HR Healthcare Realty Trust Incorporated

 Healthcare Realty Trust Incorporated (NYSE:HR) today announced results for the second quarter ended June 30, 2024. Net (loss) income attributable to common stockholders for the three months ended June 30, 2024 was $(143.8) million, or $(0.39) per diluted common share. Normalized FFO per share totaled $0.38 for the three months ended June 30, 2024, and $0.39 excluding approximately $3.0 million of Steward revenue reserves.

CAPITAL ALLOCATION

• The Company generated approximately $400 million of proceeds from JV and asset sale transactions through the second quarter, which included the following:
  • $271 million from the previously disclosed KKR JV
  • $126 million from asset sales
• The Company has additional transactions under contract and letters of intent that are expected to increase proceeds to more than $1 billion, including the following:
  • Property contributions into the Company's existing KKR and Nuveen joint ventures expected to generate proceeds of approximately $400 million
  • Additional asset sales expected to generate proceeds of approximately $250 million
  • Expect majority of the transactions to occur in the third quarter.
• Year-to-date, the Company has repurchased 18.5 million shares totaling $294.5 million at an average price of $15.89 per share.

MULTI-TENANT OCCUPANCY AND ABSORPTION

• Multi-tenant sequential occupancy gains exceeded expectations provided in the February 2024 Investor Presentation as shown below:

	2Q 2024 ACTUAL
Absorption (SF)	121,924
Change in occupancy (bps)	+ 37

• The multi-tenant portfolio leased percentage was 87.6% at June 30, which was 170 basis points greater than occupancy of 85.9%.
• Multi-tenant occupancy has increased by 112 basis points since third quarter of 2023. For the Legacy HTA properties, multi-tenant occupancy has increased by 172 basis points for the same period.
• An updated multi-tenant occupancy and NOI bridge can be found on page 5 of the Key Highlights Investor Presentation located on the Company's website.

LEASING

• Portfolio leasing activity that commenced in the second quarter totaled 1,301,000 square feet related to 369 leases:
  • 934,000 square feet of renewals
  • 367,000 square feet of new and expansion lease commencements

• The Company signed new leases totaling approximately 432,000 square feet in the quarter.

SAME STORE

• Same Store cash NOI for the second quarter increased 2.3% over the same quarter in the prior year, and 3.5% excluding Steward revenue reserves.
• Tenant retention for the second quarter was 85.5%
• Operating expense decreased 0.9% over the same quarter in the prior year
• Second quarter predictive growth measures in the Same Store portfolio include:
  • Average in-place rent increases of 2.8%
  • Future annual contractual increases of 3.1% for leases commencing in the quarter.
  • Weighted average MOB cash leasing spreads of 2.9% on 789,000 square feet renewed:
    • 10% (<0% spread)
    • 5% (0-3%)
    • 61% (3-4%)
    • 24% (>4%)

BALANCE SHEET

• Net debt to adjusted EBITDA was 6.6 times as of June 30, 2024 and is expected to be approximately 6.4 times once additional joint ventures and dispositions are completed.
• In June 2024, the Company repaid $100 million of the $350 million Unsecured Term Loan and exercised its second option to extend the maturity date for one year to July 2025 for a fee of approximately $0.3 million.

DIVIDEND

• The Company is focused on its top priorities of capital allocation and operational momentum to accelerate earnings growth and improve dividend coverage.
• A dividend of $0.31 per share was paid in May 2024. A dividend of $0.31 per share will be paid on August 28, 2024 to stockholders and OP unitholders of record on August 12, 2024.

GUIDANCE

• The Company affirms its 2024 Normalized FFO per share guidance as shown below:

	ACTUAL							EXPECTED 2Q 2024							EXPECTED 2024
	2Q 2024			YTD				LOW			HIGH				LOW			HIGH
Earnings per share	$(0.39		)	$	(1.22	)		$(0.11		)	$(0.10		)		$(1.50		)	$(1.40		)
NAREIT FFO per share	$0.33			$	0.03			$0.35			$0.36				$0.77			$0.82
Normalized FFO per share	$0.38			$	0.77			$0.38			$0.39				$1.53			$1.58

• The Company's 2024 guidance range includes:
  • Activities outlined in the Components of Expected FFO on page 30 of the Supplemental Information
  • Completed share repurchases and expected debt repayment from JV and asset sale transactions. The partial-year net accretion is expected to be approximately $0.01 per share of normalized FFO in 2024
  • Seasonal utilities are expected to increase by approximately $2.0 million in the third quarter
  • Previously disclosed single-tenant vacate in the third quarter is expected to reduce rental revenue by $0.6 million in the third quarter and an additional $0.3 million in the fourth quarter
  • Steward Health rental income reduction of $3.6 million, comprised of $3.0 million of second quarter revenue reserves and loss of $0.6 million of straight-line rent income for the second through the fourth quarter.

The 2024 annual guidance range reflects the Company's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels, interest rates, and operating and general and administrative expenses. The Company's guidance does not contemplate impacts from gains or losses from dispositions, potential impairments, or debt extinguishment costs, if any. There can be no assurance that the Company's actual results will not be materially higher or lower than these expectations. If actual results vary from these assumptions, the Company's expectations may change.

EARNINGS CALL

• On Friday, August 2, 2024, at 12:00 p.m. Eastern Time, Healthcare Realty Trust has scheduled a conference call to discuss earnings results, quarterly activities, general operations of the Company and industry trends.
• Simultaneously, a webcast of the conference call will be available to interested parties at https://investors.healthcarerealty.com/corporate-profile/webcasts under the Investor Relations section. A webcast replay will be available following the call at the same address.
• Live Conference Call Access Details:
  • Domestic Toll-Free Number: +1 404-975-4839 access code 445920;
  • All Other Locations: +1 833-470-1428 access code 445920.
• Replay Information:
  • Domestic Toll-Free Number: +1 929-458-6194 access code 752070;
  • All Other Locations: +1 866-813-9403 access code 752070.

Healthcare Realty (NYSE: HR) is a real estate investment trust (REIT) that owns and operates medical outpatient buildings primarily located around market-leading hospital campuses. The Company selectively grows its portfolio through property acquisition and development. As the first and largest REIT to specialize in medical outpatient buildings, Healthcare Realty's portfolio includes nearly 700 properties totaling over 40 million square feet concentrated in 15 growth markets.

Additional information regarding the Company, including this quarter's operations, can be found at www.healthcarerealty.com. In addition to the historical information contained within, this press release contains certain forward-looking statements with respect to the Company. Forward-looking statements are statements that are not descriptions of historical facts and include statements regarding management’s intentions, beliefs, expectations, plans or predictions of the future, within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Because such statements include risks, uncertainties and contingencies, actual results may differ materially and in adverse ways from those expressed or implied by such forward-looking statements. These risks, uncertainties and contingencies include, without limitation, the following: the Company's expected results may not be achieved; failure to realize the expected benefits of the Merger; significant transaction costs and/or unknown or inestimable liabilities; risks related to future opportunities and plans for the Company, including the uncertainty of expected future financial performance and results of the Company; the possibility that, if the Company does not achieve the perceived benefits of the Merger as rapidly or to the extent anticipated by financial analysts or investors, the market price of the Company’s common stock could decline; general adverse economic and local real estate conditions; changes in economic conditions generally and the real estate market specifically; legislative and regulatory changes, including changes to laws governing the taxation of REITs and changes to laws governing the healthcare industry; the availability of capital; changes in interest rates; competition in the real estate industry; the supply and demand for operating properties in the Company’s proposed market areas; changes in accounting principles generally accepted in the US; policies and guidelines applicable to REITs; the availability of properties to acquire; the availability of financing; pandemics and other health concerns, and the measures intended to prevent their spread, including the currently ongoing COVID-19 pandemic; and the potential material adverse effect these matters may have on the Company’s business, results of operations, cash flows and financial condition. Additional information concerning the Company and its business, including additional factors that could materially and adversely affect the Company’s financial results, include, without limitation, the risks described under Part I, Item 1A - Risk Factors, in the Company’s 2023 Annual Report on Form 10-K and in its other filings with the SEC.

Consolidated Balance Sheets

DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA

ASSETS
	2Q 2024			1Q 2024			4Q 2023			3Q 2023			2Q 2023
Real estate properties
Land	$1,287,532			$1,342,895			$1,343,265			$1,387,821			$1,424,453
Buildings and improvements		10,436,218			10,902,835			10,881,373			11,004,195			11,188,821
Lease intangibles		764,730			816,303			836,302			890,273			922,029
Personal property		12,501			12,720			12,718			12,686			12,615
Investment in financing receivables, net		122,413			122,001			122,602			120,975			121,315
Financing lease right-of-use assets		81,401			81,805			82,209			82,613			83,016
Construction in progress		97,732			70,651			60,727			85,644			53,311
Land held for development		59,871			59,871			59,871			59,871			78,411
Total real estate investments		12,862,398			13,409,081			13,399,067			13,644,078			13,883,971
Less accumulated depreciation and amortization		(2,427,709	)		(2,374,047	)		(2,226,853	)		(2,093,952	)		(1,983,944	)
Total real estate investments, net		10,434,689			11,035,034			11,172,214			11,550,126			11,900,027
Cash and cash equivalents1		137,773			26,172			25,699			24,668			35,904
Assets held for sale, net		34,530			30,968			8,834			57,638			151
Operating lease right-of-use assets		261,976			273,949			275,975			323,759			333,224
Investments in unconsolidated joint ventures		374,841			309,754			311,511			325,453			327,245
Other assets, net and goodwill		559,818			605,047			842,898			822,084			797,796
Total assets	$11,803,627			$12,280,924			$12,637,131			$13,103,728			$13,394,347
LIABILITIES AND STOCKHOLDERS' EQUITY
	2Q 2024			1Q 2024			4Q 2023			3Q 2023			2Q 2023
Liabilities
Notes and bonds payable	$5,148,153			$5,108,279			$4,994,859			$5,227,413			$5,340,272
Accounts payable and accrued liabilities		195,884			163,172			211,994			204,947			196,147
Liabilities of properties held for sale		1,805			700			295			3,814			222
Operating lease liabilities		230,601			229,223			229,714			273,319			278,479
Financing lease liabilities		75,199			74,769			74,503			74,087			73,629
Other liabilities		177,293			197,763			202,984			211,365			219,694
Total liabilities		5,828,935			5,773,906			5,714,349			5,994,945			6,108,443
Redeemable non-controlling interests		3,875			3,880			3,868			3,195			2,487
Stockholders' equity
Preferred stock, $0.01 par value; 200,000 shares authorized		—			—			—			—			—
Common stock, $0.01 par value; 1,000,000 shares authorized		3,643			3,815			3,810			3,809			3,808
Additional paid-in capital		9,340,028			9,609,530			9,602,592			9,597,629			9,595,033
Accumulated other comprehensive income (loss)		6,986			4,791			(10,741	)		17,079			9,328
Cumulative net income attributable to common stockholders		574,178			717,958			1,028,794			1,069,327			1,137,171
Cumulative dividends		(4,037,693	)		(3,920,199	)		(3,801,793	)		(3,684,144	)		(3,565,941	)
Total stockholders' equity		5,887,142			6,415,895			6,822,662			7,003,700			7,179,399
Non-controlling interest		83,675			87,243			96,252			101,888			104,018
Total Equity		5,970,817			6,503,138			6,918,914			7,105,588			7,283,417
Total liabilities and stockholders' equity	$11,803,627			$12,280,924			$12,637,131			$13,103,728			$13,394,347

1. 2Q 2024 cash and cash equivalents includes $96.0 million of proceeds held in a cash escrow account from a portfolio disposition that closed on June 28, 2024 and was received by the Company on July 1, 2024.

Consolidated Statements of Income

DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA

	2Q 2024			1Q 2024			4Q 2023			3Q 2023			2Q 2023
Revenues
Rental income 1	$308,135			$318,076			$322,076			$333,335			$329,680
Interest income		3,865			4,538			4,422			4,264			4,233
Other operating		4,322			4,191			3,943			4,661			4,230
		316,322			326,805			330,441			342,260			338,143
Expenses
Property operating		117,719			121,078			121,362			131,639			125,395
General and administrative		14,002			14,787			14,609			13,396			15,464
Normalizing items 2		—			—			(1,445	)		—			(275	)
Normalized general and administrative		14,002			14,787			13,164			13,396			15,189
Transaction costs		431			395			301			769			669
Merger-related costs		—			—			1,414			7,450			(15,670	)
Depreciation and amortization		173,477			178,119			180,049			182,989			183,193
		305,629			314,379			317,735			336,243			309,051
Other income (expense)
Interest expense before merger-related fair value		(52,393	)		(50,949	)		(52,387	)		(55,637	)		(54,780	)
Merger-related fair value adjustment		(10,064	)		(10,105	)		(10,800	)		(10,667	)		(10,554	)
Interest expense		(62,457	)		(61,054	)		(63,187	)		(66,304	)		(65,334	)
Gain on sales of real estate properties and other assets		38,338			22			20,573			48,811			7,156
Gain on extinguishment of debt		—			—			—			62			—
Impairment of real estate assets and credit loss reserves		(132,118	)		(15,937	)		(11,403	)		(56,873	)		(55,215	)
Impairment of goodwill		—			(250,530	)		—			—			—
Equity loss from unconsolidated joint ventures		(146	)		(422	)		(430	)		(456	)		(17	)
Interest and other (expense) income, net		(248	)		275			65			139			592
		(156,631	)		(327,646	)		(54,382	)		(74,621	)		(112,818	)
Net (loss) income	$(145,938		)	$(315,220		)	$(41,676		)	$(68,604		)	$(83,726		)
Net loss (income) attributable to non-controlling interests		2,158			4,384			1,143			760			967
Net (loss) income attributable to common stockholders	$(143,780		)	$(310,836		)	$(40,533		)	$(67,844		)	$(82,759		)
Basic earnings per common share	$(0.39		)	$(0.82		)	$(0.11		)	$(0.18		)	$(0.22		)
Diluted earnings per common share	$(0.39		)	$(0.82		)	$(0.11		)	$(0.18		)	$(0.22		)
Weighted average common shares outstanding - basic		372,477			379,455			379,044			378,925			378,897
Weighted average common shares outstanding - diluted 3		372,477			379,455			379,044			378,925			378,897

1. Rental income was reduced by $3.0 million for Steward Health revenue reserves. This consisted of $2.2 million for April and prepetition rent for May as well as $0.8 million for March. In addition, the Company reversed $2.2 million of straight-line rent receivable against rental income.
2. 4Q 2023 normalizing items include severance costs and 2Q 2023 includes non-routine legal costs.
3. Potential common shares are not included in the computation of diluted earnings per share when a loss exists, as the effect would be an antidilutive per share amount. As a result, the Company's OP totaling 3,657,682 units was not included.

Reconciliation of FFO, Normalized FFO and FAD 1,2,3

DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA

	2Q 2024			1Q 2024			4Q 2023			3Q 2023			2Q 2023
Net (loss) income attributable to common stockholders	$(143,780		)	$(310,836		)	$(40,533		)	$(67,844		)	$(82,759		)
Net loss attributable to common stockholders/diluted share3	$(0.39		)	$(0.82		)	$(0.11		)	$(0.18		)	$(0.22		)
Gain on sales of real estate assets		(33,431	)		(22	)		(20,573	)		(48,811	)		(7,156	)
Impairments of real estate assets		120,917			15,937			11,403			56,873			55,215
Real estate depreciation and amortization		177,350			181,161			182,272			185,143			185,003
Non-controlling loss from partnership units		(2,077	)		(4,278	)		(491	)		(841	)		(1,027	)
Unconsolidated JV depreciation and amortization		4,818			4,568			4,442			4,421			4,412
FFO adjustments	$267,577			$197,366			$177,053			$196,785			$236,447
FFO adjustments per common share - diluted	$0.71			$0.51			$0.46			$0.51			$0.62
FFO	$123,797			$(113,470		)	$136,520			$128,941			$153,688
FFO per common share - diluted4	$0.33			$(0.30		)	$0.36			$0.34			$0.40
Transaction costs		431			395			301			769			669
Merger-related costs		—			—			1,414			7,450			(15,670	)
Lease intangible amortization		129			175			261			213			240
Non-routine legal costs/forfeited earnest money received		465			—			(100	)		—			275
Debt financing costs		—			—			—			(62	)		—
Severance costs		—			—			1,445			—			—
Credit losses and gains on other assets, net5		8,525			—			—			—			—
Impairment of goodwill		—			250,530			—			—			—
Merger-related fair value adjustment		10,064			10,105			10,800			10,667			10,554
Unconsolidated JV normalizing items6		89			87			89			90			93
Normalized FFO adjustments	$19,703			$261,292			$14,210			$19,127			$(3,839		)
Normalized FFO adjustments per common share - diluted	$0.05			$0.68			$0.04			$0.05			$(0.01		)
Normalized FFO	$143,500			$147,822			$150,730			$148,068			$149,849
Normalized FFO per common share - diluted	$0.38			$0.39			$0.39			$0.39			$0.39
Non-real estate depreciation and amortization		313			485			685			475			802
Non-cash interest amortization, net7		1,267			1,277			1,265			1,402			1,618
Rent reserves, net8		1,261			(151	)		1,404			442			(54	)
Straight-line rent income, net		(6,799	)		(7,633	)		(7,872	)		(8,470	)		(8,005	)
Stock-based compensation		3,383			3,562			3,566			2,556			3,924
Unconsolidated JV non-cash items9		(148	)		(122	)		(206	)		(231	)		(316	)
Normalized FFO adjusted for non-cash items		142,777			145,240			149,572			144,242			147,818
2nd generation TI		(12,287	)		(20,204	)		(18,715	)		(21,248	)		(17,236	)
Leasing commissions paid		(10,012	)		(15,215	)		(14,978	)		(8,907	)		(5,493	)
Building capital		(12,835	)		(5,363	)		(17,393	)		(14,354	)		(8,649	)
Total maintenance capex		(35,134	)		(40,782	)		(51,086	)		(44,509	)		(31,378	)
FAD	$107,643			$104,458			$98,486			$99,733			$116,440
Quarterly/annual dividends	$118,627			$119,541			$118,897			$119,456			$119,444
FFO wtd avg common shares outstanding - diluted10		376,556			383,413			383,326			383,428			383,409

1. Funds from operations (“FFO”) and FFO per share are operating performance measures adopted by NAREIT. NAREIT defines FFO as “net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.”
2. FFO, Normalized FFO and Funds Available for Distribution ("FAD") do not represent cash generated from operating activities determined in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered alternatives to net income attributable to common stockholders as indicators of the Company's operating performance or as alternatives to cash flow as measures of liquidity.
3. Potential common shares are not included in the computation of diluted earnings per share when a loss exists, as the effect would be an antidilutive per share amount.
4. For 1Q 2024, basic weighted average common shares outstanding was the denominator used in the per share calculation.
5. Comprised of $11.2 million of credit loss reserves and $2.2 million write-off of prior period Steward Health straight-line rent, offset by $4.9 million gain on other assets.
6. Includes the Company's proportionate share of normalizing items related to unconsolidated joint ventures such as lease intangibles and acquisition and pursuit costs.
7. Includes the amortization of deferred financing costs, discounts and premiums, and non-cash financing receivable amortization.
8. 2Q 2024 includes $0.8 million related to the Steward Health revenue reserve for March.
9. Includes the Company's proportionate share of straight-line rent, net and rent reserves, net related to unconsolidated joint ventures.
10. The Company utilizes the treasury stock method, which includes the dilutive effect of nonvested share-based awards outstanding of 420,687 for the three months ended June 30, 2024. Also includes the diluted impact of 3,657,682 OP units outstanding.

Reconciliation of Non-GAAP Measures

DOLLARS IN THOUSANDS, EXCEPT PER SHARE DATA - UNAUDITED

Management considers funds from operations ("FFO"), FFO per share, normalized FFO, normalized FFO per share, funds available for distribution ("FAD") to be useful non-GAAP measures of the Company's operating performance. A non-GAAP financial measure is generally defined as one that purports to measure historical financial performance, financial position or cash flows, but excludes or includes amounts that would not be so adjusted in the most comparable measure determined in accordance with GAAP. Set forth below are descriptions of the non-GAAP financial measures management considers relevant to the Company's business and useful to investors.

The non-GAAP financial measures presented herein are not necessarily identical to those presented by other real estate companies due to the fact that not all real estate companies use the same definitions. These measures should not be considered as alternatives to net income (determined in accordance with GAAP), as indicators of the Company's financial performance, or as alternatives to cash flow from operating activities (determined in accordance with GAAP) as measures of the Company's liquidity, nor are these measures necessarily indicative of sufficient cash flow to fund all of the Company's needs.

FFO and FFO per share are operating performance measures adopted by the National Association of Real Estate Investment Trusts, Inc. (“NAREIT”). NAREIT defines FFO as “net income (computed in accordance with GAAP) excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, and impairment write-downs of certain real assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.” The Company defines Normalized FFO as FFO excluding acquisition-related expenses, lease intangible amortization and other normalizing items that are unusual and infrequent in nature. FAD is presented by adding to Normalized FFO non-real estate depreciation and amortization, deferred financing fees amortization, share-based compensation expense and rent reserves, net; and subtracting maintenance capital expenditures, including second generation tenant improvements and leasing commissions paid and straight-line rent income, net of expense. The Company's definition of these terms may not be comparable to that of other real estate companies as they may have different methodologies for computing these amounts. FFO, Normalized FFO and FAD do not represent cash generated from operating activities determined in accordance with GAAP and are not necessarily indicative of cash available to fund cash needs. FFO, Normalized FFO and FAD should not be considered an alternative to net income as an indicator of the Company’s operating performance or as an alternative to cash flow as a measure of liquidity. FFO, Normalized FFO and FAD should be reviewed in connection with GAAP financial measures.

Management believes FFO, FFO per share, Normalized FFO, Normalized FFO per share, and FAD provide an understanding of the operating performance of the Company’s properties without giving effect to certain significant non-cash items, including depreciation and amortization expense. Historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time. However, real estate values instead have historically risen or fallen with market conditions. The Company believes that by excluding the effect of depreciation, amortization, gains or losses from sales of real estate, and other normalizing items that are unusual and infrequent, FFO, FFO per share, Normalized FFO, Normalized FFO per share and FAD can facilitate comparisons of operating performance between periods. The Company reports these measures because they have been observed by management to be the predominant measures used by the REIT industry and by industry analysts to evaluate REITs and because these measures are consistently reported, discussed, and compared by research analysts in their notes and publications about REITs.

Cash NOI and Same Store Cash NOI are key performance indicators. Management considers these to be supplemental measures that allow investors, analysts and Company management to measure unlevered property-level operating results. The Company defines Cash NOI as rental income and less property operating expenses. Cash NOI excludes non-cash items such as above and below market lease intangibles, straight-line rent, lease inducements, lease termination fees, tenant improvement amortization and leasing commission amortization. Cash NOI is historical and not necessarily indicative of future results.

Same Store Cash NOI compares Cash NOI for stabilized properties. Stabilized properties are properties that have been included in operations for the duration of the year-over-year comparison period presented. Accordingly, stabilized properties exclude properties that were recently acquired or disposed of, properties classified as held for sale, properties undergoing redevelopment, and newly redeveloped or developed properties.

The Company utilizes the redevelopment classification for properties where management has approved a change in strategic direction for such properties through the application of additional resources including an amount of capital expenditures significantly above routine maintenance and capital improvement expenditures.

Any recently acquired property will be included in the same store pool once the Company has owned the property for eight full quarters. Newly developed or redeveloped properties will be included in the same store pool eight full quarters after substantial completion.

Ron HubbardVice President, Investor RelationsP: 615.269.8290