MEDICAL PROPERTIES TRUST, INC.
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, 2008
MEDICAL PROPERTIES TRUST, INC.
(Exact Name of Registrant as Specified in Charter)
Commission File Number 001-32559
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Maryland
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20-0191742 |
(State or other jurisdiction
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(I. R. S. Employer |
of incorporation or organization)
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Identification No.) |
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1000 Urban Center Drive, Suite 501
Birmingham, AL
(Address of principal executive offices)
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35242
(Zip Code) |
Registrants telephone number, including area code
(205) 969-3755
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:
o
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR
240.14d-2(b))
o
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR
240.13e-4(c))
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Item 2.02. |
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Results of Operations and Financial Condition. |
On August 7, 2008, Medical Properties Trust, Inc. issued a press release announcing its financial
results for the quarter and six months ended June 30, 2008. A copy of the press release is attached
as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference. The
information in this Current Report on Form 8-K, including the information set forth in Exhibit 99.1
attached hereto, shall not be deemed filed for purposes of Section 18 of the Securities Exchange
Act of 1934, as amended, or otherwise subject to the liability of that section or Sections 11 and
12(a)(2) of the Securities Act of 1933, as amended. In addition, this information shall not be
deemed incorporated by reference in any filing of Medical Properties Trust, Inc. with the
Securities and Exchange Commission, except as expressly set forth by specific reference in any such
filing.
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Item 9.01. |
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Financial Statements and Exhibits. |
(d) Exhibits.
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Exhibit Number |
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Description |
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99.1 |
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Press release dated August 7, 2008 reporting financial results for the three and six months ended June 30, 2008 |
2
SIGNATURE
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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MEDICAL PROPERTIES TRUST, INC.
(Registrant)
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By: |
/s/ R. Steven Hamner
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R. Steven Hamner |
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Executive Vice President
and Chief Financial Officer
(Principal Financial and Accounting Officer) |
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Date: August 7, 2008
INDEX TO EXHIBITS
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Exhibit Number |
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Description |
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99.1 |
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Press release dated August 7, 2008 reporting financial results for the three and six months ended June 30, 2008 |
4
EX-99.1 PRESS RELEASE
Exhibit 99.1
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Contact:
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Charles Lambert |
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Finance Director |
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Medical Properties Trust |
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(205) 397-8897 |
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clambert@medicalpropertiestrust.com |
MEDICAL PROPERTIES TRUST, INC.
REPORTS SECOND QUARTER 2008 RESULTS
Reports Normalized FFO of $0.38 per Diluted Share;
Completes $425 Million of New Investments in 2008
Birmingham, Ala., August 7, 2008 Medical Properties Trust, Inc. (NYSE: MPW) today announced
its operating and other results for the quarter and six months ended June 30, 2008.
HIGHLIGHTS
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Acquired 24 new healthcare properties since April 1 that created substantial
improvements to portfolio scale, credit quality, and tenant and geographic diversification; |
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Sold three facilities operated by Vibra Healthcare for $90 million, plus receipt of a
$7.0 million ($0.11 per share) early lease termination fee and an $8.0 million prepayment
on Vibras debt to MPT; |
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|
Posted second quarter normalized funds from operations (FFO) of $0.38 per share, a
31% increase over the prior year; |
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Paid the second quarter dividend of $0.27 per common share on July 11, 2008 that was
declared on May 22, 2008; |
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Improved the year-to-date dividend payout ratio to 78% of Adjusted FFO; |
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Increased second quarter net income to $13.8 million, or $0.21 per share compared to
$0.23 per share in the prior year quarter. |
Edward K. Aldag, Jr., MPTs Chairman, President and Chief Executive Officer, commented on
the impact of the year-to-date acquisitions on the Companys portfolio, With the recent
completion of our purchase of a 20-property portfolio, we have invested more than $425 million
in healthcare real estate thus far for 2008, which is $200 million more than the target we
established early this year.
1
OPERATING RESULTS
Normalized FFO for the second quarter was approximately $24.9 million ($0.38 per share)
compared to $14.3 million ($0.29 per share) a 74% increase over the corresponding period in 2007.
Normalized FFO excludes: (1) a $9.5 million ($0.15 per share) non-cash write-off of accrued
straight-line rent related to three properties that were sold during the quarter; (2) a $3.2
million write-off of deferred financing costs related to an interim facility that was committed by
a syndicate of banks in March 2008, but not utilized, to facilitate the recent portfolio
acquisition, and (3) a $2.1 million write-off of receivables of discontinued operations.
Additionally, normalized FFO includes a $7.0 million ($0.11 per share) early lease termination fee
received from Vibra Healthcare.
Net income for the quarter was approximately $13.8 million ($0.21 per share) compared to $11.5
million ($0.23 per share). In addition to the items described above, second quarter 2008 net
income includes a gain on sale of $9.3 million ($0.14 per share) related to the sale of the three
Vibra properties. Per share amounts were affected by an increase in the weighted average diluted
common shares outstanding to 65.2 million in the second quarter of 2008 from 49.3 million in the
comparable 2007 period.
For the first six months of 2008, normalized FFO increased 64% to $40.2 million from $24.5
million. Net income for the six months ended June 30, 2008 was $25.1 million, a 15% increase
compared to the same period in 2007.
FUTURE OPERATIONS
The Company reiterated its estimation that based solely on its existing portfolio and debt
levels, management expects an annualized FFO run-rate of approximately $1.21 per share. The FFO
run rate is expected to increase based on the amount, timing and terms of acquisitions to be
completed during the remainder of 2008 and beyond. In addition, approximately $940 million in
leases and loans include provisions for annual rate increases tied to the U.S. Consumer Price
Index. To the extent these leases and loans do not have minimum increases (approximately $659
million with a weighted average minimum annual rate increase of 2.23%), the FFO run rate may
increase.
The estimate could decrease if tenants are unable to pay rent and interest in accordance with
the terms of their agreements, if the Company sells income assets without promptly reinvesting the
sales proceeds, and if general and administrative costs increase. Interest rate fluctuations on
the Companys variable rate debt may also cause the in-place run rate to increase or decrease.
2
CONFERENCE CALL AND WEBCAST
The Company has scheduled a conference call and webcast for Thursday, August 7, 2008 at 11:00
a.m. Eastern Time in order to present the Companys performance and operating results for the
quarter and six months ended June 30, 2008. The dial-in number for the conference call is
866-202-4683 (U.S.) and 617-213-8846 (International), and the passcode is 40644599. Participants
may also access the call via webcast at
www.medicalpropertiestrust.com. A dial-in and webcast
replay of the call will be available shortly after completion of the call. Callers may dial (888)
286-8010 (U.S.) or (617) 801-6888 (International), and use passcode 98204252 for the replay.
About Medical Properties Trust, Inc.
Medical Properties Trust, Inc. is a Birmingham, Alabama based self-advised real estate
investment trust formed to capitalize on the changing trends in healthcare delivery by acquiring
and developing net-leased healthcare facilities. These facilities include inpatient rehabilitation
hospitals, long-term acute care hospitals, regional acute care hospitals, ambulatory surgery
centers and other single-discipline healthcare facilities, such as heart hospitals and orthopedic
hospitals.
The statements in this press release that are forward looking are based on current expectations and
actual results or future events may differ materially. Words such as expects, believes,
anticipates, intends, will, should and variations of such words and similar expressions are
intended to identify such forward-looking statements, which include, but are not limited to,
statements concerning the payment of future dividends, if any, completion of projects under
development, acquisition of healthcare real estate, completion of additional debt arrangements, the
capacity of the Companys tenants to meet the terms of their agreements, the level of general and
administrative expense, additional investments, the amount of leases with annual escalators tied to
the U.S. Consumer Price Index, annualized FFO run-rate per share. Such forward-looking statements
involve known and unknown risks, uncertainties and other factors that may cause the actual results
of the Company or future events to differ materially from those expressed in or underlying such
forward-looking statements, including without limitation: national and economic, business, real
estate and other market conditions; the competitive environment in which the Company operates; the
execution of the Companys business plan; financing risks; the Companys ability to maintain its
status as a REIT for federal income tax purposes; acquisition and development risks; potential
environmental and other liabilities; and other factors affecting the real estate industry generally
or the healthcare real estate in particular. For further discussion of the facts that could affect
outcomes, please refer to the Risk Factors section of the Companys Form 10-K for the year ended
December 31, 2007 and Form 10-Q for the quarterly period ended March 31, 2008. Except as otherwise
required by the federal securities laws, the Company undertakes no obligation to update the
information in this press release.
# # #
3
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Balance Sheets
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June 30, 2008 |
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December 31, 2007 |
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(Unaudited) |
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Assets |
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Real estate assets |
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Land, buildings and improvements and intangible lease assets |
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$ |
910,694,696 |
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$ |
568,552,263 |
|
Mortgage loans |
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|
185,000,000 |
|
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|
185,000,000 |
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Real estate held for sale |
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|
|
|
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|
81,411,361 |
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|
|
|
|
|
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Gross investment in real estate assets |
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|
1,095,694,696 |
|
|
|
834,963,624 |
|
Accumulated depreciation and amortization |
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|
(23,614,558 |
) |
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|
(14,772,109 |
) |
|
|
|
|
|
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Net investment in real estate assets |
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|
1,072,080,138 |
|
|
|
820,191,515 |
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|
|
|
|
|
|
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Cash and cash equivalents |
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|
3,676,748 |
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|
|
94,215,134 |
|
Interest and rent receivable |
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|
12,226,256 |
|
|
|
10,234,436 |
|
Straight-line rent receivable |
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|
19,467,852 |
|
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|
14,855,564 |
|
Other loans |
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|
142,397,757 |
|
|
|
80,758,273 |
|
Assets of discontinued operations |
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|
2,005,804 |
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|
13,227,885 |
|
Other assets |
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|
13,933,430 |
|
|
|
18,177,879 |
|
|
|
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|
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Total Assets |
|
$ |
1,265,787,985 |
|
|
$ |
1,051,660,686 |
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Liabilities and Stockholders Equity |
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Liabilities |
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Debt |
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$ |
567,397,087 |
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|
$ |
480,525,166 |
|
Accounts payable and accrued expenses |
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|
27,760,233 |
|
|
|
21,091,374 |
|
Deferred revenue |
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|
18,399,668 |
|
|
|
20,839,338 |
|
Lease deposits and other obligations to tenants |
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|
11,540,347 |
|
|
|
16,006,813 |
|
|
|
|
|
|
|
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Total liabilities |
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|
625,097,335 |
|
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|
538,462,691 |
|
|
|
|
|
|
|
|
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|
Minority interests |
|
|
3,405,162 |
|
|
|
77,552 |
|
|
|
|
|
|
|
|
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|
Stockholders equity |
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|
Preferred stock, $0.001 par value. Authorized 10,000,000
shares; no shares outstanding |
|
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|
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|
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|
Common stock, $0.001 par value. Authorized 100,000,000 shares;
issued and outstanding - 64,952,407
shares at June 30, 2008, and 52,133,307
shares at December 31, 2007 |
|
|
64,952 |
|
|
|
52,133 |
|
Additional paid in capital |
|
|
672,210,390 |
|
|
|
540,501,058 |
|
Distributions in excess of net income |
|
|
(34,727,511 |
) |
|
|
(27,170,405 |
) |
Treasury shares, at cost |
|
|
(262,343 |
) |
|
|
(262,343 |
) |
|
|
|
|
|
|
|
Total stockholders equity |
|
|
637,285,488 |
|
|
|
513,120,443 |
|
|
|
|
|
|
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|
Total Liabilities and Stockholders Equity |
|
$ |
1,265,787,985 |
|
|
$ |
1,051,660,686 |
|
|
|
|
|
|
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|
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Consolidated Statements of Income
(Unaudited)
|
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For the Three Months Ended |
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For the Six Months Ended |
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|
June 30, 2008 |
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June 30, 2007 |
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|
June 30, 2008 |
|
|
June 30, 2007 |
|
Revenues |
|
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|
|
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|
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Rent billed |
|
$ |
21,273,619 |
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|
$ |
8,512,373 |
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|
$ |
36,317,026 |
|
|
$ |
17,472,225 |
|
Straight-line rent |
|
|
2,279,995 |
|
|
|
2,974,429 |
|
|
|
3,939,779 |
|
|
|
3,327,106 |
|
Interest and fee income |
|
|
7,544,536 |
|
|
|
9,798,596 |
|
|
|
14,254,577 |
|
|
|
15,219,519 |
|
|
|
|
|
|
|
|
|
|
|
|
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Total revenues |
|
|
31,098,150 |
|
|
|
21,285,398 |
|
|
|
54,511,382 |
|
|
|
36,018,850 |
|
Expenses |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Real estate depreciation and amortization |
|
|
5,338,292 |
|
|
|
2,223,502 |
|
|
|
8,865,887 |
|
|
|
4,196,407 |
|
General and administrative |
|
|
4,772,314 |
|
|
|
2,987,114 |
|
|
|
9,186,449 |
|
|
|
7,601,233 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Total operating expenses |
|
|
10,110,606 |
|
|
|
5,210,616 |
|
|
|
18,052,336 |
|
|
|
11,797,640 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Operating income |
|
|
20,987,544 |
|
|
|
16,074,782 |
|
|
|
36,459,046 |
|
|
|
24,221,210 |
|
Other income (expense) |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Interest income |
|
|
14,810 |
|
|
|
99,506 |
|
|
|
117,488 |
|
|
|
277,721 |
|
Interest expense |
|
|
(12,403,689 |
) |
|
|
(5,381,638 |
) |
|
|
(19,523,555 |
) |
|
|
(10,394,872 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Net other expense |
|
|
(12,388,879 |
) |
|
|
(5,282,132 |
) |
|
|
(19,406,067 |
) |
|
|
(10,117,151 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations |
|
|
8,598,665 |
|
|
|
10,792,650 |
|
|
|
17,052,979 |
|
|
|
14,104,059 |
|
Income from discontinued operations |
|
|
5,241,995 |
|
|
|
718,932 |
|
|
|
8,021,463 |
|
|
|
7,611,475 |
|
|
|
|
|
|
|
|
|
|
|
|
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|
Net income |
|
$ |
13,840,660 |
|
|
$ |
11,511,582 |
|
|
$ |
25,074,442 |
|
|
$ |
21,715,534 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
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|
Net Income per common share basic: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations |
|
$ |
0.13 |
|
|
$ |
0.22 |
|
|
$ |
0.29 |
|
|
$ |
0.31 |
|
Income from discontinued operations |
|
|
0.08 |
|
|
|
0.01 |
|
|
|
0.13 |
|
|
|
0.16 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income |
|
$ |
0.21 |
|
|
$ |
0.23 |
|
|
$ |
0.42 |
|
|
$ |
0.47 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net Income per share diluted: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Income from continuing operations |
|
$ |
0.13 |
|
|
$ |
0.22 |
|
|
$ |
0.29 |
|
|
$ |
0.31 |
|
Income from discontinued operations |
|
|
0.08 |
|
|
|
0.01 |
|
|
|
0.13 |
|
|
|
0.16 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income |
|
$ |
0.21 |
|
|
$ |
0.23 |
|
|
$ |
0.42 |
|
|
$ |
0.47 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Weighted average shares outstanding basic |
|
|
64,991,168 |
|
|
|
49,040,141 |
|
|
|
59,013,695 |
|
|
|
45,948,878 |
|
Weighted average shares outstanding diluted |
|
|
65,173,660 |
|
|
|
49,293,328 |
|
|
|
59,164,138 |
|
|
|
46,155,705 |
|
MEDICAL PROPERTIES TRUST, INC. AND SUBSIDIARIES
Reconciliation of Net Income to Funds From Operations
(Unaudited)
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
For the Three Months Ended |
|
|
For the Six Months Ended |
|
|
|
June 30, 2008 |
|
|
June 30, 2007 |
|
|
June 30, 2008 |
|
|
June 30, 2007 |
|
FFO information |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income |
|
$ |
13,840,660 |
|
|
$ |
11,511,582 |
|
|
$ |
25,074,442 |
|
|
$ |
21,715,534 |
|
Depreciation and amortization |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Continuing operations |
|
|
5,338,292 |
|
|
|
2,223,502 |
|
|
|
8,865,887 |
|
|
|
4,196,407 |
|
Discontinued operations |
|
|
189,375 |
|
|
|
567,572 |
|
|
|
757,584 |
|
|
|
1,134,531 |
|
Gain on sale of real estate |
|
|
(9,327,935 |
) |
|
|
|
|
|
|
(9,327,935 |
) |
|
|
(4,061,626 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds from operations |
|
$ |
10,040,392 |
|
|
$ |
14,302,656 |
|
|
$ |
25,369,978 |
|
|
$ |
22,984,846 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Write-off of straight-line rent |
|
|
9,548,559 |
|
|
|
|
|
|
|
9,548,559 |
|
|
|
1,551,112 |
|
Write-off of deferred financing costs |
|
|
3,185,250 |
|
|
|
|
|
|
|
3,185,250 |
|
|
|
|
|
Write-off of discontinued operations receivables |
|
|
2,099,027 |
|
|
|
|
|
|
|
2,099,027 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Normalized funds from operations |
|
$ |
24,873,228 |
|
|
$ |
14,302,656 |
|
|
$ |
40,202,814 |
|
|
$ |
24,535,958 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Share-based compensation |
|
|
1,795,680 |
|
|
|
791,406 |
|
|
|
3,668,592 |
|
|
|
1,586,653 |
|
Deferred financing costs amortization |
|
|
490,322 |
|
|
|
273,716 |
|
|
|
865,263 |
|
|
|
744,394 |
|
Straight-line rent revenue |
|
|
(2,279,995 |
) |
|
|
(2,974,429 |
) |
|
|
(3,939,779 |
) |
|
|
(3,327,106 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Adjusted funds from operations |
|
$ |
24,879,235 |
|
|
$ |
12,393,349 |
|
|
$ |
40,796,890 |
|
|
$ |
23,539,899 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Per share data: |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Net income per share, basic and diluted
|
|
$ |
0.21 |
|
|
$ |
0.23 |
|
|
$ |
0.42 |
|
|
$ |
0.47 |
|
Depreciation and amortization |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Continuing operations |
|
|
0.08 |
|
|
|
0.05 |
|
|
|
0.15 |
|
|
|
0.09 |
|
Discontinued operations |
|
|
|
|
|
|
0.01 |
|
|
|
0.02 |
|
|
|
0.03 |
|
Gain on sale of real estate |
|
|
(0.14 |
) |
|
|
|
|
|
|
(0.16 |
) |
|
|
(0.09 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds from operations |
|
$ |
0.15 |
|
|
$ |
0.29 |
|
|
$ |
0.43 |
|
|
$ |
0.50 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Write-off of straight-line rent |
|
|
0.15 |
|
|
|
|
|
|
|
0.16 |
|
|
|
0.03 |
|
Write-off of deferred financing costs |
|
|
0.05 |
|
|
|
|
|
|
|
0.05 |
|
|
|
|
|
Write-off of discontinued operations receivables |
|
|
0.03 |
|
|
|
|
|
|
|
0.04 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Normalized funds from operations |
|
$ |
0.38 |
|
|
$ |
0.29 |
|
|
$ |
0.68 |
|
|
$ |
0.53 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Share-based compensation |
|
|
0.03 |
|
|
|
0.02 |
|
|
|
0.06 |
|
|
|
0.03 |
|
Deferred financing costs amortization |
|
|
0.01 |
|
|
|
|
|
|
|
0.01 |
|
|
|
0.02 |
|
Straight-line rent revenue |
|
|
(0.04 |
) |
|
|
(0.06 |
) |
|
|
(0.06 |
) |
|
|
(0.07 |
) |
|
|
|
|
|
|
|
|
|
|
|
|
|
Adjusted funds from operations |
|
$ |
0.38 |
|
|
$ |
0.25 |
|
|
$ |
0.69 |
|
|
$ |
0.51 |
|
|
|
|
|
|
|
|
|
|
|
|
|
|
Funds from operations, or FFO, represents net income (computed in accordance with GAAP), excluding
gains (or losses) from sales of property, plus real estate related depreciation and amortization
(excluding amortization of loan origination costs) and after adjustments for unconsolidated
partnerships and joint ventures. Management considers funds from operations a useful additional
measure of performance for an equity REIT because it facilitates an understanding of the operating
performance of our properties without giving effect to real estate depreciation and amortization,
which assumes that the value of real estate assets diminishes predictably over time. Since real
estate values have historically risen or fallen with market conditions, we believe that funds from
operations provides a meaningful supplemental indication of our performance. We compute funds from
operations in accordance with standards established by the Board of Governors of the National
Association of Real Estate Investment Trusts, or NAREIT, in its March 1995 White Paper (as amended
in November 1999 and April 2002), which may differ from the methodology for calculating funds
from operations utilized by other equity REITs and, accordingly, may not be comparable to such
other REITs. FFO does not represent amounts available for managements discretionary use because
of needed capital replacement or expansion, debt service obligations, or other commitments and
uncertainties, nor is it indicative of funds available to fund our cash needs, including our
ability to make distributions. Funds from operations should not be considered as an alternative to
net income (loss) (computed in accordance with GAAP) as indicators of our financial performance or
to cash flow from operating activities (computed in accordance with GAAP) as an indicator of our
liquidity.
We calculate adjusted funds from operations, or AFFO, by subtracting from or adding to FFO (i)
straight-line rent revenue, (ii) non-cash share-based compensation expense, and (iii) amortization
of deferred financing costs. AFFO is an operating measurement that we use to analyze our results
of operations based on the receipt, rather than the accrual, of our rental revenue and on certain
other adjustments. We believe that this is an important measurement because our leases generally
have significant contractual escalations of base rents and therefore result in recognition of
rental income that is not collected until future periods, and costs that are deferred or are
non-cash charges. Our calculation of AFFO may not be comparable to AFFO or similarly titled
measures reported by other REITs. AFFO should not be considered as an alternative to net income
(calculated pursuant to generally accepted accounting principles) as an indicator of our results of
operations or to cash flow from operating activities (calculated pursuant to generally accepted
accounting principles) as an indicator of our liquidity.