of contingent consideration | (17,900) | | | — | |
| Issuance of common stock, net | (2,153) | | | (3,803) | |
| Dividends paid on common stock | (138,711) | | | (138,565) | |
| | | |
| Net cash used in financing activities | (264,544) | | | (56,568) | |
| | | |
| Net decrease in cash, cash equivalents and restricted cash | (20,944) | | | (44,984) | |
| Effect of foreign currency translation on cash, cash equivalents and restricted cash | (608) | | | 619 | |
| Cash, cash equivalents and restricted cash, beginning of period | 53,932 | | | 115,886 | |
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| Cash, cash equivalents and restricted cash, end of period | $ | 32,380 | | | $ | 71,521 | |
| Supplemental disclosure of cash flow information: | | | |
| Interest paid | $ | 52,591 | | | $ | 49,968 | |
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| Supplemental disclosure of non-cash investing activities: | | | |
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| Decrease in loans receivable and other investments due to acquisition of real estate | $ | 4,644 | | | $ | 5,623 | |
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SABRA HEALTH CARE REIT, INC.
FUNDS FROM OPERATIONS (FFO), NORMALIZED FFO,
ADJUSTED FUNDS FROM OPERATIONS (AFFO) AND NORMALIZED AFFO
(dollars in thousands, except per share data)
| | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended June 30, | | Six Months Ended June 30, |
| | 2023 | | 2022 | | 2023 | | 2022 |
| Net income | $ | 21,188 | | | $ | 16,805 | | | $ | 11,701 | | | $ | 57,407 | |
| Add: | | | | | | | |
| Depreciation and amortization of real estate assets | 44,142 | | | 45,172 | | | 96,969 | | | 90,428 | |
| | | | | | | |
| Depreciation, amortization and impairment of real estate assets related to unconsolidated joint ventures | 2,202 | | | 5,133 | | | 4,250 | | | 9,766 | |
| Net loss on sales of real estate | 7,833 | | | 4,501 | | | 29,348 | | | 4,501 | |
| Net gain on sales of real estate related to unconsolidated joint ventures | — | | | (220) | | | — | | | (220) | |
| Impairment of real estate | — | | | 11,745 | | | 7,064 | | | 11,745 | |
| | | | | | | |
| FFO | $ | 75,365 | | | $ | 83,136 | | | $ | 149,332 | | | $ | 173,627 | |
| | | | | | | |
| | | | | | | |
| Write-offs of cash and straight-line rental income receivable and lease intangibles | — | | | 709 | | | 540 | | | 180 | |
| Lease termination income | — | | | — | | | — | | | (2,338) | |
| Loss on extinguishment of debt | — | | | — | | | 1,541 | | | 271 | |
| Provision for (recovery of) loan losses and other reserves | 429 | | | (270) | | | 221 | | | 205 | |
| | | | | | | |
Support payments paid to joint venture manager (1) | — | | | 3,626 | | | — | | | 3,626 | |
Other normalizing items (2) | 1,301 | | | 2,699 | | | 2,069 | | | 2,651 | |
| Normalized FFO | $ | 77,095 | | | $ | 89,900 | | | $ | 153,703 | | | $ | 178,222 | |
| | | | | | | |
| FFO | $ | 75,365 | | | $ | 83,136 | | | $ | 149,332 | | | $ | 173,627 | |
| Stock-based compensation expense | 1,004 | | | 794 | | | 3,233 | | | 3,250 | |
| Non-cash rental and related revenues | (3,071) | | | (3,587) | | | (5,469) | | | (8,061) | |
| Non-cash interest income | 4 | | | (547) | | | (388) | | | (1,094) | |
| Non-cash interest expense | 3,077 | | | 2,804 | | | 6,091 | | | 5,502 | |
| Non-cash portion of loss on extinguishment of debt | — | | | — | | | 1,541 | | | 271 | |
| Provision for (recovery of) loan losses and other reserves | 429 | | | (270) | | | 221 | | | 205 | |
| | | | | | | |
| | | | | | | |
| Other adjustments related to unconsolidated joint ventures | 169 | | | (692) | | | 238 | | | (1,678) | |
Other adjustments (3) | 57 | | | 2,211 | | | 163 | | | 2,394 | |
| AFFO | $ | 77,034 | | | $ | 83,849 | | | $ | 154,962 | | | $ | 174,416 | |
| | | | | | | |
| Cash portion of lease termination income | — | | | — | | | — | | | (2,338) | |
| | | | | | | |
| Write-off of cash rental income | — | | | 404 | | | — | | | 71 | |
Support payments paid to joint venture manager (1) | — | | | 3,626 | | | — | | | 3,626 | |
Other normalizing items (2) | 1,286 | | | 516 | | | 2,038 | | | 330 | |
| Normalized AFFO | $ | 78,320 | | | $ | 88,395 | | | $ | 157,000 | | | $ | 176,105 | |
| Amounts per diluted common share: | | | | | | | |
| Net income | $ | 0.09 | | | $ | 0.07 | | | $ | 0.05 | | | $ | 0.25 | |
| FFO | $ | 0.32 | | | $ | 0.36 | | | $ | 0.64 | | | $ | 0.75 | |
| Normalized FFO | $ | 0.33 | | | $ | 0.39 | | | $ | 0.66 | | | $ | 0.77 | |
| AFFO | $ | 0.33 | | | $ | 0.36 | | | $ | 0.66 | | | $ | 0.75 | |
| Normalized AFFO | $ | 0.34 | | | $ | 0.38 | | | $ | 0.67 | | | $ | 0.76 | |
| Weighted average number of common shares outstanding, diluted: | | | | | | |
| | | | | | | |
| Net income, FFO and Normalized FFO | 232,244,588 | | | 231,681,536 | | | 232,214,443 | | | 231,641,958 | |
| AFFO and Normalized AFFO | 233,586,255 | | | 232,708,975 | | | 233,560,237 | | | 232,713,843 | |
| | | | | | | |
(1) Funding for support payments did not require capital contributions from Sabra but rather were funded with proceeds received by our Enlivant unconsolidated joint venture from TPG for the issuance of senior preferred interests.
(2) Other normalizing items for FFO for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings. In addition, other normalizing items for FFO and AFFO include triple-net operating expenses, net of recoveries and certain adjustments for amounts recorded in the current period that relate to a prior period.
(3) Other adjustments for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings.
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Annualized Cash Net Operating Income (“Annualized Cash NOI”)*
The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Annualized Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Annualized Cash NOI as Annualized Revenues less operating expenses and non-cash revenues and expenses. Annualized Cash NOI excludes all other financial statement amounts included in net income.
Annualized Revenues
The annual contractual rental revenues under leases and interest and other income generated by the Company’s loans receivable and other investments based on amounts invested and applicable terms as of the end of the period presented. Annualized Revenues do not include tenant recoveries or additional rents and are adjusted to (i) reflect actual payments received related to the twelve months ended at the end of the respective period for leases no longer accounted for on an accrual basis, (ii) exclude residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis and (iii) reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere.
Behavioral Health
Includes behavioral hospitals that provide inpatient and outpatient care for patients with mental health conditions, chemical dependence or substance addictions and addiction treatment centers that provide treatment services for chemical dependence and substance addictions, which may include inpatient care, outpatient care, medical detoxification, therapy and counseling.
EBITDARM
Earnings before interest, taxes, depreciation, amortization, rent and management fees (“EBITDARM”) for a particular facility accruing to the operator/tenant of the property (not the Company), for the period presented. The Company uses EBITDARM in determining EBITDARM Coverage. EBITDARM has limitations as an analytical tool. EBITDARM does not reflect historical cash expenditures or future cash requirements for facility capital expenditures or contractual commitments. In addition, EBITDARM does not represent a property’s net income or cash flows from operations and should not be considered an alternative to those indicators. The Company utilizes EBITDARM to evaluate the core operations of the properties by eliminating management fees, which may vary by operator/tenant and operating structure, and as a supplemental measure of the ability of the Company’s operators/tenants and relevant guarantors to generate sufficient liquidity to meet related obligations to the Company.
EBITDARM Coverage
Represents the ratio of EBITDARM to cash rent for owned facilities (excluding Senior Housing - Managed communities) for the period presented. EBITDARM Coverage is a supplemental measure of a property’s ability to generate cash flows for the operator/tenant (not the Company) to meet the operator’s/tenant’s related cash rent and other obligations to the Company. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDARM. EBITDARM Coverage includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful.
Funds From Operations (“FFO”) and Adjusted Funds from Operations (“AFFO”)*
The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“Nareit”), and adjusted funds from operations, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined as net income, computed in accordance with GAAP, excluding gains or losses from real estate dispositions and the Company’s share of gains or losses from real estate dispositions related to its unconsolidated joint ventures, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to its unconsolidated joint ventures, and real estate impairment charges of both consolidated and unconsolidated entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. AFFO is defined as FFO excluding merger and acquisition costs, stock-
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based compensation expense, non-cash rental and related revenues, non-cash interest income, non-cash interest expense, non-cash portion of loss on extinguishment of debt, provision for loan losses and other reserves, non-cash lease termination income and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non-cash revenue and expense amounts related to noncontrolling interests) and the Company’s share of non-cash adjustments related to its unconsolidated joint ventures. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company’s operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define AFFO differently than the Company does.
Normalized FFO and Normalized AFFO*
Normalized FFO and Normalized AFFO represent FFO and AFFO, respectively, adjusted for certain income and expense items that the Company does not believe are indicative of its ongoing operating results. The Company considers Normalized FFO and Normalized AFFO to be useful measures to evaluate the Company’s operating results excluding these income and expense items to help investors compare the operating performance of the Company between periods or as compared to other companies. Normalized FFO and Normalized AFFO do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. Normalized FFO and Normalized AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of Normalized FFO and Normalized AFFO may not be comparable to Normalized FFO and Normalized AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FFO and AFFO or Normalized FFO and Normalized AFFO differently than the Company does.
Senior Housing
Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities.
Senior Housing - Managed
Senior Housing communities operated by third-party property managers pursuant to property management agreements.
Skilled Nursing/Transitional Care
Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities.
Specialty Hospitals and Other
Includes acute care, long-term acute care and rehabilitation hospitals, facilities that provide residential services, which may include assistance with activities of daily living, and other facilities not classified as Skilled Nursing/Transitional Care, Senior Housing or Behavioral Health.
Stabilized Facility
At the time of acquisition, the Company classifies each facility as either stabilized or non-stabilized. In addition, the Company may classify a facility as non-stabilized after acquisition. Circumstances that could result in a facility being classified as non-stabilized include newly completed developments, facilities undergoing major renovations or additions, facilities being repositioned or transitioned to new operators, and significant transitions within the tenants’ business model. Such facilities are typically reclassified to stabilized upon the earlier of maintaining consistent occupancy (85% for Skilled Nursing/Transitional Care facilities and 90% for Senior Housing communities) or 24 months after the date of classification as non-stabilized.
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Stabilized Facilities exclude (i) facilities held for sale, (ii) strategic disposition candidates, (iii) facilities being transitioned to a new operator, (iv) facilities being transitioned from being leased by the Company to being operated by the Company and (v) leased facilities acquired during the three months preceding the period presented.
*Non-GAAP Financial Measures
Reconciliations, definitions and important discussions regarding the usefulness and limitations of the Non-GAAP Financial Measures used in this release can be found at https://ir.sabrahealth.com/investors/financials/quarterly-results.
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Exhibit 99.2
2 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 03 COMPANY INFORMATION 04 OVERVIEW 05 PORTFOLIO Triple-Net Portfolio Top 10 Relationships Senior Housing - Managed Portfolio Loans and Other Investments NOI Concentrations Geographic Concentrations - Consolidated Portfolio Triple-Net Lease Expirations 13 INVESTMENTS Summary Illustrative Annualized Cash NOI Upside 15 CAPITALIZATION Overview Indebtedness Debt Maturity Credit Metrics and Ratings 19 FINANCIAL INFORMATION Consolidated Financial Statements - Statements of Income Consolidated Financial Statements - Balance Sheets Consolidated Financial Statements - Statements of Cash Flows FFO, Normalized FFO, AFFO and Normalized AFFO Components of Net Asset Value (NAV) 25 APPENDIX Disclaimer Reporting Definitions Discussion and Reconciliation of Certain Non-GAAP Financial Measures: CONTENT https://ir.sabrahealth.com/investors/financials/quarterly-results
3 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 SENIOR MANAGEMENT Rick Matros Michael Costa Talya Nevo-Hacohen Chief Executive Officer, President Chief Financial Officer, Secretary Chief Investment Officer, Treasurer and Chair and Executive Vice President and Executive Vice President BOARD OF DIRECTORS Rick Matros Michael Foster Jeffrey Malehorn Chief Executive Officer, President Lead Independent Director Director and Chair Craig Barbarosh Lynne Katzmann Clifton Porter II Director Director Director Katie Cusack Ann Kono Director Director CONTACT INFORMATION Sabra Health Care REIT, Inc. Transfer Agent 18500 Von Karman Avenue American Stock Transfer & Trust Suite 550 Company, LLC Irvine, CA 92612 6201 15th Avenue 888.393.8248 Brooklyn, NY 11219 sabrahealth.com COMPANY INFORMATION
4 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 Financial Metrics Dollars in thousands, except per share data June 30, 2023 Three Months Ended Six Months Ended Revenues $ 161,166 $ 322,490 Net operating income 115,112 230,657 Cash net operating income 112,103 224,917 Diluted per share data: EPS $ 0.09 $ 0.05 FFO 0.32 0.64 Normalized FFO 0.33 0.66 AFFO 0.33 0.66 Normalized AFFO 0.34 0.67 Dividends per common share 0.30 0.60 Capitalization and Market Facts Key Credit Metrics (1) June 30, 2023 June 30, 2023 Common shares outstanding 231.2 million Net Debt to Adjusted EBITDA 5.61x Common equity Market Capitalization $2.7 billion Interest Coverage 4.26x Consolidated Debt $2.4 billion Fixed Charge Coverage Ratio 4.18x Consolidated Enterprise Value $5.1 billion Total Debt/Asset Value 36 % Secured Debt/Asset Value 1 % Common stock closing price $11.77 Unencumbered Assets/Unsecured Debt 272 % Common stock 52-week range $10.08 - $16.60 Common stock ticker symbol SBRA Portfolio Dollars in thousands, units and Cash NOI reflect Sabra's pro rata share Three Months Ended June 30, 2023As of June 30, 2023 Property Count Investment Beds/Units Cash NOI Investment in Real Estate Properties, gross Triple-Net Portfolio: Skilled Nursing / Transitional Care 253 $ 3,181,828 27,857 $ 62,195 Senior Housing - Leased 45 579,927 3,532 10,216 Behavioral Health 18 487,466 1,077 9,488 Specialty Hospitals and Other 15 225,443 392 4,591 Total Triple-Net Portfolio 331 4,474,664 32,858 Senior Housing - Managed 61 1,268,360 6,041 14,464 Consolidated Real Estate Investments 392 5,743,024 38,899 Unconsolidated Joint Venture Senior Housing - Managed 16 206,404 1,256 2,681 Total Equity Investments 408 5,949,428 40,155 Investments in Loans Receivable, gross (2) 13 361,380 Preferred Equity Investments, gross (3) 5 55,735 Includes 67 relationships in 41 U.S. states and CanadaTotal Investments 426 $ 6,366,543 (1) See page 17 of this supplement for important information about these credit metrics. (2) Our loans receivable investments include one investment which has a right of first offer on six addiction treatment centers with 928 beds. (3) Our preferred equity investments include investments in entities owning four Senior Housing developments with 544 aggregate units and one Skilled Nursing/Transitional Care development with 120 beds. OVERVIEW
5 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 Operating Statistics (1) Twelve Months Ended March 31, 2022 June 30, 2022 September 30, 2022 December 31, 2022 March 31, 2023 Occupancy Skilled Nursing/Transitional Care 72.8 % 72.9 % 73.5 % 73.7 % 74.4 % Senior Housing - Leased 79.7 % 81.8 % 84.4 % 86.4 % 87.8 % Behavioral Health 83.3 % 83.1 % 84.0 % 83.5 % 85.9 % Specialty Hospitals and Other 80.0 % 79.7 % 77.4 % 76.9 % 76.5 % Skilled Mix Skilled Nursing/Transitional Care 37.8 % 33.9 % 34.3 % 35.0 % 34.4 % PORTFOLIO Triple-Net Portfolio (1) Occupancy Percentage and Skilled Mix (together, “Operating Statistics”) and EBITDARM Coverage for each period presented include only Stabilized Facilities owned by the Company as of the end of the quarter following the period presented and only for the duration such facilities were owned by the Company and classified as Stabilized Facilities. EBITDARM Coverage (1) Twelve Months Ended March 31, 2022 June 30, 2022 September 30, 2022 December 31, 2022 March 31, 2023 Skilled Nursing/Transitional Care 1.80x 1.83x 1.77x 1.63x 1.65x Senior Housing - Leased 1.09x 1.13x 1.19x 1.14x 1.15x Behavioral Health 1.83x 1.72x 1.71x 1.71x 1.87x Specialty Hospitals and Other 7.07x 7.30x 6.95x 6.40x 6.68x
6 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Top 10 Relationships Top 10 Relationships Tenant/Borrower Credit Exposure Senior Housing - Managed Operator Exposure As of June 30, 2023 EBITDARM Coverage Twelve Months Ended (1) As of June 30, 2023 Relationship Primary Property Type Number of Sabra Investments % of Annualized Cash NOI March 31, 2023 December 31, 2022 Number of Sabra Investments % of Annualized Cash NOI Signature Healthcare Skilled Nursing 44 9.0 % 1.22x 1.11x — — The Ensign Group Skilled Nursing 31 8.2 % N/A N/A — — Avamere Family of Companies Skilled Nursing 28 7.4 % 1.49x 1.47x — — Signature Behavioral Behavioral Hospitals 5 7.0 % 1.48x 1.30x — — Recovery Centers of America Addiction Treatment 3 5.4 % N/A N/A — — Holiday AL Holdings LP Independent Living — — N/A N/A 21 5.2 % Leo Brown Group Assisted Living 5 2.8 % 1.28x 1.23x 4 2.2 % The McGuire Group Skilled Nursing 8 3.8 % 1.32x 1.38x — — CommuniCare Skilled Nursing 11 3.7 % 1.91x 2.07x — — Healthmark Group Skilled Nursing 16 3.4 % 1.49x 1.57x — — Top 10 relationships 151 50.7 % 1.43x 1.38x 25 7.4 % Remaining 57 relationships 198 33.9 % 2.48x 2.46x 52 8.0 % Total 349 84.6 % 1.93x 1.87x 77 15.4 % (1) EBITDARM Coverage is presented for Stabilized Facilities operated by the applicable tenant and is presented one quarter in arrears. (2) Pro forma EBITDARM Coverage excludes Provider Relief Funds and illustrates the impact of the February 1, 2023 transition of 20 real estate properties formerly operated by North American Health Care to Ensign on our historical trailing twelve-month EBITDARM Coverages. Pro Forma EBITDARM Coverage Pro Forma EBITDARM Coverage Twelve Months Ended March 31, 2023 December 31, 2022 The Ensign Group (2) 1.68x 1.72x
7 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Senior Housing - Managed Portfolio (1) (1) Excludes our Enlivant unconsolidated joint venture. Sabra withdrew and resigned its membership in the Enlivant Joint Venture effective May 1, 2023. (2) Same store Senior Housing - Managed portfolio includes Stabilized Facilities owned as the same property type for the full period in all comparison periods. Resident fees and services, Cash NOI and REVPOR have been adjusted for changes in the foreign currency exchange rate where applicable by applying the average exchange rate for the current period to prior period results. Operating Performance Dollars in thousands Three Months Ended June 30, 2022 September 30, 2022 December 31, 2022 March 31, 2023 June 30, 2023 Consolidated Portfolio Number of Properties 50 54 59 59 61 Number of Units 5,266 5,669 5,942 5,973 6,041 Resident fees and services $ 44,136 $ 47,610 $ 52,699 $ 56,721 $ 58,428 Cash NOI $ 10,110 $ 10,905 $ 13,544 $ 13,084 $ 14,464 Cash NOI Margin % 22.9 % 22.9 % 25.7 % 23.1 % 24.8 % Unconsolidated Portfolio Number of Properties 12 12 15 16 16 Number of Units (Pro Rata) 617 617 1,011 1,258 1,256 Resident fees and services (Pro Rata) $ 2,812 $ 5,592 $ 6,580 $ 8,831 $ 9,760 Cash NOI (Pro Rata) $ 673 $ 1,377 $ 1,122 $ 2,026 $ 2,681 Cash NOI Margin % 23.9 % 24.6 % 17.1 % 22.9 % 27.5 % Same Store Operating Performance (2) Dollars in thousands, except REVPOR Three Months Ended June 30, 2022 September 30, 2022 December 31, 2022 March 31, 2023 June 30, 2023 Consolidated Portfolio Number of Properties 39 39 39 39 39 Number of Available Units 4,039 4,038 4,039 4,040 4,040 REVPOR AL $ 6,161 $ 6,197 $ 6,544 $ 6,490 $ 6,537 IL $ 2,653 $ 2,700 $ 2,744 $ 2,775 $ 2,811 Total $ 3,516 $ 3,550 $ 3,686 $ 3,702 $ 3,762 Occupancy AL 79.4 % 79.5 % 81.2 % 80.7 % 81.9 % IL 80.8 % 82.1 % 81.7 % 80.5 % 79.2 % Total 80.4 % 81.5 % 81.5 % 80.6 % 79.9 % Resident fees and services $ 34,264 $ 35,040 $ 36,417 $ 36,148 $ 36,438 Cash NOI $ 8,256 $ 8,463 $ 10,576 $ 10,064 $ 9,942 Cash NOI Margin % 24.1 % 24.2 % 29.0 % 27.8 % 27.3 %
8 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Loans and Other Investments Loans Receivable and Other Investments Dollars in thousands As of June 30, 2023 Loan Type Number of Loans Property Type Principal Balance Book Value Weighted Average Contractual Interest Rate Weighted Average Annualized Effective Interest Rate Interest Income Three Months Ended June 30, 2023 (1) Maturity Date Mortgage 2 Behavioral Health $ 319,000 $ 319,000 7.6 % 7.6 % $ 6,105 11/01/26 - 01/31/27 Other 11 Multiple 52,538 49,116 7.5 % 7.0 % 751 08/31/23 - 05/01/29 13 371,538 368,116 7.6 % 7.6 % $ 6,856 Allowance for loan losses — (6,832) $ 371,538 $ 361,284 Other Investment Type Number of Investments Property Type Total Funding Commitments Total Amount Funded Book Value Rate of Return Other Income Three Months Ended June 30, 2023 (1) Preferred Equity 5 Skilled Nursing / Senior Housing $ 49,574 $ 49,574 $ 55,735 10.9 % $ 1,445 (1) Includes income related to loans receivable and other investments held as of June 30, 2023.
9 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 The Ensign Group: 8.2% Avamere Family of Companies: 7.4% Signature Behavioral: 7.0% Recovery Centers of America: 5.4% Managed (No Operator Credit Exposure): 15.4% Other: 47.6% Signature Healthcare: 9.0% RELATIONSHIP CONCENTRATION PROPERTY TYPE CONCENTRATION PAYOR SOURCE CONCENTRATION (2) PORTFOLIO NOI Concentrations (1) As of June 30, 2023 (1) Relationship and asset class concentrations include real estate investments and investments in loans receivable and other investments. Relationship concentrations use Annualized Cash NOI, and asset class concentrations use Annualized Cash NOI, as adjusted to reflect Annualized Cash NOI from our mortgage and construction loans receivable and preferred equity investments in the related asset class of the underlying real estate. Payor source concentration excludes Annualized Cash NOI from investments in loans receivable and other investments. (2) Tenant payor source allocation presented one quarter in arrears. Holiday 5.2% Sienna 2.5% Other 7.7% Behavioral Health: 13.6% Senior Housing - Leased: 10.5% Specialty Hospital and Other: 4.0% Other: 0.8% Skilled Nursing/Transitional Care: 55.7% Senior Housing - Managed: 15.4% Private Pay: 43.8% Non-Private: 56.2%
10 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Geographic Concentrations - Consolidated Portfolio Property Type As of June 30, 2023 Location Skilled Nursing/ Transitional Care Senior Housing - Leased Senior Housing - Managed Consolidated Behavioral Health Specialty Hospitals and Other Total % of Total Texas 35 5 5 — 13 58 14.8 % California 24 — 2 3 1 30 7.7 Kentucky 24 1 — 2 1 28 7.1 Oregon 15 1 3 — — 19 4.8 Indiana 12 4 1 2 — 19 4.8 Washington 14 — 2 — — 16 4.1 North Carolina 13 — 2 — — 15 3.8 Missouri 12 — 1 1 — 14 3.6 Massachusetts 12 — — — — 12 3.1 New York 9 — 1 — — 10 2.6 Other (31 states & Canada) 83 34 44 10 — 171 43.6 Total 253 45 61 18 15 392 100.0 % % of Total 64.5 % 11.5 % 15.6 % 4.6 % 3.8 % 100.0 % Distribution of Beds/Units As of June 30, 2023 Property Type Location Total Number of Properties Skilled Nursing/ Transitional Care Senior Housing - Leased Senior Housing - Managed Consolidated Behavioral Health Specialty Hospitals and Other Total % of Total Texas 58 4,419 470 736 — 325 5,950 15.3 % Kentucky 28 2,486 142 — 172 40 2,840 7.3 California 30 2,058 — 160 313 27 2,558 6.6 Indiana 19 1,411 545 169 138 — 2,263 5.8 Oregon 19 1,520 215 162 — — 1,897 4.9 North Carolina 15 1,454 — 237 — — 1,691 4.3 New York 10 1,566 — 107 — — 1,673 4.3 Washington 16 1,507 — 165 — — 1,672 4.3 Massachusetts 12 1,469 — — — — 1,469 3.8 Virginia 10 894 60 186 — — 1,140 2.9 Other (31 states & Canada) 175 9,073 2,100 4,119 454 — 15,746 40.5 Total 392 27,857 3,532 6,041 1,077 392 38,899 100.0 % % of Total 71.6 % 9.1 % 15.5 % 2.8 % 1.0 % 100.0 %
11 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Geographic Concentrations - Consolidated Portfolio Continued Investment Dollars in thousands As of June 30, 2023 Property Type Location Total Number of Properties Skilled Nursing/ Transitional Care Senior Housing - Leased Senior Housing - Managed Consolidated Behavioral Health Specialty Hospitals and Other Total % of Total Texas 58 $ 348,663 $ 55,818 $ 166,481 $ — $ 187,387 $ 758,349 13.2 % California 30 435,612 — 58,395 217,764 7,743 719,514 12.5 Oregon 19 261,316 33,002 54,017 — — 348,335 6.1 Indiana 19 158,666 120,197 47,836 12,155 — 338,854 5.9 New York 10 297,637 — 20,574 — — 318,211 5.5 Kentucky 28 243,163 23,668 — 14,888 30,313 312,032 5.4 Washington 16 184,285 — 39,501 — — 223,786 3.9 North Carolina 15 124,448 — 72,017 — — 196,465 3.4 Arizona 5 — 10,348 39,566 121,757 — 171,671 3.0 Canada (1) 9 — — 158,103 — — 158,103 2.8 Other (32 states) 183 1,128,038 336,894 611,870 120,902 — 2,197,704 38.3 Total 392 $ 3,181,828 $ 579,927 $ 1,268,360 $ 487,466 $ 225,443 $ 5,743,024 100.0 % % of Total 55.4 % 10.1 % 22.1 % 8.5 % 3.9 % 100.0 % (1) Investment balance in Canada is based on the exchange rate as of June 30, 2023 of $0.7548 per 1 CAD.
12 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 PORTFOLIO Triple-Net Lease Expirations Triple-Net Lease Expirations Dollars in thousands Skilled Nursing/ Transitional Care Senior Housing - Leased Behavioral Health Specialty Hospitals and Other Total Annualized RevenuesAs of June 30, 2023 % of Total 07/01/23 - 12/31/23 $ 2,319 $ — $ — $ — $ 2,319 0.6 % 2024 8,430 — — — 8,430 2.4 % 2025 6,666 3,330 — 1,442 11,438 3.2 % 2026 17,231 1,389 — — 18,620 5.3 % 2027 26,649 4,171 — — 30,820 8.7 % 2028 20,986 6,884 — 3,370 31,240 8.8 % 2029 45,941 4,917 — 5,988 56,846 16.1 % 2030 — — — 3,158 3,158 0.9 % 2031 74,847 6,030 1,114 — 81,991 23.2 % 2032 5,453 1,667 32,821 3,657 43,598 12.3 % Thereafter 46,099 14,360 4,159 725 65,343 18.5 % Total Annualized Revenues $ 254,621 $ 42,748 $ 38,094 $ 18,340 $ 353,803 100.0 %
13 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 INVESTMENTS Summary Investment Activity Dollars in thousands Investment Initial Investment Date Property Type Number of Properties Beds/Units 2023 Amounts Invested (1) Expected Cash Yield Real Estate Traditions at Camargo (2) 02/01/23 Senior Housing - Managed 1 151 $ 48,025 8.00 % Wickshire Norman 02/01/23 Senior Housing - Leased 1 70 3,250 8.00 % Additions to Real Estate (3) Various Multiple N/A N/A 22,128 8.71 % Total Real Estate Investments 73,403 8.21 % Unconsolidated Joint Venture Marlin Spring Joint Venture (4) 02/20/23 Senior Housing - Managed 1 290 18,939 8.00 % Preferred Equity Preferred Equity Fundings Various Multiple N/A N/A 10,658 12.00 % Loans Receivable Loans Receivable Fundings Various Multiple N/A N/A 9,405 9.34 % All Investments through June 30, 2023 $ 112,405 8.63 % (1) Excludes capitalized acquisition costs and origination fees. (2) Amount invested reflects the gross investment, of which $4.6 million was used to repay our preferred equity investment. (3) Excludes capital expenditures for the Senior Housing - Managed portfolio and recurring capital expenditures for the Triple-Net portfolio. (4) Amount invested relates to the acquisition of one additional property and reflects Sabra's 85% pro rata share of the gross investment of CAD $30.0 million and is based on the exchange rate as of the investment date. In addition, the Marlin Spring Joint Venture financed and assumed an aggregate CAD $23.6 million of debt associated with this additional acquisition. Sabra's equity investment in the additional property was CAD $6.1 million.
14 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 INVESTMENTS Illustrative Annualized Cash NOI Upside As of June 30, 2023 (1) Incremental Annualized Cash NOI assuming pre-COVID Occupancy Percentage of ~87% and Cash NOI Margin of~33%, as compared to Occupancy Percentage of ~79% and Cash NOI Margin of ~25% in 2Q 2023. (2) Assumes transitions/conversions occurred on the first day of 2Q 2023. Annualized Cash NOI Upside Opportunity Dollars in millions Annualized Cash NOI - 2Q 2023 $ 458 Recovery in Senior Housing - Managed portfolio (1) ~29 Previously disclosed transition of 25 properties (2) ~5 Previously disclosed Behavioral Health conversions (2) ~8 Annualized Cash NOI including upside opportunity $ ~500 As illustrated in the table below, the Annualized Cash NOI upside opportunity for Sabra’s portfolio is attractive as the broader healthcare industry continues to recover from the pandemic.
15 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 CAPITALIZATION Overview Consolidated Debt Dollars in thousands As of June 30, 2023 Secured debt $ 49,140 Revolving credit facility 100,517 Term loans 543,220 Senior unsecured notes 1,750,000 Total 2,442,877 Deferred financing costs and premiums/discounts, net (22,841) Total, net $ 2,420,036 Revolving Credit Facility Dollars in thousands As of June 30, 2023 Credit facility availability $ 899,483 Credit facility capacity 1,000,000 Enterprise Value Dollars in thousands, except per share amounts As of June 30, 2023 Shares Outstanding Price Value Common stock 231,218,658 $ 11.77 $ 2,721,444 Consolidated Debt 2,442,877 Cash and cash equivalents (27,234) Consolidated Enterprise Value $ 5,137,087 Common Stock and Equivalents Weighted Average Common Shares Three Months Ended June 30, 2023 Six Months Ended June 30, 2023 EPS, FFO and Normalized FFO AFFO and Normalized AFFO EPS, FFO and Normalized FFO AFFO and Normalized AFFO Common stock 231,197,641 231,197,641 231,177,465 231,177,465 Common equivalents 6,890 6,890 6,890 6,890 Basic common and common equivalents 231,204,531 231,204,531 231,184,355 231,184,355 Dilutive securities: Restricted stock units 1,040,057 2,381,724 1,030,088 2,375,882 Diluted common and common equivalents 232,244,588 233,586,255 232,214,443 233,560,237
16 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 CAPITALIZATION Indebtedness Fixed | Variable Rate Debt Dollars in thousands Weighted Average Interest Rate (1)As of June 30, 2023 Principal % of Total Fixed Rate Debt Secured debt $ 49,140 3.34 % 2.0 % Senior unsecured notes 1,750,000 4.04 % 71.6 % Total fixed rate debt 1,799,140 4.02 % 73.6 % Variable Rate Debt (2) Revolving credit facility 100,517 6.34 % 4.1 % Term loans 543,220 3.65 % 22.3 % Total variable rate debt 643,737 4.07 % 26.4 % Consolidated Debt $ 2,442,877 4.04 % 100.0 % Secured | Unsecured Debt Dollars in thousands Weighted Average Interest Rate (1)As of June 30, 2023 Principal % of Total Secured Debt Secured debt $ 49,140 3.34 % 2.0 % Unsecured Debt Senior unsecured notes 1,750,000 4.04 % 71.6 % Revolving credit facility 100,517 6.34 % 4.1 % Term loans 543,220 3.65 % 22.3 % Total unsecured debt 2,393,737 4.05 % 98.0 % Consolidated Debt $ 2,442,877 4.04 % 100.0 % (1) Weighted average interest rate includes private mortgage insurance and impact of interest rate hedges. (2) Variable rate debt includes $430.0 million subject to interest rate swaps and interest rate collars that fix and set a cap and floor, respectively, for SOFR at a weighted average rate of 1.51%, and $113.2 million (CAD $150.0 million) subject to swap agreements that fix CDOR at 1.63%. Excluding these amounts, variable rate debt was 4.1% of Consolidated Debt as of June 30, 2023.
17 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 CAPITALIZATION Debt Maturity Debt Maturity Schedule Dollars in thousands Secured Debt Senior Unsecured Notes Term Loans Revolving Credit Facility (1) Consolidated Debt As of June 30, 2023 Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) Principal Rate (2) 07/01/23 - 12/31/23 $ 996 2.85 % $ — — $ — — $ — — $ 996 2.85 % 2024 2,034 2.85 % — — — — — — 2,034 2.85 % 2025 2,089 2.86 % — — — — — — 2,089 2.86 % 2026 2,147 2.86 % 500,000 5.13 % — — — — 502,147 5.12 % 2027 2,206 2.87 % 100,000 5.88 % — — 100,517 6.34 % 202,723 6.08 % 2028 2,266 2.88 % — — 543,220 6.46 % — — 545,486 6.44 % 2029 2,328 2.89 % 350,000 3.90 % — — — — 352,328 3.89 % 2030 2,392 2.90 % — — — — — — 2,392 2.90 % 2031 2,093 2.92 % 800,000 3.20 % — — — — 802,093 3.20 % 2032 1,887 2.92 % — — — — — — 1,887 2.92 % Thereafter 28,702 3.09 % — — — — — — 28,702 3.09 % Total 49,140 1,750,000 543,220 100,517 2,442,877 Discount, net — (3,895) — — (3,895) Deferred financing costs, net (867) (11,250) (6,829) — (18,946) Total, net $ 48,273 $ 1,734,855 $ 536,391 $ 100,517 $ 2,420,036 Wtd. avg. maturity/years 21.5 6.2 4.5 3.5 6.0 Wtd. avg. interest rate (3) 3.34 % 4.04 % 3.65 % 6.34 % 4.04 % (1) Revolving Credit Facility is subject to two six-month extension options. (2) Represents actual contractual interest rates excluding private mortgage insurance and impact of interest rate hedges. (3) Weighted average interest rate includes private mortgage insurance and impact of interest rate hedges.
18 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 Key Credit Metrics (1) June 30, 2023 Net Debt to Adjusted EBITDA (2) 5.61x Interest Coverage (2) 4.26x Fixed Charge Coverage Ratio (2) 4.18x Total Debt/Asset Value 36 % Secured Debt/Asset Value 1 % Unencumbered Assets/Unsecured Debt 272 % Cost of Permanent Consolidated Debt (3) 3.94 % Unsecured Notes Ratings S&P (Stable outlook) BBB- Fitch (Stable outlook) BBB- Moody's (Stable outlook) Ba1 CAPITALIZATION Credit Metrics and Ratings (1) Key credit statistics (except Net Debt to Adjusted EBITDA) are calculated in accordance with the credit agreement relating to the revolving credit facility and the indentures relating to our senior unsecured notes. In addition, key credit statistics give effect to dispositions and acquisitions completed after the period presented as though such dispositions and acquisitions occurred at the beginning of the period. (2) Based on the trailing twelve-month period ended as of the date indicated. (3) Excludes revolving credit facility balance that had an interest rate of 6.34% as of June 30, 2023.
19 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION Consolidated Financial Statements Consolidated Statements of Income Dollars in thousands, except per share data Three Months Ended June 30, Six Months Ended June 30, 2023 2022 2023 2022 Revenues: Rental and related revenues (1) $ 94,274 $ 103,168 $ 190,144 $ 213,054 Resident fees and services 58,428 44,136 115,149 86,363 Interest and other income 8,464 8,653 17,197 19,645 Total revenues 161,166 155,957 322,490 319,062 Expenses: Depreciation and amortization 44,142 45,172 96,969 90,428 Interest 28,328 25,530 56,868 50,502 Triple-net portfolio operating expenses 4,771 4,852 8,939 9,863 Senior housing - managed portfolio operating expenses 43,964 34,026 87,601 67,130 General and administrative 9,532 8,649 20,034 19,045 Provision for (recovery of) loan losses and other reserves 429 (270) 221 205 Impairment of real estate — 11,745 7,064 11,745 Total expenses 131,166 129,704 277,696 248,918 Other (expense) income: Loss on extinguishment of debt — — (1,541) (271) Other (expense) income — (2,163) 341 (2,095) Net loss on sales of real estate (7,833) (4,501) (29,348) (4,501) Total other expense (7,833) (6,664) (30,548) (6,867) Income before loss from unconsolidated joint ventures and income tax expense 22,167 19,589 14,246 63,277 Loss from unconsolidated joint ventures (653) (2,529) (1,491) (5,331) Income tax expense (326) (255) (1,054) (539) Net income $ 21,188 $ 16,805 $ 11,701 $ 57,407 Net income, per: Basic common share $ 0.09 $ 0.07 $ 0.05 $ 0.25 Diluted common share $ 0.09 $ 0.07 $ 0.05 $ 0.25 Weighted average number of common shares outstanding, basic 231,204,531 230,967,163 231,184,355 230,913,462 Weighted average number of common shares outstanding, diluted 232,244,588 231,681,536 232,214,443 231,641,958 (1) See page 19 for additional details regarding Rental and related revenues.
20 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION Consolidated Financial Statements Consolidated Statements of Income - Supplemental Information Dollars in thousands Three Months Ended June 30, Six Months Ended June 30, 2023 2022 2023 2022 Cash rental income $ 87,381 $ 95,209 $ 177,038 $ 195,566 Straight-line rental income 1,503 2,342 2,850 5,036 Straight-line rental income receivable write-offs — (323) (518) (462) Above/below market lease amortization 1,568 1,568 3,136 3,161 Above/below market lease intangible write-offs — — — 326 Operating expense recoveries 3,822 4,372 7,638 9,427 Rental and related revenues $ 94,274 $ 103,168 $ 190,144 $ 213,054
21 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION Consolidated Financial Statements Consolidated Balance Sheets Dollars in thousands, except per share data June 30, 2023 December 31, 2022 (unaudited) Assets Real estate investments, net of accumulated depreciation of $992,222 and $913,345 as of June 30, 2023 and December 31, 2022, respectively $ 4,751,898 $ 4,959,343 Loans receivable and other investments, net 417,019 411,396 Investment in unconsolidated joint ventures 140,402 134,962 Cash and cash equivalents 27,234 49,308 Restricted cash 5,146 4,624 Lease intangible assets, net 35,990 40,131 Accounts receivable, prepaid expenses and other assets, net 146,641 147,908 Total assets $ 5,524,330 $ 5,747,672 Liabilities Secured debt, net $ 48,273 $ 49,232 Revolving credit facility 100,517 196,982 Term loans, net 536,391 526,129 Senior unsecured notes, net 1,734,855 1,734,431 Accounts payable and accrued liabilities 121,865 142,259 Lease intangible liabilities, net 38,685 42,244 Total liabilities 2,580,586 2,691,277 Equity Preferred stock, $0.01 par value; 10,000,000 shares authorized, zero shares issued and outstanding as of June 30, 2023 and December 31, 2022 — — Common stock, $0.01 par value; 500,000,000 shares authorized, 231,218,658 and 231,009,295 shares issued and outstanding as of June 30, 2023 and December 31, 2022, respectively 2,312 2,310 Additional paid-in capital 4,489,107 4,486,967 Cumulative distributions in excess of net income (1,579,914) (1,451,945) Accumulated other comprehensive income 32,239 19,063 Total equity 2,943,744 3,056,395 Total liabilities and equity $ 5,524,330 $ 5,747,672
22 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION Consolidated Financial Statements Consolidated Statements of Cash Flows Dollars in thousands Six Months Ended June 30, 2023 2022 Cash flows from operating activities: Net income $ 11,701 $ 57,407 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 96,969 90,428 Non-cash rental and related revenues (5,469) (8,061) Non-cash interest income (388) (1,094) Non-cash interest expense 6,091 5,502 Stock-based compensation expense 3,233 3,250 Loss on extinguishment of debt 1,541 271 Provision for loan losses and other reserves 221 205 Net loss on sales of real estate 29,348 4,501 Impairment of real estate 7,064 11,745 Loss from unconsolidated joint ventures 1,491 5,331 Distributions of earnings from unconsolidated joint ventures 1,112 — Other non-cash items — 2,167 Changes in operating assets and liabilities: Accounts receivable, prepaid expenses and other assets, net (6,277) (6,074) Accounts payable and accrued liabilities (8,019) (25,895) Net cash provided by operating activities 138,618 139,683 Cash flows from investing activities: Acquisition of real estate (39,630) (20,573) Origination and fundings of loans receivable (9,050) — Origination and fundings of preferred equity investments (10,676) (4,990) Additions to real estate (37,995) (19,495) Escrow deposits for potential investments — (836) Repayments of loans receivable 8,062 4,466 Repayments of preferred equity investments 4,130 1,333 Investment in unconsolidated joint ventures (4,797) (128,007) Net proceeds from the sales of real estate 168,904 40,003 Net proceeds from sales-type lease 25,490 — Distributions in excess of earnings from unconsolidated joint ventures 544 — Net cash provided by (used in) investing activities 104,982 (128,099) Cash flows from financing activities: Net (repayments of) borrowings from revolving credit facility (98,857) 142,353 Proceeds from term loans 12,188 — Principal payments on term loans — (40,000) Principal payments on secured debt (983) (16,547) Payments of deferred financing costs (18,128) (6) Payment of contingent consideration (17,900) — Issuance of common stock, net (2,153) (3,803) Dividends paid on common stock (138,711) (138,565) Net cash used in financing activities (264,544) (56,568) Net decrease in cash, cash equivalents and restricted cash (20,944) (44,984) Effect of foreign currency translation on cash, cash equivalents and restricted cash (608) 619 Cash, cash equivalents and restricted cash, beginning of period 53,932 115,886 Cash, cash equivalents and restricted cash, end of period $ 32,380 $ 71,521 Supplemental disclosure of cash flow information: Interest paid $ 52,591 $ 49,968 Supplemental disclosure of non-cash investing activities: Decrease in loans receivable and other investments due to acquisition of real estate $ 4,644 $ 5,623
23 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION FFO, Normalized FFO, AFFO and Normalized AFFO (1) Funding for support payments did not require capital contributions from Sabra but rather were funded with proceeds received by our Enlivant unconsolidated joint venture from TPG for the issuance of senior preferred interests. (2) Other normalizing items for FFO for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings. In addition, other normalizing items for FFO and AFFO include triple-net operating expenses, net of recoveries and certain adjustments for amounts recorded in the current period that relate to a prior period. (3) Other adjustments for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings. FFO, Normalized FFO, AFFO and Normalized AFFO Dollars in thousands, except per share data Three Months Ended June 30, Six Months Ended June 30, 2023 2022 2023 2022 Net income $ 21,188 $ 16,805 $ 11,701 $ 57,407 Add: Depreciation and amortization of real estate assets 44,142 45,172 96,969 90,428 Depreciation, amortization and impairment of real estate assets related to unconsolidated joint ventures 2,202 5,133 4,250 9,766 Net loss on sales of real estate 7,833 4,501 29,348 4,501 Net gain on sales of real estate related to unconsolidated joint ventures — (220) — (220) Impairment of real estate — 11,745 7,064 11,745 FFO $ 75,365 $ 83,136 $ 149,332 $ 173,627 Write-offs of cash and straight-line rental income receivable and lease intangibles — 709 540 180 Lease termination income — — — (2,338) Loss on extinguishment of debt — — 1,541 271 Provision for (recovery of) loan losses and other reserves 429 (270) 221 205 Support payments paid to joint venture manager (1) — 3,626 — 3,626 Other normalizing items (2) 1,301 2,699 2,069 2,651 Normalized FFO $ 77,095 $ 89,900 $ 153,703 $ 178,222 FFO $ 75,365 $ 83,136 $ 149,332 $ 173,627 Stock-based compensation expense 1,004 794 3,233 3,250 Non-cash rental and related revenues (3,071) (3,587) (5,469) (8,061) Non-cash interest income 4 (547) (388) (1,094) Non-cash interest expense 3,077 2,804 6,091 5,502 Non-cash portion of loss on extinguishment of debt — — 1,541 271 Provision for (recovery of) loan losses and other reserves 429 (270) 221 205 Other adjustments related to unconsolidated joint ventures 169 (692) 238 (1,678) Other adjustments (3) 57 2,211 163 2,394 AFFO $ 77,034 $ 83,849 $ 154,962 $ 174,416 Cash portion of lease termination income — — — (2,338) Write-off of cash rental income — 404 — 71 Support payments paid to joint venture manager (1) — 3,626 — 3,626 Other normalizing items (2) 1,286 516 2,038 330 Normalized AFFO $ 78,320 $ 88,395 $ 157,000 $ 176,105 Amounts per diluted common share: Net income $ 0.09 $ 0.07 $ 0.05 $ 0.25 FFO $ 0.32 $ 0.36 $ 0.64 $ 0.75 Normalized FFO $ 0.33 $ 0.39 $ 0.66 $ 0.77 AFFO $ 0.33 $ 0.36 $ 0.66 $ 0.75 Normalized AFFO $ 0.34 $ 0.38 $ 0.67 $ 0.76 Weighted average number of common shares outstanding, diluted: Net income, FFO and Normalized FFO 232,244,588 231,681,536 232,214,443 231,641,958 AFFO and Normalized AFFO 233,586,255 232,708,975 233,560,237 232,713,843
24 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 FINANCIAL INFORMATION Components of Net Asset Value (NAV) As of June 30, 2023 (1) Amounts represent principal amounts due and exclude deferred financing costs, net and premiums/discounts, net. (2) Includes balances that impact cash or NOI and excludes non-cash items. Annualized Cash NOI Dollars in thousands Skilled Nursing/Transitional Care $ 254,621 Senior Housing - Leased 42,748 Senior Housing - Managed Consolidated Portfolio 60,117 Senior Housing - Managed Unconsolidated Portfolio 10,548 Behavioral Health 38,094 Specialty Hospitals and Other 18,340 Annualized Cash NOI (excluding loans receivable and other investments) $ 424,468 Obligations Dollars in thousands Secured debt (1) $ 49,140 Senior unsecured notes (1) 1,750,000 Revolving credit facility 100,517 Term loans (1) 543,220 Sabra’s share of unconsolidated joint venture debt 75,641 Total Debt 2,518,518 Add (less): Cash and cash equivalents and restricted cash (32,380) Sabra’s share of unconsolidated joint venture cash and cash equivalents and restricted cash (4,426) Accounts payable and accrued liabilities (2) 111,798 Net obligations $ 2,593,510 Other Assets Dollars in thousands Loans receivable and other investments, net $ 417,019 Accounts receivable, prepaid expenses and other assets, net (2) 29,760 Total other assets $ 446,779 Common Shares Outstanding Total shares 231,218,658 We disclose components of our business relevant to calculate NAV. We consider NAV to be a useful supplemental measure that assists both management and investors to estimate the fair value of our Company. The calculation of NAV involves significant estimates and can be calculated using various methods. Each individual investor must determine the specific methodology, assumptions and estimates to use to arrive at an estimated NAV of the Company. The components of NAV do not consider potential changes in our investment portfolio. The components include non-GAAP financial measures, such as Cash NOI. Although these measures are not presented in accordance with GAAP, investors can use these non-GAAP financial measures as supplemental information to evaluate our business.
25 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 APPENDIX Disclaimer Disclaimer This supplement contains “forward-looking” information as that term is defined in the Private Securities Litigation Reform Act of 1995. Any statements that do not relate to historical or current facts or matters are forward-looking statements. Examples of forward-looking statements include all statements regarding our expected future financial position, results of operations, cash flows, liquidity, business strategy, growth opportunities, potential investments, and plans and objectives for future operations. You can identify some of the forward-looking statements by the use of forward-looking words such as "anticipate," "believe," "plan," "estimate," "expect," "intend," "should," "may" and other similar expressions, although not all forward-looking statements contain these identifying words. Our actual results may differ materially from those projected or contemplated by our forward-looking statements as a result of various factors, including, among others, the following: pandemics or epidemics, including COVID-19, and the related impact on our tenants, borrowers and Senior Housing - Managed communities; increased labor costs and historically low unemployment; increases in market interest rates and inflation; operational risks with respect to our Senior Housing - Managed communities; competitive conditions in our industry; the loss of key management personnel; uninsured or underinsured losses affecting our properties; potential impairment charges and adjustments related to the accounting of our assets; the potential variability of our reported rental and related revenues as a result of Accounting Standards Update (“ASU”) 2016-02, Leases, as amended by subsequent ASUs; risks associated with our investment in our unconsolidated joint ventures; catastrophic weather and other natural or man-made disasters, the effects of climate change on our properties and a failure to implement sustainable and energy-efficient measures; increased operating costs and competition for our tenants, borrowers and Senior Housing - Managed communities; increased healthcare regulation and enforcement; our tenants’ dependency on reimbursement from governmental and other third-party payor programs; the effect of our tenants, operators or borrowers declaring bankruptcy or becoming insolvent; our ability to find replacement tenants and the impact of unforeseen costs in acquiring new properties; the impact of litigation and rising insurance costs on the business of our tenants; the impact of required regulatory approvals of transfers of healthcare properties; environmental compliance costs and liabilities associated with real estate properties we own; our tenants’, borrowers' or operators’ failure to adhere to applicable privacy and data security laws, or a material breach of our or our tenants’, borrowers' or operators’ information technology; our concentration in the healthcare property sector, particularly in skilled nursing/transitional care facilities and senior housing communities, which makes our profitability more vulnerable to a downturn in a specific sector than if we were investing in multiple industries; the significant amount of and our ability to service our indebtedness; covenants in our debt agreements that may restrict our ability to pay dividends, make investments, incur additional indebtedness and refinance indebtedness on favorable terms; adverse changes in our credit ratings; our ability to make dividend distributions at expected levels; our ability to raise capital through equity and debt financings; changes and uncertainty in macroeconomic conditions and disruptions in the financial markets; risks associated with our ownership of property outside the U.S., including currency fluctuations; the relatively illiquid nature of real estate investments; our ability to maintain our status as a real estate investment trust (“REIT”) under the federal tax laws; compliance with REIT requirements and certain tax and tax regulatory matters related to our status as a REIT; changes in tax laws and regulations affecting REITs; the ownership limits and takeover defenses in our governing documents and under Maryland law, which may restrict change of control or business combination opportunities; and the exclusive forum provisions in our bylaws. Additional information concerning risks and uncertainties that could affect our business can be found in our filings with the Securities and Exchange Commission (the “SEC”), including in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2022. We do not intend, and we undertake no obligation, to update any forward-looking information to reflect events or circumstances after the date of this supplement or to reflect the occurrence of unanticipated events, unless required by law to do so. Note Regarding Non-GAAP Financial Measures This supplement includes the following financial measures defined as non-GAAP financial measures by the SEC: net operating income (“NOI”), Cash NOI, funds from operations (“FFO”), Normalized FFO, Adjusted FFO (“AFFO”), Normalized AFFO, FFO per diluted common share, Normalized FFO per diluted common share, AFFO per diluted common share, Normalized AFFO per diluted common share and Adjusted EBITDA (defined below). These measures may be different than non-GAAP financial measures used by other companies, and the presentation of these measures is not intended to be considered in isolation or as a substitute for financial information prepared and presented in accordance with U.S. generally accepted accounting principles. An explanation of these non-GAAP financial measures is included under “Reporting Definitions” in this supplement and reconciliations of these non-GAAP financial measures to the GAAP financial measures we consider most comparable are included on the Investors section of our website at https://ir.sabrahealth.com/investors/ financials/quarterly-results. Tenant and Borrower Information This supplement includes information regarding our tenants that lease properties from us and our borrowers, most of which are not subject to SEC reporting requirements. The information related to our tenants and borrowers that is provided in this supplement has been provided by, or derived from information provided by, such tenants and borrowers. We have not independently verified this information. We have no reason to believe that such information is inaccurate in any material respect. We are providing this data for informational purposes only. Sabra Information The information in this supplemental information package should be read in conjunction with the Company's Annual Report on Form 10- K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and other information filed with the SEC. The Reporting Definitions and Reconciliations of Non-GAAP Measures are an integral part of the information presented herein. On Sabra’s website, www.sabrahealth.com, you can access, free of charge, Sabra's Annual Report on Form 10-K, Quarterly Reports on Form 10-Q, Current Reports on Form 8-K, and amendments to those reports filed or furnished pursuant to Sections 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after such material is filed with, or furnished to, the SEC. The information contained on Sabra’s website is not incorporated by reference into, and should not be considered a part of, this supplemental information package. All material filed with the SEC can also be accessed through its website, www.sec.gov. For more information, contact Investor Relations at (888) 393-8248 or investorrelations@sabrahealth.com.
26 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 APPENDIX Reporting Definitions Adjusted EBITDA* Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company's long-term equity award program, and loan loss reserves. Adjusted EBITDA is an important non-GAAP supplemental measure of operating performance. Annualized Cash Net Operating Income (“Annualized Cash NOI”)* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Annualized Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Annualized Cash NOI as Annualized Revenues less operating expenses and non-cash revenues and expenses. Annualized Cash NOI excludes all other financial statement amounts included in net income. Annualized Revenues The annual contractual rental revenues under leases and interest and other income generated by the Company’s loans receivable and other investments based on amounts invested and applicable terms as of the end of the period presented. Annualized Revenues do not include tenant recoveries or additional rents and are adjusted to (i) reflect actual payments received related to the twelve months ended at the end of the respective period for leases no longer accounted for on an accrual basis, (ii) exclude residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis and (iii) reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere. Behavioral Health Includes behavioral hospitals that provide inpatient and outpatient care for patients with mental health conditions, chemical dependence or substance addictions and addiction treatment centers that provide treatment services for chemical dependence and substance addictions, which may include inpatient care, outpatient care, medical detoxification, therapy and counseling. Cash Net Operating Income (“Cash NOI”)* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Cash NOI as total revenues less operating expenses and non-cash revenues and expenses. Cash NOI excludes all other financial statement amounts included in net income. Cash NOI Margin Cash NOI Margin is calculated as Cash NOI divided by resident fees and services. Consolidated Debt The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements. Consolidated Debt, Net The carrying amount of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness, as reported in the Company’s consolidated financial statements. Consolidated Enterprise Value The Company believes Consolidated Enterprise Value is an important measurement as it is a measure of a company’s value. The Company calculates Consolidated Enterprise Value as market equity capitalization plus Consolidated Debt. Market equity capitalization is calculated as (i) the number of shares of common stock multiplied by the closing price of the Company’s common stock on the last day of the period presented plus (ii) the number of shares of preferred stock multiplied by the closing price of the Company’s preferred stock on the last day of the period presented. Consolidated Enterprise Value includes the Company’s market equity capitalization and Consolidated Debt, less cash and cash equivalents. EBITDARM Earnings before interest, taxes, depreciation, amortization, rent and management fees (“EBITDARM”) for a particular facility accruing to the operator/tenant of the property (not the Company), for the period presented. The Company uses EBITDARM in determining EBITDARM Coverage. EBITDARM has limitations as an analytical tool. EBITDARM does not reflect historical cash expenditures or future cash requirements for facility capital expenditures or contractual commitments. In addition, EBITDARM does not represent a property’s net income or cash flows from operations and should not be considered an alternative to those indicators. The Company utilizes EBITDARM to evaluate the core operations of the properties by eliminating management fees, which may vary by operator/tenant and operating structure, and as a supplemental measure of the ability of the Company’s operators/tenants and relevant guarantors to generate sufficient liquidity to meet related obligations to the Company. EBITDARM Coverage Represents the ratio of EBITDARM to cash rent for owned facilities (excluding Senior Housing - Managed communities) for the period presented. EBITDARM Coverage is a supplemental measure of a property’s ability to generate cash flows for the operator/tenant (not the Company) to meet the operator’s/tenant’s related cash rent and other obligations to the Company. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDARM. EBITDARM Coverage includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful.
27 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 APPENDIX Reporting Definitions Funds From Operations (“FFO”) and Adjusted Funds from Operations (“AFFO”)* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“Nareit”), and adjusted funds from operations, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined as net income, computed in accordance with GAAP, excluding gains or losses from real estate dispositions and the Company’s share of gains or losses from real estate dispositions related to its unconsolidated joint ventures, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to its unconsolidated joint ventures, and real estate impairment charges of both consolidated and unconsolidated entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. AFFO is defined as FFO excluding merger and acquisition costs, stock-based compensation expense, non-cash rental and related revenues, non-cash interest income, non-cash interest expense, non-cash portion of loss on extinguishment of debt, provision for loan losses and other reserves, non-cash lease termination income and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non- cash revenue and expense amounts related to noncontrolling interests) and the Company’s share of non-cash adjustments related to its unconsolidated joint ventures. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company’s operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define AFFO differently than the Company does. Grant Income Grant income consists of funds specifically paid to communities in our Senior Housing - Managed portfolio from state or federal governments related to the pandemic and were incremental to the amounts that would have otherwise been received for providing care to residents. Investment Represents the carrying amount of real estate assets after adding back accumulated depreciation and amortization and excludes net intangible assets and liabilities. Market Capitalization Total common shares of Sabra outstanding multiplied by the closing price per common share as of a given period. Net Debt* The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements, net of cash and cash equivalents as reported in the Company’s consolidated financial statements. Net Debt to Adjusted EBITDA* Net Debt to Adjusted EBITDA is calculated as Net Debt divided by Annualized Adjusted EBITDA, which is Adjusted EBITDA, as adjusted for annualizing adjustments that give effect to the acquisitions and dispositions completed during the respective period as though such acquisitions and dispositions were completed as of the beginning of the period presented. Net Operating Income (“NOI”)* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines NOI as total revenues less operating expenses. NOI excludes all other financial statement amounts included in net income.
28 SABRA 2Q 2023 SUPPLEMENTAL INFORMATION June 30, 2023 APPENDIX Reporting Definitions Normalized FFO and Normalized AFFO* Normalized FFO and Normalized AFFO represent FFO and AFFO, respectively, adjusted for certain income and expense items that the Company does not believe are indicative of its ongoing operating results. The Company considers Normalized FFO and Normalized AFFO to be useful measures to evaluate the Company’s operating results excluding these income and expense items to help investors compare the operating performance of the Company between periods or as compared to other companies. Normalized FFO and Normalized AFFO do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. Normalized FFO and Normalized AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of Normalized FFO and Normalized AFFO may not be comparable to Normalized FFO and Normalized AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FFO and AFFO or Normalized FFO and Normalized AFFO differently than the Company does. Occupancy Percentage Occupancy Percentage represents the facilities’ average operating occupancy for the period indicated. The percentages are calculated by dividing the actual census from the period presented by the available beds/units for the same period. Occupancy includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. REVPOR REVPOR represents the average revenues generated per occupied unit per month at Senior Housing - Managed communities for the period indicated. It is calculated as resident fees and services revenues, excluding Grant Income, divided by average monthly occupied unit days. REVPOR includes only Stabilized Facilities. Senior Housing Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities. Senior Housing - Managed Senior Housing communities operated by third-party property managers pursuant to property management agreements. Skilled Mix Skilled Mix is defined as the total Medicare and non-Medicaid managed care patient revenue at Skilled Nursing/Transitional Care facilities divided by the total revenues at Skilled Nursing/Transitional Care facilities for the period indicated. Skilled Mix includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Skilled Nursing/Transitional Care Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities. Specialty Hospitals and Other Includes acute care, long-term acute care and rehabilitation hospitals, facilities that provide residential services, which may include assistance with activities of daily living, and other facilities not classified as Skilled Nursing/Transitional Care, Senior Housing or Behavioral Health. Stabilized Facility At the time of acquisition, the Company classifies each facility as either stabilized or non-stabilized. In addition, the Company may classify a facility as non-stabilized after acquisition. Circumstances that could result in a facility being classified as non-stabilized include newly completed developments, facilities undergoing major renovations or additions, facilities being repositioned or transitioned to new operators, and significant transitions within the tenants’ business model. Such facilities are typically reclassified to stabilized upon the earlier of maintaining consistent occupancy (85% for Skilled Nursing/Transitional Care facilities and 90% for Senior Housing communities) or 24 months after the date of classification as non-stabilized. Stabilized Facilities exclude (i) facilities held for sale, (ii) strategic disposition candidates, (iii) facilities being transitioned to a new operator, (iv) facilities being transitioned from being leased by the Company to being operated by the Company and (v) leased facilities acquired during the three months preceding the period presented. *Non-GAAP Financial Measures Reconciliations, definitions and important discussions regarding the usefulness and limitations of the Non-GAAP Financial Measures used in this supplement can be found at https://ir.sabrahealth.com/investors/financials/quarterly-results.
Reconciliations of Non-GAAP Financial Measures
June 30, 2023
(Unaudited)
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
FFO, Normalized FFO, AFFO and Normalized AFFO
(dollars in thousands, except per share data)
| | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended June 30, | | Six Months Ended June 30, |
| | 2023 | | 2022 | | 2023 | | 2022 |
| Net income | $ | 21,188 | | | $ | 16,805 | | | $ | 11,701 | | | $ | 57,407 | |
| Add: | | | | | | | |
| Depreciation and amortization of real estate assets | 44,142 | | | 45,172 | | | 96,969 | | | 90,428 | |
| | | | | | | |
| Depreciation, amortization and impairment of real estate assets related to unconsolidated joint ventures | 2,202 | | | 5,133 | | | 4,250 | | | 9,766 | |
| Net loss on sales of real estate | 7,833 | | | 4,501 | | | 29,348 | | | 4,501 | |
| Net gain on sales of real estate related to unconsolidated joint ventures | — | | | (220) | | | — | | | (220) | |
| Impairment of real estate | — | | | 11,745 | | | 7,064 | | | 11,745 | |
| | | | | | | |
| FFO | $ | 75,365 | | | $ | 83,136 | | | $ | 149,332 | | | $ | 173,627 | |
| | | | | | | |
| Write-offs of cash and straight-line rental income receivable and lease intangibles | — | | | 709 | | | 540 | | | 180 | |
| Lease termination income | — | | | — | | | — | | | (2,338) | |
| Loss on extinguishment of debt | — | | | — | | | 1,541 | | | 271 | |
| Provision for (recovery of) loan losses and other reserves | 429 | | | (270) | | | 221 | | | 205 | |
| | | | | | | |
Support payments paid to joint venture manager (1) | — | | | 3,626 | | | — | | | 3,626 | |
Other normalizing items (2) | 1,301 | | | 2,699 | | | 2,069 | | | 2,651 | |
| Normalized FFO | $ | 77,095 | | | $ | 89,900 | | | $ | 153,703 | | | $ | 178,222 | |
| FFO | $ | 75,365 | | | $ | 83,136 | | | $ | 149,332 | | | $ | 173,627 | |
| Stock-based compensation expense | 1,004 | | | 794 | | | 3,233 | | | 3,250 | |
| Non-cash rental and related revenues | (3,071) | | | (3,587) | | | (5,469) | | | (8,061) | |
| Non-cash interest income | 4 | | | (547) | | | (388) | | | (1,094) | |
| Non-cash interest expense | 3,077 | | | 2,804 | | | 6,091 | | | 5,502 | |
| Non-cash portion of loss on extinguishment of debt | — | | | — | | | 1,541 | | | 271 | |
| Provision for (recovery of) loan losses and other reserves | 429 | | | (270) | | | 221 | | | 205 | |
| | | | | | | |
| | | | | | | |
| Other adjustments related to unconsolidated joint ventures | 169 | | | (692) | | | 238 | | | (1,678) | |
Other adjustments (3) | 57 | | | 2,211 | | | 163 | | | 2,394 | |
| AFFO | $ | 77,034 | | | $ | 83,849 | | | $ | 154,962 | | | $ | 174,416 | |
| | | | | | | |
| Cash portion of lease termination income | — | | | — | | | — | | | (2,338) | |
| | | | | | | |
| Write-off of cash rental income | — | | | 404 | | | — | | | 71 | |
Support payments paid to joint venture manager (1) | — | | | 3,626 | | | — | | | 3,626 | |
Other normalizing items (2) | 1,286 | | | 516 | | | 2,038 | | | 330 | |
| Normalized AFFO | $ | 78,320 | | | $ | 88,395 | | | $ | 157,000 | | | $ | 176,105 | |
| Amounts per diluted common share: | | | | | | | |
| Net income | $ | 0.09 | | | $ | 0.07 | | | $ | 0.05 | | | $ | 0.25 | |
| FFO | $ | 0.32 | | | $ | 0.36 | | | $ | 0.64 | | | $ | 0.75 | |
| Normalized FFO | $ | 0.33 | | | $ | 0.39 | | | $ | 0.66 | | | $ | 0.77 | |
| AFFO | $ | 0.33 | | | $ | 0.36 | | | $ | 0.66 | | | $ | 0.75 | |
| Normalized AFFO | $ | 0.34 | | | $ | 0.38 | | | $ | 0.67 | | | $ | 0.76 | |
| Weighted average number of common shares outstanding, diluted: | | | | | | | |
| | | | | | | |
| Net income, FFO and Normalized FFO | 232,244,588 | | | 231,681,536 | | | 232,214,443 | | | 231,641,958 | |
| AFFO and Normalized AFFO | 233,586,255 | | | 232,708,975 | | | 233,560,237 | | | 232,713,843 | |
| | | | | | | |
(1) Funding for support payments did not require capital contributions from Sabra but rather were funded with proceeds received by our Enlivant unconsolidated joint venture from TPG for the issuance of senior preferred interests.
(2) Other normalizing items for FFO for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings. In addition, other normalizing items for FFO and AFFO include triple-net operating expenses, net of recoveries and certain adjustments for amounts recorded in the current period that relate to a prior period.
(3) Other adjustments for the three and six months ended June 30, 2022 includes $2.2 million of foreign currency transaction loss related to our Canadian borrowings.
See reporting definitions. 2
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
EBITDA, Adjusted EBITDA, Annualized Adjusted EBITDA and Pro Forma Annualized Adjusted EBITDA
Net Debt and Net Debt to Adjusted EBITDA
(in thousands)
| | | | | | | |
| Twelve Months Ended | | |
| June 30, 2023 | | |
| | | |
| | | |
| Net loss | $ | (123,311) | | | |
| Interest | 111,837 | | | |
| Income tax expense | 1,757 | | | |
| Depreciation and amortization | 194,323 | | | |
| EBITDA | $ | 184,606 | | | |
| | | |
| Loss from unconsolidated joint ventures | 36,414 | | | |
| Other-than-temporary impairment of unconsolidated joint ventures | 57,778 | | | |
| Distributions from unconsolidated joint venture | 1,132 | | | |
| Stock-based compensation expense | 7,436 | | | |
| | | |
| | | |
| Provision for loan losses and other reserves and non-cash revenue write-offs | 17,280 | | | |
| Impairment of real estate | 89,361 | | | |
| Loss on extinguishment of debt | 1,681 | | | |
| Other expense | 1,449 | | | |
| Lease termination income | (139) | | | |
| Net loss on sales of real estate | 36,858 | | | |
Adjusted EBITDA (1) | $ | 433,856 | | | |
| | | |
Annualizing adjustments (2) | (3,588) | | | |
Annualized Adjusted EBITDA (3) | $ | 430,268 | | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| | | |
| |
| June 30, 2023 | | |
| | | |
| Secured debt | $ | 49,140 | | | |
| Revolving credit facility | 100,517 | | | |
| Term loans | 543,220 | | | |
| Senior unsecured notes | 1,750,000 | | | |
| Consolidated Debt | 2,442,877 | | | |
| Cash and cash equivalents | (27,234) | | | |
| Net Debt | $ | 2,415,643 | | | |
| | | |
| | | |
| | | |
| June 30, 2023 | | |
| | | |
| Net Debt | $ | 2,415,643 | | | |
| Annualized Adjusted EBITDA | $ | 430,268 | | | |
| Net Debt to Adjusted EBITDA | 5.61x | | |
(1) Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company’s long-term equity award program and loan loss reserves.
(2) Annualizing adjustments give effect to the acquisitions and dispositions completed during the twelve months ended for the period as though such acquisitions and dispositions were completed as of the beginning of the period.
(3) Annualized Adjusted EBITDA is calculated as Adjusted EBITDA as adjusted to give effect to the adjustments described in footnote 2 above.
See reporting definitions. 3
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Consolidated Statements of Income
Supplemental Information
(in thousands)
| | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended June 30, | | Six Months Ended June 30, |
| | 2023 | | 2022 | | 2023 | | 2022 |
| Cash rental income | $ | 87,381 | | | $ | 95,209 | | | $ | 177,038 | | | $ | 195,566 | |
| Straight-line rental income | 1,503 | | | 2,342 | | | 2,850 | | | 5,036 | |
| Straight-line rental income receivable write-offs | — | | | (323) | | | (518) | | | (462) | |
| Above/below market lease amortization | 1,568 | | | 1,568 | | | 3,136 | | | 3,161 | |
| Above/below market lease intangible write-offs | — | | | — | | | — | | | 326 | |
| Operating expense recoveries | 3,822 | | | 4,372 | | | 7,638 | | | 9,427 | |
| Rental and related revenues | $ | 94,274 | | | $ | 103,168 | | | $ | 190,144 | | | $ | 213,054 | |
| | | | | | | |
See reporting definitions. 4
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Senior Housing - Managed Revenues and Cash NOI
(in thousands)
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Three Months Ended |
| | June 30, 2023 | | March 31, 2023 | | December 31, 2022 | | September 30, 2022 | | June 30, 2022 |
| Revenues: | | | | | | | | | |
| Resident fees and services | $ | 58,428 | | | $ | 56,721 | | | $ | 52,699 | | | $ | 47,610 | | | $ | 44,136 | |
| | | | | | | | | |
Resident fees and services not included in same store (1) | (21,990) | | | (20,573) | | | (16,282) | | | (12,570) | | | (9,872) | |
| Same store resident fees and services | $ | 36,438 | | | $ | 36,148 | | | $ | 36,417 | | | $ | 35,040 | | | $ | 34,264 | |
| | | | | | | | | |
| | | | | | | | | |
| Net income (loss) | $ | 21,188 | | | $ | (9,487) | | | $ | (84,948) | | | $ | (50,064) | | | $ | 16,805 | |
| Adjustments: | | | | | | | | | |
| Net (income) loss not related to Senior Housing - Managed Consolidated | (18,985) | | | 956 | | | 87,968 | | | 50,741 | | | (15,985) | |
| Depreciation and amortization | 12,279 | | | 11,131 | | | 10,524 | | | 10,228 | | | 9,290 | |
| Net (gain) loss on sale of real estate | (18) | | | 10,484 | | | — | | | — | | | — | |
| Cash Net Operating Income | $ | 14,464 | | | $ | 13,084 | | | $ | 13,544 | | | $ | 10,905 | | | $ | 10,110 | |
| | | | | | | | | |
Cash Net Operating Income not included in same store (1) | (4,522) | | | (3,020) | | | (2,968) | | | (2,442) | | | (1,854) | |
| Same store Cash Net Operating Income | $ | 9,942 | | | $ | 10,064 | | | $ | 10,576 | | | $ | 8,463 | | | $ | 8,256 | |
(1) Includes adjustments for changes in the foreign currency exchange rate where applicable by applying the average exchange rate for the current period to prior period results.
See reporting definitions. 5
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Cash NOI by Property Type
(in thousands)
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| Three Months Ended June 30, 2023 |
| Skilled Nursing/ Transitional Care | | Senior Housing | | Behavioral Health | | Specialty Hospitals and Other | | | | | | |
| | Senior Housing - Leased | | Senior Housing - Managed Consolidated | | Senior Housing - Managed Unconsolidated | | Total Senior Housing | | | | Other | | Corporate | | Total |
| Net income (loss) | $ | 33,172 | | | $ | 6,090 | | | $ | 2,203 | | | $ | (653) | | | $ | 7,640 | | | $ | 6,857 | | | $ | 3,261 | | | $ | 8,464 | | | $ | (38,206) | | | $ | 21,188 | |
| Adjustments: | | | | | | | | | | | | | | | | | | | |
| Depreciation and amortization | 22,731 | | | 4,352 | | | 12,279 | | | — | | | 16,631 | | | 3,293 | | | 1,461 | | | — | | | 26 | | | 44,142 | |
| Interest | 209 | | | 226 | | | — | | | — | | | 226 | | | — | | | — | | | — | | | 27,893 | | | 28,328 | |
| General and administrative | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 9,532 | | | 9,532 | |
| | | | | | | | | | | | | | | | | | | |
| Provision for loan losses and other reserves | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 429 | | | 429 | |
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| Net loss (gain) on sales of real estate | 7,851 | | | — | | | (18) | | | — | | | (18) | | | — | | | — | | | — | | | — | | | 7,833 | |
| Loss from unconsolidated JV | — | | | — | | | — | | | 653 | | | 653 | | | — | | | — | | | — | | | — | | | 653 | |
| Income tax expense | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 326 | | | 326 | |
| Sabra’s share of unconsolidated JV Net Operating Income | — | | | — | | | — | | | 2,681 | | | 2,681 | | | — | | | — | | | — | | | — | | | 2,681 | |
| | | | | | | | | | | | | | | | | | | |
| Net Operating Income | $ | 63,963 | | | $ | 10,668 | | | $ | 14,464 | | | $ | 2,681 | | | $ | 27,813 | | | $ | 10,150 | | | $ | 4,722 | | | $ | 8,464 | | | $ | — | | | $ | 115,112 | |
| | | | | | | | | | | | | | | | | | | |
| Non-cash revenue and expense adjustments | (1,768) | | | (452) | | | — | | | — | | | (452) | | | (662) | | | (131) | | | 4 | | | — | | | (3,009) | |
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| Cash Net Operating Income | $ | 62,195 | | | $ | 10,216 | | | $ | 14,464 | | | $ | 2,681 | | | $ | 27,361 | | | $ | 9,488 | | | $ | 4,591 | | | $ | 8,468 | | | $ | — | | | $ | 112,103 | |
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See reporting definitions. 6
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Annualized Cash NOI by Property Type
(in thousands)
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Six Months Ended June 30, 2023 |
| Skilled Nursing/ Transitional Care | | Senior Housing | | Behavioral Health | | Specialty Hospitals and Other | | | | | | |
| | Senior Housing - Leased | | Senior Housing - Managed Consolidated | | Senior Housing - Managed Unconsolidated | | Total Senior Housing | | | | Other | | Corporate | | Total |
| Net income (loss) | $ | 49,621 | | | $ | 11,374 | | | $ | (6,328) | | | $ | (1,491) | | | $ | 3,555 | | | $ | 13,358 | | | $ | 6,523 | | | $ | 17,197 | | | $ | (78,553) | | | $ | 11,701 | |
| Adjustments: | | | | | | | | | | | | | | | | | | | |
| Depreciation and amortization | 55,401 | | | 8,720 | | | 23,410 | | | — | | | 32,130 | | | 6,466 | | | 2,922 | | | — | | | 50 | | | 96,969 | |
| Interest | 420 | | | 454 | | | — | | | — | | | 454 | | | — | | | — | | | — | | | 55,994 | | | 56,868 | |
| General and administrative | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 20,034 | | | 20,034 | |
| | | | | | | | | | | | | | | | | | | |
| Provision for loan losses and other reserves | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 221 | | | 221 | |
| Impairment of real estate | 7,064 | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 7,064 | |
| Loss on extinguishment of debt | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 1,541 | | | 1,541 | |
| Other income | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | (341) | | | (341) | |
| Net loss on sales of real estate | 17,406 | | | 1,476 | | | 10,466 | | | — | | | 11,942 | | | — | | | — | | | — | | | — | | | 29,348 | |
| Loss from unconsolidated joint ventures | — | | | — | | | — | | | 1,491 | | | 1,491 | | | — | | | — | | | — | | | — | | | 1,491 | |
| Income tax expense | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 1,054 | | | 1,054 | |
| Sabra’s share of unconsolidated joint ventures’ Net Operating Income | — | | | — | | | — | | | 4,707 | | | 4,707 | | | — | | | — | | | — | | | — | | | 4,707 | |
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| Net Operating Income | $ | 129,912 | | | $ | 22,024 | | | $ | 27,548 | | | $ | 4,707 | | | $ | 54,279 | | | $ | 19,824 | | | $ | 9,445 | | | $ | 17,197 | | | $ | — | | | $ | 230,657 | |
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| Non-cash revenue and expense adjustments | (3,136) | | | (986) | | | — | | | — | | | (986) | | | (956) | | | (274) | | | (388) | | | — | | | (5,740) | |
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| Cash Net Operating Income | $ | 126,776 | | | $ | 21,038 | | | $ | 27,548 | | | $ | 4,707 | | | $ | 53,293 | | | $ | 18,868 | | | $ | 9,171 | | | $ | 16,809 | | | $ | — | | | $ | 224,917 | |
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Annualizing adjustments (1) | 127,845 | | | 21,710 | | | 32,569 | | | 5,841 | | | 60,120 | | | 19,226 | | | 9,169 | | | 17,221 | | | — | | | 233,581 | |
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| Annualized Cash Net Operating Income | $ | 254,621 | | | $ | 42,748 | | | $ | 60,117 | | | $ | 10,548 | | | $ | 113,413 | | | $ | 38,094 | | | $ | 18,340 | | | $ | 34,030 | | | $ | — | | | $ | 458,498 | |
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Reallocation adjustments (2) | 605 | | | 5,471 | | | — | | | — | | | 5,471 | | | 24,426 | | | — | | | (30,502) | | | — | | | — | |
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| Annualized Cash Net Operating Income, as adjusted | $ | 255,226 | | | $ | 48,219 | | | $ | 60,117 | | | $ | 10,548 | | | $ | 118,884 | | | $ | 62,520 | | | $ | 18,340 | | | $ | 3,528 | | | $ | — | | | $ | 458,498 | |
(1) Represents the annual effect of acquisitions, dispositions, lease modifications and scheduled rent increases completed during the period and mathematical adjustments needed to make Cash Net Operating Income for the period representative of Cash Net Operating Income for a full year. Annualizing adjustments also include the removal of triple-net operating expenses (net of recoveries) and the residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis, as well as adjustments to reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere.
(2) Adjustments to reflect Annualized Cash Net Operating Income from mortgage and construction loans receivable and preferred equity investments in the related asset class of the underlying real estate.
See reporting definitions. 7
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Annualized Cash NOI by Payor Source
(in thousands)
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| Six Months Ended June 30, 2023 |
| Private Payors | | Non-Private Payors | | Other | | | | Corporate | | Total |
| Net income (loss) | $ | 20,057 | | | $ | 53,000 | | | $ | 17,197 | | | | | $ | (78,553) | | | $ | 11,701 | |
| Adjustments: | | | | | | | | | | | |
| Depreciation and amortization | 45,624 | | | 51,295 | | | — | | | | | 50 | | | 96,969 | |
| Interest | 486 | | | 388 | | | — | | | | | 55,994 | | | 56,868 | |
| General and administrative | — | | | — | | | — | | | | | 20,034 | | | 20,034 | |
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| Provision for loan losses and other reserves | — | | | — | | | — | | | | | 221 | | | 221 | |
| Impairment of real estate | 456 | | | 6,608 | | | — | | | | | — | | | 7,064 | |
| Loss on extinguishment of debt | — | | | — | | | — | | | | | 1,541 | | | 1,541 | |
| Other income | — | | | — | | | — | | | | | (341) | | | (341) | |
| Net loss on sales of real estate | 19,395 | | | 9,953 | | | — | | | | | — | | | 29,348 | |
| Loss from unconsolidated joint ventures | 1,491 | | | — | | | — | | | | | — | | | 1,491 | |
| Income tax expense | — | | | — | | | — | | | | | 1,054 | | | 1,054 | |
| Sabra’s share of unconsolidated joint ventures’ Net Operating Income | 4,707 | | | — | | | — | | | | | — | | | 4,707 | |
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| Net Operating Income | $ | 92,216 | | | $ | 121,244 | | | $ | 17,197 | | | | | $ | — | | | $ | 230,657 | |
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| Non-cash revenue and expense adjustments | (2,625) | | | (2,727) | | | (388) | | | | | — | | | (5,740) | |
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| Cash Net Operating Income | $ | 89,591 | | | $ | 118,517 | | | $ | 16,809 | | | | | $ | — | | | $ | 224,917 | |
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Annualizing adjustments (1) | 96,171 | | | 120,189 | | | 17,221 | | | | | — | | | 233,581 | |
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| Annualized Cash Net Operating Income | $ | 185,762 | | | $ | 238,706 | | | $ | 34,030 | | | | | $ | — | | | $ | 458,498 | |
(1) Represents the annual effect of acquisitions, dispositions, lease modifications and scheduled rent increases completed during the period and mathematical adjustments needed to make Cash Net Operating Income for the period representative of Cash Net Operating Income for a full year. Annualizing adjustments also include the removal of triple-net operating expenses (net of recoveries) and the residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis, as well as an adjustment to reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere.
See reporting definitions. 8
SABRA HEALTH CARE REIT, INC.
RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
Annualized Cash NOI by Relationship
(in thousands)
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| Six Months Ended June 30, 2023 |
| Signature Healthcare | | The Ensign Group | | Avamere Family of Companies | | Signature Behavioral | | Recovery Centers of America | | Holiday AL Holdings LP | | Leo Brown Group | | The McGuire Group | | CommuniCare | | Healthmark Group | | All Other Relationships | | Corporate | | Total |
| Net income (loss) | $ | 13,533 | | | $ | 12,313 | | | $ | 7,708 | | | $ | 11,744 | | | $ | 11,822 | | | $ | (8,268) | | | $ | 4,487 | | | $ | 7,143 | | | $ | 5,860 | | | $ | 6,400 | | | $ | 17,512 | | | $ | (78,553) | | | $ | 11,701 | |
| Adjustments: | | | | | | | | | | | | | | | | | | | | | | | | | |
| Depreciation and amortization | 7,073 | | | 7,159 | | | 6,135 | | | 4,484 | | | 606 | | | 10,106 | | | 7,140 | | | 3,563 | | | 2,098 | | | 1,658 | | | 46,897 | | | 50 | | | 96,969 | |
| Interest | — | | | — | | | — | | | — | | | — | | | — | | | 245 | | | — | | | — | | | — | | | 629 | | | 55,994 | | | 56,868 | |
| General and administrative | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 20,034 | | | 20,034 | |
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| Recovery of loan losses and other reserves | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 221 | | | 221 | |
| Impairment of real estate | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 7,064 | | | — | | | 7,064 | |
| Loss on extinguishment of debt | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 1,541 | | | 1,541 | |
| Other income | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | (341) | | | (341) | |
| Net loss on sales of real estate | — | | | — | | | 1,409 | | | — | | | — | | | 10,466 | | | — | | | — | | | — | | | — | | | 17,473 | | | — | | | 29,348 | |
| Loss from unconsolidated joint ventures | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 1,491 | | | — | | | 1,491 | |
| Income tax expense | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 1,054 | | | 1,054 | |
| Sabra’s share of unconsolidated joint ventures’ Net Operating Income | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | — | | | 4,707 | | | — | | | 4,707 | |
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| Net Operating Income | $ | 20,606 | | | $ | 19,472 | | | $ | 15,252 | | | $ | 16,228 | | | $ | 12,428 | | | $ | 12,304 | | | $ | 11,872 | | | $ | 10,706 | | | $ | 7,958 | | | $ | 8,058 | | | $ | 95,773 | | | $ | — | | | $ | 230,657 | |
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| Non-cash revenue and expense adjustments | 7 | | | 4 | | | 92 | | | (440) | | | (109) | | | — | | | (660) | | | (2,114) | | | 382 | | | 2 | | | (2,904) | | | — | | | (5,740) | |
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| Cash Net Operating Income | $ | 20,613 | | | $ | 19,476 | | | $ | 15,344 | | | $ | 15,788 | | | $ | 12,319 | | | $ | 12,304 | | | $ | 11,212 | | | $ | 8,592 | | | $ | 8,340 | | | $ | 8,060 | | | $ | 92,869 | | | $ | — | | | $ | 224,917 | |
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Annualizing adjustments (1) | 20,632 | | | 18,178 | | | 18,655 | | | 16,310 | | | 12,319 | | | 11,710 | | | 11,784 | | | 8,699 | | | 8,764 | | | 7,678 | | | 98,852 | | | — | | | 233,581 | |
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| Annualized Cash Net Operating Income | $ | 41,245 | | | $ | 37,654 | | | $ | 33,999 | | | $ | 32,098 | | | $ | 24,638 | | | $ | 24,014 | | | $ | 22,996 | | | $ | 17,291 | | | $ | 17,104 | | | $ | 15,738 | | | $ | 191,721 | | | $ | — | | | $ | 458,498 | |
(1) Represents the annual effect of acquisitions, dispositions, lease modifications and scheduled rent increases completed during the period and mathematical adjustments needed to make Cash Net Operating Income for the period representative of Cash Net Operating Income for a full year. Annualizing adjustments also include the removal of triple-net operating expenses (net of recoveries) and the residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis, as well as an adjustment to reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere.
See reporting definitions. 9
SABRA HEALTH CARE REIT, INC.
REPORTING DEFINITIONS
Adjusted EBITDA. Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company's long-term equity award program, and loan loss reserves. Adjusted EBITDA is an important non-GAAP supplemental measure of operating performance.
Annualized Cash Net Operating Income (“Annualized Cash NOI”). The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Annualized Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Annualized Cash NOI as Annualized Revenues less operating expenses and non-cash revenues and expenses. Annualized Cash NOI excludes all other financial statement amounts included in net income.
Annualized Revenues. The annual contractual rental revenues under leases and interest and other income generated by the Company’s loans receivable and other investments based on amounts invested and applicable terms as of the end of the period presented. Annualized Revenues do not include tenant recoveries or additional rents and are adjusted to (i) reflect actual payments received related to the twelve months ended at the end of the respective period for leases no longer accounted for on an accrual basis, (ii) exclude residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis and (iii) reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere.
Behavioral Health. Includes behavioral hospitals that provide inpatient and outpatient care for patients with mental health conditions, chemical dependence or substance addictions and addiction treatment centers that provide treatment services for chemical dependence and substance addictions, which may include inpatient care, outpatient care, medical detoxification, therapy and counseling.
Cash Net Operating Income (“Cash NOI”). The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Cash NOI as total revenues less operating expenses and non-cash revenues and expenses. Cash NOI excludes all other financial statement amounts included in net income.
Consolidated Debt. The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements.
Funds From Operations (“FFO”) and Adjusted Funds from Operations (“AFFO”). The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“Nareit”), and adjusted funds from operations, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined as net income, computed in accordance with GAAP, excluding gains or losses from real estate dispositions and the Company’s share of gains or losses from real estate dispositions related to its unconsolidated joint ventures, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to its unconsolidated joint ventures, and real estate impairment charges of both consolidated and unconsolidated entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. AFFO is defined as FFO excluding merger and acquisition costs, stock-based compensation expense, non-cash rental and related revenues, non-cash interest income, non-cash interest expense, non-cash portion of loss on extinguishment of debt, provision for loan losses and other reserves, non-cash lease termination income and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non-cash revenue and expense amounts related to noncontrolling interests) and the Company’s share of non-cash adjustments related to its unconsolidated joint ventures. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company’s operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define AFFO differently than the Company does.
Net Debt. The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements, net of cash and cash equivalents as reported in the Company’s consolidated financial statements.
Net Debt to Adjusted EBITDA. Net Debt to Adjusted EBITDA is calculated as Net Debt divided by Annualized Adjusted EBITDA, which is Adjusted EBITDA, as adjusted for annualizing adjustments that give effect to the acquisitions and dispositions completed during the respective period as though such acquisitions and dispositions were completed as of the beginning of the period presented.
Net Operating Income (“NOI”). The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines NOI as total revenues less operating expenses. NOI excludes all other financial statement amounts included in net income.
See reporting definitions. 10
SABRA HEALTH CARE REIT, INC.
REPORTING DEFINITIONS
Normalized FFO and Normalized AFFO. Normalized FFO and Normalized AFFO represent FFO and AFFO, respectively, adjusted for certain income and expense items that the Company does not believe are indicative of its ongoing operating results. The Company considers Normalized FFO and Normalized AFFO to be useful measures to evaluate the Company’s operating results excluding these income and expense items to help investors compare the operating performance of the Company between periods or as compared to other companies. Normalized FFO and Normalized AFFO do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. Normalized FFO and Normalized AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of Normalized FFO and Normalized AFFO may not be comparable to Normalized FFO and Normalized AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define FFO and AFFO or Normalized FFO and Normalized AFFO differently than the Company does.
Senior Housing. Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities.
Senior Housing - Managed. Senior Housing communities operated by third-party property managers pursuant to property management agreements.
Skilled Nursing/Transitional Care. Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities.
Specialty Hospitals and Other. Includes acute care, long-term acute care and rehabilitation hospitals, facilities that provide residential services, which may include assistance with activities of daily living, and other facilities not classified as Skilled Nursing/Transitional Care, Senior Housing or Behavioral Health.
See reporting definitions. 11
Cost What Happens Inside Our Buildings Matters Most Investor Presentation | August 7, 2023 Committed to Long-Term Value
August 7, 2023 Investor Presentation Forward-Looking Statements This presentation contains “forward-looking” statements as defined in the Private Securities Litigation Reform Act of 1995. Any statements that do not relate to historical or current facts or matters are forward-looking statements. These statements may be identified, without limitation, by the use of “expects,” “believes,” “intends,” “should” or comparable terms or the negative thereof. Examples of forward-looking statements include all statements regarding our expectations regarding our recent and pending investments and dispositions; our expectations regarding population and demand growth; our expectations regarding the upside opportunity for Sabra’s portfolio; our expectations regarding continued recovery from the pandemic; our expectations regarding the results of our ESG initiatives; and our other expectations regarding our future financial position, results of operations, cash flows, liquidity, business strategy, growth opportunities, potential investments and dispositions, plans and objectives for future operations and capital raising activity. Our actual results may differ materially from those projected or contemplated by our forward-looking statements as a result of various factors, including, among others, the following: pandemics or epidemics, including COVID-19, and the related impact on our tenants, borrowers and Senior Housing - Managed communities; increased labor costs and historically low unemployment; increases in market interest rates and inflation; operational risks with respect to our Senior Housing - Managed communities; competitive conditions in our industry; the loss of key management personnel; uninsured or underinsured losses affecting our properties; potential impairment charges and adjustments related to the accounting of our assets; the potential variability of our reported rental and related revenues as a result of Accounting Standards Update (“ASU”) 2016-02, Leases, as amended by subsequent ASUs; risks associated with our investment in our unconsolidated joint ventures; catastrophic weather and other natural or man-made disasters, the effects of climate change on our properties and a failure to implement sustainable and energy-efficient measures; increased operating costs and competition for our tenants, borrowers and Senior Housing - Managed communities; increased healthcare regulation and enforcement; our tenants’ dependency on reimbursement from governmental and other third-party payor programs; the effect of our tenants, operators or borrowers declaring bankruptcy or becoming insolvent; our ability to find replacement tenants and the impact of unforeseen costs in acquiring new properties; the impact of litigation and rising insurance costs on the business of our tenants; the impact of required regulatory approvals of transfers of healthcare properties; environmental compliance costs and liabilities associated with real estate properties we own; our tenants’, borrowers’ or operators’ failure to adhere to applicable privacy and data security laws, or a material breach of our or our tenants’, borrowers’ or operators’ information technology; our concentration in the healthcare property sector, particularly in skilled nursing/transitional care facilities and senior housing communities, which makes our profitability more vulnerable to a downturn in a specific sector than if we were investing in multiple industries; the significant amount of and our ability to service our indebtedness; covenants in our debt agreements that may restrict our ability to pay dividends, make investments, incur additional indebtedness and refinance indebtedness on favorable terms; adverse changes in our credit ratings; our ability to make dividend distributions at expected levels; our ability to raise capital through equity and debt financings; changes and uncertainty in macroeconomic conditions and disruptions in the financial markets, risks associated with our ownership of property outside the U.S., including currency fluctuations; the relatively illiquid nature of real estate investments; our ability to maintain our status as a real estate investment trust (“REIT”) under the federal tax laws; compliance with REIT requirements and certain tax and tax regulatory matters related to our status as a REIT; changes in tax laws and regulations affecting REITs; the ownership limits and takeover defenses in our governing documents and under Maryland law, which may restrict change of control or business combination opportunities; and the exclusive forum provisions in our bylaws. Additional information concerning risks and uncertainties that could affect our business can be found in our filings with the Securities and Exchange Commission (the “SEC”), including in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2022. Forward-looking statements made in this presentation are not guarantees of future performance, events or results, and you should not place undue reliance on these forward-looking statements, which speak only as of the date hereof. The Company assumes no, and hereby disclaims any, obligation to update any of the foregoing or any other forward-looking statements as a result of new information or new or future developments, except as otherwise required by law. Disclaimers 2
August 7, 2023 Investor Presentation Tenant and Borrower Information This presentation includes information (e.g., EBITDARM Coverage and Occupancy Percentage) regarding certain of our tenants that lease properties from us and our borrowers, most of which are not subject to SEC reporting requirements. The information related to our tenants and borrowers that is provided in this presentation has been provided by, or derived from information provided by, such tenants and borrowers. We have not independently verified this information. We have no reason to believe that such information is inaccurate in any material respect. We are providing this data for informational purposes only. Non-GAAP Financial Measures This presentation contains certain non-GAAP financial measures related to Sabra Health Care REIT, Inc., including Annualized Cash NOI, Net Debt to Adjusted EBITDA and funds from operations (FFO). These measures may be different than non-GAAP financial measures used by other companies, and the presentation of these measures is not intended to be considered in isolation or as a substitute for financial information prepared and presented in accordance with U.S. generally accepted accounting principles (GAAP). An explanation of these non-GAAP financial measures is included under “Definitions” in the Appendix, and reconciliations of these non-GAAP financial measures to the GAAP financial measures we consider most comparable are included on the Investors section of our website at https://ir.sabrahealth.com/investors/financials/quarterly-results. Disclaimers 3
LOREM IPSUM Heading August 7, 2023 Investor Presentation Our passion for quality care and deep industry experience uniquely position Sabra to succeed in the dynamic healthcare real estate market. We have the size, know-how and resilient balance sheet necessary to deliver long-term value to shareholders. Uniquely Positioned to Thrive 4
August 7, 2023 Investor Presentation 5 “We know what happens inside our buildings matters most. That’s why we align ourselves with operators who skillfully and compassionately care for the residents and patients in the buildings we own.” -Rick Matros (he/him), Chief Executive Officer STRATEGY
August 7, 2023 Investor Presentation Portfolio Strategy 6 STRATEGY Growing Demand > 80 population is expected to grow 4% per year through 2040 Drug overdose deaths have increased > 6x since 2000 Needs-Based Lifestyle enhancement Post-acute care Mental health treatment Psychosocial support Addiction treatment Dementia care Mission-Driven Passionate workforce Positive societal impact Community backbone Safety net infrastructure Skilled Nursing Senior Housing Behavioral Health
August 7, 2023 Investor Presentation Execution — Passion Meets Know-how Unique, Accretive Investments - Utilize our operational and asset management experience to identify and capitalize on new opportunities where off-market price dislocation exists. Support Operator Expansion - Be the capital partner of choice for the expansion and growth of leading operators with regional expertise and concentrated in markets with favorable demographics. Structure deals opportunistically across the capital stack. Creatively Financed Development - Pursue strategic development opportunities and long-term partnerships with leading developers. Optimize Portfolio - Continue to curate our portfolio to optimize diversification and maintain a mix of assets well-positioned for the future of healthcare delivery. Prudent Financing – Maintain balance sheet strength and lower leverage, while prioritizing available liquidity and recycled capital over new debt and equity issuances to fund any near-term investing activity. 7 STRATEGY
August 7, 2023 Investor Presentation Illustrative NOI Upside 8 STRATEGY We believe the Annualized Cash NOI upside opportunity for Sabra’s portfolio is attractive. The upside is a result of the Company's internal growth initiatives over the past several years, as well as the benefits of the broader healthcare industry's continued recovery from the pandemic. Annualized Cash NOI Upside Opportunity Annualized Cash NOI - 2Q 2023 $ 458 Recovery in Senior Housing - Managed portfolio 1 ~29 Previously disclosed transition of 25 properties 2 ~5 Previously disclosed Behavioral Health conversions 2 ~8 Annualized Cash NOI including upside opportunity $ ~500 (Dollars in millions) 1 Incremental Annualized Cash NOI assuming pre-COVID Occupancy Percentage of ~87% and Cash NOI Margin of~33%, as compared to Occupancy Percentage of ~79% and Cash NOI Margin of ~25% in 2Q 2023. 2 Assumes transitions/conversions occurred on the first day of 2Q 2023.
August 7, 2023 Investor Presentation “By consistently and deliberately executing our strategy, we deliver long-term value to our shareholders and provide the capital our tenants need to invest in their business and deliver quality care.” -Talya Nevo-Hacohen (she/her), Chief Investment Officer 9 STRATEGY IN ACTION
August 7, 2023 Investor Presentation Adaptive Reuse for Behavioral Health 10 STRATEGY IN ACTION • Sabra’s growing behavioral health portfolio represents a total investment of approximately $800 million, which accounts for roughly 14% of the Company’s Annualized Cash NOI as of June 30, 2023. • Our portfolio of owned addiction treatment centers is up to 12 properties, consisting of acquired addiction treatment centers and properties that have been converted or are in the process of being converted to addiction treatment centers, and we are negotiating several additional conversion opportunities for existing wholly-owned assets. Advanced Recovery Systems | Raytown, MO • Acquired a vacant skilled nursing facility on October 27, 2022, to be converted into an 80-bed addiction treatment facility. • Advanced Recovery Systems has pre-leased the asset under a long-term triple-net lease. • Sabra purchased the asset for $1.9 million and has agreed to invest up to $14.4 million in conversion renovations, which have been fully funded as of June 30, 2023.
August 7, 2023 Investor Presentation Good for the Planet. Good for Our Stakeholders. Learn more about our commitment to strong corporate governance and our ongoing ESG efforts in our latest corporate sustainability report available on our website at sabrahealth.com. “The question for us is not how important our ESG principles are, but rather how we can effectively and efficiently integrate them into our business strategy in ways that are self-sustaining and accretive.” -Rick Matros (he/him), Chief Executive Officer 11 ENVIRONMENTAL, SOCIAL AND GOVERNANCE
August 7, 2023 Investor Presentation ESG Framework “From our ESG Lunch & Learn series to our direct support collecting tenant utilities, we feel connected to our ESG goals and the environmental and social impact they represent.” -Yvonne Braden, Senior Associate, Asset Management 12 ENVIRONMENTAL, SOCIAL AND GOVERNANCE We understand that good governance underpins sustainability, strengthens the accountability of our Board and management team and supports the long-term interests of our stakeholders. Our ESG principles are intrinsically tied to our objective to drive shareholder value by operating efficiently, sustainably and with our stakeholders’ best interests in mind.
August 7, 2023 Investor Presentation E-Initiative Roadmap 13 ENVIRONMENTAL, SOCIAL AND GOVERNANCE Improving the environment starts with enabling our operators and is central to everything we do. We take a comprehensive, integrated and collaborative approach to environmental stewardship.
August 7, 2023 Investor Presentation Environmental Stewardship “The recently completed lighting upgrades at Taconic at Hopewell are nothing short of spectacular! As the Administrator of this facility since 2003, I can categorically speak to the upgrade as the rebirth of the building.” -Clayton Harbby, LNHA, Taconic Rehab & Nursing at Hopewell 14 ENVIRONMENTAL, SOCIAL AND GOVERNANCE Our industry-leading Green Links program is applying our E-Initiative Roadmap directly to the benefit and support of our NNN tenants including, where appropriate, financing environmentally beneficial improvements after exchanging and assessing energy, water and other data. In addition to the environmental impact and improving living and working environments for residents and staff, we expect these initiatives to be accretive to our tenants and consequently beneficial to Sabra.
August 7, 2023 Investor Presentation Delos WISE Forum - Finding Solutions to Accelerate Change 15 ENVIRONMENTAL, SOCIAL AND GOVERNANCE As an extension of our WISE Initiative (Wellness in Senior Living Environment), Sabra helped organize and sponsor the inaugural WISE Forum bringing together like-minded REITS, along with industry leaders, to build community, discuss systemic challenges and create solutions for the future of senior living. The goal was to focus and act on not only the challenges but also the solutions and processes needed to accelerate change. The response to the forum was overwhelmingly positive.
August 7, 2023 Investor Presentation Committed to Diversity, Equity & Inclusion 54% As of June 30, 2023, women comprised 54% of our workforce and 64% of our management level/ leadership roles. 35% As of June 30, 2023, 35% of our team members self-identified as being members of one or more ethnic minorities. We believe our ethnic diversity is higher than this reported percentage as another 15% of our team members chose not to self-identify. 16 ENVIRONMENTAL, SOCIAL AND GOVERNANCE We believe a diverse workforce is essential to our continued success and gives us a competitive advantage. We integrated DE&I into our hiring process, which has proven to be successful in our hiring of top talent from diverse groups.
August 7, 2023 Investor Presentation Our Success Is Predicated on a Healthy Portfolio 1 Occupancy Percentage and Skilled Mix (together, “Operating Statistics”) and EBITDARM Coverage for the period presented include only Stabilized Facilities owned by the Company as of the end of the quarter following the period presented and only for the duration such facilities were owned by the Company and classified as Stabilized Facilities. In addition, EBITDARM Coverage and Operating Statistics are presented for the twelve months ended at the end of the respective period and one quarter in arrears, and therefore, EBITDARM Coverage and Operating Statistics exclude assets acquired after March 31, 2023. 8 Years Wtd. Avg. Remaining Lease Term 426 Investments 1.65x 1.15x 1.87x 6.68x 67 Relationships 34% Skilled Mix1 Average Occupancy Percentage1 74% 88% 86% 77% SH - Leased Hosp./Oth.SNF/TC SNF/TC SH - Leased EBITDARM Coverage1 As of June 30, 2023 BH BH Hosp./Oth. 17 PORTFOLIO
August 7, 2023 Investor Presentation 1 Relationship and asset class concentrations include real estate investments and investments in loans receivable and other investments. Relationship concentrations use Annualized Cash NOI, and asset class concentrations use Annualized Cash NOI, as adjusted to reflect Annualized Cash NOI from our mortgage and construction loans receivable and preferred equity investments in the related asset class of the underlying real estate. See the Appendix to this presentation for the definition of Annualized Cash NOI. Diverse Portfolio, Positioned to Perform Relationship Concentration1 Asset Class Concentration1 As of June 30, 2023 18 PORTFOLIO Signature Healthcare, 9.0% The Ensign Group, 8.2% Avamere Family of Companies, 7.4% Signature Behavioral, 7.0% Recovery Centers of America, 5.4% Holiday, 5.2% Sienna, 2.5%Other, 7.7% Other, 47.6% Senior Housing - Managed, 15.4% Behavioral Health, 13.6% Senior Housing - Leased, 10.5% Specialty Hospital and Other, 4.0% Other, 0.8% Skilled Nursing/ Transitional Care, 55.7% Managed (No Operator Credit Exposure), 15.4%
August 7, 2023 Investor Presentation Historical SNF Supply 19 PORTFOLIO SNF Supply and Demand 1,795 1,769 1,744 1,716 1,704 1,703 1,703 1,694 1,690 1,687 1,639 1,617 4,296 4,512 4,783 5,121 5,444 5,753 5,905 6,166 6,380 6,539 6,701 6,923 SNF Beds (000s) Population 85 or older (000s) 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 — 1,000 2,000 3,000 4,000 5,000 6,000 7,000 8,000 Source: Census.gov, AHCA Since 2000, the 85-or-older population has grown by 60%, compared to a 10% decline in skilled nursing beds over the same time frame.
August 7, 2023 Investor Presentation Medicaid and Medicare Rates Medicaid Average Daily Rate Medicare Average Daily Rate As of June 30, 2023 20 PORTFOLIO $182 $187 $194 $207 $221 $239 $252 $266 $277 $278 Ja n-12 Ja n-13 Ja n-14 Ja n-15 Ja n-16 Ja n-17 Ja n-18 Ja n-19 Ja n-2 0 Ja n-2 1 Ja n-2 2 Ja n-2 3 $175 $200 $225 $250 $275 $300 CAGR: 3.8% $618 $595 $597 $605 $627 $649 $673 $713 $738 $764 $771 Ja n-12 Ja n-13 Ja n-14 Ja n-15 Ja n-16 Ja n-17 Ja n-18 Ja n-19 Ja n-2 0 Ja n-2 1 Ja n-2 2 Ja n-2 3 $550 $600 $650 $700 $750 $800 CAGR: 2.0% Reflects daily average rate for Sabra’s NNN portfolio. Daily Medicaid and Medicare rates have increased substantially since COVID, supporting our operators’ recovery.
August 7, 2023 Investor Presentation “We invest in relationships with operators who are nimble and poised to deliver excellent care now and in the future.” -Peter Nyland, Executive Vice President, Asset Management 21 PORTFOLIO
August 7, 2023 Investor Presentation Advancing the Quality of Care We Work with Operators Who Are: • Committed to their mission • Nimble • Regional experts • In markets with favorable demographics • Well-positioned for the future of healthcare delivery OPERATORS 22
August 7, 2023 Investor Presentation We Support Our Operators We Invest in Our Tenants’ Success: • Redevelopment / Adaptive Reuse • Expansion • Strategic development • Flexible equity and debt capital solutions OPERATORS 23
August 7, 2023 Investor Presentation “What started with a single sale/leaseback transaction for a senior living community in Indiana has grown into a multi-state, multi- community relationship. We truly value the collaboration, insight and support we receive from Sabra. Sabra is who we think about first when it comes to a capital partner to support our company’s growth.” – Tom Smith, Chief Executive Officer & Co-Founder Leo Brown Group 24 OPERATORS
August 7, 2023 Investor Presentation “Our strong balance sheet and ready access to capital allows us to thoughtfully finance investment opportunities and drive value for our shareholders.” –Michael Costa, Chief Financial Officer 25 PERFORMANCE
August 7, 2023 Investor Presentation Balanced Capital Structure 1 As of 6/30/2023. Common equity value estimated using outstanding common stock of 231.2 million shares and Sabra’s closing price of $12.78 as of 8/3/2023. 26 PERFORMANCE Capital Structure 1 Our diverse menu of capital options and $0.9 billion of available liquidity ensures that we have ready access to low cost capital to fund our growth. Our credit facility contains an accordion feature that can increase the total available borrowings to $2.75 billion. Other than borrowings under our revolving line of credit, we have no unhedged variable rate debt. Through our hedging activities, we have fixed the average interest rate over the term of our five year term loans at 4.0%. Because of this hedging activity, our annual interest expense is $15 million lower than it otherwise would be at today’s market rates. Common Equity Value 55% Secured Debt 1% Unsecured Debt 44% CONSOLIDATED ENTERPRISE VALUE $5.4B
August 7, 2023 Investor Presentation Sabra 2Q 23 1 Investment-Grade peers median 2 Net Debt to Adjusted EBITDA 5.61x 3 5.37x Interest Coverage Ratio 4.26x 3 4.01x Debt as a % of Asset Value 36% 38 % Secured Debt as a % of Asset Value 1% 4 % Strong Investment-Grade Credit Metrics 1 Key credit statistics (except Net Debt to Adjusted EBITDA) are calculated in accordance with the credit agreement relating to the revolving credit facility and the indentures relating to our senior unsecured notes. In addition, key credit statistics give effect to dispositions and acquisitions completed after the period presented as though such dispositions and acquisitions occurred at the beginning of the period. 2 Investment-Grade Peers consists of WELL, VTR, OHI and NHI. The metrics used to calculate Investment-Grade Peers Median are sourced from most recent public filings with the SEC and may not be calculated in a manner identical to Sabra’s metrics. 3 Based on the trailing twelve-month period ended as of the date indicated. 27 PERFORMANCE We continue to focus on strengthening our balance sheet and portfolio without accessing the capital markets.
August 7, 2023 Investor Presentation Favorable Profile with Staggered Maturities 1 Revolving Credit Facility is subject to two six-month extension options. 2 Represents actual contractual interest rates excluding private mortgage insurance and impact of interest rate hedges (Dollars in millions) Debt maturity profile at June 30, 2023 28 500 100 350 800 — 543 $1 $2 $2 $2 $2 $2 $2 $2 $2 $29 101 $899 2.9% 2.9% 2.9% 5.1% 6.1% 6.4% 3.9% 2.9% 3.2% 2.9% 3.1% Unsecured Bonds Term Loans Mortgage Debt / Secure Debt Line of Credit Available Line of Credit Wtd. Avg. Interest 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Thereafter $0 $200 $400 $600 $800 $1,000 $1,200 PERFORMANCE 1 2 We have no material debt maturities before 2026.
August 7, 2023 Investor Presentation Fixed Charge Coverage and Leverage As of June 30, 2023 29 PERFORMANCE Fixed Charge Coverage Leverage 2.92x 2.76x 3.28x 3.21x 3.20x 4.07x 3.70x 5.08x 5.14x 5.03x 4.52x 4.18x 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Q2 2023 4.71x 4.60x 5.09x 5.85x 5.22x 5.49x5.66x 4.89x4.88x4.98x 5.38x 5.61x 1.30x 0.94x 0.61x 0.75x 0.71x 0.42x 0.21x 0.24x 0.17x 0.15x 0.11x 0.11x Net Debt/Adj. EBITDA Secured Debt/Adj. EBITDA Target Leverage 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Q2 2023
August 7, 2023 Investor Presentation Attractive Valuation Relative to Direct Peers Forward FFO multiples 1 Dividend yield 2 Premium / discount to consensus NAV Portfolio composition (% Annualized Cash NOI) 3 Sources: SNL Financial as of 8/3/2023, unless otherwise noted. 1 Forward FFO multiple is calculated as stock price as of 8/3/2023 divided by the forward four quarter consensus FFO from SNL Financial. 2 Dividend yield is calculated as most recent quarterly dividends declared per share annualized divided by stock price as of 8/3/2023. 3 Represents latest available concentration for peers from company filings as of 8/3/2023. 4 Based on Annualized Cash NOI for the quarter ended 6/30/2023 for real estate investments, investments in loans receivable and other investments. See the appendix to this presentation for the definition of Annualized Cash NOI. Concentrations exclude our Enlivant joint venture. 30 PERFORMANCE 9.4x 10.7x 12.6x 12.7x 13.8x SBRA OHI NHI LTC CTRE 9.4% 5.4% 6.5% 6.8% 8.6% SBRA CTRE NHI LTC OHI -3.9% 11.5% 15.2% 20.9% 26.3% SBRA NHI LTC CTRE OHI 26% 10% 21% 42% 61% 56% 90% 72% 57% 34% 18% 7% 1% 5% Senior Housing Skilled Nursing Other SBRA CTRE OHI LTC NHI4
August 7, 2023 Investor Presentation Well-Positioned Portfolio SNF concentration 1 1 Represents latest available concentration and coverage for peers as of 8/3/2023. 2 Based on Annualized Cash NOI as of 6/30/2023 for real estate investments, investments in loans receivable and other investments. See the appendix to this presentation for the definition of Annualized Cash NOI. 3 Represents SNF EBITDARM Coverage for LTC and NHI; total portfolio EBITDARM Coverage for OHI and CTRE. 4 See appendix to this presentation for the definition of EBITDARM Coverage. Top five relationships concentration 1 SNF EBITDARM Coverage 1,3 SH EBITDARM Coverage 1 31 PERFORMANCE 56% 34% 57% 72% 90% SBRA NHI LTC OHI CTRE 37% 42% 46% 63% 67% SBRA OHI LTC NHI CTRE 1.65x 1.44x 1.90x 2.47x 2.73x SBRA OHI LTC NHI CTRE 1.15x 1.17x 1.18x 1.20x 1.22x SBRA WELL LTC VTR NHI2 2 4 4
August 7, 2023 Investor Presentation Appendix 32 i
August 7, 2023 Investor Presentation Adjusted EBITDA.* Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation and amortization (“EBITDA”) excluding the impact of merger-related costs, stock-based compensation expense under the Company's long-term equity award program, and loan loss reserves. Adjusted EBITDA is an important non- GAAP supplemental measure of operating performance. Annualized Cash Net Operating Income (“Annualized Cash NOI”).* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers Annualized Cash NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines Annualized Cash NOI as Annualized Revenues less operating expenses and non-cash revenues and expenses. Annualized Cash NOI excludes all other financial statement amounts included in net income. Annualized Revenues. The annual contractual rental revenues under leases and interest and other income generated by the Company’s loans receivable and other investments based on amounts invested and applicable terms as of the end of the period presented. Annualized Revenues do not include tenant recoveries or additional rents and are adjusted to (i) reflect actual payments received related to the twelve months ended at the end of the respective period for leases no longer accounted for on an accrual basis, (ii) exclude residual rents due to Sabra from prior asset sales under the Company’s 2017 memorandum of understanding with Genesis and (iii) reflect the February 1, 2023 transition of four real estate properties formerly operated by North American Health Care to Avamere. Behavioral Health. Includes behavioral hospitals that provide inpatient and outpatient care for patients with mental health conditions, chemical dependence or substance addictions and addiction treatment centers that provide treatment services for chemical dependence and substance addictions, which may include inpatient care, outpatient care, medical detoxification, therapy and counseling. Consolidated Debt. The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements. Consolidated Enterprise Value. The Company believes Consolidated Enterprise Value is an important measurement as it is a measure of a company’s value. The Company calculates Consolidated Enterprise Value as market equity capitalization plus Consolidated Debt. Market equity capitalization is calculated as (i) the number of shares of common stock multiplied by the closing price of the Company’s common stock on the last day of the period presented plus (ii) the number of shares of preferred stock multiplied by the closing price of the Company’s preferred stock on the last day of the period presented. Consolidated Enterprise Value includes the Company’s market equity capitalization and Consolidated Debt, less cash and cash equivalents. EBITDARM. Earnings before interest, taxes, depreciation, amortization, rent and management fees (“EBITDARM”) for a particular facility accruing to the operator/tenant of the property (not the Company), for the period presented. The Company uses EBITDARM in determining EBITDARM Coverage. EBITDARM has limitations as an analytical tool. EBITDARM does not reflect historical cash expenditures or future cash requirements for facility capital expenditures or contractual commitments. In addition, EBITDARM does not represent a property’s net income or cash flows from operations and should not be considered an alternative to those indicators. The Company utilizes EBITDARM to evaluate the core operations of the properties by eliminating management fees, which may vary by operator/tenant and operating structure, and as a supplemental measure of the ability of the Company’s operators/tenants and relevant guarantors to generate sufficient liquidity to meet related obligations to the Company. EBITDARM Coverage. Represents the ratio of EBITDARM to cash rent for owned facilities (excluding Senior Housing - Managed communities) for the period presented. EBITDARM Coverage is a supplemental measure of a property’s ability to generate cash flows for the operator/tenant (not the Company) to meet the operator’s/ tenant’s related cash rent and other obligations to the Company. However, its usefulness is limited by, among other things, the same factors that limit the usefulness of EBITDARM. EBITDARM Coverage includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Definitions 33 APPENDIX
August 7, 2023 Investor Presentation Funds From Operations (“FFO”) and Adjusted FFO (“AFFO”).* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company also believes that funds from operations, or FFO, as defined in accordance with the definition used by the National Association of Real Estate Investment Trusts (“Nareit”), and adjusted funds from operations, or AFFO (and related per share amounts) are important non-GAAP supplemental measures of the Company’s operating performance. Because the historical cost accounting convention used for real estate assets requires straight-line depreciation (except on land), such accounting presentation implies that the value of real estate assets diminishes predictably over time. However, since real estate values have historically risen or fallen with market and other conditions, presentations of operating results for a real estate investment trust that uses historical cost accounting for depreciation could be less informative. Thus, Nareit created FFO as a supplemental measure of operating performance for real estate investment trusts that excludes historical cost depreciation and amortization, among other items, from net income, as defined by GAAP. FFO is defined as net income, computed in accordance with GAAP, excluding gains or losses from real estate dispositions and the Company’s share of gains or losses from real estate dispositions related to its unconsolidated joint ventures, plus real estate depreciation and amortization, net of amounts related to noncontrolling interests, plus the Company’s share of depreciation and amortization related to its unconsolidated joint ventures, and real estate impairment charges of both consolidated and unconsolidated entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. AFFO is defined as FFO excluding merger and acquisition costs, stock-based compensation expense, non-cash rental and related revenues, non-cash interest income, non-cash interest expense, non-cash portion of loss on extinguishment of debt, provision for loan losses and other reserves, non-cash lease termination income and deferred income taxes, as well as other non-cash revenue and expense items (including ineffectiveness gain/loss on derivative instruments, and non-cash revenue and expense amounts related to noncontrolling interests) and the Company’s share of non-cash adjustments related to its unconsolidated joint ventures. The Company believes that the use of FFO and AFFO (and the related per share amounts), combined with the required GAAP presentations, improves the understanding of the Company’s operating results among investors and makes comparisons of operating results among real estate investment trusts more meaningful. The Company considers FFO and AFFO to be useful measures for reviewing comparative operating and financial performance because, by excluding the applicable items listed above, FFO and AFFO can help investors compare the operating performance of the Company between periods or as compared to other companies. While FFO and AFFO are relevant and widely used measures of operating performance of real estate investment trusts, they do not represent cash flows from operations or net income as defined by GAAP and should not be considered an alternative to those measures in evaluating the Company’s liquidity or operating performance. FFO and AFFO also do not consider the costs associated with capital expenditures related to the Company’s real estate assets nor do they purport to be indicative of cash available to fund the Company’s future cash requirements. Further, the Company’s computation of FFO and AFFO may not be comparable to FFO and AFFO reported by other real estate investment trusts that do not define FFO in accordance with the current Nareit definition or that interpret the current Nareit definition or define AFFO differently than the Company does. Net Debt.* The principal balances of the Company’s revolving credit facility, term loans, senior unsecured notes, and secured indebtedness as reported in the Company’s consolidated financial statements, net of cash and cash equivalents as reported in the Company’s consolidated financial statements. Net Debt to Adjusted EBITDA.* Net Debt to Adjusted EBITDA is calculated as Net Debt divided by Annualized Adjusted EBITDA, which is Adjusted EBITDA, as adjusted for annualizing adjustments that give effect to the acquisitions and dispositions completed during the respective period as though such acquisitions and dispositions were completed as of the beginning of the period presented. Net Operating Income (“NOI”).* The Company believes that net income as defined by GAAP is the most appropriate earnings measure. The Company considers NOI an important supplemental measure because it allows investors, analysts and its management to evaluate the operating performance of its investments. The Company defines NOI as total revenues less operating expenses. NOI excludes all other financial statement amounts included in net income. Definitions 34 APPENDIX
August 7, 2023 Investor Presentation Occupancy Percentage. Occupancy Percentage represents the facilities’ average operating occupancy for the period indicated. The percentages are calculated by dividing the actual census from the period presented by the available beds/units for the same period. Occupancy includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Senior Housing. Senior Housing communities include independent living, assisted living, continuing care retirement and memory care communities. Senior Housing - Managed. Senior Housing communities operated by third-party property managers pursuant to property management agreements. Skilled Mix. Skilled Mix is defined as the total Medicare and non-Medicaid managed care patient revenue at Skilled Nursing/Transitional Care facilities divided by the total revenues at Skilled Nursing/Transitional Care facilities for the period indicated. Skilled Mix includes only Stabilized Facilities and excludes facilities for which data is not available or meaningful. Skilled Nursing/Transitional Care. Skilled Nursing/Transitional Care facilities include skilled nursing, transitional care, multi-license designation and mental health facilities. Specialty Hospitals and Other. Includes acute care, long-term acute care and rehabilitation hospitals, facilities that provide residential services, which may include assistance with activities of daily living, and other facilities not classified as Skilled Nursing/Transitional Care, Senior Housing or Behavioral Health. Stabilized Facility. At the time of acquisition, the Company classifies each facility as either stabilized or non-stabilized. In addition, the Company may classify a facility as non-stabilized after acquisition. Circumstances that could result in a facility being classified as non-stabilized include newly completed developments, facilities undergoing major renovations or additions, facilities being repositioned or transitioned to new operators, and significant transitions within the tenants’ business model. Such facilities are typically reclassified to stabilized upon the earlier of maintaining consistent occupancy (85% for Skilled Nursing/Transitional Care facilities and 90% for Senior Housing communities) or 24 months after the date of classification as non-stabilized. Stabilized Facilities exclude (i) facilities held for sale, (ii) strategic disposition candidates, (iii) facilities being transitioned to a new operator, (iv) facilities being transitioned from being leased by the Company to being operated by the Company and (v) leased facilities acquired during the three months preceding the period presented. * Non-GAAP Financial Measures: Reconciliations, definitions and important discussions regarding the usefulness and limitations of the Non-GAAP Financial Measures used in this presentation can be found at https://ir.sabrahealth.com/investors/financials/quarterly-results. APPENDIX Definitions 35
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SABRA HEALTH CARE REIT, INC.
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0001492298
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MD
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001-34950
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27-2560479
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18500 Von Karman Avenue
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Suite 550
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Irvine
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CA
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92612
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888
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393-8248
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