UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K/A
(Amendment No. 1)
CURRENT REPORT
Pursuant to Section 13 or 15(d)
of The Securities Exchange Act of 1934
Date of Report (Date of earliest event reported): April 1, 2019
CareTrust REIT, Inc.
(Exact name of registrant as specified in its charter)
Maryland | 001-36181 | 46-3999490 | ||
(State or other jurisdiction of incorporation) |
(Commission File Number) |
(I.R.S. Employer Identification No.) |
905 Calle Amanecer, Suite 300 San Clemente, CA |
92673 | |
(Address of principal executive offices) | (Zip Code) |
Registrants telephone number, including area code: (949) 542-3130
Not Applicable
(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:
☐ | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
☐ | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
☐ | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
☐ | 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, par value $0.01 per share | CTRE | The Nasdaq Stock Market LLC (Nasdaq Global Select Market) |
Emerging growth company ☐
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: ☐
EXPLANATORY NOTE
In its Current Report on Form 8-K, filed with the Securities and Exchange Commission on April 1, 2019 (the Initial Report), CareTrust REIT, Inc. (the Company), through its operating partnership, CTR Partnership, L.P., a Delaware limited partnership (the Operating Partnership), entered into a Membership Interest Purchase Agreement to acquire from BME Texas Holdings, LLC, in a single transaction, twelve separate real estate assets at closing. The acquisition closed on April 1, 2019, with the Company acquiring 100% of the membership interests in a newly-formed special-purpose limited liability company which owned all twelve real estate assets. The real estate assets acquired include seven skilled nursing facilities and one multi-service campus in Louisiana and three skilled nursing facilities and one continuing care retirement community in Texas (collectively, the BME Texas Portfolio). The aggregate purchase price for the BME Texas Portfolio was approximately $215.0 million, inclusive of capital expenditure commitments and transaction costs, and was funded using approximately $185.0 million in borrowings under the Companys unsecured revolving credit facility with the remainder funded with cash on hand.
In connection with the closing of the acquisition, the Company amended its triple-net master lease with Priority Management Group LLC (Priority) and Priority took over operations of the eight newly-acquired Louisiana facilities. The Company also entered into a triple-net master lease with Southwest LTC, Ltd. (Southwest LTC), a new operator, and Southwest LTC took over operations of the four newly acquired Texas facilities. The amended lease with Priority has a remaining term of approximately 12.5 years. The lease with Southwest LTC carries an initial term of 15 years, with two five-year renewal options and CPI-based rent escalators.
This Current Report on Form 8-K/A amends the Initial Report to provide the unaudited pro forma information required by Item 9.01(b) of Form 8-K. This Current Report on Form 8-K/A should be read in conjunction with the Initial Report.
Item 9.01 Financial Statements and Exhibits.
(a) | Financial Statements of Real Estate Acquired. The Company is not filing the financial statements of the BME Texas Portfolio because the leasing history of the acquired properties is not representative of their future operations. | |||||
(b) | Unaudited Pro Forma Condensed Consolidated Information |
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Unaudited Pro Forma Financial Information |
3 | |||||
Unaudited Pro Forma Condensed Consolidated Balance Sheet as of March 31, 2019 |
4 | |||||
Unaudited Pro Forma Condensed Consolidated Income Statement for the three months ended March 31, 2019 |
5 | |||||
Unaudited Pro Forma Condensed Consolidated Income Statement for the year ended December 31, 2018 |
6 | |||||
Notes to the Unaudited Pro Forma Financial Information |
7 |
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CARETRUST REIT, INC.
UNAUDITED PRO FORMA FINANCIAL INFORMATION
The accompanying unaudited pro forma condensed consolidated financial statements presented below have been prepared based on certain pro forma adjustments to the historical condensed consolidated financial statements of CareTrust REIT Inc. (the Company) and reflect the completion of the acquisition of seven skilled nursing facilities and one multi-service campus in Louisiana and three skilled nursing facilities and one continuing care retirement community in Texas (collectively, the BME Texas Portfolio). The aggregate purchase price for the BME Texas Portfolio was approximately $215.0 million, inclusive of capital expenditure commitments and transaction costs, and was funded using approximately $185.0 million in borrowings under the Companys unsecured revolving credit facility with the remainder funded with cash on hand. In connection with the closing of the acquisition, the Company amended its triple-net master lease with Priority Management Group LLC (Priority) and Priority took over operations of the eight newly-acquired Louisiana facilities. The Company also entered into a triple-net master lease with Southwest LTC, Ltd. (Southwest LTC), a new operator, and Southwest LTC took over operations of the four newly acquired Texas facilities.
The unaudited pro forma condensed consolidated balance sheet as of March 31, 2019 gives effect to the acquisition of the BME Texas Portfolio and the related matters described above as if they had occurred on March 31, 2019. The unaudited pro forma condensed consolidated income statement for the three months ended March 31, 2019 and the pro forma condensed consolidated income statement for the year ended December 31, 2018 give effect to the matters described above as if they had occurred on January 1, 2018. The Companys historical financial information was derived from its consolidated financial statements that are included in its Annual Report on Form 10-K for the fiscal year ended December 31, 2018 and its Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2019.
The unaudited pro forma financial information presented below is not necessarily indicative of what the Companys results of operations or financial condition would have been assuming the acquisition of the BME Texas Portfolio had occurred as of the dates indicated, nor is it indicative of the Companys results of operations or financial condition for future periods. In managements opinion, all adjustments necessary to reflect the effects of these transactions have been made. The unaudited pro forma financial information and accompanying notes should be read in conjunction with the Companys consolidated financial statements included in the Companys Annual Report on Form 10-K for the fiscal year ended December 31, 2018 and its Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2019.
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CARETRUST REIT, INC.
PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET
AS OF MARCH 31, 2019
(in thousands)
(Unaudited)
CareTrust REIT, Inc. (1) |
Pro Forma Adjustments |
Pro Forma CareTrust REIT, Inc. |
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Assets: |
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Real estate investments, net |
$ | 1,259,336 | $ | 214,958 | (2) | $ | 1,474,294 | |||||
Other real estate investments, net |
29,419 | 29,419 | ||||||||||
Cash and cash equivalents |
214,354 | (209,958 | )(2) | 4,396 | ||||||||
Accounts and other receivables, net |
8,360 | 8,360 | ||||||||||
Prepaid expenses and other assets |
8,759 | (5,000 | )(2) | 3,759 | ||||||||
Deferred financing costs, net |
3,758 | 3,758 | ||||||||||
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Total assets |
$ | 1,523,986 | $ | | $ | 1,523,986 | ||||||
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Liabilities and Equity: |
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Senior unsecured notes payable, net |
$ | 295,342 | $ | 295,342 | ||||||||
Senior unsecured term loan, net |
198,555 | 198,555 | ||||||||||
Unsecured revolving credit facility |
185,000 | 185,000 | ||||||||||
Accounts payable and accrued liabilities |
13,972 | 13,972 | ||||||||||
Dividends payable |
20,086 | 20,086 | ||||||||||
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Total liabilities |
712,955 | $ | | 712,955 | ||||||||
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Equity: |
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Common stock |
884 | 884 | ||||||||||
Additional paid-in capital |
1,012,295 | 1,012,295 | ||||||||||
Cumulative distributions in excess of earnings |
(202,148 | ) | (202,148 | ) | ||||||||
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Total equity |
811,031 | | 811,031 | |||||||||
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Total liabilities and equity |
$ | 1,523,986 | $ | | $ | 1,523,986 | ||||||
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CARETRUST REIT, INC.
PRO FORMA CONDENSED CONSOLIDATED INCOME STATEMENT
FOR THE THREE MONTHS ENDED MARCH 31, 2019
(in thousandsexcept share and per share data)
(Unaudited)
CareTrust REIT, Inc. (1) |
Pro Forma Adjustments |
Pro Forma CareTrust REIT, Inc. |
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Revenues: |
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Rental income |
$ | 38,347 | $ | 4,758 | (2) | |||||||
54 | (3) | $ | 43,159 | |||||||||
Independent living facilities |
860 | 860 | ||||||||||
Interest and other income |
451 | 451 | ||||||||||
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Total revenues |
39,658 | 4,812 | 44,470 | |||||||||
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Expenses: |
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Depreciation and amortization |
11,902 | 1,679 | (4) | 13,581 | ||||||||
Interest expense |
6,860 | 1,665 | (5) | 8,525 | ||||||||
Property taxes |
826 | 54 | (6) | 880 | ||||||||
Independent living facilities |
707 | 707 | ||||||||||
General and administrative |
3,310 | 3,310 | ||||||||||
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Total expenses |
23,605 | 3,398 | 27,003 | |||||||||
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Net income |
$ | 16,053 | $ | 1,414 | $ | 17,467 | ||||||
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Earnings per common share: |
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Basic |
$ | 0.18 | $ | 0.20 | ||||||||
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Diluted |
$ | 0.18 | $ | 0.20 | ||||||||
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Weighted-average number of common shares: |
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Basic |
88,010 | 88,010 | ||||||||||
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Diluted |
88,010 | 88,010 | ||||||||||
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CARETRUST REIT, INC.
PRO FORMA CONDENSED CONSOLIDATED INCOME STATEMENT
FOR THE YEAR ENDED DECEMBER 31, 2018
(in thousandsexcept share and per share data)
(Unaudited)
CareTrust REIT, Inc. (7) |
Pro Forma Adjustments |
Pro Forma CareTrust REIT, Inc. |
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Revenues: |
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Rental income |
$ | 140,073 | $ | 19,030 | (8) | $ | 159,103 | |||||
Tenant reimbursements |
11,924 | 1,118 | (9) | 13,042 | ||||||||
Independent living facilities |
3,379 | 3,379 | ||||||||||
Interest and other income |
1,565 | 1,565 | ||||||||||
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Total revenues |
156,941 | 20,148 | 177,089 | |||||||||
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Expenses: |
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Depreciation and amortization |
45,766 | 6,717 | (10) | 52,483 | ||||||||
Interest expense |
27,860 | 6,658 | (11) | 34,518 | ||||||||
Property taxes |
11,924 | 1,118 | (12) | 13,042 | ||||||||
Independent living facilities |
2,964 | 2,964 | ||||||||||
General and administrative |
12,555 | 12,555 | ||||||||||
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Total expenses |
101,069 | 14,493 | 115,562 | |||||||||
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Other income: |
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Gain on sale of real estate |
2,051 | 2,051 | ||||||||||
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Net income |
$ | 57,923 | $ | 5,654 | $ | 63,577 | ||||||
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Earnings per common share: |
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Basic |
$ | 0.73 | $ | 0.80 | ||||||||
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Diluted |
$ | 0.72 | $ | 0.80 | ||||||||
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Weighted-average number of common shares: |
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Basic |
79,386 | 79,386 | ||||||||||
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Diluted |
79,392 | 79,386 | ||||||||||
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CARETRUST REIT, INC.
NOTES TO THE UNAUDITED PRO FORMA FINANCIAL INFORMATION
Balance Sheet Adjustments:
(1) | Represents the unaudited historical condensed consolidated balance sheet as of March 31, 2019. See the historical condensed consolidated financial statements and notes thereto included in the Companys Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2019. |
(2) | Represents the purchase price and transaction costs, funded with cash on hand and the application of a deposit previously made as if the asset acquisition of the BME Texas Portfolio had occurred on March 31, 2019. A draw on the Companys unsecured revolving credit facility had been made prior to March 31, 2019 in the amount of $185.0 million. |
Income Statement Adjustments for the Three Months Ended March 31, 2019:
(1) | Represents the unaudited historical condensed consolidated operations of the Company for the three months ended March 31, 2019. See the historical condensed consolidated financial statements and notes thereto included in the Companys Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2019. |
(2) | Reflects additional rent under the amended master lease with Priority and the new master lease with Southwest LTC as if the asset acquisition of the BME Texas Portfolio had occurred on January 1, 2018. |
(3) | Reflects additional rent for property tax impounds as a result of the Companys adoption of Accounting Standards Codification (ASC) 842 on January 1, 2019. See (6) below. |
(4) | Reflects additional depreciation expense as if the asset acquisition of the BME Texas Portfolio had occurred on January 1, 2018. |
(5) | Reflects additional interest expense as if the $185.0 million draw on the Companys unsecured revolving credit facility (to fund a portion of the purchase price for the asset acquisition of the BME Texas Portfolio) had occurred on January 1, 2018. The interest rate on the acquisition date was 3.599%. This rate was variable and a 1⁄8% change in this rate would effect interest expense by $0.1 million. |
(6) | Reflects additional property taxes impounded by the Company reflecting the adoption of ASC 842. |
Income Statement Adjustments for the Year Ended December 31, 2018:
(7) | Represents the audited historical condensed consolidated operations of the Company for the year ended December 31, 2018. See the historical condensed consolidated financial statements and notes thereto included in the Companys Annual Report on Form 10-K for the fiscal year ended December 31, 2018. |
(8) | Reflects additional rent under the amended master lease with Priority and the new master lease with Southwest LTC as if the asset acquisition of the BME Texas Portfolio had occurred on January 1, 2018. |
(9) | Reflects property tax reimbursements presented on a gross basis under both master leases as the Company is the primary obligor for property taxes and prior to the adoption of ASC 842. See (12) below. |
(10) | Reflects additional depreciation expense as if the asset acquisition of the BME Texas Portfolio had occurred on January 1, 2018. |
(11) | Reflects additional interest expense as if the $185.0 million draw on the unsecured revolving credit facility (to fund a portion of the purchase price for the asset acquisition of the BME Texas Portfolio) had occurred on January 1, 2018. The interest rate on the acquisition date was 3.599%. This rate was variable and a 1⁄8% change in this rate would effect interest expense by $0.2 million. |
(12) | Reflects additional property taxes on the BME Texas Portfolio prior to the adoption of ASC 842. |
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
CareTrust REIT, Inc. | ||||||
June 14, 2019 | By: | /s/ William Wagner | ||||
William Wagner | ||||||
Chief Financial Officer, Treasurer and Secretary |
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